Approved Marlboro Pike Sector Plan and Sectional Map Amendment by Maryland-National Capital Park & Planning Commission

Approved

MARLBORO PIKE SECTOR PLAN AND SMA

November 2009

The Maryland-National Capital Park and Planning Commission

$12.00

ABSTRACT TITLE: Approved Marlboro Pike Sector Plan and Sectional Map Amendment AUTHOR:

The Maryland-National Capital Park and Planning Commission

SUBJECT:

Marlboro Pike Sector Plan and Sectional Map Amendment

DATE:

November 2009

SOURCE OF COPIES:

The Maryland-National Capital Park and Planning Commission 14741 Governor Oden Bowie Drive Upper Marlboro, Maryland 20772

NUMBER OF PAGES:

318

ABSTRACT:

The Approved Marlboro Pike Sector Plan and Sectional Map Amendment (SMA) comprises text, maps, illustrations, and pictures. The plan will amend portions of the Approved Master Plan and Adopted Sectional Map Amendment for Suitland-District Heights and Vicinity, Planning Areas 75A and 75B (1985—master plan; 1986—sectional map amendment). The plan will also implement the 2002 Prince George’s County Approved General Plan. Developed with broad public participation, this document presents background information, the vision for the area, and a discussion of the seven elements that frame the vision—Community Development and Land Use, Transportation, Natural Environment, Public Facilities, Economic Development, Implementation and Design Guidelines. The plan recommends the designation of seven priority land development areas to encourage the revitalization and enhancement of the existing major commercial nodes along the corridor. The plan contains policies and strategies for land use, economic development, urban design, transportation systems (including roadways, transit, bicycle, pedestrian, and trail facilities), public facilities, and revitalization. The overall objective of these policies and strategies is to create a livable, pedestrian friendly and vibrant community for residents in the sector plan area by creating mixed-use development and commercial centers with a positive sense of place that will attract new residents, quality retail, and jobs—while preserving and strengthening the existing residential neighborhoods. The SMA recommends zoning changes to allow implementation of the plan vision and the land use concepts in the sector plan.

Approved

MARLBORO PIKE SECTOR PLAN AND SMA

November 2009

The Maryland-National Capital Park and Planning Commission

The Maryland-National Capital Park and Planning Commission Prince Georgeâ&#x20AC;&#x2122;s County Planning Department 14741 Governor Oden Bowie Drive Upper Marlboro, Maryland 20772 www.mncppc.org/pgco

The Maryland-National Capital Park and Planning Commission Samuel J. Parker, Jr., AICP, Chairman Royce Hanson, Vice Chairman Officers Patricia Colihan Barney, Acting Executive Director Al Warfield, Acting Secretary-Treasurer Adrian R. Gardner, General Counsel The Maryland‑National Capital Park and Planning Commission is a bicounty agency, created by the General Assembly of Maryland in 1927. The Commission’s geographic authority extends to the great majority of Montgomery and Prince George’s Counties: the MarylandWashington Regional District (M‑NCPPC planning jurisdiction) comprises 1,001 square miles, while the Metropolitan District (parks) comprises 919 square miles, in the two counties. The Commission has three major functions: ■■ The preparation, adoption, and, from time to time, amendment or extension of the General Plan for the physical development of the Maryland‑Washington Regional District; ■■ The acquisition, development, operation, and maintenance of a public park system; and ■■ In Prince George’s County only, the operation of the entire county public recreation program. The Commission operates in each county through a Planning Board appointed by and responsible to the county government. All local plans, recommendations on zoning amendments, administration of subdivision regulations, and general administration of parks are responsibilities of the Planning Boards. The Prince George’s County Department of Planning (M‑NCPPC): ■■ Our mission is to help preserve, protect and manage the county’s resources by providing the highest quality planning services and

growth management guidance and by facilitating effective intergovernmental and citizen involvement through education and technical assistance. ■■ Our vision is to be a model planning department of responsive and respected staff who provide superior planning and technical services and work cooperatively with decision‑makers, citizens and other agencies to continuously improve development quality and the environment and act as a catalyst for positive change. Prince George’s County Planning Board Samuel J. Parker, Jr., Chairman Sylvester J. Vaughns, Vice Chairman Sarah Cavitt Jesse Clark John H. Squire

Montgomery County Planning Board Royce Hanson, Chairman Marye Wells-Harley Joseph Alfandre Amy Presley

Prince Georgeâ&#x20AC;&#x2122;s County

Jack B. Johnson, County Executive County Council The County Council has three main responsibilities in the planning process: (1) setting policy, (2) plan approval, and (3) plan implementation. Applicable policies are incorporated into area plans, functional plans, and the Prince Georgeâ&#x20AC;&#x2122;s County Approved General Plan. The County Council, after holding a hearing on the plan adopted by the Planning Board, may approve the plan as adopted, approve the plan with amendments based on the public record, or disapprove the plan and return it to the Planning Board for revision. Implementation is primarily through adoption of the annual Capital Improvement Program, the annual budget, the water and sewer plan, and adoption of zoning map amendments. Council Members Thomas E. Dernoga, 1st District, Council Vice Chair Will Campos, 2nd District Eric Olson, 3rd District Ingrid M. Turner, 4th District Andrea Harrison, 5th District Samuel H. Dean, 6th District Camille Exum, 7th District Tony Knotts, 8th District Marilynn Bland, 9th District, Council Chairperson Clerk of the Council Redis C. Floyd

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

FOREWORD The Prince George’s County Planning Board is pleased to announce that the Prince George’s County Council sitting as the District Council approved the Marlboro Pike Sector Plan and Adopted Sectional Map Amendment (SMA) on November 17, 2009. Notification of the plan’s approval was sent to affected property owners and advertised in local newspapers. Policy guidance for this plan came from the 2002 Prince George’s County Approved General Plan, the Approved Master Plan and Adopted Sectional Map Amendment for Suitland-District Heights and Vicinity, Planning Areas 75A and 75B (1985—master plan; 1986—sectional map amendment), and the Joint Base Andrews Naval Air Facility Washington Joint Land Use Study (JLUS). The goals, concepts, guidelines, and public participation program, approved by both the Planning Board and County Council in January 2008, outlined the major issues in the area and provided the structure for this plan. Public participation from January 2008 through July 2008 consisted of a series of interviews with community leaders, business owners, developers, county officials, and municipal officials, as well as meetings with students and religious organizations, community meetings, a two-day charrette and postcharrette, and a final public meeting.

property owners in the project area. All comments and recommendations presented at the public hearings became matters of public record and were summarized and reviewed by the Planning Board and District Council in their deliberations prior to their separate actions on the sector plan and SMA. Marlboro Pike represents an untapped opportunity to create a livable, pedestrian-friendly, and vibrant community. This community represents the future of Prince George’s County. During the planning process, we asked the residents of this area to envision how Marlboro Pike could participate in the county’s growth and to propose the changes necessary to make that happen. We are continuing this effort countywide through an Envision Prince George’s initiative to engage a broad cross section of stakeholders in developing a shared vision for the county’s future direction and growth. We invite you to visit the Envision Prince George’s website at www.mncppc.org/Envision to learn more about how to participate in this exciting initiative. I applaud the community for its contributions to the 2009 Approved Marlboro Pike Sector Plan and Adopted SMA. We look forward to future implementation of the plan.

This plan reflects the county’s vision to revitalize and preserve the Marlboro Pike corridor and surrounding communities, which are historically linked to the development of the nation’s capital. The plan recommends enhancement of existing major commercial nodes, transition areas for secondary redevelopment opportunities, and conservation areas to safeguard established communities. The adopted sectional map amendment implements the plan’s vision and land use concepts. The plan was refined as a result of community input.

Sincerely,

Two public hearings were held during the process of developing the plan and SMA. These public hearings were advertised through mailings to

Samuel J. Parker Jr., AICP, Chairman Prince George’s County Planning Board

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

Table of Contents I. INTRODUCTION................................................................................1 V. NATURAL ENVIRONMENT..........................................................69 A. PLAN PURPOSE AND ORGANIZATION...................................................2 B. PRIOR PLANS AND INITIATIVES ............................................................2 C. PLAN MAKING METHODOLOGY...............................................................4 D. HISTORICAL OVERVIEW...........................................................................7 E. EXISTING CONDITIONS..............................................................................8 F. KEY ISSUES.................................................................................................. 11

II. THE VISION .......................................................................................13 A. Vision Statement..................................................................................13 B. Vision Elements.....................................................................................14

III. community development ......................................................19 A. Land Use....................................................................................................19 B. Revitalization with Priority Area Redevelopment...........27 C. TRANSITION AREAS ............................................................................... 43 D. NEIGHBORHOOD CONSERVATION AREA............................................... 43 E. Quality of Life....................................................................................... 45 F. Safety....................................................................................................... 47

IV. TRANSPORTATION ......................................................................49 A. Transit...................................................................................................49 B. Roads.......................................................................................................49 C. Pedestrian Amenities and Streetscape Enhancements...56 D. Parking.....................................................................................................61 E. Pedestrian and Bicycle Access....................................................61 F. Wayfinding and Signage.................................................................62

COVER DESIGN: Megan Tymesko ADDITIONAL PHOTOGRAPHY: Jasmine Forbes PAGE IV: District Heights Community Fire/EMS Station 26. FACING PAGE: Epiphany Episcopal Church, 3111 Ritchie Road.

A Green Infrastructure ...................................................................... 74 B. Water Quality and Stormwater Management ................ 74 C. Green Building and Energy Efficiency ......................................75 D. Air Quality ...........................................................................................76 E. Noise Intrusion ...................................................................................77

VI. Public fACILITIES........................................................................79 A. Schools....................................................................................................79 B. Libraries.................................................................................................83 C. Public Safety........................................................................................83 D. Parks and Recreation .................................................................... 84 E. Water and Sewer Service..............................................................86

VII. ECONOMIC DEVELOPMENT ........................................................87 A. Economic, Housing, and Population Characteristics........87 B. Commerce...............................................................................................88 C. PRIORITY AREA STRATEGIES...............................................................90 D. Corridorwide Strategies................................................................93 E. Development Regulations................................................................96

VIII. Implementation .....................................................................97 IX. Design GUIDELINES....................................................................105 Buildings.....................................................................................................108 Open Space....................................................................................................111 Gateways....................................................................................................114 Roadway......................................................................................................115 Parking.........................................................................................................116 Pedestrian Zone and Streetscape...................................................118 Crosswalks..............................................................................................120 Street Trees and Landscaping..........................................................121 vii

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Street Furniture.....................................................................................123 Bus Stops....................................................................................................124 Lighting........................................................................................................125 Wayfinding................................................................................................126

X sectional map amendment..............................................127 A. INTRODUCTION........................................................................................127 B. COMPREHENSIVE REZONING POLICIES...............................................132 C. COMPREHENSIVE REZONING CHANGES PROPOSED.........................135 D. MARLBORO PIKE DEVELOPMENT DISTRICT STANDARDS..........137

Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill...................................149 Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones............................................173 Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones................................................200

E. SMA TABLES AND MAPS..................................................................... 228

XI. Appendices................................................................................297 A. GUIDE TO ZONING..................................................................................297 B. Properties Proposed for the Marlboro Pike Development District Overlay Zone Character Area - 3 Business Park..........................................304 C. public facility cost estimates.................................................308 D. Procedural Sequence Chart........................................................310 E. Certificate of adoption and approval...................................311

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CHAPTER I—Introduction I. INTRODUCTION

The Marlboro Pike Corridor is located in western Prince George’s County between the District of Columbia and the Capital Beltway. The sector plan area is about four miles long and half a mile wide, bounded by the District of Columbia (Washington D.C.) to the west, the Capital Beltway to the east, and Pennsylvania Avenue to the south (Figure I-1 below). The northern boundary of the sector plan area traverses side streets and property lines that are roughly one quarter mile from Marlboro Pike. The southernmost portion of the City of District Heights extends into the sector plan area and the City of Capitol Heights boundary lies to its north. The Approved Marlboro Pike Sector Plan and Sectional Map Amendment (SMA) updates the Approved Master Plan and Adopted Sectional Map Amendment for Suitland-District Heights and Vicinity, Planning Areas 75A and 75B (1985—master plan; 1986—sectional map amendment). This area encompasses a geographic location smaller than the Suitland-District Heights and Vicinity master plan area. Additional plans are either underway or have been completed that focus on other areas of interest within the Suitland-District Heights and Vicinity master plan area and include: the Subregion 4 master plan (currently underway); the Approved Suitland Mixed-Use Town Center Zone Development Plan (February 2006); and the Approved Capitol Heights Transit District Development Plan and Transit District Overlay Zoning Map Amendment (2007). This plan also provides recommendations to implement the 2002 Prince George’s County Approved General Plan and to focus attention on the particular needs of the corridor.

Figure 1-1: Sector Plan Boundary

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA A. PLAN PURPOSE AND ORGANIZATION

Over the years, areas of disinvestment have led to deteriorated and what many residents perceive to be unsafe conditions along Marlboro Pike. Many of the surrounding communities appear to have disassociated themselves from Marlboro Pike. This prompted concern from elected officials, area business owners, and the surrounding communities. To address these concerns, this plan has been developed through coordination with many key partners and stakeholders with a dedicated interest in revitalizing Marlboro Pike. These partners—including local residents, business owners, developers, faith-based organizations, educational leaders, and landowners, as well as local, county, and state agencies—were all involved in the planning process. This sector plan is intended to assess existing conditions and recommend policies that will guide future investments, revitalization efforts, and development along the corridor. As a result, this plan will strengthen and unite existing neighborhoods surrounding Marlboro Pike. The plan contains a community vision to be used as a guide to pave the way for the future of Marlboro Pike. This vision is based on an assessment of existing conditions and future policies that includes the following elements: community development, transportation, the environment, public facilities, and economic development strategies. Lastly this plan identifies implementation and design guidelines that propose strategies and actions for achieving the plan policies. Short, intermediate, and long term actions have been identified to help guide land use and development patterns over the next twenty years to achieve the proposed vision. The plan is a tool for residents, the general public, property owners, developers, business owners, government agencies, and elected officials and should be used as a guide in transforming the Marlboro Pike vision into a reality. The plan recommendations are supported by nine substantive chapters. Chapter I—Introduction discusses the planning background and process, provides a historical overview, and presents the methodologies that the plan was based on. Chapter II—Vision states the overall plan ideals and identifies key elements required to achieve the vision. Chapters III through VI assess existing conditions and provide recommendations for four key elements that impact Marlboro Pike, including Community Development, Transportation,

the Natural Environment, and Public Facilities. Chapter VII—Economic Development presents marketing and branding recommendations, available financing programs and development regulations, as well as providing recommendations for priority development. Chapter VIII—Implementation identifies action steps, possible partnerships, and timeframes to achieve the vision. Chapter IX‑Design Guidelines establishes the recommended physical character to be built with new development and redevelopment projects. Chapter X—Sectional Map Amendment identifies recommended zoning changes needed to achieve the plan’s vision.

B. PRIOR PLANS AND INITIATIVES

Prior plans include specific recommendations or guidelines for areas along the Marlboro Pike Corridor. These plans, which have played a valuable role in the area’s growth and development in recent years, include the following: ■■ The 1985 Suitland-District Heights and Vicinity Approved Master Plan. ■■ The 2002 Prince George’s County General Plan. ■■ The 2009 Joint Base Andrews Naval Air Facility Washington Joint

Land Use Study (JLUS).

The 1985 Suitland-District Heights and Vicinity master plan updated the earlier Master Plan for Suitland and District Heights that was adopted in 1970, and will remain in effect until the new Subregion 4 plan is adopted. This plan will upgrade that portion of the 1985 plan that pertains to the Marlboro Pike Corridor area. The 1985 plan recommends that land use along Marlboro Pike be predominantly commercial and that residential land uses should be oriented away from the corridor. This land use pattern is evident today, as the majority of properties fronting the corridor are commercial, and most residential properties are buffered from the corridor with setbacks, fencing, or other means to provide separation. The corridor offers a variety of retail choices, but the development patterns along the streetscape are inconsistent and options for community-oriented establishments are limited. The Approved Marlboro Pike Sector Plan and Sectional Map Amendment builds on and improves the recommendations set forth in the SuitlandDistrict Heights and Vicinity plan, and will provide recommendations that seek to create a more community-oriented atmosphere that is supported by the neighborhoods surrounding and beyond Marlboro Pike. This concept

CHAPTER I—Introduction also requires the evolution of a mixture of both commercial and residential properties fronting the corridor. The 2002 Prince George’s County Approved General Plan provides broad visions, goals, policies, and strategies to guide future growth and development. The General Plan organizes the county into three policy Tiers: the Developed Tier, the Developing Tier and the Rural Tier. Marlboro Pike is within the designated Developed Tier. The policies for the Developed Tier emphasize a network of sustainable, transit-supporting, mixed-use, pedestrian oriented, medium- to high-density neighborhoods, quality infill and redevelopment, and the highest priority for the expenditure of public funds. Pennsylvania Avenue, which is the southern border of the Marlboro Pike project area, is designated as a Developed Tier Corridor in the General Plan. A Developed Tier Corridor is a highly traveled roadway that is surrounded by transit-oriented, higher intensity residential and nonresidential uses. The recommendations set forth in this plan are consistent with the General Plan and were based on its goals. The Air Installation Compatible Use Zone (AICUZ) Study was conducted by Joint Base Andrews Naval Air Facility Washington to analyze the effects of aircraft noise and aircraft accident potential, and to provide guidelines for land use development in affected areas. The eastern portion of Marlboro Pike in the vicinity of Forestville Road falls within the areas addressed by the AICUZ study as having noise intrusion and accident potential. Land use recommendations for these areas are sensitive to the AICUZ guidelines in order to protect public health and safety and maintain quality of life. This plan was developed with these guidelines in mind and they are reflected in the future land use plans. Along with the published plans discussed above, the Prince George’s County Planning Department is developing a proposed master plan focused on the growth and development of Subregion 4, which encompasses the Marlboro Pike sector plan area. Subregion 4 includes the area between the Washington D.C. boundary to the west, the Capital Beltway to the east, US Route 50 to the north, and Suitland Parkway to the south. Refer to Figure I-3, on page 6, which highlights the Subregion 4 master plan area in relation to the Marlboro Pike sector plan area. The Subregion 4 master plan will be a tool for balancing future growth and development in the subregion while

formalizing county policies as they relate to transportation, the environment, public facilities, economic development, housing, revitalization, urban design, and historic preservation. The Subregion 4 master plan, once approved, will supersede the Suitland-District Heights and Vicinity master plan. The Marlboro Pike plan considers these factors as they specifically relate to the Marlboro Pike Corridor, and the Subregion 4 master plan will incorporate the Marlboro Pike Sector Plan and Sectional Map Amendment as adopted. The adoption of the Subregion 4 plan will not alter the legal status of the Marlboro Pike plan as the guiding policy for the area. The plans will mirror each other, and in certain locations the Subregion 4 plan will expand upon land use concepts recommended in the Marlboro Pike plan. All of the recommendations from the Marlboro Pike plan have been accepted as a foundation for the Subregion 4 plan. (In the event that there are any contradictions in the two documents, the 2009 Marlboro Pike Sector Plan and Sectional Map Amendment will supersede any information provided in the Subregion 4 Plan.) The Subregion 4 plan was approved on June 1, 2010. In addition to prior and proposed plans, statewide initiatives and planning policies also influence the use of land along the Marlboro Pike Corridor. Three key statewide planning policies are: the Economic Growth, Resource Protection, and Planning Act of 1992, the Smart Growth Priority Funding Areas Act of 1997, and the Maryland General Assembly’s 2006 House Bill 1141 and House Bill 2. The Economic Growth, Resource Protection, and Planning Act of 1992 (1992 Planning Act) features provisions that county and municipal governments must follow when preparing comprehensive, master, or general plans. The 1992 Planning Act establishes eight visions that relate to economic growth and resource protection elements of plans. The eight visions include the following: ■■ Development is concentrated in suitable areas. ■■ Sensitive areas are protected. ■■ In rural areas, growth is directed to existing population centers and

resource areas are protected.

■■ Stewardship of the Chesapeake Bay and the land is a universal ethic. ■■ Conservation of resources, including a reduction in resource

consumption, is practiced.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA ■■ To assure the achievement of the above, economic growth is

encouraged and regulatory mechanisms are streamlined.

■■ Adequate public facilities and infrastructure under the control of the

county or municipal corporation are available or planned in areas where growth is to occur. ■■ Funding mechanisms are addressed to achieve these elements. Following the 1992 Planning Act, the state passed five pieces of legislation in 1997 related to smart growth, including priority funding areas (PFAs). The premise of smart growth legislation is to focus growth in established communities and locally designated growth areas, to preserve rural areas, and to increase the quality of life for all Marylanders. PFAs are locations where growth is targeted near existing population centers and infrastructure. The Marlboro Pike Corridor falls entirely within a PFA. The Maryland General Assembly’s 2006 House Bill 1141 and House Bill 2 also influence elements of county and municipality comprehensive plans. The bills list four new elements to be included, when appropriate, in local comprehensive plans: water resources, municipal growth, priority preservation, and work force housing. Inclusion of the elements depends on different factors, such as whether or not a county has a certified preservation program. However, the overall goal of Bills 1141 and 2, similar to smart growth legislation, is to preserve natural resources in suitable areas.

C. PLAN MAKING METHODOLOGY

The plan method involves a combination of project area analysis and stakeholder input. This involves conducting an inventory of the existing environment and community resources, identifying the strengths and weaknesses, and engaging local citizens for input on their community. The project area analysis included inventorying and analyzing the existing physical conditions and land use, as well as conducting a market analysis. Strengths, weaknesses, opportunities, and threats (SWOT) analysis involves an assessment of existing conditions and a consideration of factors that influence opportunities within the area. The market analysis assesses business and existing supply and demand along the Marlboro Pike Corridor to determine market needs and recommendations. Extensive outreach to business and industry stakeholders was also conducted to supplement the analyses. In addition, active public participation from the residents, business

owners, and other interested citizens contributed to the identification of issues and potential resolution through meetings, surveys and hands on designing. The existing land use and both environmental and community resources were identified through a combination of land use/land cover data research, field tours and surveys, and review of aerial photography. Though a majority of the corridor is an urban landscape, the natural environment is a key element of the sector plan. Field tours and surveys also aided in identifying the existing condition and location of community facilities, including parks, churches, schools, and community centers.

Market Analysis

The market analysis study focused on market conditions and trends in the Marlboro Pike sector plan area, and identified opportunities along the corridor. A larger core area was established to conduct the market analysis, which was made up of census tracts and encompasses the sector plan area. An area larger than that of the sector plan was used for the analysis because market demand is dependent on economic factors and influences outside the immediate corridor area. Figure I-2 alongside depicts the core area, which is bounded by Washington, DC to the west, Central Avenue to the north, the Capital Beltway to the east and Pennsylvania Avenue to the south. The market potential was evaluated for various uses in the corridor area, including retail and food services, office, residential, and mixed-use development. Potential retail demand was determined by comparing existing household expenditure potential to retail sales in order to project the extent to which household expenditure potential may be leaking out of the area, or is being spent outside the immediate corridor area. In determining retail demand the potential spending from travelers along the corridor was also taken into account. Office demand was determined primarily from trends in office vacancy and rents in the sector plan area, as compared to surrounding areas, taking into consideration nearby employment hubs, population centers, and transportation infrastructure. Assessment of the residential market potential included the use of demographic data collected at the start of the market study, and information from interviews with local residential real-estate brokers.

CHAPTER I—Introduction Figure I-2: Market Analysis Core Area

The market analysis also evaluated the economic viability of existing retail and service businesses in the area and recommended strategies to strengthen them, including simple physical improvements such as new facades, improved parking, and remerchandising product lines to appeal to commuters as well as local residents.

SWOT Analysis

An analysis was conducted to ascertain the area’s strengths, weaknesses, opportunities, and threats (SWOT). Strengths are positive characteristics of an area that enhance community cohesiveness and sustainability. Weaknesses are aspects of the community, such as blight, that put constraints on an area. Opportunities are aspects of and/or locations where improvements are likely to succeed in enhancing the community. Threats are potential hindrances in an area that could have a negative impact on the community. Once identified, the existing conditions and resources were assessed in the SWOT analysis.

Public Participation

Input from the public is a key element in the development of the sector plan for the Marlboro Pike Corridor. Business owners, property owners, and

citizens were actively involved in planning the revitalization of Marlboro Pike. A range of public activities encouraged stakeholder participation in planning, creation of a common vision, and promotion of a partnership to redevelop Marlboro Pike. These activities included stakeholder interviews, informational events, public meetings, project team attendance at association meetings, business open houses and events, a design charrette, a post charrette, and varied outreach opportunities. The outreach process initiated—and continues to build upon—key relationships throughout the study area, creating strong partnerships that will benefit Marlboro Pike in the future. Stakeholder interviews were conducted with area residents, official and unofficial community leaders, faith communities, educational leaders, and other stakeholders with the purpose of identifying the following: ■■ ■■ ■■ ■■

Issues that need to be addressed Current challenges to Marlboro Pike Positive aspects that need to be preserved or enhanced How stakeholders would like to be involved in the process

Specific interviews were also conducted with business owners along the Marlboro Pike Corridor to determine: ■■ ■■ ■■ ■■ ■■

What attracted them to the area? Why they keep their businesses on or near Marlboro Pike? The challenges associated with being on Marlboro Pike Areas they would like to see addressed by the project How they would like to participate in the project

Stakeholder interviews proved useful, enabling one-on-one conversations with key stakeholders who possess a broad knowledge of the Marlboro Pike Corridor. These interviews helped determine: ■■ How the corridor has developed over the years ■■ Areas that stakeholders would like to see addressed by the project ■■ How they would like to participate in the project

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Informational events were held to engage local government and citizen groups in the process. These groups included local government and public safety agencies, special interest groups, emergency response agencies, community associations and business associations. Project team members

Figure 1-3: Subregion IV Master Plan Area

also attended regularly scheduled community meetings to inform active civic group members about the project and to support their interest in the planning process. Outreach events included public workshops. The team conducted two such workshops in November 2007 and January 2008, generating public dialogue regarding issues, concerns, and values that should be considered as part of the planning project. Objectives of the public workshops included: ■■ To invite all stakeholders to work together on identifying key values

they wish to see incorporated into all future planning efforts. To create a community dialogue about Marlboro Pike and its future. To foster relationships and sharing among all project stakeholders. To focus on small-group dialogue around key questions for the public. To ensure that each stakeholder’s voice would be heard and recorded, and that individuals related to one another to share their opinions. ■■ To encourage community members to establish a coalition to promote grass roots activities for the betterment of the corridor. ■■ ■■ ■■ ■■

The workshops were designed to generate a community vision for the future of Marlboro Pike. Participants were asked to envision a design for Marlboro Pike that would meet the community’s needs and desires. The detail of this vision was elaborated on at the project’s design charrette. The design charrette was held in winter 2008 and consisted of interactive public sessions that assessed all community perspectives and identified specific design elements. Building on the values and vision generated from previous public outreach activities, the charrettes focused on: ■■ ■■ ■■ ■■ ■■

Specific design characteristics (building form) Aesthetic choices (design details) Community connections Integration of existing and new uses Location preferences for different types of uses

Meeting facilitators conducted the design charrette to ensure maximum participation of stakeholders. The project team generated specific project designs based on the significant feedback provided by stakeholders at the charrette. These designs included incorporating pedestrian-friendly and

CHAPTER I—Introduction bicycle-friendly facilities along the Marlboro Pike Corridor. These concepts were presented to the public at the post design charrette which was held in March 2008.

traffic out of Washington D.C., requiring westbound traffic to connect to the Washington-Marlboro Turnpike near where the Forestville Road intersection is today.

The last public meeting was held in July 2008. Its purpose was to present the framework and major themes of the draft plan to the public. Overall, the themes were well received.

By the early 1900s, Washington had grown into a major city with growth extending beyond its established boundaries. Populations spread through subdivisions into Prince George’s County. The earliest subdivisions include Capitol Heights, Bradbury Heights, Dupont Heights, Hillside, and Boulevard Heights, all of which are partially within or adjacent to the Marlboro Pike sector plan area and still exist today. Capitol Heights was subdivided in 1904 in a grid pattern with 2,000 square foot lots that are still evident in today’s property lines. The City of Capitol Heights incorporated in 1910 as a means to improve services for the residents. District Heights, which is further east, subdivided in the 1920s and was incorporated as a municipality in 1936.

Additional outreach strategies, utilized to continually share project information, include a project website and project literature. The website continues to serve as a community resource for project updates, background, and schedules of the Approved Marlboro Pike Sector Plan and SMA. Project literature is used to inform stakeholders about the project’s purpose, status, and outcomes. Information sheets were developed and delivered to local businesses, organizations, schools, and churches to keep the public up to date on the project.

D. HISTORICAL OVERVIEW

During colonial times this area was part of a thriving region with major plantations dating as far back as the 1670s. Tobacco and other agricultural production was the main economic activity. After the Revolutionary War, the District of Columbia was formally established in 1791 as the new nation’s capital city in this thriving region. The District of Columbia was conveniently situated in the middle of the 13 original colonies and near the Chesapeake Bay, making it a prime, central location for a capital city. Marlboro Pike originated as the Washington-Marlboro Turnpike linking the county seat of Upper Marlboro with the District of Columbia. This route served as a means to transport people and goods during the 1800s, first by stagecoach and later by automobile. Intersections along the road became landmarks and stopping points where communities began to cluster and formed the backbone of the land development patterns that still exist today. Walker Mill Road led to Charles Walker’s Mill on Southwest Branch. Old Silver Hill Road connected to an adjacent stagecoach route along Branch Avenue. Forestville Road connected to Long Old Fields, which later became the town of Forestville, and to Central Avenue, a significant road that was originally part of Pierre L’Enfant and Benjamin Banneker’s plan of Washington D.C. Originally, Central Avenue only accommodated eastbound

The area grew significantly from the 1930s through to the 1950s. The New Deal brought employment opportunities to Washington D.C. in the 1930s, and sewer lines became available in Prince George’s County, connecting to the sanitary system of Washington D.C. Furthermore, the growing popularity of the automobile allowed people to move further out from urban centers without being reliant on established transit lines, such as street cars and trolleys. This increased demand for homes provided a market for increased suburban growth. In 1939, the area’s first shopping center was built at Coral Hills to serve the growing population nearby. Soon after World War II, a housing boom further increased demand and spurred rapid growth for suburbanization in Prince George’s County. Nearby major federal institutions, including the Census Bureau complex in Suitland and Joint Base Andrews Naval Air Facility Washington, further increased market demand for housing in the area. According to US Census data, the resident total increased by 150 percent in the 1940s and doubled again in the 1950s. In the 1960s Pennsylvania Avenue was extended from central Washington to Upper Marlboro and beyond, effectively creating a bypass of the communities along Marlboro Pike. This was the start of a fundamental change in the character of Marlboro Pike, as it was no longer a main thoroughfare. Most traffic was rerouted, which helped to keep traffic volumes lower along Marlboro Pike. However, the economic benefits of through traffic were also being rerouted off the corridor. Large commercial

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA development, such as the Penn Station Center at Forestville and Penn Mar Plaza, were built to orient traffic from Pennsylvania Avenue rather than Marlboro Pike. The development patterns of the 1960s and 1970s also included many apartment complexes, which led to another population spike in the 1970s. Some of these complexes were constructed along Marlboro Pike, while others were oriented to Pennsylvania Avenue and the cross streets. The developments from this time period have all been auto-oriented, without corridor-wide continuity. As a result, developments became isolated and pedestrian linkages were lost. In 1985 The Maryland-National Capital Park and Planning Commission (M-NCPPC) completed the Suitland-District Heights and Vicinity master plan. This plan proposed a new development pattern in the area, including the Marlboro Pike Corridor: to focus commercial development along Marlboro Pike and to place residential development behind the commercial. The plan also emphasized the environmental preservation, community conservation, and economic growth that is evident today. The existing conditions reflect the main patterns proposed in the Suitland-District Heights and Vicinity master plan because Marlboro Pike is predominantly lined with commercial land use and the historic communities have been preserved. Neighborhoods have continued to grow through the 1980s to the 2000s, with most new developments being townhomes or multifamily housing as either condominium or apartment dwellings. Some new commercial developments continue to locate along Marlboro Pike as well. According to the 2000 U.S. Census, Prince George’s County’s population grew by 20 percent from 1980 to 2000. The 2000 U.S. Census also reported that 49 percent of the county’s population was living inside the Capital Beltway (I-95/495) in 2000. However, the focus of new growth in recent years has clearly shifted east. The continuing availability of vacant land and construction of the Capital Beltway has contributed to the decline of Marlboro Pike.

E. EXISTING CONDITIONS

The Marlboro Pike Corridor is a mixture of many things without any single defining corridor-wide theme. The corridor includes residential, commercial, and institutional uses. Some of these developments date back to the early twentieth century while others are brand new. Older development tends to be located in the western portions of the corridor

near the District of Columbia, while newer development tends to be in the eastern portion near the Capital Beltway. Residential neighborhoods include old and new single family homes, townhomes, condominiums, garden apartments, and apartment towers. The communities along the corridor are mostly located behind properties that directly front Marlboro Pike, although some front onto Marlboro Pike. Most residential properties located directly on Marlboro Pike include setbacks, fences, or landscaping to buffer the homes from the roadway. The demographic profile and residential market analysis point to a few significant trends in the Marlboro Pike study area. The area experienced little housing growth in an otherwise heated housing market from 2000 to 2007, although the low vacancy rates indicate a steady demand for housing. The number of multifamily units, which are medium density with 10–19 units, decreased by approximately 1,500. However, the total number of housing units increased, mostly in the townhouse section. Single-family attached (townhouse) development is the dominant new construction type in the area. Ownership share increased by eight percent. The area has also seen a significant increase in non-family households, most of them single householders. The analysis shows that household size changed significantly between 1990 and 2000. A substantial change in household size typically has a direct impact on the demand for certain types of housing units, favoring smaller units (one- and two-bedroom units) over larger family-sized units. Recommendations, developed from the identified trends, range from focusing on transit-oriented development (TOD) to providing 60 percent ownership units and 40 percent rentals throughout the corridor. The communities along Marlboro Pike show a lot of strength, with active neighborhood associations and well-maintained properties. Some of the residential properties, although not a majority, do show signs of blight. One example is the Chapel Wood Apartments site that is vacant and in disrepair. However, the communities surrounding this site are stable, and new development at this site would complement and capitalize on the strength of nearby communities. Redeveloping this site would also deter illicit activities that tend to occur in vacant and underutilized areas.

CHAPTER I—Introduction Commercial land use dominates the areas lining Marlboro Pike. As with the residential character, the commercial character varies extensively. At one time Marlboro Pike was a main thoroughfare, and this is reflected in some of the older commercial properties, which are single buildings or small shopping centers. A section of the pike in District Heights shows a historic main-street type development pattern, with commercial buildings built up to or close to the road edge. But newer commercial developments include expansive parking lots between the buildings and the road. With an added emphasis on making the corridor more commercial in the 1985 Suitland-District Heights and Vicinity master plan, some single-family homes located directly on Marlboro Pike were converted into commercial properties that still house businesses today. Most commercial properties are retail, but some serve as office space. The corridor includes a variety of businesses, including grocery stores, pharmacies, nail salons, mattress stores, fast-food outlets, restaurants, and other retail. A few thriving anchor stores located in the eastern half of the corridor include Marlo Furniture, Staples, Burlington Coat Factory, Target, JC Penney, and the Capital Sports Complex. A cluster of auto-oriented businesses in the western and central portions of the corridor include car washes, gas stations, mechanics, and used-car sales. Some businesses are considered undesirable by community members, such as liquor stores or pawn brokers, which are also prevalent along the corridor. Portions of the corridor have been characterized by disinvestment in recent years. This disinvestment is evidenced by some poorly maintained, functionally obsolete strip shopping centers that line the corridor, some lightly tenanted. The general layout and limited footprint of these shopping centers lessens their attractiveness to travelers on Marlboro Pike and limits the potential for redevelopment or re-tenanting. The corridor also contains several large and defunct or nearly abandoned shopping centers. However, there are several thriving community-sized shopping centers, including the Centre at Forestville, the Penn-Mar Shopping Center, and Great Eastern Plaza. Some of the commercial properties are vacant or under-performing, such as the Forestville Plaza shopping center at the corridor’s eastern gateway and the Green Hill Plaza shopping center at the western gateway. These deteriorating shopping centers detract from the overall corridor atmosphere. Although many of the existing, struggling shopping centers and vacant apartment complexes currently

deter investment in the area, some of them present substantial opportunities for redevelopment that could spur future revitalization in the area. The corridor also includes some institutional and industrial properties. Churches are prevalent and located sporadically throughout the corridor. Some of the churches are in traditional, single buildings. Two of these churches are in historic structures, including Epiphany Church and Cemetery and the Forestville M.E. Church and Cemetery, both located off Ritchie Road. One other historic structure is located in this vicinity, which is the Forestville School nestled next to the Forestville Church. Some churches are prominent features along the corridor, including the Mt. Calvary Church, Bradburn Methodist Church, and the Free Gospel Church. Other churches are located in shopping centers or defunct commercial buildings that have been retrofit into churches. The retail and office market analysis points to a few significant trends in the Marlboro Pike study area. A surplus in retail sales indicated that shoppers are being drawn from outside the area to shop in stores on Marlboro Pike. Prince George’s County has two main retail clusters with very little centrally located retail. Shopping centers are clustered along Marlboro Pike, and to the southwest of the corridor along Suitland Parkway, including Iverson Mall, Iverson Plaza, Marlow Heights Shopping Center, and the Hillcrest Heights Shopping Center. Another shopping node exists along I-495 North, including Kingdom Square, Kettering Plaza Shopping Center, Largo Plaza, Boulevard at the Capital Centre, and Landover Crossing. There is little to no shopping between Marlboro Pike and Central Avenue, in areas east of the Beltway, and in the adjoining area within the District of Columbia. Sales data indicates that shoppers come from areas larger than the typical trade area to visit the shopping centers on Marlboro Pike. It is likely that shoppers are coming from Washington D.C. and east of the Capital Beltway during their commutes. The office analysis recognizes that the study area has a potential development site at the eastern gateway to the corridor that could attract Class A office space. Class A office space is typically characterized as high quality, visually appealing, and professionally managed office space that attracts high quality, professional tenants and lease space at higher rates. Several sites along Marlboro Pike, which are very close to important transportation routes, could be attractive locations if redeveloped with the right projects. An additional strategy for development sites along the

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA corridor is to target medical office and related services as the anchor tenants supplemented by supporting and related uses. Other institutional properties include public and private schools, county Fire and Emergency Medical Services (Fire/EMS) stations, a post office, and a library. In addition, the William Hall Elementary School and the Oakcrest Community Center is a community recreational space offering a fitness center, special interest classes, and other recreational amenities. Situated next to the community center is the Oakcrest Community Park. However, the park site is underutilized and offers limited recreational opportunities because it is not yet fully developed as a park. An additional community center, the John E. Howard Community Center, is located within the sector plan boundary, but is off Marlboro Pike in the Bradbury Heights neighborhood. Transportation along the corridor is predominantly auto-oriented. Marlboro Pike between Forestville Road and Southern Avenue has two through lanes in each direction, and in some cases a central turning lane. Sidewalks are present along most of the corridor, although in some cases the sidewalks are broken or missing. Most businesses include driveways and parking lots in front of their buildings, which creates numerous curb cuts along the streetscape. These driveways also serve to greatly increase left turn movements and mid-block stopping points, which can interrupt traffic flow. Two bus lines also serve the corridor: Metro-Bus operated by the Washington Metropolitan Area Transit Authority (WMATA) and TheBus operated by Prince George’s County. Through the SWOT analysis the following strengths, weaknesses, opportunities and threats were identified. The Marlboro Pike Corridor has a range of strengths including: existence of strong neighborhoods; residents with a desire to improve their community; a wide-range of community resources including schools, community centers, churches, parks, and a public library; a location close to Washington D.C. and all that the metropolitan area has to offer; convenient access to the Capital Beltway; and close access to a number of shopping centers and community services. Some of the weaknesses identified include: concerns about safety and security; low aesthetic value; a limited variety of commercial services;

predominance of underutilized or vacated space; insufficient opportunities for non-vehicle transportation; and a lack of cohesion where the corridorwide community is not organized or unified outside of smaller neighborhood groups. Throughout the Marlboro Pike Corridor areas exist that are ideal for new development, revitalization, and streetscaping. New development has recently occurred and continues to occur sporadically along the corridor, showing that investment opportunities are still recognized. Several large parcels are either undeveloped, available for redevelopment, or prime for redevelopment. The existing community has the desire and the buying power to serve as a market base for new types of businesses and services in the area. Several parklands along the corridor could be upgraded to meet the wider recreational needs of the community. Threats can sometimes be the most challenging aspect to address in a community. This often involves addressing public misperceptions. Threats to the Marlboro Pike Corridor involve the perceptions that it is not a safe place to live or work and that growth and economic opportunities are limited. Threats identified in the SWOT Analysis will be addressed through the goals and recommendations of the sector plan. The public participation methods implemented for the sector plan generated a broad range of comments and concerns among stakeholders with an interest in the Marlboro Pike Corridor. These included the following issues: ■■ Physical appearance (aging infrastructure, deteriorating properties, need

for aesthetic improvements).

■■ Safety and security: crime is prevalent, including petty theft and

larceny. Perception of crime deters visitors to the corridor. There is a need for the presence of more police officers and a targeted public safety strategy. ■■ Traffic and accessibility: traffic congestion, pedestrian safety concerns, lack of continuous sidewalks, need for more transit accessibility. ■■ Business and economics: too many low-end retail shops, including liquor stores. A strong desire exists for higher end retail and better merchandise. The lack of family-oriented and higher-end restaurants is felt.

CHAPTER I—Introduction ■■ Recreation: Not much usable open space is available. More recreational

opportunities are needed for children. Bike trails would be an asset.

■■ Community assets: established community and active community

groups exist. The area’s history should be preserved. Its location is convenient to many destinations. ■■ Housing: strong desire exists for more single-family housing and a reduction of multifamily housing.

F. KEY ISSUES

Based on the project area analyses and stakeholder involvement, the following key issues to be addressed in this sector plan have been identified: ■■ Preserving and improving the existing established communities to

create thriving neighborhoods.

■■ Improving multi-modal mobility, with an emphasis on safety, pedestrian

connectivity, bicycle accessibility, and transit ridership.

■■ Deterring crime and changing perceptions of crime in the area. ■■ Identifying priority development sites to serve as catalysts for

investment and revitalization.

■■ Promoting infill development that will provide new amenities, and

improve aesthetic appeal along the corridor.

■■ Promoting property clean up and maintenance to improve physical

conditions and visual quality along the corridor.

■■ Promoting environmental stewardship measures to preserve and

enhance the natural environment.

■■ Promoting a community coalition of concerned citizens to push a

common agenda that will revitalize the Marlboro Pike Corridor.

■■ Concentrating commercial centers at strategic locations.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

CHAPTER IIâ&#x20AC;&#x201D;Vision II. THE VISION

Presented in this chapter are the physical, social, economic, and cultural characteristics envisioned for the Marlboro Pike Corridor. This chapter outlines the future land use, community, economic and aesthetic vision for Marlboro Pike and the communities it serves. Also presented are the elements required to implement the Marlboro Pike vision. The vision reflects invaluable stakeholder input learned through public meetings, workshops, design charrettes, citizen surveys, and public comments conducted throughout the planning process that started in fall 2007.

A. Vision Statement

The Marlboro Pike Corridor is envisioned as a safe, attractive, walkable, and vibrant community where people live, work, shop, dine, and recreate. Neighborhoods are stable and livable, offering desirable and attractive housing choices. Old and new residential communities coexist harmoniously. Commercial properties are compatible with the neighborhoods, offering services catering to local needs and providing quality goods and services that cater to the larger region as well. Established businesses and new businesses thrive in thematic nodes that promote activity, socialization, and commerce. Multi-modal transportation is accessible, offering a variety of ways to get around. Pedestrian connectivity is safe, efficient and comfortable, offering unobstructed access along the entire corridor. Environmental sustainability practices are incorporated to promote sensitivity to and preservation of the natural environment. In all, the Marlboro Pike Corridor is a thriving pedestrian-scale and community-oriented place with a high quality of life. Figure II-1 below depicts the conceptual vision for the future of the Marlboro Pike Corridor.

Figure II-1: Conceptual Vision

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA B. Vision Elements

The vision is focused on the conservation, enhancement and redevelopment measures designed to enhance the quality of life and sustainability for corridorwide neighborhoods and residents. Below are seven overarching elements identified to achieve this vision: 1. Community Development 2. Transportation 3. The Natural Environment 4. Public Facilities 5. Economic Development Strategies 6. Urban Design 7. Quality of Life

Community development

Land Use Land use recommendations put forth in this plan are reflective of three entities: activity nodes, transition areas, and neighborhood conservation areas. The corridor should have more pedestrian-oriented clusters of denser development with predominantly residential areas in between. The denser areas would be supported by the well-established neighborhoods within the corridor. Activity nodes translate to higher density land uses along the corridor and create centers that attract people to socialize, shop, dine, work, and in some cases to even reside. These nodes become Marlboro Pikeâ&#x20AC;&#x2122;s activity centers that are also the corridor focal points. Nodes serve to strengthen commercial activity by creating destinations offering a variety of services, all within walking distance. They are proposed as clusters of denser and more commercial development in sections along the corridor. These nodes incorporate existing and newly upgraded commercial development. Six activity nodes exist along the corridor. These general locations include the intersections of Boones Hill Drive, Brooks Drive, and Silver Hill Road. The other three locations are the Great Eastern Plaza, Penn-Mar Shopping Center, and Forestville Plaza/Marlo Shopping Center. Transition areas translate to lower-density land uses between activity nodes and encourage more community-oriented development with mostly residential properties and a few neighborhood-scale businesses. This would require that some of the commercial areas between activity nodes be rezoned to residential uses.

Mixing uses along Marlboro Pike, such as residential, retail, and office, will reduce traffic congestion and foster more community interaction. Also, mixing residential areas with commercial areas makes shopping more convenient for residents and assures retailers of a market base from which to draw business. It also promotes non-vehicular travel, since mixed-use developments are inherently pedestrian oriented, and residents will be more likely to walk, travel by transit service, or bicycle. Community conservation areas represent the established neighborhood areas located adjacent to Marlboro Pike. These residential areas should be preserved to maintain community stability.

Community Revitalization The plan envisions a high quality of life for those individuals living and working along Marlboro Pike. Community revitalization efforts and conservation measures will ensure community stability and further strengthen existing communities. Community revitalization focuses on initiating development within seven priority areas that have been identified along Marlboro Pike. These priority areas will serve as catalysts for overall corridor improvements, provide services that are currently lacking, and serve as models of desirable development that will characterize the future of the corridor. Efforts to recruit commercial investment should be focused in these areas, and mixing in residential uses is also desirable. Each priority area proposes a unique vision that meets the needs of the surrounding communities. These priority areas will also cater to the larger region by providing a wide range of quality services that encourage people from outside the area to frequent Marlboro Pike. An implementation plan has been developed that determines priority areas based on their economic feasibility. Six of the seven priority areas are located within the activity nodes discussed above. A mix of residential uses is proposed for the seventh priority area (Neighborhood Hub), the vacant Chapelwood Apartments. This would complement the surrounding residential areas. The seventh priority area is not part of an activity node. In addition to priority area development along the corridor, infill development or redevelopmentâ&#x20AC;&#x201D;spurred by the marketplaceâ&#x20AC;&#x201D;is expected

CHAPTER II—Vision to naturally occur. Numerous vacant or underutilized parcels offer opportunities for infill development or redevelopment. All new development along Marlboro Pike should be in keeping with the land use and urban design standards established corridorwide—with commercial businesses focused into nodes and residential communities between the nodes. Some neighborhood-scale businesses would remain or locate in areas between nodes. New investments should offer housing and services catering to the community and in keeping with the neighborhood-oriented atmosphere. Non-conforming establishments are discouraged and should be phased out. New development sites should offer buildings that are constructed up to the sidewalk and are architecturally in keeping with the corridor themes. To make this plan come to fruition a group of stakeholders should be encouraged to form a community coalition to serve the interests of the corridor. This group should foster a sense of community ownership and pride along the corridor. The individuals involved may be persons with political influence, business professionals with an interest in the corridor, county agency representatives, community members, major property owners, or other important stakeholders. The coalition should be an entity that serves as the voice of Marlboro Pike and converts the plan’s vision into action.

HOUSING A variety of housing options will exist along Marlboro Pike in order to strengthen and preserve existing communities, increase home ownership, and provide additional high quality housing choices in the area. Preservation efforts will also be employed for existing neighborhoods. These efforts deter large development projects outside community conservation areas. In addition, better access throughout the area, property upkeep, and aesthetic treatments are recommended in existing communities to positively affect quality of life for residents. New housing choices are also recommended in certain priority areas to provide new, high-quality housing that will complement the surrounding neighborhoods. COMMERCE The corridor should be transformed from a roadway that is almost entirely commercial to one with a mixture of residential and commercial nodes. Established businesses can either remain in their current locations or in new, upgraded commercial space in the activity nodes. Area merchants

are encouraged to come together and promote businesses. The creation of a business improvement district is also recommended. Activity nodes will concentrate commercial investment and become community focal points. Marginal and non-conforming businesses should be phased out as new development occurs along the corridor.

COMMUNITY AMENITIES Additional retail and business services are proposed as part of the revitalization efforts along Marlboro Pike. Higher-end services focusing on health and wellness, arts, culture, and entertainment are proposed within certain priority areas. This will provide a larger variety of services for corridor residents and entice individuals outside the area to spend time along Marlboro Pike. SAFETY Improving safety corridorwide, as proposed in the strategies of this plan, will further unite and strengthen surrounding communities. Improved safety will be achieved by redeveloping areas that attract criminal activity, by revitalizing streetscapes to provide a safer and more attractive atmosphere, and by uniting community members, business owners, and the police department. Community members will advocate less tolerance and more collaborative efforts to reduce and deter crime.

2. Transportation

The Marlboro Pike Corridor will become more accessible, with improved sidewalks, bicycle routes, transit connectivity, and vehicular safety.

TRANSIT Transit services will better serve the surrounding communities. Bus stops will be accommodated with sidewalks, comfortable waiting areas, attractive shelters, and seating. Access to the larger Metro transit network will be provided with shuttle services running to the area’s two closest Metro stations. The shuttle services would improve accessibility for local riders to points throughout the metropolitan area as well as for the regional population to reach destinations in the Marlboro Pike Corridor. ROADS Roadways will include traffic calming measures to control vehicle speeds, intersection improvements to reduce accident potential, consolidated driveways to reduce mid-block turning movements and pedestrian conflict

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA points, and medians to better control circulation patterns and provide pedestrian refuges in crosswalks. In addition, improved lighting, on-street parking, and a more attractive streetscape would enhance the overall character of the roadway and the experience of traveling through the corridor.

children and teens to get to school or social functions along Marlboro Pike. Bicycling should be encouraged with designated bike routes along Marlboro Pike, Pennsylvania Avenue, and connecting streets. Greenways through open space will also increase bicycle connectivity and recreational opportunities.

STREETSCAPE AESTHETICS A visually appealing corridor is a cornerstone of revitalization efforts for Marlboro Pike. Aesthetic improvements will dramatically change the atmosphere. The corridor will be attractive and welcoming to leverage significant investment. Streetscaping elements will help visually unify the corridor. These elements include thematic landscaping with shade trees and ornamental plantings, wide and continuous sidewalks with appropriate street furnishings, and gateway features to welcome people into the community. Decorative features will be incorporated into the streetscape to help establish a visual theme, such as community banners, decorative light fixtures, hardscape patterns, and landscaping. An aesthetically-enhanced corridor reinforces the idea that this is a community-oriented and economically thriving area.

PARKING On-street parking along Marlboro Pike is a means to use space more efficiently for parking and provide traffic calming and pedestrian buffers for safety. On‑street parking encourages pedestrian activity where people can walk to several destinations along the corridor. Some parking lots can remain and some new development sites should include new parking lots, but these lots should be smaller and should not front directly onto Marlboro Pike. Smaller lots help to better manage stormwater runoff, and are perceived as safer and more comfortable for pedestrians. Some structured parking should also be used to help increase densities and reduce the overall footprint of development. Structured parking should include ground floor retail or office space to enhance the streetscape environment.

PEDESTRIAN MOBILITY Continuous sidewalks will provide linkages and safe havens for the pedestrian along the corridor. Improved pedestrian mobility will also contribute to a reduction of vehicular trips. Given the opportunity to walk, fewer people will choose to drive to their destinations along the corridor. Pedestrian accessibility would also encourage people to park in one location and walk to their destinations, rather than drive to individual sites all along the corridor. Pedestrian activity plays a significant role in the revitalization effort and will help to capture a market base from nearby communities whose members might otherwise have driven elsewhere for their goods and services. Additionally, an increase in pedestrian activity will provide “eyes on the street” and informal surveillance that deters crime.

BICYCLE ACCESSIBILITY Bicycling is currently an under-served mode of travel along Marlboro Pike. Bicycle connectivity offers opportunities for better mobility, recreation, and healthy lifestyles. As with increased pedestrian activity, bicycling can also reduce vehicle trips and traffic volumes, thereby helping to preserve the environment. Bicycling also offers a convenient mode of travel for school-aged

Natural Environment

The natural environment coexists with the communities of Marlboro Pike and serves as a positive amenity. The existing riparian greenways along Oxon Run and Ritchie Branch and around the Suitland Bog will remain undeveloped and protected, and the open space in Oakcrest Park will be preserved and enhanced. Smaller pockets of natural areas will remain, including smaller parks and undeveloped sensitive areas throughout the corridor. New development will be focused along Marlboro Pike with higher densities, and steered away from sensitive areas. Additionally, new development along the corridor will be constructed with green technologies where stormwater run-off is treated with best management practices and other low-impact development strategies are incorporated. These strategies include construction using Leadership in Energy and Environmental Design (LEED) principles and innovative stormwater management. Stormwater management should be in accordance with the Maryland Department of the Environment’s most recent standards utilizing low impact design that addresses both water quantity and quality at the site level and at a watershed level. Additional native landscaping and street trees should also be incorporated along the corridor to improve aesthetics, habitat, and microclimate.

CHAPTER IIâ&#x20AC;&#x201D;Vision 4.

Public Facilities

lighting, and screening of obtrusive views. Attractive and usable pedestrian gathering spaces will be incorporated throughout to add to the overall character and function of the area. Buildings will be between two and six stories, and will include architectural detailing to add visual interest. Street level buildings will have a high-level of transparency to visually connect the indoors with the outdoors as much as possible. Vertical mixed use is established, with ground floor retail and office or residential space above. In some cases retail can be multiple stories. In all, development throughout the sector plan area will be attractive and cohesively designed with the pedestrian in mind.

Economic Development Strategies

7. Quality of Life

Strategies put forth in this plan seek to maintain and enhance existing public facilities, and ensure that they adequately service future development. Better connections to schools within the area through safer and continuous sidewalks are recommended. Enhancements and the establishment of partnerships are encouraged to increase community awareness of the services provided at the Spaulding Library. Promoting and enhancing parks and recreational facilities to encourage usage is also recommended. This includes developing the Oakcrest Community Park and providing trails in existing green spaces such as Oxon Run and Ritchie Branch. Ensuring that public safety services receive special attention throughout the area is also a recommendation in this plan. Economic development strategies are formed to preserve and strengthen existing residential communities and focus commercial development into activity nodes along the corridor. Priority area redevelopment or new development will contain higherdensity land uses that will attract high-quality businesses, offices/services and residential development. Strategies for each priority area recommend specific programs that will best succeed in achieving development in each priority area. Corridorwide economic strategies have also been developed that will: generate interest for revitalization opportunities along the corridor; educate developers on financing options; guide revitalization efforts through appropriate zoning recommendations; and streamline the development plan review and approval process.

6. Urban Design

Design standards are developed that seek to visually tie the corridor together. These standards provide recommendations for each land use entity, including activity nodes, transition areas, and neighborhood areas. Overall they emphasize pedestrian accessibility and comfort with good connectivity and human-scale features. Buildings will be oriented toward the sidewalk to encourage pedestrian activity and interaction, which also promotes safety and security. Design details will include features that appeal to those walking through the site, such as accessible shops and restaurants, transparent store fronts, street furniture, decorative pavement, landscaping,

A high quality of life is envisioned for everyone who will live, work, shop, and recreate along Marlboro Pike. Public safety has been noted by community members as a key issue and is an important theme in all of the recommendations proposed in this plan. An important strategy to improve public safety is to create active centers where people congregate. This promotes community interaction and a greater sense of community identity. These centers will be attractive, busy places that satisfy the needs of the local community. These areas should use â&#x20AC;&#x153;Crime Prevention through Environmental Designâ&#x20AC;? (CPTED) strategies to create attractive and safe communities where illegitimate behavior is not tolerated. CPTED strategies utilize physical design methods to make criminal behavior seem too risky by improving visibility, impeding escape routes, and evoking a sense of territory and ownership. If incorporated in a design in the forefront of the planning process, these strategies can be made compatible and seamless with the overall site development pattern. Cultural activities such as recreation sites, educational facilities, and entertainment venues will further enhance these centers. The Marlboro Pike Corridor includes a variety of public and private services for area residents, including recreational centers, parks, open space, and sport activities. These areas are highlighted and targeted for enhancements, and additional areas are proposed.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA A sense of community and place making is also dependent on historic preservation. Historic structures provide a sense of how past times evolved into what is here today and are an important component of establishing and maintaining a sense of place. Historic structures and development patterns are to be preserved for future generations to appreciate. Health care and wellness services are also important components of a high quality of life. Access to preventive and diagnostic services as well as opportunities for active, healthy lifestyles help to maintain longevity. This plan promotes health and wellness by targeting opportunities for medical services and by providing resources for outdoor activities.

CHAPTER III—Community Development III. community development

Community development is a key factor in achieving the Marlboro Pike vision. Ensuring that the surrounding residential and business communities along Marlboro Pike are thriving and harmonious is imperative if the goals set forth in this plan are to become a reality. Land use is the underlying foundation that will make this possible. Outlined below are goals, policies and strategies for implementing a solid land use foundation, community conservation, and enhancement measures related to community revitalization, housing, commerce, community amenities, and safety. These goals, policies, and strategies will ensure a high quality of life for sector plan residents.

Land use and Quality of Life Goal: Provide a mixture of land uses, densities, and designs to create a community image and enhance the quality of life for residents.

A. Land Use

The dominant land uses within the Marlboro Pike sector plan area are commercial areas and high and medium density residential areas. High density areas are defined as attached single-unit row houses, garden apartments, and high-rise apartments/condominiums. Medium density areas are defined as detached single-family/duplex, attached single-unit row houses, and associated areas with lot sizes of less than one-half acre but at least one-eighth acre. The area also includes small pockets of low density residential areas, which are detached single-family/duplex dwelling units and associated areas with lot sizes of less than five acres but at least one-half acre. Institutional use, consisting of community facilities such as schools, religious institutions, and post offices, are scattered throughout the project area. See Land Use Pattern Definitions on page 24 . In general, areas closer to city centers are typically denser and become less dense further out in the surrounding metropolitan areas. Marlboro Pike is no different. Residential areas in the western portion of the project area near the Washington D.C. line are mostly high-density, while areas further east toward I-95/495 are of medium density. Figures III-1a and III-1b (pages 20–21) feature the previous land use in the project area. Figures III-2a and III-2b (pages 22–23) feature the approved land use for the project area. The approved land use map illustrates the vision or expected future development within the sector plan area. See page 24 for a complete description of land use definitions.

Several unique communities exist along the Marlboro Pike Corridor, differing in both appearance and character. Some single-family neighborhoods date back to the 1920s or 1950s. The 1960s and 1970s saw the introduction of multifamily dwellings to the corridor. More recent development includes single-family housing, townhouse communities, and condominium or apartment complexes. Corridor neighborhoods can generally be characterized as stable with strong home-ownership rates (approximately two thirds). Most properties that line Marlboro Pike are commercial with neighborhoods generally situated away from Marlboro Pike. Some residential properties do exist along the corridor, but these typically include setbacks or fencing that create barriers between the homes and the streetscape. Residential communities exist more as isolated islands, without much cohesion or interaction with the businesses along the corridor. Many area neighborhoods have strong civic associations, but there is little evidence of coordination with each other or with the area businesses and institutions. Commercial areas are typically concentrated along Marlboro Pike and primary connecting roads to Pennsylvania Avenue. These include Forestville Road, Donnell Drive, and Silver Hill Road. Marlboro Pike commercial areas also offer a wide variety of architectural styles. Several large shopping centers exist along the pike, including the Marlo Shopping Center, Penn-Mar Shopping Center, the Centre at Forestville, Great Eastern Plaza, Parkland Stop and Shop, Silver Hill Plaza, Penn Station Shopping Center, and Coral Hills Shopping Center. These eight major shopping centers include approximately 400 stores totaling nearly three million square feet of retail space. In addition, numerous small retail storefronts—not associated with shopping centers or strips—offer typical neighborhood retail and services. The large centers are generally characterized by one or two major anchors, such as a supermarket and/or other well-known brand name stores. A number of smaller strip shopping centers and individual businesses exist intermittently throughout the corridor. Some commercial properties have been converted from single-family homes. The western end of the corridor between Benning Road and Silver Hill Road includes a high concentration of auto-oriented businesses such as car washes, used car sales, mechanics, and other similar services. The appearance of buildings and retail environments along Marlboro Pike varies widely. Some buildings are new, while others show signs of disrepair and deterioration.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure III-1a: Previous Land Use

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-1b: Previous Land Use

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure III-2a: Approved Land Use

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-2b: Approved Land Use

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Land Use Pattern Definitions Residential Residential Low – Detached single-family dwelling units w/ associated areas at densities between .5 du/acre and 2 du/acre. Residential Low Medium – Detached single-family dwelling units w/ associated areas at densities between 2 du/acre and 3 du/acre. Residential Medium – Detached and attached dwelling units w/ associated areas at densities between 3 du/acre and 8 du/acre. Residential Medium-High – Detached and attached dwelling units w/ associated areas at densities between 8 du/acre and 20 du/acre. Residential High – Detached and attached dwelling units w/ associated areas at densities higher than 20 du/acre. Mixed-Use Residential – These are mixed-use properties which are predominantly residential and are selected on a case by case basis from: Residential Medium, Residential Medium-High, and Residential High categories as well as Mixed-Use Zones.

Commercial Mixed-Use Commercial – These are mixed-use properties which are predominantly commercial and are selected on a case by case basis from Commercial, Industrial, and Mixed-Use Zones. Commercial – Offices, retail and wholesale services. Areas used primarily for offices and /or the sale of products and services, including associated yards and parking areas.

Industrial Industrial – Manufacturing and industrial parks, including associated warehouses, storage yards, research laboratories, and parking areas.

Institutional Elementary and secondary schools, middle schools, junior and senior high schools, public and private colleges and universities, military installations (built-up areas only, including buildings and storage, training, and similar areas), churches, medical and health facilities, correctional facilities, and government offices and facilities that are clearly separable from the surrounding land cover.

Parks and Open Space Areas whose use does not require structures such as golf courses, parks, recreation areas (except areas associated with schools or other institutions), cemeteries.

Forest Deciduous forest (trees characteristically lose their leaves at the end of the growing season), Evergreen forest (trees are characterized by persistent foliage throughout the year), Mixed forest (neither deciduous nor evergreen species dominate but both are present), brush (areas which do not produce timber or other wood products but may have cut-over timber stands, abandoned agriculture fields, or pasture).

Water Rivers, waterways, reservoirs, ponds, bays, estuaries, and ocean.

Wetlands Forested or non-forested wetlands, including tidal flats, tidal and non-tidal marshes, and upland swamps and wet areas.

Bare ground Areas of exposed ground caused naturally, by construction, or by other cultural processes including grassy areas.

Transportation Miscellaneous Transportation features not elsewhere classified (ex. public and private roads, parking lots).

C H A PPTE TER III—Community Development Pockets of disinvestment exist corridorwide and include abandoned or underutilized residential properties. Several shopping centers are thriving. Crime is perceived as high in the commercial areas. Furthermore, area merchants currently do not have an umbrella organization that could serve to coordinate with civic associations, address corridorwide issues, and promote investment.

2009, the study recommended strategies that sought to balance the operational needs of the base with the community’s long-term development plans and economic viability. Specific recommendations for the base’s APZ I and APZ II Zones—including land use, noise level, and height restrictions—will apply to sector plan areas lying within these accident potential zones.

As Marlboro Pike transforms from a vehicular-oriented corridor into a more community-oriented main street, land use along the corridor will also transform. Over the next 20 years it is envisioned that Marlboro Pike will transition into a corridor that focuses on the needs of the surrounding communities but will also be desirable to communities within the larger region.

Goal:

The plan divides the Marlboro Pike Corridor into four distinct areas in order to categorize proposed strategies that will assist in redevelopment. Priority areas are those areas that support existing development but that also offer the potential to be redesigned and to provide infill development. Activity nodes include priority areas and adjacent commercial business that is thriving. Transition areas consist of properties, located between priority areas, that are incompatible with surrounding residential neighborhoods. Neighborhood conservation areas are residential neighborhoods adjacent to the corridor. The corridor should include intermittent activity nodes with residential communities dispersed between these nodes. The areas that transition between activity nodes should include neighborhood scale residential and some community-oriented commercial environments. The activity nodes will serve as the focal points of the corridor and allow for concentrations of higher-intensity commercial and mixed-use environments with the exception of Priority Area 7: Forestville Flex Space Campus. This priority area falls within Joint Base Andrews Naval Air Facility Washington’s Accident Potential Zones I and II, areas near the base’s runways which have a higher potential for military aircraft accidents. Joint Base Andrews Naval Air Facility Washington’s Accident Potential Zones (APZ I and II) are shown on Figure III-27. In 2008, Prince George’s County partnered with Joint Base Andrews Naval Air Facility Washington and the Department of Defense’s Office of Economic Adjustment to produce the Joint Base Andrews Naval Air Facility Washington Joint Land Use Study (JLUS), which addresses encroachment issues associated with development around Joint Base Andrews Naval Air Facility Washington that could substantially impair the base’s operations and mission. Completed in

Encourage place-making strategies, enhancement measures, accessibility improvements, and other initiatives to promote corridorwide investment that benefits and stabilizes area communities.

Policy 1: Redevelop Marlboro Pike by focusing redevelopment within seven

priority areas, supporting these areas primarily with in-fill residential land use, and retaining the flexibility to accommodate mixed-use development based on demand.

Strategies:

■■ Focus upgraded commercial development into activity nodes, which

■■

■■ ■■ ■■

■■

are proposed as clusters of denser and more distinct commercial development in sections along the corridor. Locate community-oriented development within the transition areas between activity nodes, focusing primarily on residential properties and scattered neighborhood-scale businesses. Encourage mixed-use development within activity nodes in order to reduce traffic congestion and foster more community interaction. Preserve and enhance the communities located off Marlboro Pike to maintain community stability. Change the zoning of the following areas to implement the plan’s vision to redevelop land from commercial to predominately residential: • Lorton Avenue intersection area • Between Opus Avenue and Lee Jay Court • Between Walker Mill Road and Weber Drive • Between Upland Avenue and Xavier Lane • Between Kirtland Road and Pumphery Drive Designate the Marlboro Pike sector plan area as a “revitalization overlay area” as a means to revive the physical, social, and economic vitality of the area through targeted, unique services.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure III-3: Priority Area Map

CHAPTER III—Community Development Policy 2: Prioritize activities that improve the image and perception of the area to attract quality businesses.

Strategies:

■■ Initiate revitalization by targeting development within seven priority areas

offering best conditions for economic redevelopment that would have a significant impact on the character of Marlboro Pike and its communities. ■■ Focus investment in these seven priority areas and develop each as recommended in Section B, Revitalization with Priority Area Redevelopment of this chapter. Each priority area is intended to serve as a catalyst for overall corridor improvements, to provide some of the services that are lacking, and to become models of a desirable urban fabric that will characterize the future of the corridor.

Policy 3: To protect the health and safety of residents, residential densities within the APZ I and II areas should not be increased beyond existing densities.

Strategy

■■ Implement recommendations of the Joint Land Use Study (JLUS) as

approved.

B. Revitalization with Priority Area Redevelopment

Seven priority areas have been identified as offering the best conditions for fostering development that will have a significant impact on the character of Marlboro Pike. Efforts to recruit investment should be focused in these areas. The priority areas are intended to serve as catalysts for overall corridor improvements, to provide some of the services that are lacking, and to become models of a desirable urban fabric that will come to characterize the corridor. Figure III-3 (see page 26) contains a map of the seven priority areas. The conceptual drawing for each priority area is an illustration of a development concept that could be accomplished in the priority area. Each conceptual drawing is only one graphic representation of what can be achieved at each site, hence other designs and developments are possible that are compatible with the sector plan recommendations. Below are descriptions of the seven priority areas recommended for revitalization, the proposed visions for their future, and the economic feasibility of each site.

PRIORITY AREA 1: WESTERN GATEWAY

EXISTING CONDITIONS Approximately 33 acres in size, this priority area is the gateway into Maryland and Prince George’s County from Washington D.C. Situated along Marlboro Pike, the gateway encompasses the Free Gospel Deliverance Temple, which is anchored in the southeast quadrant of Marlboro Pike and Southern Avenue (the Washington D.C. line). Just east of the church is the Greenhill Plaza, a two-acre shopping center that is substantially vacant. A liquor store exists at the east end of the plaza. Just behind the Greenhill Plaza is the six acre bus storage facility of the Washington Metropolitan Area Transit Authority (WMATA) and a liquor store. Also incorporated in this priority area is the Coral Hills Shopping Center, an approximately eight acre strip shopping center set back from Marlboro Pike with an expansive parking lot fronting the roadway. The portion of the priority area north of Marlboro Pike, between Benning Road and Southern Avenue, includes a number of low-end commercial buildings that include a sitin restaurant, carry outs, a drug store, a dry cleaner, and apartment buildings. To the west is an abandoned building, an empty lot beside it, and an electrical transformer. The priority area also includes a few more abandoned buildings, and at its most western end lies the Victory in Christ Church. Approximately 80 percent of the area is commercially zoned, while the other 20 percent is zoned high-density residential. This priority area lacks aesthetic appeal and warrants a change in character to welcome individuals into the corridor. Figures III-4a to III-4c on this page and page 28 illustrate existing conditions in this area. Figure III-4a: Church and Vacant Shopping Center

VISION As a significant corridor gateway, this area should be a pleasant location to live in and visit, supported by an attractive atmosphere. Newer and higherend mixed-use and residential development in this area will dramatically change the atmosphere, setting a positive precedent.

A PP R OVED M A R L B O R O P I K E S ECTO R PL A N A ND S M A Figure III-4b: Bus Storage Yard

Figure III-4c: Coral Hills Shopping Center

most of the surrounding neighborhood, optimizing views of the Washington D.C. skyline to increase their marketability. These units would be well suited to a live/work environment where many of the residents either telecommute or run home-based businesses. Several existing features are incorporated and retained as a part of this priority area. The corner of this area includes the Free Gospel Deliverance Temple. The community feels that this church is an asset and should not be displaced. The church has been incorporated into the conceptual layout. In addition, the Coal Hills Shopping Center will be upgraded and retained to continue offering community-related retail services. Figures III-5 (below) and III-6 on page 29 illustrate the conceptual design for this area, and Figure III-7 on page 29 provides an example of a similar setting. Figure III-5: Priority Area 1 Concept Plan

N A vertical mixed-use development is proposed to build upon the concept of a sustainable mixed-use community. Buildings along the street will consist of four stories with retail on the ground floors, office space above, and luxury condominiums on the top floors. Neighborhood-oriented retail will be included along the Marlboro Pike street frontage, creating a main street atmosphere. Locally-oriented businesses, such as coffee shops, a grocer, and boutiques, will occupy the lower levels. Businesses that locate here will include national chains as well as established businesses along the pike that may upgrade by relocating to new development proposed for this priority area. The design allows for common areas to foster interaction between the siteâ&#x20AC;&#x2122;s users. Marlboro Pike itself serves as the central spine of this mixed-use hub. The spine also serves as an attractive streetscape and a welcoming gateway into Maryland and the Marlboro Pike Corridor. Small parks or gathering spaces would also be incorporated to improve the pedestrian atmosphere. Additional multifamily housing is proposed between Marlboro Pike and Benning Road. These units would offer higher end, luxury condominiums that cater for working professionals. The condominiums would rise above

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-6: Priority Area 1 Concept Plan Rendering

The success of the redevelopment area depends on the performance of the residential component recommended in the development envelope. About 720 high-end units need to be absorbed within a two- to three-year time frame to create a sustainable community that will grow in value and create positive spill-over effects for the adjacent communities. New residents will generate substantial consumer demand, which will support groundfloor retail uses planned along Marlboro Pike between Benning Road and Southern Avenue.

Figure III-7a: Similar Setting

redevelopment area that can accommodate the redevelopment project in its entirety.

ECONOMIC FEASIBILITY Priority Area 1 is one of the most important redevelopment projects on Marlboro Pike. The redevelopment of this area could alter perceptions of the entire corridor by adding more attractive uses to its current mix, by creating a modern, open, and welcoming environment at one of the entry points to Marlboro Pike, and by attracting higher income households to the area. Priority Area 1 also represents one of the most significant redevelopment areas in terms of its size and required investment. Currently underutilized properties would have to be acquired and assembled to create a contiguous

Since the current residential market in the Marlboro Pike area is experiencing a noticeable downturn and current demand for more retail space is weak, it is recommended that redevelopment of Priority Area 1 be initiated once demand for residential development has regained momentum. In mid-2008 it seemed likely that current conditions would prevail for the next three to five years. Even with the instability of the current Figure III-7b: Similar Settings market, planning activities for that portion of the site owned by Free Gospel Deliverance Temple is underway. Because of the large scale of the project, it is recommended that implementation of the redevelopment plan be in two phases: the residential portion should be developed first, as new residents will create retail demand in an area currently underserved by quality shopping. This phase should be closely followed by the retail and office portion.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA PRIORITY AREA 2: NEIGHBORHOOD HUB

EXISTING CONDITIONS The privately-owned Chapelwood Apartments, located a block south of Marlboro Pike, occupies this priority area. The vacated 13-acre site is situated between several established and well-maintained neighborhoods. The boarded up and fenced off complex currently awaits demolition. Between the Chapelwood Apartments site and the roadway lie a few small commercial properties that contain some vacant lots, a seafood diner, a gas station, and a nail boutique. The zoning for this area is predominantly high-density residential with the northern portion being zoned as commercial. Figure III-8 below illustrates existing conditions in this area. Figure III-8: Chapelwood Apartments Site

VISION A mixed multifamily (apartment) and single-family attached (townhouse) community would be developed to complement the other neighborhoods surrounding this site. The new community should be a family-oriented housing development with walkable streets and community open space.

The road frontage of this community should complement the other green spaces nearby, with park-like setbacks between Marlboro Pike and the dwelling units. This green space will help create a green boulevard roadway character for this section of Marlboro Pike, and provide more open space for community use. It would also buffer the residences from noise generated along Marlboro Pike. This space would be characterized by attractive gardens and walking paths. Figures III-9 and III-10 (see page 31) illustrate the conceptual design for this area, and Figure III-11 (see page 31) shows an example of a similar setting.

ECONOMIC FEASIBILITY Of all redevelopment areas within the Marlboro Pike Corridor, Priority Area 2 is the most conducive to new residential development. The site is

embedded in a stable residential neighborhood and was previously occupied by rental apartments before the units were vacated in the mid-90s. The remaining housing stock is not suitable for reoccupation and needs to be demolished. Potential asbestos contamination in the vacant structures has prevented a quick redevelopment of the site. This plan seeks to establish approximately 200 units on the site, of which 80 will be townhouses and 120 will be in multifamily developments. Figure III-9: Priority Area 2 Concept Plan

CHAPTER III—Community Development Figure III-10: Priority Area 2 Concept Plan Rendering

redevelopment options because a portion of units will have to be dedicated to affordable housing. Although the market for residential units is expected to be weak in the near future, redeveloping the Chapelwood site presents a unique opportunity to create an attractive residential community in the corridor. Redeveloping the site would bring an otherwise unproductive property back on the tax roll. The site would not only provide new housing units, but would also benefit adjacent communities. Since most of the site is controlled by one owner, negotiations are likely to be more efficient and decisions easier to reach. The project’s potential for positive impacts on the residential neighborhoods south of Marlboro Pike and on overall perceptions of the corridor itself, combined with its relatively low construction costs, makes it a highpriority redevelopment opportunity.

PRIORITY AREA 3: BROOKS DRIVE MAIN STREET GATEWAY Figure III-11: Example of Residential Development Suitable for Priority Area 2

Demolition and contamination mitigation costs will be key factors in the redevelopment of the site, with the magnitude of these costs determining the profit margin for a potential developer. Potential redevelopment grants currently discussed by the site owner and Prince George’s County are available and could attract additional investments because of the tax credit features of the law. On the other hand, tax credits could place constraints on the developer’s

EXISTING CONDITIONS The intersection of Brooks Drive and Marlboro Pike is a major entry point for motorists traveling north along Brooks Drive into the corridor. Commercial development currently exists in three of the quadrants surrounding this intersection. The Master’s Child Church Worship Center occupies the southwest quadrant and sits on a 1.8 acre plot of land that was a former commercial property converted into a church. Other businesses at this intersection include a laundromat, a new car wash, and other auto-oriented businesses, including two gas stations. Another strip mall on the northern portion of the study area contains liquor stores, beauty Figure III-12: Church at Brooks Drive salons, and a small convenience Intersection store. The southern quadrant of this area is zoned residential and contains the Masters Child Church and an apartment complex. The remaining portions of the priority area are commercially zoned. Figure III-12, alongside, illustrates existing conditions in this area.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA VISION The intersection at Brooks Drive serves as a main entry point to Marlboro Pike. It therefore warrants a change in character to make it serve as a defining gateway into the Marlboro Pike Corridor. It’s important that this intersection have an enhanced main street feel, with buildings fronting the sidewalk—without setbacks—and ground floor retail. Pedestrian amenities should be incorporated into the streetscape to invite people to step out of their cars and walk.

Figure III-13: Priority Area 3 Concept Plan

Multi-level mixed commercial buildings are proposed at all four corners of this intersection. Buildings should be three to four stories high with retail on the ground floor and office space above. Commercial establishments that would work well in this priority area include neighborhood-scale businesses. Ground floor businesses should include retailers such as arts and craft suppliers, art galleries, bookstores, music stores and family restaurants. Upper levels should include small or medium size offices. Townhouses can be added southwest of this intersection to meet market demand for additional housing. This new community can offer family-oriented, marketrate housing featuring townhouses with two to three bedrooms. Figures III-13 and III-14 (see page 33) illustrate the conceptual design for this area, and Figure III-15 (see page 33) depicts a similar setting.

ECONOMIC FEASIBILITY Creating a positive impression of the entire corridor will play an important role in attracting visitors and shoppers from the surrounding region. The redevelopment of Priority Area 3 offers the opportunity to give Marlboro Pike a new, more attractive appearance for travelers entering the corridor from the south, and a more appealing midway point for through travelers entering at the western or eastern end of the corridor. The redevelopment area at the intersection is limited enough to enable implementation of changes in a timely fashion. In addition, business owners located on the intersection have expressed interest in creating a more inviting area. However, since parcels on the intersection are owned by multiple owners, it may become difficult to create a common vision for the area.

The combination of neighborhood retail located on the ground floor and neighborhood services located on the upper floors of the new development will create an enhanced retail and business center for the residential population in the neighborhoods along the corridor. The planned residential townhouse community west of Brooks Drive will create additional demand for new retailers at this intersection. Together with the Silver Hill/Marlboro Pike intersection, Priority Area 3 will play a very important role in changing perceptions of Marlboro Pike’s interior section. Of the two, however, the improvements at the Brooks Drive intersection are expected to have a lesser overall effect. Brooks Drive

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-14: Concept Plan Rendering for Priority Area 3

is not used as frequently as an access point to Marlboro Pike and the surrounding residential communities, because the street does not extend beyond the pike.

Priority Area 3 should be developed once Priority Area 4 is completed to provide an additional growth anchor in the center of Marlboro Pike. Retail and residential developments can occur independently of each other. However, because of its ability to change the appearance of the intersection, the retail portion of the development is more important than the residential development.

PRIORITY AREA 4: SILVER HILL CULTURAL TRIANGLE

Figure III-15a: Similar Settings

EXISTING CONDITIONS The Silver Hill Road intersection is another major entry point for motorists traveling north and south along Silver Hill Road. Old Silver Hill Road connects Silver Hill Road and Marlboro Pike, creating a triangle between the three roads. This area contains the Silver Hill Plaza at the southwest quadrant of Silver Hill Road and Marlboro Pike. This plaza is a 148,000-square-foot strip shopping center oriented to face Silver Hill Road. The Parkland Stop and Shop is a 57,000â&#x20AC;&#x2018;square-foot strip shopping center, situated between Silver Hill Road and Old Silver Hill, facing Marlboro Pike with a large parking lot fronting the pike. This area has also seen new development with a newly constructed shopping center. The Spauldings Library is also located within this priority area, on the east side of Old Silver Hill Road. To the very south of this study area is a large storm water retention pond. Various other commercial buildings exist within this triangle, including some newly developed buildings between Silver Hill Road and Old Silver Hill Road. Also situated between these commercial areas are the high-density townhouse communities of Hutchinson Commons and Parkland Village Apartments. Figure III-16a: Shopping Center along Marlboro Pike Figures III-16a and III-16b (see page 34) alongside illustrate the existing conditions in this area.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure III-16b: Existing Library

community focal point. Additional parking may also be incorporated at the library site. The Parkland Stop and Shop center would remain, but enhancements to the parking lot should increase pedestrian connectivity to the stores and improve the streetscape environment along Marlboro Pike. Culturallyoriented businesses such as bookstores, cafés, or galleries, would be attracted here.

VISION Concentrating cultural amenities in this area could signify its importance as a community center. According to community members, the Marlboro Pike area lacks cultural amenities, and this location is well suited to a cluster of cultural activities. Area stakeholders voiced a strong desire for more cultural resources such as art galleries, small music venues, recording studios, photography studios, and places to purchase items such as crafts, books, instruments, or art supplies. An area for art or music lessons is desired to provide new activities for the area’s youth. By adding mixed commercial space along Marlboro Pike—with ground floor retail and upper floor offices—these services can be provided. Office space may also be accessible to the public, allowing for businesses to cater to customers, and to include culturally-oriented Figure III-17: Similar Settings activities such as music/art lessons, studio space, etc. The Silver Hill Triangle area makes a good location for a neighborhood hub of cultural resources because the library is already located here. The Spauldings Branch Library may expand upon the library’s cultural services and provide greater opportunities for new services. Enhancements to the library property could include indoor gallery space, classrooms, and an outdoor reading garden. These would add to the cultural amenities in this area and establish this library as a major

The Silver Hill Road intersection along Marlboro Pike also serves as a halfway point between two major Metro stations (Suitland and Addison Road). A neighborhood transit link to the two Metro stations at this area could help establish this area as a community center. The transit service should include a shuttle bus to provide Marlboro Pike communities with access to the nearest Metro Stations. This link should be anchored by a retail center at the corner of Silver Hill Road catering to commuters and transit users, housing cafés, convenience shopping, and comfortable waiting spaces. Commuter parking should also be accommodated within the Silver Hill Plaza shopping center’s surplus parking spaces. The streetscape along Silver Hill Road should transition into a main street atmosphere. Utilizing small pad sites along the sidewalks in parking lots at the larger shopping centers helps make for a more attractive pedestrian environment. These mini-pad sites could house small scale merchants selling items such as artisan goods, local produce, cafés, or farmers market goods. Another unique feature of the Silver Hill Triangle is that it offers a loop that is approximately one mile long. This could be used as a promenade linking all of the cultural features, or as an exercise circuit. The loop should include a continuous promenade with thematic pavement design, street furniture, and landscaping. The loop can also provide greater pedestrian access from the communities to the amenities in this cultural center. Figures III-18 and III-19 (both on page 35) illustrate the conceptual design for this area, and Figure III-20 (on page 35) shows examples of similar design elements.

CHAPTER III—Community Development Figure III-18: Priority Area 4 Concept Plan

Figure III-19: Priority Area 4 Concept Plan Rendering

the potentially high impact that this redevelopment opportunity would have on the corridor, it is recommended that Priority Area 4 be included in the early implementation stages of the redevelopment plan.

Figure III-20: Similar Design

PRIORITY AREA 5: HEALTH AND WELLNESS CENTER ECONOMIC FEASIBILITY Due to its central position, Priority Area 4 provides a tremendous opportunity to create a hub that is equally accessible to residents living north and south of Marlboro Pike. By enhancing the cultural assets and the existing retail landscape, the planned revitalization efforts intend to create an active hub that will be attractive to local residents and regional visitors. The redevelopment of the area would require the smallest investment amount of all redevelopment areas. Because of the limited capital requirements and

EXISTING CONDITIONS Great Eastern Plaza and the adjacent block with a strip of retail shopping is already serving as a retail hub, and the existing sports complex is a major anchor of this hub. The 32-acre priority area is situated on the south side of Marlboro Pike, encompassing the Aldi’s Supermarket, an eight-acre undeveloped piece of land, and the Great Eastern Plaza. This entire area is zoned commercial. Aldi’s is located on the corner of Regency Parkway and Marlboro Pike. Adjacent to Aldi’s is the

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Great Eastern Plaza, which is a 24‑acre shopping center containing a grocery store, smaller business located on either side, and several vacant properties. The grocery store will be relocating outside of the sector area at Pennslyvania Avenue and Silver Hill Road. The parking lot at Great Eastern Plaza is expansive and underutilized. This shopping center is oriented away from the corridor leaving a vast empty space along the streetscape. However, it provides an opportunity for new development. Across Marlboro Pike is a small retail strip shopping center. The narrow parking lot in front of the shops is in poor condition and cuts off pedestrian movement along the corridor. The City of District Heights is working to improve this area with storefront façade improvements and repaving of the parking lot and sidewalk. These improvements will help to upgrade the overall aesthetic quality of this section of the corridor. Figures III-21a and III-21b below illustrate existing conditions in this area.

Figure III-21a: Great Eastern Plaza

VISION Health and wellness services are lacking throughout this portion of the county, and the community voiced the desire for better access to health and wellness services. The existing sports complex will be a component of a health and wellness campus that can include businesses such as medical offices for both preventive and diagnostic medicine, health food stores and cafes, pharmacy and medical suppliers, sporting good stores, etc. The commercial buildings should consist of at least two stories: ground floor retail with office space above. Additional retail should also be oriented along Marlboro Pike, adding to the main street atmosphere and relating to the pike’s existing street front shopping center. In addition to the health and wellness related businesses, a senior housing development should also be included. Senior housing should be multifamily rental housing up to six stories in height. This helps senior residents stay in the community and will provide them with greater access to the health and wellness services that are currently lacking. A central green space and smaller landscaped pockets should be incorporated throughout, offering opportunities for outdoor recreation and environmental beautification. Figures III-22 and III-23 (both on page 37) illustrate the conceptual design for this area and Figure III-24 (on page 37) illustrates a similar example of how this area may look.

Figure III-21b: District Heights Strip Shopping Plaza

ECONOMIC FEASIBILITY Priority Area 5 is the second-largest redevelopment area in terms of its development footprint and required investment capital. The current vision, which includes a major health and wellness component, is a direct result of input from residents in the surrounding communities who noted the lack of adequate health care facilities near the corridor. According to these local residents, neighborhoods adjacent to the pike are underserved by hospitals and clinics, with patients having to travel more than 20 minutes to receive medical care.

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-23: Priority Area 5 Concept Plan Rendering

Figure III-22: Priority Area 5 Concept Plan

100 rental units. Ideally, units should be designated for assisted living or some other form of senior housing that would benefit from being close to the proposed wellness center.

Figure III-24a: Similar Design

The redevelopment plan will require the reconfiguration of the existing shopping center site, with the exception of the sports facility in the rear of the property. Once completed, the site will offer about 225,000 square feet of ground-floor retail and approximately 360,000 square feet of medical and wellness space in the floors above. Under the plan, a currently undeveloped property east of Regency Parkway will be developed as a residential development with approximately

Figure III-24b: Similar Design

To be successful, health and wellness businesses in Priority Area 5 need to attract customers from an area broader than the surrounding neighborhoods. The current setting and access conditions (i.e., no direct access from Pennsylvania Avenue into the site) pose an obstacle for the site to become a regional health and wellness destination. A better connection to Pennsylvania Avenue will be essential to attract visitors from outside the Marlboro Pike core area. Priority Area 5 is also in the center of the Marlboro Pike Corridor and can have a positive effect on its overall appearance. The site plan includes dramatic urban design improvements that are apparent along the corridor and within the site itself. However, because of the potentially significant obstacles associated with

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA the proposed redevelopment, and the high capital investments necessary to implement the project, this redevelopment area has received a lower priority ranking.

Figure III-25a: Marlboro Pike along Centre at Forestville Shopping Center

PRIORITY AREA 6: DONNELL DRIVE RETAIL AND RESTAURANT HUB

EXISTING CONDITIONS This priority area contains two established retail shopping centers; the Centre at Forestville and Penn Mar Plaza. Both centers are located on the south side of Marlboro Pike and front Donnell Drive. The Centre at Forestville is an indoor shopping mall with 454,000 square footage of retail space. It includes two anchor stores and over 80 specialty shops. Penn Mar is a thriving shopping center with 418,000 square footage of retail space. Several individual pad retail buildings exist in both parking lots along Donnell Drive. Both leave underutilized road frontage along Marlboro Pike. Additionally, within this priority area on the north side of Marlboro Pike is a four acre, commercially-zoned but undeveloped open space parcel in front of the Doral Apartments. To the east of the open space parcel is a church, a convenience store and a self serve carwash. This entire area is zoned commercial.

Figure III-25b: Unused land behind Penn Mar Plaza

Figures III-25a, III-25b, and III-25c illustrate conditions in this area.

Figure III-25c: Penn Mar Plaza Shopping Center

VISION The Priority Area 6, Retail and Restaurant Hub, is a key component of the Marlboro Pike Sector Plan. The future land use vision for this area is mixed-use with a combination of high end retail, residential and potential office development. The concept presented in FigureÂ IIIâ&#x20AC;&#x2018;24 (see page 39) illustrates how a first phase of retail and commercial development could be enhanced within the existing commercial retail development. The Plan considers a longer time horizon and shows how the remaining parcels in the mixed-use area could be redeveloped as shown on Figure III-27 (see page 39). Integration of the phasing may precipitate changes in design concepts as markets conditions change. The area stakeholders have expressed a need for higher-end merchandise and restaurants in the study area. The market studies and community surveys have shown that many residents travel outside the immediate area to shop or dine in higher-quality establishments.

The Centre at Forestville and Penn-Mar shopping centers are already major shopping destinations that draw from beyond the immediate area, and are well suited to provide more for the community. The shopping centers can expand further to include establishments oriented along Marlboro Pike. This would create additional frontage for retail

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-26: Priority Area 6 Concept Plan

The redevelopment of the Donnell Drive shopping centers as a mixed-use village center would require the reconfiguration of the outparcels and parking lot areas. A new center would allow more uses including retail, office, hospitality and apartment/multi-family residential components. The existing shopping center expansion and new infill development would be oriented along Marlboro Pike and Pennsylvania Avenue, creating additional frontage for retail establishments as well as new streetscape atmosphere along the pike and avenue. A new community could emerge to exist beyond retail hours. Figures III-26 and III-27 illustrate the conceptual design for this area and Figure III-28 (see page 40) shows examples of similar settings.

Figure III-27: Priority Area 6 Concept Plan Rendering

establishments and create a new main street type atmosphere along Marlboro Pike. The additional retail space should offer higher-end and recognizable retail that can also include a variety of family-oriented and higher-end sit-down restaurants. Boones Lane can be extended into the Penn Mar Plaza, creating a pedestrian friendly main street extension that connects Marlboro Pike with the shopping centers fronting Donnell Drive. The buildings should be pedestrian scale, offering retail shopping and restaurants. The streetscape will include wide sidewalks and onstreet parking, with extensive street trees and landscaping to add aesthetic appeal. The main street extension will include an improved pedestrian crossing at Donnell Drive with raised crosswalks made of decorative pavement. The extension would then connect to a green promenade linking the pedestrian route to the Centre at Forestville shopping center and back to Marlboro Pike.

ECONOMIC FEASIBILITY The redevelopment plan for Priority Area 6 recommends additional retail space in the existing retail cluster and a mixture of office and residential uses. The new retail uses will upgrade the existing mix by providing sit-down restaurants and entertainment options (i.e., a multi-screen movie theater) for customers and visitors. The new retail uses will be integrated into the Penn Mar Plaza and

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure III-28a: Similar Design

Centre at Forestville shopping centers and be part of an attractive main street environment. By providing more attractive access options to the shopping centers from Marlboro Pike through the extension of Boones Lane, the concept plan strives to integrate the shopping location into the Marlboro Pike Corridor context.

The new uses will provide much needed higher-end dining and entertainment options for local residents and regional shoppers. The new retail environment is expected to take advantage of the strong local and regional visitation the two shopping centers currently receive. Through its planned connectors to Marlboro Pike, the projects have a high potential to better integrate the current retail cluster with other uses on Marlboro Pike, and therefore positively influence perceptions of the corridor. Overall, Priority Area 6 is a strong redevelopment opportunity because of its relatively modest cost and projected impact on the retail environment within the Figure III-28b: Similar Design immediate area and on the entire corridor.

PRIORITY AREA 7: FORESTVILLE FLEX SPACE CAMPUS

EXISTING CONDITIONS This priority area is approximately 20 acres in size and is the eastern gateway to Marlboro Pike. Forestville Plaza is nearly vacant with the exception of four religious institutions and some smaller retail businesses. Additionally, this area includes a free

standing mattress retailer and another liquor store. The buildings are set back considerably from the roadway with a very large, unkempt parking lot in front. Additionally, this site is very close to the Pennsylvania Avenue and Capital Beltway interchange, but access to the site is circuitous. This siteâ&#x20AC;&#x2122;s proximity to Joint Base Andrews Naval Air Facility Washington results in significant noise intrusion from air traffic with average decibel levels ranging between 65 and 70. Also, this site is within the designated Accident Potential Zone I and II (APZ), which limits desirable land use to facilities that do not have significant crowds of people. Figure III-30, on page 41, shows the noise contours and APZ related to Joint Base Andrews Naval Air Facility Washington. Figure III-29, below, illustrates existing conditions in this area.

VISION A flex space campus can become a new, small scale employment center serving as the eastern gateway to Marlboro Pike. The center will have three floors of flex office space catering to professional businesses. Redeveloping this site as a flex space campus provides the opportunity to establish a new urban design that becomes an attractive gateway and signature to Marlboro Pike. The business park campus should be designed so that it would be easy to park and walk between the various establishments. The architecture should have unifying elements to signify that the campus has a common theme. The frontage along Marlboro Pike and Forestville Road should be very welcoming with signature architecture that serves as a gateway to Marlboro Pike for people coming from the

Figure III-29: Existing Forestville Plaza Shopping Center

CHAPTER IIIâ&#x20AC;&#x201D;Community Development Figure III-30: Air Installation Compatible Use Zone (AICUZ) Study Noise Contours and Accident Potential Zones

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Capital Beltway. This signature gateway should also draw people into the Marlboro Pike Corridor to experience all that it has to offer. Additional development opportunities exist in the vicinity of this priority area. Given the land use restrictions imposed by nearby air traffic from Joint Base Andrews Naval Air Facility Washington, some existing areas are not in compliance with the recommended land use. In particular, retail and higher density housing is not recommended. However, low-intensity uses such as auto-oriented services, warehousing, wholesalers, manufacturing, park and rides, and nature preserves are permissible. This area includes several vacant or underperforming lots that are good candidates for relocation of lowintensity businesses from transition areas along the corridor. This area can become a new autooriented services hub to replace the strip of auto- Figure III-31: Priority Area 7 oriented businesses that dominate the western half of the corridor. Concept Plan Figures III-31 and III-32 illustrate the conceptual design for this area and Figure III-33 shows examples of similar developments.

ECONOMIC FEASIBILITY Together with the Western Gateway site, Priority Area 7 is one of the most prominent redevelopment areas on Marlboro Pike. Its exposure at the entry point of the corridor and its proximity to the Beltway give it high visibility and good access to the regionâ&#x20AC;&#x2122;s major transportation arteries. In addition, the site covers 20 acres and is controlled by a single owner. The site would be good for a number of uses that could attract people from both sides of the Beltway. However, land use restrictions, due to nearby aviation activities, limit the potential future uses of the property. The site will be developed to house industrial flex and auxiliary office space for industrial businesses

Figure III-32: Priority Area 7 Rendering

Figure III-33: Similar Designs

CHAPTER III—Community Development and related professional service companies that form the supply chain for the major industrial tenants. The new uses will complement the existing uses in the adjacent industrial park and are expected to form a strong industrial cluster. Based on the favorable location of the redevelopment area, the site would provide an attractive opportunity for distribution and warehousing businesses serving the greater Washington, D.C., metro area.

Strategies:

The redevelopment area represents an outstanding opportunity to bring the property back to an active use, while creating much needed employment for the area’s population. The relatively modest investment necessary to improve the site, combined with its projected benefits, makes this site a high-priority development area.

between priority areas. The development schedules only include major redevelopment projects within the seven priority areas. These areas are expected to function as centers from which economic growth impulses are expected to originate. Intervening areas should experience spillover effects, which are likely to result in upgraded retail establishments and additional infill development along Marlboro Pike.  ■■ Reduce the amount of retail development outside of priority areas. Successful retailers should be welcome to relocate within the activity nodes if they do not already exist in one of these locations.

C. TRANSITION AREAS

Transition areas are secondary locations that can provide opportunities for new development along the corridor. The land situated between the priority areas primarily accommodate uses that are incompatible with the surrounding residential communities. Marlboro Pike continues to carry the stigma of being one of the oldest, most poorly planned corridors in the county. Lack of maintenance along the corridor imparts a negative image to the surrounding residential communities. The vision for the areas is new housing development to complement existing housing and the relocation of stable existing businesses to the priority areas.

■■ Rezone the properties to allow for a variety of housing types. ■■ Provide assistance and business relocation information to businesses

that are impacted by zoning changes.

■■ Create development standards that will complement adjoining

communities.

■■ Encourage residential and some mixed-use infill development

D. NEIGHBORHOOD CONSERVATION AREA

EXISTING CONDITIONS

Neighborhood conservation is key to improving the Marlboro Pike Corridor. The neighborhoods of Hillside, Coral Hills, Bradbury Heights, Berkshire, Forest Run, District Heights, Capitol Heights, and Forestville are strong communities with a high rate of home ownership that have experienced decline in the past years, partially due to the negative image of the corridor. The residential communities are located behind the commercial uses along Marlboro Pike. Generally, the homes are well maintained. Single-family homes are the primary dwelling units situated in the project area, with the exception of the Brooks Drive area. This area has the highest concentration of apartment buildings in multifamily complexes. Improvements along Marlboro Pike will benefit business owners as well as owners of residential property. It is anticipated that improvements in the business area will encourage residence owners to reinvest in their properties.

Goal:

Housing Marlboro Pike is surrounded by a network of strong, well-established communities. Figure III-33a and III-33b (see page 44) shows examples of existing residential communities around Marlboro Pike. Additionally, new housing developments are proposed in four of the priority areas to further contribute to strengthening this community network. According to the U.S. Census household size changed significantly between 1990 and 2000. A

Six areas of contiguous properties are located between the priority areas. These areas generally comprise an overabundance of stores that provide the same services, such as fast food, liquor sales, auto related sales and service, car washes, hair/nail care, and beauty supplies. The structures from which the businesses operate are generally older, with minor improvements. Identification signs of varying sizes and lack of maintence contribute to the unattractiveness of the corridor. Patronage of the commercial areas is discouraged by litter, inadequate lighting, absence of sidewalks, scarce parking and insufficient landscaping. Provide new development opportunities to provide support to the priority areas.

Policy: Encourage primarily residential development within transition areas.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA substantial change in household size typically has a direct impact on the demand for certain types of housing units, favoring smaller units (one- and two-bedroom units) over larger family-sized units. Between 1990 and 2000, the area experienced a net growth of households and a demographic shift. This net growth was fueled by an influx of single-person families and households. Among these two groups, single-parent households and single households had the strongest representation. The latter is likely to include mainly young professionals, who tend to live alone for longer and wait longer to marry. This large influx was counterbalanced by married-couple families that left the area between 1990 and 2000.

Figure III-34a: Existing Residential Communities

Figure III-34b: Existing Residential Communities

These recent developments are expected to have significant impact on the local housing market. It is expected that smaller (e.g., one- and two-bedroom condominium units) will be in greater demand, while family units are expected to have a smaller presence in the market. New multifamily housing developments, such as the condos and duplex townhouses at Forest Run seen in Figure III-35 (right), are evidence of the changing housing market. Based on this analysis, new housing development along the corridor should be single-family attached (townhouse), with

multifamily dwelling units (apartments or condominiums) at higher volume locations.

Figure III-35: New Multifamily Housing

GOAL 1:

Preserve and strengthen existing communities, provide quality new housing, and increase home ownership in the corridor area.

POLICY 1: Maintain and enhance existing communities along Marlboro Pike. STRATEGIES:

■■ Steer large new development

■■

■■ ■■

projects away from established communities. Implement an aggressive code enforcement program to stabilize existing housing. • Educate citizens about code enforcement standards and requirements. • Target problematic code violations and repeat offenders. Provide improved access to community focal points and destinations, including housing opportunities. • Improve multi-modal accessibility consistent with the standards discussed in Chapter IV, Transportation. Enhance environmental and aesthetic qualities of existing neighborhoods. • Install community banners and gateway signs. • Install ornamental landscaping to include canopy trees, flowering trees, and planting beds. • Encourage property maintenance and neighborhood cleanup. Provide education and assistance to homeowners to prevent foreclosure. Explore legislation to increase bedroom-size percentages in order to promote family-oriented housing.

CHAPTER III—Community Development POLICY 2: Build new housing that is marketable and attractive to buyers. STRATEGIES:

■■ Ensure that all new housing construction is of a high standard and is

consistent with the design standards developed as part of this sector plan (see Chapter IX on page 105). ■■ Build housing suitable to the market demands with an emphasis on townhouse and condominium units.

Goal:

Encourage the development of senior housing.

Policy: Provide opportunities for seniors to retain residence in the Marlboro Pike Community.

Strategies:

■■ Facilitate partnerships with the county and private or non-profit entities

to develop senior housing.

■■ Identify a non-profit organization to create and coordinate a senior

house sharing program.

■■ Establish a volunteer program to assist seniors with regular

maintenance tasks, such as lawn care.

■■ Provide emergency repair programs for seniors. ■■ Identify possible incentives to stimulate interest in senior housing

development.

■■ Target areas for housing that have supportive environments for senior

living—including access to transportation, health, social services, and recreational opportunities.

E. Quality of Life

Overall enjoyment of the community can be impacted by appearance, safety, amenities and physical conditions. Marlboro Pike is an older community that has suffered from disinvestment in certain areas. A few strengths in Marlboro Pike are its community residents, churches and schools. It is desirable to build upon those assets to encourage economic and social vitality.

Cultural/Historic Amenities

Marlboro Pike contains a number of community amenities, including schools (public and private), churches, cultural resources, parks, and community centers. However, a larger and more diverse selection is desired. Historic sites along the corridor include Forestville Church and Cemetery, Forestville School, and Epiphany Episcopal Church and Cemetery. These sites, as well as a number of other cultural institutions, are an integral part of the community’s character and positively contribute to the area’s charm. They include the Free Gospel Deliverance Temple, Mount Calvary Church, Oakcrest Community Center, and a number of other institutions. The Mount Calvary Catholic School and Bishop McNamara High School are two private schools with a well-known presence along the corridor. They primarily attract students living outside the area. All of these sites should be preserved or enhanced with better accessibility and connectivity to the community at large. These cultural resources serve as important landmarks and they can be made more prominent with preservation and enhancement measures. Enhancements should include better accessibility and visual connectivity along the corridor. There are three documented historic resources within the Marlboro Pike sector plan boundaries. The corridor’s identified historic resources and several other religious, educational and community institutions—including Free Gospel Deliverance Temple, Mount Calvary Church, Oakcrest Community Center, and Bishop McNamara High School—are important visual landmarks. All of these properties should be preserved or enhanced to improve their accessibility and connectivity to the community at large. The three identified historic resources should be evaluated for potential historic site designation through the upcoming Historic Sites and Districts Plan Amendment that began in November 2008 and is scheduled for approval in 2010. If these properties are found to meet historic site designation criteria they would be eligible for local, state or federal financial incentives for the rehabilitation of historic properties. The following historic resources are located at the eastern end of the sector plan boundary:

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Epiphany Episcopal Church and Cemetery (Historic Resource 75A-006), 3111 Ritchie Road Epiphany Episcopal Church is a large frame front-gabled structure constructed in the 1880s with material from an earlier and smaller church built on the site in 1871. The Gothic Revival style building is a prominent visual landmark in the area and is noted for its board-and-batten siding, pointed arch windows and prominent three-level bell tower, added in 1904. Epiphany Church was begun as a mission chapel of Trinity Church in Upper Marlboro in 1862, when the area was known as Long Old Fields. By the time the present building was constructed, the area was known as Forestville. The church was extensively restored in 1970. The original rectory has been replaced by a modern structure and several other modern buildings have been added to the property to the west of the church. Nevertheless, the church and its large old graveyard to the north retain their historic late-Victorian character.

expressed a strong desire for more arts and culture related services geared towards the area’s youth, adult, and senior populations. Implementing these types of services offers opportunities for the residents, especially children, to participate in new and exciting activities not offered previously.

Forestville School (Historic Resource 75A-007), 3102 Ritchie Road Forestville School, originally built in 1922, is a one-story frame schoolhouse on a high concrete-block foundation. Additions were made to the building in 1924 and 1933. More recently, the large front-gabled entry porch was added in the early 1980s. The use of the building as a public school ended in 1942 when a new larger school was built nearby. After the closing of the public school, the building was used by Epiphany Church until 1961. In 1969 the property was purchased by W.L. Meekins, Land Surveyor, and serves as the firm’s offices to this day. Although there have been a number of changes to the building since its construction, its general architectural character remains intact.

STRATEGIES:

Forestville M.E. Church Site and Cemetery (Historic Resource 75A-008), 3111 Forestville Road This property is the site of the Forestville Methodist Episcopal Church, long demolished, and its surrounding cemetery, which remains. South of the cemetery is a small portion of the parking area associated with the large modern replacement church at the southern end of the property. In addition to old gravestones, the cemetery includes large old trees and is a noticeable landmark at the intersection of Forestville Road and Old Forestville Road. Although community amenities do exist within the area, the lack of amenities and/or services focused on arts and culture was an important aspect to consider in developing this plan. Community members have also

Health and wellness services are also lacking, and there is a strong desire from the community to have better access to healthcare and medical services. One of the main objectives of this sector plan is to provide a series of elements that contribute to healthier lifestyles for its residents.

GOAL: Provide a larger and more diverse selection of community amenities that service the surrounding communities.

POLICY: Attract more health and wellness services to the corridor. ■■ Market health and wellness opportunities to prospective developers and

providers. • Target the Great Eastern Plaza Priority Area as a thematic development site for health and wellness related activities, such as fitness, medical offices, medical suppliers, health foods, and sporting goods. • Target neighborhood oriented commercial space for medical offices. ■■ Incorporate a bike trail system throughout the Marlboro Pike sector plan area. This system will run along Pennsylvania Avenue, connecting with the existing Oxon Run and Ritchie Branch Greenway Trails, and will connect with the proposed exercise circuit at Silver Hill. ■■ Provide bike racks along Marlboro Pike to encourage healthier modes of transportation.

POLICY: Capitalize on existing opportunities to encourage healthy lifestyles STRATEGIES:

■■ Provide safe, continuous sidewalks throughout the corridor. ■■ Incorporate a bike trail system throughout the Marlboro Pike sector

plan area. This system will run along Pennsylvania Avenue, connecting to the existing Oxon Run and Ritchie Branch Greenway Trails and the proposed exercise circuit at Silver Hill.

CHAPTER III—Community Development ■■ Provide convenient bicycle storage racks in activity nodes and at main

community destinations

■■ Support recreational development accessible to the community at large. • Promote recreational site enhancements at Oakcrest Community

Park to include outdoor sports fields and play space.

POLICY: Preserve existing cultural resources. STRATEGIES:

■■ Identify and recognize historic properties . ■■ Explore the utilization of a historic property for community use.

POLICY: Encourage community investments to include arts and cultural activities.

STRATEGIES:

■■ Market arts and culture opportunities to prospective developers/providers. • Target the Silver Hill Triangle and Brooks Drive Priority Areas

for arts and culture related businesses and institutions, such as art galleries, and cafés with live music, arts and crafts stores, music and instrument stores, and bookstores. ■■ Improve community access and use of the Spauldings Branch Library. • Provide accessible sidewalks and crosswalks in the vicinity of the Spauldings Branch Library. • Improve parking to include adequate parking space for library patrons. • Enhance library grounds to be more attractive and noticeable within the community. • Provide outdoor reading gardens on library property. • Provide connectivity and trailmarkers for pedestrian traffic from shopping centers to the library. • Expand library services by establishing a part-time facility at the Oakcrest Community Center.

F. Safety

Safety is a major concern for the citizens and businesses within the Marlboro Pike sector plan area. Through coordination between the Prince George’s County Police Department, citizens, and business owners in the area, it was determined that hotspots for crime occur in large shopping

center parking lots and areas with vacant buildings along local roadways. Specific hotspots for criminal activity identified by the Prince George’s County Police Department include the western end of the study area along Silver Hill Road and adjacent to the Penn-Mar Shopping Center. Crime prevention through environmental design (CPTED) is an important tool in changing the atmosphere of a community, making it safe and more attractive. Applying CPTED principles will foster an environment that is not conducive to crime. These principles include generating opportunities for natural surveillance, showing signs of ownership, and channeling circulation patterns. Natural surveillance is when a community has “eyes on the street” making it difficult for criminals to engage in illicit behaviors. Natural surveillance can be accomplished with better visibility, better lighting for nighttime visibility, and most importantly, by generating plenty of outdoor activity so that there are always lots of people around. Showing signs of ownership means that properties are well maintained and signifies that the area is being cared for and watched. Channeling circulation to visible areas, especially pedestrian circulation, will block escape routes, making it more difficult for criminals to hide. This can be done with fencing or new urban design elements that only offer walkways in open, public spaces. New development and redevelopment proposals will include CPTED principles in the foundation of their designs, and existing properties should incorporate these principles to help lower opportunities for criminal activity. In addition to crime, movement along Marlboro Pike is also a concern as it relates to traffic safety. Vehicles travel at high speed along Marlboro Pike, creating dangerous situations for other vehicles and pedestrians. Additionally, accessing Marlboro Pike from adjacent neighborhoods has also created dangerous situations. Some crosswalks are poorly marked, the condition of sidewalks is poor. In some cases they are completely lacking, making it difficult for pedestrians to walk safely through the area. Streetscape enhancements will also improve safety with traffic calming measures, continuous sidewalks, and better delineated crossings.

SAFETY GOAL: Provide a safe environment for the community and visitors . POLICY: Reduce opportunities for criminal activity along Marlboro Pike.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA STRATEGIES:

■■ Create an inviting atmosphere that allows the community to feel safe

and secure

■■ Target blight that attracts criminal activity for aggressive code

enforcement.

■■ Attract pedestrian activity and outdoor gatherings so that people can see

and be seen.

■■ Increase visibility with better lighting and sight lines. ■■ Initiate intensive code enforcement for areas that attract criminal

activity.

■■ Focus police attention and resources on quality of life crime. Target

community police efforts in areas with ongoing public safety issues to develop, implement, and maintain solutions to improve safety. ■■ Facilitate a partnership with the Police Department, Department of Environmental Resources, and the community to develop legislation to deter criminal activity. ■■ Discourage the use of advertising signs on store windows to maintain visibility from the street. ■■ Develop a crime watch group to report suspicious activity.

POLICY: Improve physical safety. STRATEGIES:

■■ Provide traffic safety improvements • Conduct traffic engineering studies to pinpoint factors that will

improve safety for motorists and pedestrians, particularly at high accident intersections such as Brooks Drive and Silver Hill Road. ■■ Provide clearly marked crosswalks and continuous sidewalks • Provide continuous sidewalks along Marlboro Pike and Pennsylvania Avenue. • Priority sidewalk installation sites include: in front of the District Heights and Parkland Stop and Shop Shopping Centers, along the parcel of land to the west of Regency Parkway and throughout the Forestville Community.

CHAPTER IV—Transportation IV. TRANSPORTATION

Transportation serves as an integral component of the overall revitalization efforts for Marlboro Pike. The transportation system in this area is intended to complement the area in support of the plan—by better serving residents and businesses and encouraging revitalization along the corridor.

TRANSPORTATION GOAL: Create a safe, efficient, convenient, reliable, and attractive

GOAL:

Provide a local network of transit services that is convenient, reliable and accessible throughout the corridor.

POLICY 1: Provide better connectivity to the Metro’s regional rapid transit network.

multi-modal network of roads, bus and transit facilities, sidewalks, and bike trails.

STRATEGIES:

Below are specific elements included in the overall transportation network to promote the overall transportation goal discussed above.

to the surrounding Metro Stations, including the Addison Road and Suitland Stations. ■■ Coordinate with WMATA and the DPW&T to initiate shuttle services along Marlboro Pike connecting the local community with large shopping centers along the corridor and major bus stops with direct links to the surrounding metro stations. ■■ Explore moving or relocating the park and ride from the Penn Mar Shopping Center to the Silver Hill Plaza area to better service a transit connector between the Addison Road and Suitland Metro Stations

A. Transit

Transit service currently exists along a portion of the Marlboro Pike Corridor in the form of Metrobus, which services the Washington Metropolitan area and is run by the Washington Metropolitan Area Transit Authority (WMATA), and TheBus, which is a countywide system run by the Prince George’s County Department of Public Works and Transportation (DPW&T). Some bus stops are poorly marked, not connected to sidewalks, or inadequate. Two park and ride facilities exist within the sector plan boundary at Donnell Drive and Marlboro Pike, behind the Penn-Mar Shopping Center and adjacent to the Great Eastern Plaza. The Metrobus and TheBus both service the park and ride facility behind the Penn-Mar Shopping Center. Figures IV-1a and IV-1b on pages 50–51 show the existing transportation network in the sector plan area. Metro stations offering regional, rapid transit do not exist within the sector plan boundary. Marlboro Pike is situated halfway between two Metro stations, Addison Road to the north, approximately two miles distant, and Suitland to the south, approximately 1.6 miles away. Figure IV-2 (on page 52) shows the proximity of Marlboro Pike to the nearest Metro stations. Metrobus transit service within the Marlboro Pike Corridor does not directly connect to either of these Metro stations. Additionally, community members have noted that the existing bus service is inconvenient and unreliable. Increasing accessibility to the regional, rapid transit system, reliability of the Metrobus service, and quality bus waiting areas would greatly improve transit convenience and ridership for the Marlboro Pike Corridor.

■■ Coordinate with WMATA and the DPW&T to provide direct routes

POLICY 2: Improve the function and aesthetics of transit infrastructure. STRATEGIES:

■■ Coordinate with WMATA and the DPW&T to determine if additional

transit stops are needed and if existing stops should be relocated to better service the corridor. ■■ Coordinate with WMATA and the DPW&T to provide benches, trash cans, shelters, and attractive informational kiosks at bus stops and major bus transfer stations connecting the Suitland and Addison Road metro stations.

B. Roads

Marlboro Pike is located close to two major highways, the Capital Beltway (I‑95/495) and Pennsylvania Avenue (MD 4). These highways carry a significant volume of daily traffic, including commuter, regional travel, and freight-related trips. The proximity of these roads helps make Marlboro Pike accessible, while also helping to keep traffic volumes down along the corridor. Highways are classified into systems of routes having similar geometric, right-of-way, and service characteristics. Classification of highways by

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IV-1a: Existing Bus Network

CHAPTER IVâ&#x20AC;&#x201D;Transportation Figure IV-1b: Existing Bus Network (continued)

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IV-2: Metro Stations

CHAPTER IVâ&#x20AC;&#x201D;Transportation function is effective for both planning and design purposes. The five major highway classifications are:

Freeway: A divided highway for through traffic with full control of access and grade-separated interchanges at selected roads.

Expressway: A divided highway for through traffic with full or partial control of access and interchanges at selected public roads with some at at-grade intersections at 1,500-2,000 foot intervals. Arterial: A highway for through and local traffic, divided, with controlled access to abutting properties and atâ&#x20AC;&#x2018;grade intersections.

Collector: A two- or four-lane roadway, with minimal control of access,

providing movement between developed areas and the arterial system.

Other: Residential (subdivision), industrial, and commercial roads providing access to and through developed areas which are selectively shown on area master plans. Table IV-1 below lists additional highways and their corresponding classification that service the sector plan area. Pennsylvania Avenue runs parallel to Marlboro Pike, and provides an alternative route to keep through traffic away from Marlboro Pike. Pennsylvania Avenue is a four-lane, controlled access, divided highway with direct access to the Capital Beltway and employment centers in Washington D.C. Currently, most commuter trips remain on Pennsylvania Avenue, with Marlboro Pike serving as a back-up route in times of congestion. In order to control through-traffic volumes along Marlboro Pike, commuter traffic that is not stopping at destinations along the pike

Table IV-1: Existing Highways in Whole or Partly within the Sector Plan Area

Id Number

Name

Route Number

Limits

Average Right-of-Way

Lanes

Capital Beltway

I-95

Montgomery County to Virginia

300'

Pennsylvania Ave. Extended

Maryland Route 4

District of Columbia Line to Capital Beltway

200'

4 or 6

A-34

Brooks Drive

County Road

Maryland Route 4 to Addison Road

120'

4 or 6

A-35

Walker Mill Road and Walker Mill Road Extended

County Road

Maryland Route 458 extended to Beltway

120'

4 or 6

A-40

Silver Hill Road

Maryland Route 458

Maryland Route 5 to Walker Mill Road

120'

4 or 6

C-410

Marlboro Pike

County Road

District of Columbia to Forestville Road

80'-100'

2 or 4

C-422

Brooks Drive

County Road

Silver Hill Road to Maryland Route 4

80'

2 or 4

C-423

Regency Parkway

County Road

Marlboro Pike to Suitland Parkway

80'-100'

2 or 4

C-425

Donnell Drive

County Road

Maryland Route 4 to Marlboro Pike

100'

C-426

Forestville Rd. / Ritchie Rd.

County Road

Allentown Road to Walker Mill Road

80'

2 or 4

C-427

Walker Mill Road

County Road

Marlboro Pike to Silver Hill Road Extended

80'

2 or 4

Freeways F-5

Expressways E-3

Arterials

Collectors

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA should be encouraged to use Pennsylvania Avenue. Trips along Marlboro Pike should be locally generated, and contribute to making Marlboro Pike a community-oriented main street. Reducing congestion on Pennsylvania Avenue would also reduce through traffic on Marlboro Pike. Marlboro Pike is a four lane east-west county-maintained collector road. The roadway is nearing Level of Service (LOS) E, meaning that the number of cars traveling it daily is close to capacity. The six levels of service are given in letter designations, from A to F, with LOS A representing the best operating condition. For this Plan, LOS E represents the minimally acceptable condition, and LOS F the worst. Table IV-2 below provides the traffic count estimates conducted in 2004 and 2008.

Table IV-2: Traffic Counts—2004 and 2008

Marlboro Pike

Between Southern Ave. and Larchmont Ave. Between Larchmont Ave. & Silver Hill Rd. (MD 458) Between Silver Hill Rd. (MD 458) & Donnell Dr. Between Donnell Dr. and Forestville Rd.

Traffic Count Existing for 2004 LOS

Projected traffic count for 2030

Projected LOS

29,000

31,300

28,000

36,800

28,200

32,800

31,300

31,100

GOAL: Provide a local network of transit, and related services that are accessible, attractive, convenient, reliable, and help to reduce dependency on the automobile.

POLICY 1: Improve safety at intersections and throughout the corridor. STRATEGIES:

■■ Conduct traffic and engineering studies to pinpoint factors that will

■■ ■■

■■

Source: M-NCPPC ■■

Community members have noted that motorists speed along the roadway, pedestrian crossings are difficult, and overall safety is a concern. Two intersections within the corridor have significantly higher accident rates than other intersections—Brooks Drive and Silver Hill Road (MD 458). These two roadways connect to Pennsylvania Avenue. Traffic studies are warranted to determine if signal timing or other safety improvements can reduce the number of accidents at these locations. Additionally, traffic calming measures and circulation enhancements, especially at intersections with higher accident rates, can improve safety conditions corridorwide.

improve safety for motorists and pedestrians, particularly at the high accident intersections, including Brooks Drive and Silver Hill Road. Promote Pennsylvania Avenue as the main regional commuter thoroughfare in the area to de-emphasize Marlboro Pike’s role for through traffic. Incorporate traffic calming and traffic control measures along Marlboro Pike to help reduce travel speeds/and encourage pedestrian circulation. Potential traffic calming measures include: reduced lane widths, on‑street parking (in targeted areas), medians (where adequate width can be accommodated), increased visibility for pedestrian crossings, and situating vertical elements, such as buildings or street trees, closer to the roadway edge. Vertical elements help to enclose the view shed and serve as a visual cue for motorists to slow down. Conduct an engineering analysis to determine the feasibility of reconfiguring the signalized intersection of Marlboro Pike and Benning Road to a roundabout with a raised and landscaped center island. From an operational and safety perspective, the roundabout intersection may prove superior in performance to the existing skewed angle signalized intersection. The roundabout will address adequate speed reduction objectives and car crashes. It can also accommodate u-turn maneuvers which provide access to properties located in the immediate vicinity. Pursue, where feasible, the use of alternative routes to commercial or industrial sites to lessen the impact of commercial vehicles using residential streets as the primary means of ingress and egress.” The following specific recommendations are made to implement the concepts and achieve the goals and objectives for circulation and transportation. These recommendations are included in the 2009 Approved Countywide Master Plan of Transportation. 1. Construct Brooks Drive to arterial standards, extending from Pennsylvania Avenue to Addison Road. This addition will provide

CHAPTER IVâ&#x20AC;&#x201D;Transportation Figure IV-3: Streetscape Locations

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA direct access from the south to the Addison Road Metro Station and its surrounding area. Brooks Drive would be a 120-foot right-of-way with four to six lanes. 2. Construct a new industrial road, Cryden Way/Parston Drive from Marlboro Pike to Kaverton Boulevard, to provide access to existing and planned employment areas. The industrial road would be a 70foot right-of-way with two to four lanes.

C. Pedestrian Amenities and Streetscape Enhancements

Enhancing streetscape conditions to encourage pedestrian activity will help Marlboro Pike evolve into a thriving, community-oriented main street. The corridor will be broken up into two main identity types; Main street areas and boulevard areas. These areas are mapped in Figure IV-3 on page 55. The main street areas would be characterized by denser development and streetscaping oriented for a more urban, populated environment. Boulevard areas would be more suburban in nature, with streetscaping designed to accommodate users moving through the area. Because the corridor is over four miles long, the main street atmosphere will be targeted for areas where it has the best chance for success. Areas in between will also include streetscape enhancements characteristic of an attractive boulevard connecting main street areas. Both streetscapes will implement a unified look throughout the corridor. The main street and boulevard typical sections are illustrated in Figures IV-4, IV-5, IV-6, and IV-7 (pages 57–60).

GOAL: Develop an attractive, safe, and pedestrian-friendly streetscape environment. POLICY 1: Implement a main street streetscape at select locations throughout the corridor to encourage residents to walk, shop and recreate along Marlboro Pike. STRATEGIES:

■■ Incorporate a main street typical section at specific locations along the

corridor that includes two through lanes in each direction, bike lanes, on-street parking, a landscaped median (where feasible), wide sidewalks with decorative pavement (using scoring patterns or unit pavers), and buildings fronting the sidewalks without significant setbacks. Figures IV-4

and IV-5, on pages 57 and 58, illustrate the typical section for main street areas with and without a median. ■■ Implement the main street streetscape at the following locations along the corridor including: • Southern Avenue to Benning Road, which includes Priority Area 1: Western Gateway. • Lee Jay Drive to Walker Mill Road, which includes Priority Area 3: Brooks Drive Main Street Gateway. • Penn Crossing Drive to Viceroy Avenue, which includes Priority Area 4: Silver Hill Cultural Center, and Priority Area 5: Health and Wellness Center. • Forest Run Drive to Boones Lane, which includes Priority Area 6: Donnell Drive Retail and Restaurant Hub. ■■ Provide amenities along the main street areas such as street trees, street furniture, bike racks, and pedestrian-scale street lighting. ■■ Include pedestrian crossings constructed with unit pavers that tie into the design elements of sidewalks.

POLICY 2: Implement a boulevard streetscape between main street areas throughout the corridor to improve the overall look and function of the corridor.

STRATEGIES:

■■ Develop boulevard typical sections that include two lanes in each

direction, bike lanes, a landscaped median, and sidewalks. These areas will include thematic and attractive streetscaping to tie together the main street areas corridor-wide. Figures IV-6 and IV-7, on pages 59 and 60, illustrate the typical section for boulevard areas with and without a median. ■■ Include sidewalks at least five feet in width and that are set back at least five feet to allow for roadside landscaping to serve as a buffer between the pedestrian environment and the roadway. ■■ Where buildings are set back from the roadway with large parking lots in front, incorporate a shrub hedge row between the sidewalk and parking lot to serve as a buffer between the pedestrian environment and parked cars.

CHAPTER IVâ&#x20AC;&#x201D;Transportation Figure IV-4: Typical Main Street Cross Section with Medianâ&#x20AC;&#x201D; A feasibility study is necessary to evaluate options for on-street parking and bike lanes for each recommended cross section.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IV-5: Typical Main Street Cross Section without Medianâ&#x20AC;&#x201D; A feasibility study is necessary to

evaluate options for on-street parking and bike lanes for each recommended cross section.

CHAPTER IVâ&#x20AC;&#x201D;Transportation Figure IV-6: Boulevard Area without Medianâ&#x20AC;&#x201D; A feasibility study is necessary to evaluate options for on-street parking and bike lanes for each recommended cross section.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IV-7: Boulevard Area with Medianâ&#x20AC;&#x201D; A feasibility study is necessary to evaluate options for on-street parking and bike lanes for each recommended cross section.

CHAPTER IV—Transportation POLICY 3: Enhance and provide pedestrian-friendly amenities throughout the

corridor that assist in transforming the corridor into a safe and comfortable environment.

STRATEGIES:

■■ Include continuous sidewalks along the entire length of Marlboro Pike

■■ ■■ ■■

■■

and Pennsylvania Avenue. Priority sidewalk installation sites include: the front of District Heights commercial center and Parkland Shopping Center, along the parcel of land to the west of Regency Parkway, and throughout the Forestville Community. Improve pedestrian crossings by using reflective paint to ensure better visibility. Buffer pedestrians from vehicular areas where possible with on-street parking or landscaped verges. Minimize driveway entrances by channeling multiple entrances together into one shared driveway entrance, or move them to side streets, where feasible, to improve safety and levels of service. Enhance or provide pedestrian streetscape treatments to be included with property development and redevelopment projects through a private and public partnership or development proffer. Incorporate pedestrian accessibility from the school into the Marlboro Pike roadway improvements.

POLICY 4: Establish a theme that creates an identifiable look that visually unifies the corridor.

STRATEGIES:

■■ Install a 10-foot median, where feasible, based on available right-of-

■■ ■■ ■■ ■■

way. Areas include: • Southern Avenue to Benning Road • Walker Mill to Penn Crossing Drive • Viceroy Avenue to Forestville Road Install decorative community banners and gateway signs along the corridor identifying it as a community main street. Include continuous sidewalks, bike paths, and landscaping. Incorporate thematic landscaping along sidewalks and the median. Install attractive bus shelters or waiting areas at all corridor bus stops.

D. Parking

Ample and accessible parking is important for the success of any business district; however, expansive and underutilized parking lots are unattractive, unsafe, and inefficient. Large surface parking lots—with their large amounts of impervious pavement and limited usable space—can be an overly consumptive use of land. Furthermore, crime has been more prevalent at large parking lots along the corridor.

GOAL:

Provide ample parking areas along the corridor that are more accessible, safer, and environmentally-sensitive.

POLICY 1: Limit the need for large expansive parking lots throughout the corridor. STRATEGIES:

■■ Conduct a study to determine if on-street parking during off peak hours

along main street areas and side streets is feasible.

■■ Utilize existing expansive and underutilized parking lots as

opportunities for “infill” development in priority areas and nodes to provide a better use for the land and help build an improved streetscape environment. By using existing parking lots for redevelopment, new buildings can be built to front the sidewalk and create a pedestrianfriendly main street environment along Marlboro Pike. ■■ Plant a shrub hedge row to add a buffer between pedestrians and parked cars in cases where parking lots will remain adjacent to sidewalks. ■■ Locate off-street parking lots behind buildings in small, well lit, observable locations. Smaller lots help to better manage stormwater runoff at a microscale level, and are more safe and comfortable for pedestrians. ■■ Incorporate structured parking in commercial developments to maximize developable land. Structured parking will include ground floor retail or office space to occupy the streetscape environment. Figure IV-8 (see page page 63) alongside shows examples of structured parking above retail establishments.

E. Pedestrian and Bicycle Access

There are a number of opportunities to increase greenway and trail networks in the corridor. Bicycling is an alternative mode of transportation that is becoming increasingly popular due to increased

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA corridor. This trail will link Forestville and the Marlboro Pike Corridor with Walker Mill Regional Park.

POLICY 3: Develop bicycle-friendly roadways in conformance with the

latest standards and guidelines, including the American Association of State Highway and Transportation Officials (AASHTO) Guide for the Development of Bicycle Facilities.

STRATEGIES:

■■ Provide designated bike lanes along Marlboro Pike as shown on main

street and boulevard road cross sections. ■■ Provide bicycle-compatible road improvements and striping when road improvements are undertaken.

POLICY 4: Provide standard sidewalks along both sides of all new road construction within the developed and developing tiers.

STRATEGIES:

■■ Work with the Department of Public Works and Transportation to retrofit

sidewalk facilities along the following roads as road improvements are made or sidewalk construction funds become available: • Parkland Drive: Improve access between Marlboro Pike and the MD 4 sidepath. • Capitol Heights Boulevard: These sidewalks will improve access through Capitol Heights to the Oakcrest Community Park School Center and to Capitol Heights Elementary School. • Glacier Avenue: Improve access to Bradbury Heights Elementary School. • Nova Avenue: Improve access to Bradbury Heights Elementary School, John E. Howard Elementary School, and John E. Howard Community Center. • Kentucky Avenue: Improve access to several shopping centers and the Spauldings Branch Library. • Boones Lane: Provide safe pedestrian access to an existing bus stop. ■■ Provide sidewalks along Maygreen Avenue from Marlboro Pike to Longfield Place to improve pedestrian access to Longfields Elementary School.

■■ Complete the sidewalks along both sides of Old Silver Hill Road to

improve access to the Spaulding Library.

■■ Complete the sidewalk along the west side of Viceroy Avenue to

improve access to the Marlboro Pike corridor.

POLICY 5: All road frontage improvements and road capital improvement projects within the developed and developing tiers shall be designed to accommodate all modes of transportation. STRATEGIES:

■■ Provide continuous sidewalks and on-road bicycle facilities to the

extent feasible and practical.

F. Wayfinding and Signage

Signage serves as a means to provide direction or attract attention. Signage can be used as a means to unify aesthetics, establish a visual theme, and to locate destinations for travelers. Presently, commercial signage along the corridor is indiscriminately placed, not cohesive, and in some areas increases the visual clutter.

GOALS: To help travelers locate destinations, provide attractive informational signage with a unified theme throughout the sector plan area.

POLICY 1: Improve street signage to be uniform, thematic, and visible along

the corridor, ensuring that traffic signage is free from obstructions.

STRATEGIES:

■■ Establish a logo or graphic design that represents the corridor and can

be used on gateway signage.

■■ Provide decorative and thematic community banners along the corridor.

(See Figures IV-10a and IV-10b on page 66.)

■■ Locate street signs at all intersections and match in shape, color, and

font.

■■ Provide larger street signs at major intersections, while smaller, non-

signalized intersections, may have smaller signs.

■■ Ensure that street signs are visible at night and free from obstructions

such as overgrown landscaping.

CHAPTER IV—Transportation traffic congestion and the rising costs of operating automobiles. Bicycling is also a common mode of travel for the area’s youth and allows them better accessibility to destinations corridorwide. Bicycling is a healthier mode, providing opportunities to exercise while traveling, thus helping to improve the overall health and wellness of community members.

Figure IV-8: Structured Parking Above Retail Establishments

safe and convenient for all users, including experienced and avid bicyclists, recreational users, and the area’s youth.

POLICY 1: Incorporate appropriate pedestrian-oriented and transit-oriented

development features in all new development within the study area.

STRATEGIES:

■■ Provide bicycle lanes and sidewalks along Marlboro Pike to provide

better multi-modal accessibility along the corridor’s spine.

■■ Provide standard or wide sidewalks along the entire length of

Marlboro Pike, per the main street and boulevard road cross sections. In conjunction with designated bike lanes, the standard and wide sidewalks will provide multi-modal access along Marlboro Pike. ■■ Incorporate high visibility and contrasting crosswalk treatment at all intersections and curb cuts. These crosswalks should be well marked with reflective paint at a minimum. Explore using high visibility and contrasting surface materials at higher volume locations. ■■ Incorporate appropriate pedestrian safety features and amenities as new development or road improvement projects occur. These can include raised crosswalks, curb bumpouts, pedestrian refuges, improved signage and lighting, and reduced turning radii where necessary. ■■ Provide safe and convenient bicycle storage, or bike racks, in areas where bicycle parking is needed, including activity nodes and major community areas. A lack of bicycle storage is a significant hindrance to promoting bicycle use. Providing accessible and convenient bicycle parking, or bike racks, in areas where they are likely to be used may encourage bicycling.

POLICY 2: Provide adequate pedestrian and bicycle linkages to schools, parks, Example of a retail center with parking on the second level. Figures IV-9a and IV-9b (pages 64–65) map the location of the proposed bicycle trail network.

GOAL: Provide a continuous network of sidewalks, bikeways, and trails

that provides opportunities for residents to make some trips by foot or by bicycling, particularly to mass transit, schools, employment centers, and other activity centers. Bicycle opportunities will be

recreation areas, commercial areas, and employment centers.

STRATEGIES:

■■ Complete the trail along the north side of Pennsylvania Avenue

(MD 4) along the entire length of MD 4 within the Capital Beltway. Link communities with adjacent commercial areas and provide safe pedestrian access to bus stops along the corridor. ■■ Provide an M-NCPPC stream valley trail along Oxon Run within the study area. Extend the trail from MD 4 to the Oakland Neighborhood Park. ■■ Provide a stream valley trail along Ritchie Branch. Acquisition of land will be necessary to accommodate the trail through a largely industrial

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IV-9a: Greenways and Trails

CHAPTER IVâ&#x20AC;&#x201D;Transportation Figure IV-9b: Greenways and Trails (continued)

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IV-10a and IV-10b: Banner Examples

Figure IV-11: Existing Gateway Signage

Examples of community banners along a streetscape.

POLICY 2: Install community gateway and wayfinding signs that are decorative, establish community boundaries, and welcome people into the corridor. STRATEGIES:

■■ Install Gateway signage at the main corridor gateways, including the

intersections of Marlboro Pike with Southern Avenue, Brooks Drive, Silver Hill Road, and Forestville Road, as well as at the intersection of Pennsylvania Avenue with Forestville Road. (See Figure IV-11.) ■■ Enhance community wayfinding with directional signage guiding people to popular or significant destinations such as the Spauldings Branch Library, Oakcrest Community Center, and the John Eager Howard Community Center. (See Figure IV-12.)

POLICY 3: Limit commercial signs throughout the corridor to reduce the overall visual clutter.

Existing gateway sign at the corner of Marlboro Pike and Southern Avenue.

Figure IV-12: Wayfinding Sign Example

STRATEGIES:

■■ Reduce the number of free-

standing commercial signs and require commercial signage to be mounted on buildings, especially in the main street designated areas. ■■ Eliminate billboards in the corridor as they detract from the visual atmosphere and are not at a scale conducive to a pedestrian-oriented environment. Example of directional signage to help visitors locate community destinations.

CHAPTER IV—Transportation ■■ Use code enforcement to ensure the timely removal of signs when a

business closes.

POLICY 4: Improve transit signage so that transit stops are visible and apparent to all corridor users.

STRATEGIES:

■■ Provide clear and thematic signage at transit stops to indicate bus stops

so that they are recognizable to all corridor users.

■■ Provide signage at bus stops to provide schedules, fare information and

bus route illustrations.

■■ Provide informational kiosks at popular transit stops or transfer areas

that describe the overall transit service, bus schedules, and their relation to the community. Coordinate provision of this service with the Washington Metropolitan Area Transit Authority (WMATA) and the county.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

CHAPTER V—Natural Environment V. NATURAL ENVIRONMENT

Environmental sustainability is an important legacy for the future of the Marlboro Pike Corridor. All of the area’s stakeholders will benefit from environmental preservation, restoration, and enhancement measures. These will include preservation of green infrastructure, and measures to improve water quality, air quality, noise quality, and energy efficiency. Natural environmental resources in the project study area include parkland, rivers and streams, floodplains, watersheds, wetlands, and forested areas (Figures V-1a and V-1b, pages 70–71). The John Eager Howard Community Center Park and the Greater Capitol Heights/Oakcrest Community Park are the two largest parks in the study area and are located in the western portion near the Washington, D.C., border. In addition, the Greater Capitol Heights/ Oakcrest Community Park has significant frontage along Marlboro Pike. Other smaller community parks are dispersed throughout the area. Parkland serves as a natural resource as it provides tree cover and natural buffers that help to counter the effects of urban development, including stormwater runoff and air pollution. The plan area falls within portions of the Oxon Run, Henson Creek, and Southwest Branch watersheds. Both Oxon Run and Henson Creek drain to the Potomac River, while the Southwest Branch watershed drains to the Patuxent River. A watershed is an area of land from which all water (both

surface and groundwater), sediments, and dissolved materials drain into a common outlet, typically a stream, lake or river. Oxon Run and Ritchie Branch are two streams located in the project area. In close proximity to the planning area, the Suitland Bog is designated as a wetland of special concern by the State of Maryland, and is included as a special conservation area (SCA) in the Approved Countywide Green Infrastructure Plan. Although the sector plan contains sensitive environmental resources it is very urban in nature. This is a highly developed area that contains extensive impervious surfaces throughout. Over time, resources have degraded, as is evident from the numerous channelized and piped streams and from loss of forest. It is important to find a balance between the built and natural environ ments, which is what the strategies put forth in this section seek to achieve.

ENVIRONMENTAL GOAL: Improve water, air, noise quality, and energy efficiency

throughout the Marlboro Pike sector plan area by protecting and preserving environmental resources and ensuring that development is environmentally sustainable. The overall goal for the environment reflects both environmental health and quality of life issues. A healthy community includes a healthy environment. Below are specific elements related to the environment that achieve the overall goal discussed above.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure V-1a: Environment/Existing Conditions

CHAPTER V窶年atural Environment Figure V-1b: Environment/Existing Conditions

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure V-2a: Countywide Green Infrastructure

CHAPTER V窶年atural Environment Figure V-2b: Countywide Green Infrastructure

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA A Green Infrastructure

The sector plan area includes environmentally sensitive areas designated in the Approved Countywide Green Infrastructure Plan (2005) as being of countywide significance. The areas include the Oxon Run stream valley and the Ritchie Branch stream valley. The green infrastructure within the sector plan area is a significant amenity for the community, providing benefits for health and wellness opportunities, aesthetic value, environmental awareness, and the overall quality of life. Figures V-2a–V-2b (see pages 72–73) show the countywide green infrastructure network within the Marlboro Pike sector plan boundary.

GOAL:

Preserve green infrastructure throughout the sector plan area.

POLICY: Preserve, protect, enhance or restore the green infrastructure

network and its ecological functions while supporting the desired development pattern of the Marlboro Pike sector plan.

STRATEGIES:

■■ Through the development review process, limit development in the

Evaluation Areas1

Gaps2

and Network in order to preserve the integrity of the green infrastructure network. ■■ Through the development review process, target priority areas for development and allow for alternative designs that maximize the utilization of properties. ■■ Avoid, minimize, and mitigate environmental impacts associated with new development in the corridor. ■■ Minimize impervious surfaces by reducing parking lot sizes and using on-street parking.

1 Evaluation Areas

contain environmentally sensitive features, such as interior forests, colonial waterbird nesting sites, and unique habitats, that are not regulated (i.e., not protected) during the land development process.

2 Network

Gaps are those areas that are critical to the connection of the regulated and evaluation areas and were included in the mapping to provide areas of possible connectivity. These areas should be evaluated for restoration opportunities to enhance the ecological functioning of the network.

■■ Encourage environmental stewardship measures to enhance

environmental quality for redevelopment at existing properties throughout the corridor.

POLICY: Preserve and expand the green infrastructure network and promote community connectivity with the environment.

STRATEGIES:

■■ Preserve viewsheds and allow for greenway trail access to natural areas,

allowing the community to retain a connection with green infrastructure and park facilities. ■■ Preserve forested riparian buffers surrounding Oxon Run and Ritchie Branch as well as other natural environmental resources, including parkland, as part of the overall Prince George’s County green infrastructure network. ■■ Acquire unprotected lands within the green infrastructure network for preservation.

POLICY: Increase the vegetated cover throughout the sector plan area. STRATEGIES:

■■ Require canopy trees and landscaping in all new development and

redevelopment projects.

■■ Increase vegetation in existing properties with landscape enhancements.

B. Water Quality and Stormwater Management

Much of the existing environment was built prior to current stormwater treat ment requirements. Much of the stormwater run off throughout the sector plan area is untreated or not treated to current standards. In addition, much of the area is urban and includes a large quantity of impervious surfaces, which leads to high levels of runoff. It is important to consider hydrology and stormwater management functions as early as possible in the planning process to ensure they are properly accommodated and designed to minimize environmental damage.

GOAL:

Restore and enhance water quality in areas that have been degraded and preserve areas not degraded.

POLICY: Ensure that future development and redevelopment along the corridor incorporates innovative and sustainable solutions to stormwater management and utilize the most current water quality standards.

CHAPTER V—Natural Environment Figures V-3a, b, c: Stormwater Best Management Practices

STRATEGIES:

■■ Upgrade existing stormwater management facilities within the sector plan area to meet the Maryland

Department of the Environment’s (MDE) most recent standards.

■■ When designing stormwater management for new development or redevelopment sites, include

A small scale stormwater management and water quality facility incorporated into a parking lot landscaped island.

additional treatment for drainage from existing neighboring developments that do not meet current stormwater management standards. ■■ Restore natural drainage patterns to preserve watershed hydrology and wetland functions during the land development process. ■■ Build stormwater management facilities to address any untreated areas offsite that are included within the drainage area of a development site. ■■ Identify areas for retrofit projects in collaboration with the Department of Environmental Resources and the Department of Public Works and Transportation.

POLICY: Utilize best management practices and environmentally sensitive design techniques throughout the study area.

STRATEGIES:

■■ Decrease impervious surfaces to reduce volumes of run off in stormwater management facilities and to

accommodate smaller size structures in lieu of larger single treatment areas.

■■ Incorporate infiltration devices, rain barrels, pervious paving, green roof technologies, and recycling

of stormwater for irrigation where feasible. Figures V-3a, b, and c, alongside, illustrate examples of stormwater management best practices. ■■ Include rain gardens, or bioretention facilities, in site development projects as a part of the landscaping. Innovative stormwater management is included as part of a streetscape design.

An attractive stormwater management pond designed as a visual amenity.

C. Green Building and Energy Efficiency

As environmental technologies evolve into the future, the most innovative practices should be used to achieve environmentally sensitive designs that are sustainable. Green building is the practice of planning, designing and constructing low-impact, sustainable, and energy efficient buildings and communities. It is recommended that future development be certified in Leadership in Energy and Environmental Design (LEED), which is a green building rating system developed by the US Green Building Council (USGBC) that sets the bar for environmentally-sensitive technologies in building construction. According to the USGBC, LEED emphasizes the creation of compact, walkable, vibrant, mixed-use neighborhoods with good connections to nearby communities. Promoting neighborhood conservation is a key component in LEED principles to reduce the need for new building in undeveloped areas. Living in a mixed-use environment within walking distance of shops and services will result in increased walking and biking, which helps to reduce auto-dependency and promote healthier lifestyles and environmental stewardship. LEED certified buildings use innovative strategies to reduce environmental impacts, energy consumption, and waste while promoting healthier living and working environments. These design

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA practices also reduce long term operational costs, are more commonly desirable and highly marketable.

GOAL:

Reduce the overall energy consumption of new development, and implement environmentally friendly building techniques.

POLICY: Utilize the most innovative energy efficient and environmentally sensitive design technologies for all new development and redevelopment that occurs throughout the sector plan area.

STRATEGIES:

■■ Encourage new buildings to meet LEED certification standards.

■■ ■■ ■■ ■■ ■■ ■■

Attract developers who are accredited LEED professionals or follow environmentally sensitive design practices. Encourage infill development and adaptive reuse of existing buildings. Encourage mixed-use and pedestrian and transit oriented development. Encourage waste reduction strategies and use of recycled construction materials. Encourage community gardening for family food production in public parkland and open spaces. Encourage the use of alternative energy sources, such as solar and wind power. Require the use of green building techniques such as green roofs, rainwater capture and reuse, sustainable building materials, and alternative energy sources.

D. Air Quality

This sector plan is within the Washington Metropolitan area, which is designated by the Environmental Protection Agency (EPA) as a nonattainment area for ozone and fine particulate matter, and is designated as a maintenance area for carbon monoxide (CO). These designations mean that there are currently high levels of these air pollutants in the area, and efforts are needed to reduce their levels on a large scale. Ozone, fine particulate matter and CO are vehicle generated air pollutants. Carbon dioxide (CO2) is also an air pollutant. CO2 acts as a greenhouse gas, and is typically generated as a byproduct of ozone and CO interaction. Therefore, areas with high levels of ozone and CO are also areas with high levels of CO2. Reduction of CO2 in earth’s atmosphere is necessary to lessen global climate change. These gases,

together with fine particulate matter, also affect quality of life, because high levels of these air pollutants can also increase asthma cases or other respiratory illnesses. Changes in land use and transportation patterns are necessary to accommodate a reduction of air pollutant emissions. A significant reduction in single occupancy auto travel is necessary to lower the air pollution levels throughout the metropolitan area, including the Marlboro Pike region. Improving conditions for pedestrians, bicycle riders, and transit service users will help reduce auto-dependency, thus improving air quality. Preserving forested areas and increasing tree cover can also help improve air quality because vegetation consumes air pollutants. Tree cover also helps to reduce thermal effects by lowering microclimate temperatures. The urban heat island effect is a microclimate condition where areas with a lot of pavement and a scarcity of shade or vegetation become hotter through absorption of solar energy and radiation of heat into the air. Increasing the tree canopy coverage helps reduce the urban heat island effect.

GOAL:

Improve air quality throughout the sector plan area to assist the region in meeting the Washington Metropolitan Air Quality Standards.

POLICY 1: Reduce the need for vehicular travel throughout the corridor.

Promote alternative modes of travel and development patterns that reduce trips.

STRATEGIES:

■■ Provide bicycle routes that are safe, convenient, accessible, and

comfortable to increase bicycle usage.

■■ Promote the use of transit services by providing better connectivity to

bus stops and more comfortable and convenient waiting areas.

■■ Provide better connectivity to the regional transit service offered

through Metro by establishing a shuttle service to the area’s closest Metro stations at Suitland and Addison Road.

CHAPTER V—Natural Environment POLICY 2: Increase tree canopy coverage in the area. STRATEGIES:

■■ Require a minimum of 10 percent tree canopy coverage on each new

development project and redevelopment site.

■■ Ensure the long-term viability of planted and preserved landscapes. ■■ Preserve existing landscape trees during redevelopment.

■■ For all new construction, bring the indoor decibel level down to 45

decibels by increasing insulation, using double pane windows and other common noise attenuation building standards. ■■ Continue current procedures and requirements within areas affected by noise greater than 65dB which require noise abatement.

E. Noise Intrusion

Noise intrusion in the Marlboro Pike Corridor can be attributed to air traffic from the nearby Joint Base Andrews Naval Air Facility Washington. High levels of noise intrusion may affect quality of life. Directing noise sensitive land uses away from areas known to have higher noise levels increases the overall livability of the corridor. Noise sensitive land uses include residences, schools, libraries, entertainment, faith based, and recreational settings. The Joint Base Andrews Naval Air Facility Washington Air Installation Compatible Use Zone Study (AICUZ, 2007) shows that the eastern end of the Marlboro Pike Corridor in the vicinity of Forestville Road is within the average busy day noise levels varying between 65 and 75 decibels (see Figure V-4, page 78). Noise levels at this range become a nuisance in that they are louder than normal conversation levels. Noise sensitive land use for this area is not recommended because of the higher than average noise intrusion levels.

GOAL:

Improve noise quality within the sector plan area.

POLICY: Implement the AICUZ and Joint Land Use Study (JLUS) recommendations to reduce noise intrusion to sensitive developments within the sector plan.

STRATEGIES:

■■ Direct noise sensitive development away from areas with high noise

intrusion that include but are not limited to residences, schools, and cultural venues. ■■ Encourage land uses that are not sensitive to noise to locate within the areas with high noise intrusion, such as commercial properties, autooriented businesses, light industrial properties, and open space.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure V-4: Air Installation Compatible Use Zone and Noise Levels

CHAPTER VI—Public Facilities VI. Public fACILITIES

Public facilities are a vital component in a community, providing services essential to everyday living and quality of life. Public facilities (including schools, libraries, police and fire/emergency medical services stations, parks and recreational facilities) were inventoried and assessed to determine their sufficiency for servicing the sector plan area. Figures VI-1a and VI-1b on pages 80-81 illustrate the public facilities that service the Marlboro Pike sector plan area.

PUBLIC FACILITIES GOAL: Improve and maintain public facilities throughout the Marlboro Pike sector plan area, and ensure that they are modern, attractive and well located to serve existing communities and future development. Below are specific public facilities components that seek to achieve the overall goal discussed above.

A. Schools

The Prince George’s County Board of Education’s (BOE) Master Plan for the Pre-K to 8 and school consolidation initiative will affect two elementary schools within the sector plan. William Hall Elementary School will consolidate into pre-K to 8th grade and John Eager Howard Elementary school will close to turn into a charter school in the future. Six public elementary schools are located within the Marlboro Pike sector plan area and primarily service the area. Table VI-1 below lists 2007-2008 enrollment and capacity. Table VI-2 on page 82 highlights 2013 projected enrollment and capacity. Five public elementary schools and one Pre-K through 8th grade school that primarily serve the area are located within the Marlboro Pike sector plan area. John Eager Howard Elementary School, though owned by the Board of Education, ceased operation as an elementary school at the end of the 2008-2009 school year. At the beginning of the 2009-2010 school year, William W. Hall Elementary School was converted to a Pre-K through 8th grade school and renamed William Hall Academy.

Table VI-1: Marlboro Pike Sector Plan School Capacity and Enrollment School Name

Address

Enrollment (2009-2010)

State-rated Capacity

Percent of Capacity

2009-2010 Available Seats

Bradbury Heights Elementary School

1401 Glacier Avenue

326

656

50%

330

Concord Elementary School

2004 Concord Lane

356

456

78%

100

Francis Scott Key Elementary School

2301 Scott Key Drive

504

749

67%

245

Longfields Elementary School

3300 Newkirk Avenue

344

406

85%

William Hall Academy

5200 Marlboro Pike

548

750

73%

202

Source—Prince George’s County Public Schools

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure VI-1a: Public Facilities/Existing Conditions

CHAPTER VIâ&#x20AC;&#x201D;Public Facilities Figure VI-1b: Public Facilities/Existing Conditions

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Table VI-2: Marlboro Pike Sector Plan School Projected Capacity and Enrollment School Name

2017 Projected Enrollment State-Rated Capacity

Percent of Capacity

2017 Available Seats

2009-2017 Enrollment Change

Bradbury Heights Elementary School

303

656

46%

353

-23

Concord Elementary School

226

456

50%

230

-130

Francis Scott Key Elementary School

560

749

75%

189

Longfields Elementary School

317

406

78%

-27

William Hall Academy

556

750

74%

194

1,962

3,017

65%

1,055

-116

Sector Plan Total Source—Prince George’s County Public Schools

Table VI-3 below identifies school facility conditions.

Table VI-3: Marlboro Pike Sector Plan School Facility Conditions School Name Building Size

Site Acreage

2008 3DI Facilities Condition Index

2008 3DI Facilities Condition Rating

Bradbury Heights Elementary School

79,457

5.0

49.97%

Fair

Concord Elementary School

43,984

9.4

62.53%

Fair

Francis Scott Key Elementary School

86,814

12.4

Not Reviewed

Longfields Elementary School

52,565

11.7

63.73%

Fair

100,000

53.0

Not Reviewed

William Hall Academy Source—Parsons 3DI, 2008

Table VI-4 (right) identifies these capital needs. No major improvements are recommended regarding existing public schools.

Table VI-4: Identified Capital Needs, 2008-2013 School Name Identified Capital Need, 2008-2013

GOAL:

Concord Elementary School

Fire Alarm

John Eager Howard Elementary School

Open Space Pod Conversion, Asbestos Hot Ceiling Tiles

Ensure that public schools are well-maintained in order to adequately service surrounding communities and future development.

POLICY 1: Preserve and maintain existing public schools within the Marlboro Pike sector plan area.

Source: Prince George’s County Office of Management and Budget, PGCPS

CHAPTER VI—Public Facilities STRATEGIES:

■■ Ensure that all capital needs identified above are completed in a timely

manner.

■■ Identify additional capital improvement needs to be addressed over

the upcoming years to ensure that all buildings and properties are safe and functioning properly taking into account the future conversion of William W. Hall Elementary School to William Hall Academy, a Pre-K to 8 school. ■■ Support the expansion of enrichment and specialty programs within the public schools.

POLICY 2: Provide safe connections to schools within the Marlboro Pike sector plan area.

STRATEGIES:

■■ Provide continuous safe sidewalks throughout the Marlboro Pike area,

especially around schools utilizing funding sources such as the Safe Routes to School Program. ■■ Improve pedestrian crossings to ensure better visibility, especially around schools.

B. Libraries

The Marlboro Pike sector plan area is served by the Spauldings Library, located at 5811 Old Silver Hill Road. This facility opened in 2006 and is approximately 24,000 square feet. Services provided at this facility include meeting space rental, computer and internet usage, and study rooms. The Spauldings Library is identified as a main component of the Silver Hill Cultural Triangle Priority Area. Currently the library is underutilized by the surrounding communities. The policies provided below have been established to encourage library usage and transform this valuable resource into a cornerstone of the area.

GOAL: Encourage library patronage within the sector plan area. POLICY 1: Ensure that the Spauldings Library becomes a prominent

community asset within the sector plan area and offers a multitude of services and programs to encourage community usage.

STRATEGIES:

■■ Build partnerships with stakeholders to market and expand the services

provided by the library.

■■ Provide an outdoor reading garden to encourage usage. ■■ Provide directional wayfinding signage to the Spauldings Library.

C. Public Safety FIRE

The District Heights Community Fire/EMS Station 26 is located in the Marlboro Pike sector plan area. The station recently relocated to a state-of-the-art facility located at 6208 Marlboro Pike. The new facility features four engine bays and will house two fire engines, a ladder truck, an ambulance and two supervisory response vehicles. This facility will also offer meeting and conference areas. The Boulevard Heights Volunteer Fire and Rescue Department is also located within the Marlboro Pike sector plan area at 4101 Alton Street. This department operates one ladder truck, two fire engines and one basic ambulance to service the surrounding communities.

POLICE

Although there are no police stations located within the Marlboro Pike sector plan area, the area is serviced by District III of the Prince George’s County Police Department, which is located at 7600 Barlowe Road in Palmer Park, north of the sector plan area. The District Heights Police Station is located at 2002 Marbury Drive in District Heights and only provides services within the District Heights Municipality. The Maryland State Police Barrack L is also located within close proximity to the corridor at 3500 Forestville Road, which is just south of the sector plan area. Safety is a major concern for citizens that live in surrounding neighborhoods and for businesses along Marlboro Pike. Criminal activity is a concern in certain areas throughout the Marlboro Pike sector plan area. Hotspots for criminal activity identified by the Prince George’s County Police Department include the western end of the study area, along Silver Hill Road and adjacent to the Penn-Mar Shopping Center. Large underutilized shopping center parking lots are of most concern in these areas.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Policies and strategies have been developed to address certain areas where criminal activity occurs, and to strengthen and unite communities and business owners in being less tolerant of this type of activity.

GOAL: Marlboro Pike is a safe and inviting atmosphere for community residents.

POLICY 1: Ensure that safety is improved in the Marlboro Pike Corridor. STRATEGIES:

■■ Revitalize hotspot areas for criminal activity. Use crime prevention

■■

■■ ■■

■■

through environmental design (CPTED) principles to develop an atmosphere not conducive to crime. Limit and monitor businesses that attract criminal activity by limiting permits and licenses issued throughout the corridor and by having police conduct regular site visits. Provide amenities along the corridor that deter criminal activity, including pedestrian-scale lighting and security cameras. Develop a crime watch group—through coordination with local business owners, residents, the community coalition (once established), and the local police department—to be on the look-out and report suspicious activity. Assess vacant public facilities that exist within the area to determine if they could serve as other community uses.

Heights Boulevard. This center was built in 2005 in partnership with the William Hall Academy (formerly the William E Hall Elementary School) and is operated by the Prince George’s County Department of Parks and Recreation. The facility includes a gymnasium, fitness center, dance center, and multi-purpose rooms. Additional plans are underway to build outdoor recreational facilities linked to this center in Oakcrest Community Park. The outdoor recreation will include playgrounds, tennis courts, ball fields, and a basketball court. The John Eager Howard Community Center is also located within the Marlboro Pike sector plan area at 4400 Shell Street, in Capitol Heights. The M-NCPPC community center is located within the John Eager Howard Elementary School and includes a gymnasium, game room, multi-purpose room, and a kitchen. Amenities located outside include play equipment, tennis courts, two athletic fields and a picnic area. A number of recreational programs, classes and after-school activities are offered at the center. Figure VI-2 highlights the Oakcrest and the John Eager Howard Community Centers.

Figure VI-2: Oakcrest Community Park

D. Parks and Recreation

The Maryland-National Capital Park and Planning Commission (M-NCPPC) was originally chartered to protect and maintain the stream valleys in Prince George’s and Montgomery Counties. The commission provides parks and other recreation facilities and programs to residents of Prince George’s County. The commission owns 76.62 acres of parkland within the Marlboro Pike Sector Plan area. This includes a total of four developed park facilities in the Marlboro Pike corridor consisting of two park school centers, where a community center is co-located and shares space with a school. These are John E. Howard Community Center Park and the Oakcrest Community Park School Center. At present Marlboro Pike has an array of park land and opportunities for recreation. The main recreation facilities that exist are the Oakcrest Community Center and Community Park located at the intersection of Marlboro Pike and Capital

The District Heights Municipal Center, adjacent to the sector plan area, provides additional recreation opportunities for the community. A privately operated sports complex also exists along the corridor in Great Eastern Plaza. This facility offers recreational opportunities related to health and wellness. The complex also offers youth league sports and tournaments, which form a significant contribution to the community. This complex is

CHAPTER VI—Public Facilities proposed as an anchor in the Health and Wellness Priority Area. See Figure VI-3 for a concept plan of the proposed complex. A number of smaller neighborhood parks also exist throughout the sector plan area. These include the following, owned by M-NCPPC: ■■ Hutchinson Commons Neighborhood Mini-Park ■■ Oakland Neighborhood Park ■■ Hartman-Berkshire Neighborhood Playground Amenities at these parks include play areas, picnic shelters, and basketball courts. The Oakland Neighborhood Park is undeveloped. A bike trail also exists within the Marlboro Pike sector plan area along Pennsylvania Avenue between Walters Avenue and Parkland Drive. Bike trails are also proposed within the Oxon Run and Ritchie Branch greenways.

Although there are some opportunities for recreation, they are limited, especially for the area’s youth. Additional recreational opportunities and programs are strongly desired, including bicycle trails and green community spaces.

GOAL:

Encourage active and healthy lifestyles for residents in the community.

POLICY 1: Promote and enhance recreational facilities and open space areas to encourage usage by community residents.

STRATEGIES:

■■ Complete build out of the Oakcrest Recreational Center and

Community Park as proposed in the existing site plan.

■■ Promote the Capital Sports Complex as an anchor in the Health and

Wellness Priority Area located in the vicinity of Great Eastern Plaza.

■■ Provide accessible community open space within priority areas and

Figure VI-3: Oakcrest Community Park Plan

along the corridor, where feasible, that are attractive and comfortable to use. ■■ Undertake, wherever possible, the acquisition and adaptive reuse of existing public facilities for recreational purposes as a means of redevelopment or economic revitalization of a priority area. ■■ Explore partnership opportunities with the City of District Heights to provide additional recreational options for local residents. ■■ Explore a formal partnership among residents, schools, and county agencies to create a community garden at Oakcrest Community Park.

POLICY 1: Provide bicycle linkages throughout the sector plan area that connect to recreational areas, parks, and schools as well as residential, commercial and employment areas.

STRATEGIES:

■■ Expand the bicycle trail network along the portion of Pennsylvania

Avenue located within the sector plan area, and provide links to Marlboro Pike. ■■ Provide trails through the riparian green spaces along Oxon Run and Ritchie Branch. ■■ Utilize the Silver Hill Triangle area as a one-mile walking circuit

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA E. Water and Sewer Service

The Marlboro Pike sector plan area is serviced by the Washington Suburban Sanitary Commission (WSSC) for both water and sewer service. Planning for these services is handled through the county’s Comprehensive Ten-Year Water and Sewerage Plan. The purpose of this plan is to provide for expansions of both systems in a manner consistent with county development policies and plans. The entire sector plan area is served by the public community water and sewer system. It is important that land use development decisions and water and sewer service planning are coordinated to ensure that adequate capacity is in place to handle future development. Detailed water and sewer service recommendations for the area will be discussed as part of the Subregion 4 master plan.

GOAL:

Ensure that the Marlboro Pike sector plan area is adequately equipped with the appropriate infrastructure.

POLICY 1: Maintain and/or upgrade the existing water and sewer

systems within the Marlboro Pike sector plan area to ensure that the system can support existing and proposed development patterns.

STRATEGIES:

■■ Coordinate zoning changes within the Marlboro Pike sector

plan area so that land development takes place in accordance with the Subregion 4 master plan, the capabilities of the existing system are not exceeded, and future expansions are planned accordingly.

CHAPTER VII—Economic Development Strategies VII. ECONOMIC DEVELOPMENT

Economic development for the Marlboro Pike sector plan area focuses on preserving and strengthening the existing residential communities and refocusing commercial development into activity nodes along the corridor. Community-oriented development, consisting of mostly residential land uses and a few neighborhood-oriented businesses, will be encouraged. The existing communities provide a market base for much of the commercial activity along the corridor, and the retail and office development focused in priority areas should be complementary to the surrounding neighborhoods. Background information and a profile of the economic, housing, and demographic characteristics set the stage for revitalizing the Marlboro Pike Corridor. Specific economic development strategies for achieving the plan vision and economic development goals have been developed for each of the seven priority areas. Corridorwide strategies are also outlined that support redevelopment of the priority areas and recognize the corridor as a unified economic entity. Recommendations for revisions to development regulations, processes, and zoning that reinforce the priority area and corridorwide strategies are provided at the end of this chapter. The character of the existing commercial development along Marlboro Pike varies considerably. Some shopping centers are performing well and are well-maintained; others are poorly maintained and almost vacant. Recent commercial structures have also been constructed in the area. Many free standing, highway oriented commercial uses are unattractive and detract from the stable residential communities off Marlboro Pike. The orientation of existing commercial uses and centers clearly favors the automobile, and does not present an attractive face to the community. By pursuing strategies that focus redevelopment and new development in priority areas and corresponding activity nodes, underperforming commercial uses within transition areas will be discouraged and phased out through re-zoning that favors residential and community-oriented uses. This would be favorable to residents in surrounding neighborhoods, as uses surrounding these communities would be more compatible with their needs and additional services would be offered to meet these daily needs. Marlboro Pike will transition into a community-oriented corridor for shopping, socializing, and dining, which will have a positive impact on property values in the area and provide services beneficial to individuals living in and outside the area. All of this will transform Marlboro Pike into an economically thriving area.

ECONOMIC DEVELOPMENT GOAL: Revitalize Marlboro Pike into an economically thriving corridor to better serve the needs of surrounding communities and to attract patrons from outside the sector plan area to shop there and spend time along the corridor.

A. Economic, Housing, and Population Characteristics ECONOMIC PROFILE The economic profile identifies the existing median household income in the Marlboro Pike area and Prince George’s County as a whole. According to U.S. Census data, between 1990 and 2000 the median household income in constant dollars has decreased in both the county and in the Marlboro Pike area. However, between 2000 and 2007, median household incomes increased in both areas, but average incomes in the Marlboro Pike area were lower than in the county as a whole. That trend is projected to continue through 2012. HOUSING PROFILE A housing profile was developed of the types of persons and families residing within the Marlboro Pike project study area. It is important to understand housing trends and household types when formulating recommendations for communities along the Marlboro Pike Corridor. For example, single-person households are less likely to live in large homes built for families. They tend to live in smaller, apartment-style units. In the Marlboro Pike market area (Figure I-3, page 6), a discrepancy between the dominant housing type and resident households indicates the emergence of a new trend. Recent household trends involve a decrease in the average household size as young professionals tend to live alone in urban areas for longer periods. The number of households increased from 1990 to 2000 within the Marlboro Pike area, while the average household size decreased (see Table VII-1, page 88). In addition, according to U.S. Census data, about two thirds of the households in the Marlboro Pike area are owner-occupied, with about one third being renter-occupied. This closely matches the home ownership ratios for the county. Having a strong base of owner-occupied households signifies community stability, because home owners tend to be less transient and invest more in their properties. Rental units are necessary to provide housing options for a variety of community members, such as young professionals and people without the resources to purchase homes. A strong community that offers a mixture of both options creates opportunities for people to start out in rental

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA units and to remain in the community when they are ready to own. This further enhances community diversity and strength.

DEMOGRAPHIC PROFILE The population of the Marlboro Pike area grew little between 1990 and 2000, while the county’s population increased substantially (see Table VII-2). This can be attributed to the relative age of the communities, because the majority of the neighborhoods throughout the area were built prior to 1990 and little development has occurred since that time. Population in the Marlboro Pike area is projected to remain stable, or rise slightly, with an increased focus on residential development or infill development along the corridor. The relative age distribution for the Marlboro Pike area was identified for consideration when developing recommendations for land use changes along the Marlboro Pike Corridor. Age distribution affects housing choices; families with children might prefer homes with yards while older households could choose to downsize their living spaces to ones requiring less maintenance, where master bedrooms are on ground floors. Most people living in the project area were between the ages of 35 and 44, as reported by the 2000 U.S. Census. It is estimated that this was still the largest age group in the project area in 2007, but that it will have decreased by 2012. It is projected that the highest percentage of people living in the project area in 2012 will be between the ages of 45 and 54, with the second largest group in a younger age bracket—between 25 and 34.

Marlboro Pike Area Total Households Average Household Size Total Housing Units Prince George’s County Total Households Average Household Size Total Housing Units Source: U.S. Census Bureau 1990 and 2000.

Marlboro Pike has a tremendous opportunity to continue capitalizing on its central location and easy access. This opportunity could be leveraged further by developing underutilized land parcels along the corridor. While local brokers say that income levels are not high enough to draw and support upscale consumer goods, this assumption could change as retail developers expand their focus to niche markets. To this end, Prince George’s County could provide incentives for these emerging development trends. Additionally, the demographic profile indicates an increase in the number of single-person households in the area. As this demographic grows, new residents are likely to bring higher levels of disposable income and a greater interest in new entertainment and upscale dining options in the area. Furthermore, area residents contend—and the project market analysis noted—that local residents leave the immediate area to shop and dine elsewhere for higher quality goods and services. This indicates the need for a higher-quality commercial environment along the corridor. Based on residential growth, the area is projected to have additional demand for approximately 100,000 square feet of retail. This additional demand, based on the influx of new population, is expected to be mostly in the convenience retail segment. In addition, areas east of the Beltway are also expected to grow over the next decade. Since these areas supply a steady stream of commuters that frequent the shopping centers at the eastern end of Marlboro Pike, retail demand is expected to increase as well. The overall demand for additional retail space over the next 15 years is expected to be between 300,000 and 400,000 square feet in the Marlboro Pike Corridor.

T able VII-2: P opulation T rends

T able VII-1: H ousing T rends Summary

B. Commerce

1990

2000

% Change 1990-2000

16,230 2.86 17,264

17,470 2.7 18,714

7.64% -5.59% 8.40%

255,510 2.77 267,491

286,610 2.74 302,378

12.17% -1.08% 13.04%

Summary

1990

2000

% Change 1990-2000

46,681

47,367

1.47%

723,104

801,515

10.84%

Marlboro Pike Area Total Population Prince George’s County Total Population Source: U.S. Census Bureau 1990 and 2000.

CHAPTER VII—Economic Development Strategies Over 1,000,000 square footage of retail is proposed as part of the priority area development. Some of this replaces or incorporates existing retail. In order to ensure that there is enough retail space to meet the market demands, rezoning is also proposed for some of the underperforming retail properties along the corridor between priority areas. Rezoning existing commercial properties allows for a lower net gain in retail space that would more closely reflect the 300,000 to 400,000 square feet of projected demand. The regional office market is also fairly strong and is projected to remain steady, anchored by a significant federal presence and a diversifying private sector. Despite the addition of new space, little absorption, decreased government spending, and slowing job growth, industry experts remain optimistic, citing the region’s three percent unemployment rate and desirable location. The corridor offers market conditions that are suitable for neighborhoodoriented offices. A limited number of medical services are currently available to the residential communities located on both sides of the corridor. At public meetings for the Marlboro Pike sector plan, residents complained about the lack of medical services along Marlboro Pike and said that they had to drive great distances to medical facilities. Employment growth in the education and health service industry indicates a projected countywide need for additional space. Some of that demand could be supplied along Marlboro Pike.

COMMERCIAL DEVELOPMENT GOAL: Establish an economically thriving and community-oriented corridor with a quality commercial environment. POLICY 1: Encourage area merchants to organize and coordinate in forming an

association to promote area businesses. Coordinate with a variety of agencies and stakeholders to implement strategies.

STRATEGIES: ■■ Encourage businesses along Marlboro Pike to form one advocacy group

in support of the vision described in this plan.

■■ Initiate corridorwide cultural events, farmer’s markets, parades,

festivals, and/or fairs.

■■ Create a business improvement district (BID).

STRATEGIES: ■■ Focus large, new commercial development in the priority areas. ■■ Upgrade the commercial activities to create an environment for more

high-end services for the community.

■■ Limit permits and licenses in order to discourage businesses that create

an environment conducive to criminal activity.

■■ Ensure that all new commercial construction is of a high standard that

is consistent with the design standards developed as part of this sector plan (see Chapter IX). ■■ Utilize urban design characteristics that promote pedestrian movement within the activity nodes so that patrons can park in one place and walk to multiple destinations. ■■ Amend the signage ordinance to prevent the use of free-standing signs, and require commercial signage to be installed on buildings. ■■ Create thematic developments with related services. • Create a mixed-use environment at the Western Gateway Priority Area that is attractive to working professionals. • Cluster health and wellness services in the Great Eastern Plaza Health and Wellness Priority Area. • Cluster neighborhood-scale arts and culture services in the Brooks Drive and Silver Hill Triangle Priority Areas. • Cluster retail, entertainment, and dining services in the Donnel Drive Priority Area. • Cluster flex office space and warehousing in the Forestville Flex Space Priority Area. • Encourage auto-oriented businesses in the area between Forestville Road and the Capital Beltway.

POLICY 3: Reduce the number of underperforming businesses between the

activity nodes. Eliminate excessive commercial zones in order to improve property values as well as strengthen and grow existing commercial centers.

STRATEGIES: ■■ Revise commercial or industrial zoning to encourage appropriate

redevelopment for:

POLICY 2: Create activity nodes to concentrate commercial investment and to serve as community focal points.

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA • Residential—single family, townhouse, or multifamily • Mixed residential and commercial buildings or projects • Limited neighborhood commercial ■■ Improve existing properties in the area through proper code

enforcement.

C. PRIORITY AREA STRATEGIES

The entire Marlboro Pike Corridor is part of the Developed Tier as described in the 2002 Prince George’s County Approved General Plan. Policies for the Developed Tier focus on infill development and redevelopment opportunities in existing centers and corridors. Although Marlboro Pike is not identified as a designated corridor or center in the General Plan, it is an important corridor for the community that it serves. In Chapter III of the Marlboro Pike plan, seven priority areas are identified as catalyst locations, intended to spur redevelopment and new development that will enhance the revitalization of the corridor. It is realized that some of the priority locations are likely to be redeveloped sooner than others. A phasing plan was recommended (see Chapter III on page 19) that indicated when major redevelopment activity could be expected to occur within the time frame of the plan. However, action can be taken in all of the seven priority areas, independent of when these areas might be developed. The purpose of this section is to identify the action that can be taken in each of the seven priority areas. In addition, the section will identify specific financing mechanisms that could be used to develop certain priority areas. Details on each of the available financial programs can be found below in Section C, Corridorwide Strategies.

GOAL:

Utilize priority areas as a means to spur new development and redevelopment along the corridor.

POLICY 1: Encourage and implement new development to conform to recommendations specified in Chapter III of this plan.

See below for development strategies unique to each priority area.

Priority Area 1—Western Gateway

The Western Gateway is an important entry to the corridor from the District of Columbia. It is significant because a new gateway has the potential to create a strong impression for visitors who enter Prince George’s County.

The development concept for this area is ambitious, offering multi-story mixed use development in the triangular area bound by Marlboro Pike, Benning Road, and Southern Avenue. This site will take advantage of its key location by maximizing views of the Washington skyline. The plan consists of high-end condominium development, neighborhood office and retail space, and a revitalized Coral Hills Shopping Center. This community centered plan will be anchored by the Free Gospel Church. While the development of this priority area is expected to occur in the second and third phases of the plan, there are some important strategies that can help to jump start the implementation process in the near term.

STRATEGIES: ■■ Assemble key pieces of property to realize the vision for the triangular

portion of this concept. (Currently the area is subdivided into small lots and parcels which need to be assembled to create a developable foot print. An important action to prepare the properties for redevelopment is to commence the land assembly process.) ■■ Engage the Washington Metropolitan Area Transit Authority (WMATA) in discussions about the relocation of the bus storage yard, which is situated at the rear of the Free Gospel Church. ■■ Foster joint venture opportunities by introducing developers to church leaders. ■■ Educate property owners and developers about the State of Maryland’s Neighborhood Businessworks Program as one possible funding source for development. ■■ Partner and plan with the District of Columbia or a non-profit organization to implement programs or development projects to enhance the area.

Priority Area 2—Neighborhood Hub

This property is currently privately owned and houses the abandoned Chapelwood Apartments. The vision for this property is to redevelop it as residential and to integrate it into the surrounding well established and attractive residential neighborhoods. The development concept recommends a mixture of townhouses and multifamily dwelling units that are complemented by attractive landscaping and open space at the entrance on Marlboro Pike. The phasing plan for this property begins in the mid-term timeframe. However, some strategies can be undertaken in the near future, which may help to set the groundwork for redevelopment of the property.

CHAPTER VII—Economic Development Strategies STRATEGIES: ■■ Engage the Prince George’s County Redevelopment Authority in

discussions with the current property owners to ascertain their plans for the property and determine if a partnership between the developer and the county is feasible. ■■ Coordinate activities and programs to facilitate the development of the site, which supports the county’s housing policies. ■■ Inform the property owner of the opportunity to apply for the Prince George’s Economic Revitalization Area Tax Credit and assist the developer with the application process at the appropriate time.

Priority Area 3—Brooks Drive Main Street Gateway

This intersection provides a major entry point to Marlboro Pike from the south. The vision for this priority area is to redevelop all four corners of the intersection into a main street concept with multi-story retail and community service businesses. The businesses would front Marlboro Pike and Brooks Drive, while a separate townhouse development would be located on the southwest corner behind the commercial uses. The concept will dramatically change the appearance of Marlboro Pike at this major entry point. It is anticipated that redevelopment activity at this priority area will occur in the third phase of the implementation plan. Strategies can be adopted to prepare this priority area so it will be ready for redevelopment once demand increases.

STRATEGIES: ■■ Create opportunities for partnerships between property owners and

developers. ■■ Assist developers with land assembly and consolidation. ■■ Inform property owners of financing programs available, e.g., the Maryland Enterprise Zone Tax Credit Program, which grants tax credits for new jobs created by businesses. ■■ Assist property owners/developers with the demolition. ■■ Explore the use of the Prince George’s County Revitalization Tax Credit program as possible financing source for the townhouse development proposed for this priority area.

Priority Area 4—Silver Hill Cultural Triangle

Another major intersection that brings visitors to Marlboro Pike from both the north and the south is Silver Hill Road. Because of its key location and its heavy traffic volume, it has a great potential to initiate an immediate change in the character of Marlboro Pike. This priority area is expected to be developed in the first or near term implementation phase. Building on the county library, located on Old Silver Hill Road, the vision for this triangle is to be transformed over time into the cultural center of the corridor. The plan calls for a modest development program that strategically places new commercial structures along Marlboro Pike and Silver Hill Road to enhance the area and to support a more pedestrian friendly environment. Since this is such an important area located midway along the pike, it is recommended that the county takes a more active role in encouraging redevelopment activity. The following are immediate strategies that can help spur redevelopment activity.

STRATEGIES: ■■ Provide incentives for development in this priority area by constructing

intersection improvements, sidewalks, landscaping, and green space as a demonstration project to exhibit the design standards and guidelines recommended in the plan. ■■ Request Neighborhood Conservation Program funds from the Maryland State Highway Administration for areas along Silver Hill Road (MD 458) to construct streetscape improvements that will create a more pedestrian friendly and aesthetically pleasing atmosphere. ■■ Assist property owners with applications for financing programs offered by the state and the county. ■■ Pursue the designation of the Silver Hill Cultural Triangle as an arts and entertainment district with the State of Maryland. ■■ Relocate the Great Eastern Plaza park-and-ride lot to the Silver Hill Shopping Center parking lot so that designated commuter parking is available for a new transit shuttle connecting the Marlboro Pike community with the two closest Metro stations at Suitland and Addison Road. ■■ Amend the Zoning Ordinance as necessary to provide incentives and allow infill development in the shopping center.

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Priority Area 5—Health and Wellness Center at Great Eastern Plaza

One of the most important issues that emerged from the series of public meetings and charrettes conducted for this plan was the lack of health services located close to the Marlboro Pike area. The site containing the Great Eastern Plaza, located near the center of the Marlboro Pike Corridor and the District Heights shopping area, offers an opportunity to rethink its longstanding role as a primarily retail shopping center. The concept for this site is to redevelop and extend the existing retail structure to front along Marlboro Pike. New retail stores will center on health and wellness and include medical offices located on upper floors of the buildings. The existing sports center would continue to anchor the complex, while the vast paved and underutilized parking area would be redesigned into an attractive pedestrian area. The plan also calls for the introduction of senior housing on the undeveloped properties next to the shopping center. Redevelopment is projected to begin in the second phase of the implementation plan. Some immediate strategies can be initiated to advance the new concept for this property.

STRATEGIES: ■■ Work with the owners of the Great Eastern Plaza properties to further

develop the concept and vision for the site and identify incentives to attract health related services and retail use to the site. ■■ Prepare a cost analysis for redeveloping the site as a health and wellness center. ■■ Promote opportunities to create partnerships on health and wellness programs and development facilities. ■■ Facilitate a meeting with the property owner of Great Eastern Plaza and the consultant who performed the Medical Mall Planning Study: Feasibility of Four Different Medical Malls in Prince George’s County (December 2007) to brief them on the findings. ■■ Facilitate joint venture discussions with developers who specialize in senior housing or assisted living projects. ■■ Brief the shopping center owner on the income tax credits offered through the Maryland Enterprise Zone Program.

Priority Area 6—Retail and Restaurant Hub

The two shopping malls located at the intersection of Marlboro Pike and Donnell Drive are well established retail centers. The Penn-Mar Shopping Center and the Centre at Forestville offer both convenience shopping for

everyday needs and comparison shopping. The concept for this location is to extend Boone’s Lane across Marlboro Pike into and through the PennMar Center, crossing Donnell Drive and into the Centre at Forestville. New restaurants and retail businesses would be developed along Boones Lane and Marlboro Pike, screening the loading areas to the rear of the Penn-Mar Center. The redevelopment of this priority site is planned to occur in the first phase. Strategies have been developed to help create incentives for early development activity at this location.

STRATEGIES: ■■ As an incentive for providing the new development indicated on the

concept plan, construct the green space along Donnell Drive and start with landscape improvements to support new commercial development along Marlboro Pike at the Boones Lane intersection. ■■ Recommend funding in the Capital Improvement Program to acquire right-of-way to facilitate the redevelopment of the site. ■■ Target franchise restaurant opportunities by working with the Maryland Small Business Development Financing Authority, the Penn-Mar Shopping Center and the Centre at Forestville. The program can provide loans and loan guarantees to small businesses involved in franchising. ■■ Encourage property owners/developers to apply for the income tax credit available for new job creation under the Maryland Enterprise Zone Tax Credit Program.

Priority Area 7—Forestville Flex Space Campus

The site is located near the Pennsylvania Avenue/I-95 interchange. The site forms the eastern gateway to Marlboro Pike and as such, redevelopment of the Forestville Shopping Center presents an important opportunity. The site is constrained by its proximity to Joint Base Andrews Naval Air Facility Washington, the accident potential, and the noise impacts from its operations. Building height limitations and land use limitations for the site ultimately dictate the use of the site as a flex space campus. The phasing plan calls for this project to be implemented in the near term. Strategies have been developed to achieve this.

STRATEGIES: ■■ Introduce flex park developers to the current property owners. ■■ Brief the flex park developers on the concept plan for redevelopment of

the Forestville Shopping Center.

CHAPTER VII—Economic Development Strategies ■■ Examine the potential for loans or grants for redevelopment from the

Maryland Economic Development Assistance Authority and Fund (MEDAAF). Redevelopment of this site could be considered as a local economic development opportunity which will require sponsorship by the county and participation at 10 percent of the state’s contribution to the project.

D. Corridorwide Strategies

Outlined below are a series of marketing and branding initiatives focused on raising the profile of the corridor by identifying market strengths and development opportunities. In addition, details are provided on the available state and local financing programs that could prove useful to private lenders and developers in creating incentives for redevelopment along the corridor, specifically within the seven priority areas.

Marketing and Branding

The Marlboro Pike market analysis reflected that the existing commercial businesses attracted nearly $863,800,000 of retail sales in 2007, which was almost $400,000,000 more than estimated retail demand. This indicates that consumers from outside the immediate trade area shop along Marlboro Pike because the corridor is capturing a larger share of potential household expenditures that actually available in the area. However, not all areas along the corridor are benefiting from this business activity. In addition, market analysis surveys indicated that a significant population within the market area travels outside of the Marlboro Pike sector plan area to purchase goods and services. A more diverse mix of businesses, community uses, and services is recommended, coupled with urban design and transportation improvements to spark revitalization. However, revitalization will require a significant effort to communicate the opportunities that are available in the corridor. Some strategies will require sustained commitment from the existing business community, while others will need the continuing effort of government agencies to keep Marlboro Pike high on their agenda.

GOAL:

Generate interest for revitalization opportunities along the Marlboro Pike Corridor.

POLICY 1: Raise the economic profile of the corridor in the region in order to attract new investment for revitalization.

Strategies: ■■ Pursue joint activities and programs to generate opportunities for

attracting investments.

■■ Assign staff to champion the implementation actions recommended in

this plan. Key staff persons could meet monthly with a subcommittee of the business association that will function as an advocacy group for revitalization of the corridor. ■■ Develop a logo and banners for the corridor that will identify it as a unique place in Prince George’s County for visitors and residents. The logo could also be utilized at each of the major commercial locations on Marlboro Pike for marketing materials, banners, signage, or other uses. ■■ Place monuments at both the eastern and western gateways to the corridor to announce arrival at the Marlboro Pike Corridor. ■■ Create a business association for the corridor whose focus is promoting the corridor, encouraging property maintence, organizing promotions, and sponsoring events. It could also consider establishing a business improvement district (BID) that could assess members a fee dedicated to maintenance and possibly policing the parking areas of the various commercial centers. ■■ Create a revitalization publication and multi-media presentation that features the seven priority areas, the plan for each, and contacts for interested parties. ■■ Present the plan and provide quarterly or semi-annual updates to the Washington Board of Trade. ■■ Host a developer’s fair to present the plan, highlighting the seven priority areas and the opportunities for revitalization of each location. ■■ Introduce prospective developers to property owners to help initiate partnerships for redevelopment of the priority areas or possible sale of the sites to interested development teams. ■■ Include Marlboro Pike on the Prince George’s County’s annual Economic Development Tour.

Financing Programs

The ability to demonstrate financial feasibility for a planned development or redevelopment project is critical to its future success. A number of state and local financing programs may assist a proposed project in demonstrating

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA its feasibility to private lenders. Some of these programs can be used for revitalization projects that could occur along Marlboro Pike.

NEIGHBORHOOD BUSINESSWORKS PROGRAM This State of Maryland program is a small business loan program that provides gap financing for costs associated with new businesses and expansion of existing businesses. Eligible projects are mixed use projects that will have commercial and residential uses in the same building, new construction or renovation projects, purchase of machinery or equipment and other costs associated with expansion or opening of a small business. Projects must be located in a designated neighborhood, and projects that support a neighborhood commercial district receive higher priority for funding. There are four designated neighborhoods in the Marlboro Pike area: Coral Hills/ Hillside/Bradbury Heights in the vicinity of Priority Area 1, District Heights in the vicinity of Priority Area 5, Walker Mill, and Forestville in the vicinity of Priority Area 7. Loan amounts for this program can range from $25,000 to $500,000 up to a maximum of 50 percent of total project cost. Loans are at below market rates and require a minimum 5 percent capital contribution. ENTERPRISE ZONE TAX CREDITS The State of Maryland’s Enterprise Zone Program offers both real property tax credits and income tax credits for projects that invest in the zone and create jobs. The program is a two tiered program focused on commercial development and redevelopment that offers tax credits in certain designated zones and more generous tax credits in more targeted focus areas. Mixed use projects are not appropriate for this funding source since the target is commercial development. The standard enterprise zone tax credit provides for a ten year credit against local real property taxes on a portion of the improvements. The credit is 80 percent for the first five years and declines by 10 percent per year for the remaining five years to a final credit of 30 percent in year ten. Also available is a one time income tax credit of $1,000 per new employee. If an economically disadvantaged employee is hired then the income tax credit totals $6,000 for three years. The entire Marlboro Pike plan area is in the county’s enterprise zone. FOCUS AREA TAX CREDIT In addition to the standard enterprise zone area, there is a focus area tax credit program that targets smaller geographic areas. There are three focus areas in Prince George’s County, one of them in the Marlboro Pike plan

area: the Capitol Heights/Seat Pleasant area. There are enhanced real property and income tax credits for targeted geographic areas located in the Capitol Heights/Seat Pleasant zone. The real property tax credit is 80 percent of the value of the improvements for all ten years. There is also an 80 percent tax credit on personal property for ten years. There is a one time $1,500 income tax credit for new jobs created by the investment or a $9,000 income tax credit over three years if the new hire is an economically disadvantaged person.

MARYLAND INDUSTRIAL FINANCING AUTHORITY (MIDFA) This authority’s mission is to encourage economic development in priority funding areas. All of Prince George’s County inside the Washington Beltway is in the priority funding area. MIDFA can issue private activity revenue bonds and provide credit insurance which can reduce a lender’s risk in making a loan to a business. While it is unlikely that the type of development envisioned along Marlboro Pike would not qualify under the strict guidelines for issuing private activity revenue bonds, this authority, under the conventional program, could provide credit insurance up to 80 percent to a lender who loans money to a new or existing business along Marlboro Pike. MARYLAND SMALL BUSINESS DEVELOPMENT FINANCING AUTHORITY This authority can provide financing for small businesses that are unable to secure loans from private lenders. It can also provide financing to small businesses that are owned by economically and socially disadvantaged persons. This program has financed franchises, hotels and other retail development. The four programs are the contract financing program, equity participation investment program, long term guarantee program, and the surety bonding program. The contract financing program provides loan guarantees, working capital, and equipment loans for those firms that have contracts with public utilities or government agencies. The equity participation program provides loans and loan guarantees for businesses involved in franchising or for individuals who want to purchase a profitable enterprise. MARYLAND ECONOMIC DEVELOPMENT ASSISTANCE AUTHORITY AND FUND (MEDAAF) This authority can provide funding to businesses and political jurisdictions for projects that are located in priority funding areas. Two programs funded by this authority could help finance projects along Marlboro Pike. The first is called Local Economic Development Opportunity. The local jurisdiction

CHAPTER VII—Economic Development Strategies must sponsor the business opportunity by passing a resolution in support and providing a loan, guarantee, or grant for a minimum of 10 percent of the state’s funding for the project. Loan amounts are capped at $5 million. Conditional loans and grants may be made for up to $2 million. The second program that could benefit revitalization along Marlboro Pike is the Special Purposes Loan, which targets specific types of projects. Two target areas that could apply to priority areas along Marlboro Pike are arts and entertainment and child care programs. Financial assistance is limited to 70 percent of total project cost.

REVITALIZATION AREA TAX CREDIT This program, offered by the Prince George’s Economic Development Corporation, provides property tax credits for redevelopment projects inside the Washington Beltway—in census tracts where the median family income is not greater than the countywide median family income. Unlike the State of Maryland’s Enterprise Zone Program, which targets commercial projects only, the county program can provide tax credits for both residential and non-residential projects. However, the applicant must choose either the state program or the county program to apply for the tax credit, but cannot take advantage of both programs. The tax credit is based on the increased tax assessment. For non-residential projects there is a five year tax credit, the percentage declines from 100 percent in year one by 20 percent each year to a final tax credit of 20 percent on taxes due in year five. Residential projects receive a credit of 100 percent in the first tax year declining to 66 percent in year two and 33 percent in year three. Improvement values are capped at $100,000 per dwelling unit.

TAX INCREMENT FINANCING Tax increment financing is a local-jurisdiction economic development tool that is used to capture increases in tax revenue generated by new development or redevelopment. The increased tax revenue is used to finance infrastructure in a defined geographic area where new development or redevelopment is occurring. Tax increment financing would be a more favorable funding source for mixed-use projects and residential projects, where both onsite and off-site infrastructure improvement are necessary to support the project. A geographic area is defined and at a given point in time the tax base in that area is frozen. Tax revenues generated from the frozen portion of the assessable base, are used to support the general fund.

Tax revenue derived from expanded assessable base generated by new development or redevelopment in the geographic area is used to pay the debt service on revenue bonds issued by the local government to finance needed infrastructure in the area. Prince George’s County could create a tax increment financing district to help finance infrastructure improvements recommended by the Marlboro Pike sector plan along the corridor. In some cases the revenue bonds issued are backed by the full faith and credit of the local government.

SPECIAL ASSESSMENT DISTRICTS Special assessment districts are another local economic development tool that can be used to finance needed public infrastructure. In a special assessment district a group of property owners agree to tax themselves in an amount or rate that is an addition to normal property tax rates. The additional revenue is dedicated to a specific use or uses, usually financing one or more types of capital improvements in their area. Sometimes special assessment districts are established to provide a back up source of revenue for a tax increment financing district.

GOAL:

Work with state agencies and the Prince George’s County Economic Development Corporation to educate developers and property owners on state and local financing programs.

POLICY 2: Educate and assist developers on financial program options for proposed development and redevelopment projects.

STRATEGIES: ■■ Conduct an annual forum to explain state and local financing programs

that are available for economic development and revitalization.

■■ Provide counseling on the most appropriate financing programs for

proposed development projects. ■■ Assist applicants in filling out required forms for loan, grant, and tax credit programs. ■■ Prepare county council resolutions in support of proposed projects that may be required for specific financing programs. ■■ Establish a tax increment financing (TIF) district as a key strategy for creating redevelopment incentives. It is recognized that funding for capital improvements is limited and that there are other important projects throughout the county that need to be implemented. Since much of the projected new development and redevelopment is expected

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA to be commercial, strong consideration should be given to using tax increment financing of transportation infrastructure, sidewalks, landscaping, and urban design improvements, which can help to link transportation with surrounding land uses. It can also generate confidence by assuring the private sector that public investments and tax dollars will be dedicated to public improvements that ultimately will enhance the community and business environment.

E. Development Regulations

Zoning, subdivision, and site plan review regulations can have a positive or negative impact in achieving economic and community development goals. The principle negative impact of development regulations is the additional engineering design costs incurred from several resubmissions in order to garner plan approval. The result is a lengthier review process that could cause a project to be priced out of the market or to miss the market altogether. Strategies are offered for zoning and development review regulations that can support and encourage revitalization along the Marlboro Pike Corridor.

ZONING The Marlboro Pike sector plan area is in the Developed Tier as delineated in the 2002 General Plan. The goals for the Developed Tier emphasize intense and high quality residential and economic development. The plan acknowledges the need to reinvest in the corridors and the existing neighborhoods while eliminating deteriorated strip commercial development.

GOAL:

Strategically identify and target areas for reinvestments along Marlboro Pike.

POLICY 1: Reinforce plans and incentives for economic revitalization and

investment along Marlboro Pike through the use of appropriate zoning regulations.

STRATEGIES: ■■ Rezone the commercially zoned properties that are not a part of the

seven priority areas. This action will enhance the future viability of the priority areas, improve traffic flow by reducing the number of entrances and exits to commercial uses and prevent over saturation of the retail market.

■■ Apply the appropriate mixed use zoning district to mixed use areas

designated on the Marlboro Pike sector plan. Most of the commercially zoned properties along Marlboro Pike are zoned C-S-C and C-M except for one mixed use transportation district. This zoning district allows a wide variety of commercial uses and only a very limited mixed use option. Lot coverage limitations and required front yard setbacks inhibit the ability to create a main street character along selected segments of the corridor. It is recommended that mixed use zoning districts be considered in priority areas where the vision is for residential or office use above ground floor retail, specifically the Western Gateway Priority Area. A new mixed use district could be created and mapped for infill development to promote mostly residential development with neighborhood-oriented businesses in transition areas.

DEVELOPMENT REVIEW AND APPROVAL PROCESS There are four separate development review processes that a project could undergo before it proceeds to building permit application. These processes are site plan approval, subdivision approval, urban design approval, and special exception approval for certain uses cited in the zoning code. Strategies have been developed that could help expedite the review and approval of development projects.

GOAL:

Expedite and support the development review and approval process to encourage revitalization activities.

POLICY 2: Streamline the development review approval process to ensure a

more timely approval by the Planning Board and County Council to help projects move more rapidly toward implementation.

STRATEGIES: ■■ If necessary, revise and amend development review procedures to

expedite approval of projects.

CHAPTER VIIIâ&#x20AC;&#x201D;Implementation VIII. Implementation

The vision for the Marlboro Pike Corridor will require that a variety of participants work together to make it a reality. The following action steps outline the implementation strategies, related to the revitalization efforts discussed throughout this plan and necessary to facilitate change. Implementation strategies will be accomplished by many public agencies and the private sector collaborating in efforts to achieve the vision and goals of the plan. The implementation srategies listed provide the basis for a future work program for the Marlboro Pike area.

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

Marketing and Branding the Corridor

Objective

Action Steps

potential coordinating agency

Timeframe

Include Marlboro Pike on the county’s annual Economic Development Tour

Prince George’s Economic Development Corporation

Immediate and ongoing

Assign a dedicated resource to plan implementation

M-NCPPC—Planning Prince George’s Economic Development Corporation

Immediate

Create a logo

M-NCPPC—Planning and business association

Short-Term

Coordinate with property owners in the seven priority areas to promote the plan

M-NCPPC—Planning Prince George’s Economic Development Corporation

Immediate

Form a business association for the corridor

M-NCPPC—Planning Prince George’s Economic Development Corporation corridor businesses

Medium

Present the plan for seven priority areas to the Washington Board of Trade

Prince George’s Economic Development Corporation M-NCPPC—Planning

Immediate

Create a Business Improvement District (BID)

Chamber of Commerce Prince George’s Economic Development Corporation M-NCPPC—Planning

Medium

Create and distribute revitalization publications and multi-media presentations

Prince George’s Economic Development Corporation M-NCPPC—Planning

Short-Term

Host a developers’ fair

Prince George’s Economic Development Corporation M-NCPPC—Planning

Short-Term

Identify and introduce prospective developers to property owners

Prince George’s Economic Development Corporation M-NCPPC—Planning

Short-Term

CHAPTER VIII—Implementation

Dedicate Development Regulations

Secure Financing for Revitalization Efforts

Objective

Action Steps

Responsible Parties

Timeframe

Conduct annual forum to explain state and local financing programs

Prince George’s Economic Development Corporation

Ongoing

Provide counseling on appropriate financing programs for specific development projects

Prince George’s Economic Development Corporation

Ongoing

Assist applicants in filling out forms for financing programs

Prince George’s Economic Development Corporation

Ongoing

Create a dedicated review team for Marlboro Pike projects

M-NCPPC—Planning

Immediate

If necessary, revise and amend development review procedures to expedite approval of projects.

M-NCPPC—Planning

Immediate

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

Neighborhood Conservation

Objective

100

Action Steps

Responsible Parties

Timeframe

Educate citizens about code enforcement standards and requirements

Prince George’s County Department of Environmental Resources (DER)

Immediate

Develop an organized, corridorwide stakeholder coalition to serve as advocate for the plan

M-NCPPC

Immediate

Continue to provide adequate staffing levels to implement plan objectives.

M-NCPPC

Ongoing

Implement a systematic code enforcement program for Marlboro Pike

Prince George’s County Department of Environmental Resources

Short-Term

Install community banners and gateway signs

Business Improvement District M-NCPPC—Planning

Short-Term

Develop signage ordinances that prevent the use of freestanding signs, and require commercial signage to be installed on buildings along Marlboro Pike within the redevelopment overlay area

M-NCPPC—Planning

Short-Term

Complete planned improvements for Oakcrest Community Park to provide recreational facilities

Prince George’s County Board of Education M-NCPPC—Parks

Short-Term

Initiate corridor-wide cultural events, farmers markets, parades, festivals, and/or fairs

Business Improvement District Community Coalition (once established) The City of District Heights

Short-Term

Provide amenities along the corridor that deter criminal activity, including pedestrian scale lighting and security cameras

Prince George’s County Police Department District Heights Police Department Prince George’s County Department of Public Works and Transportation Business Improvement District

Short-Term

Develop a crime watch group to report suspicious activity

Community Coalition (once established) Business Improvement District

Short-Term

CHAPTER VIII—Implementation Objective

Action Steps

Transportation Enhancements

Conduct traffic engineering studies to pinpoint factors that will improve safety for motorists and pedestrians, particularly at the high accident intersections, including Brooks Drive and Silver Hill Road

Responsible Parties

Timeframe

Prince George’s County Department of Public Works and Transportation

Immediate

Maryland State Highway Administration

Require sidewalks be included with property redevelopment projects

M-NCPPC—Planning

Short-Term

Provide continuous sidewalks along Marlboro Pike and Pennsylvania Avenue. Priority sidewalk installation sites include: the front of the District Heights commercial area and the Parkland Shopping Center, along the parcel of land to the west of Regency Parkway, and throughout the Forestville community

Prince George’s County Department of Public Works and Transportation

Short-Term

Improve pedestrian crossings to ensure better visibility

Prince George’s County Department of Public Works and Transportation

Short-Term

Buffer pedestrians from vehicular areas, where possible, with on-street parking or landscaped setbacks

Prince George’s County Department of Public Works and Transportation

Short-Term

Require on street parking be included with property redevelopment projects

M-NCPPC—Planning

Short-Term

Initiate shuttle service connecting the local community with the regional transit service at the Suitland and Addison Road Metro Stations

Washington Metropolitan Area Transit Authority Prince George’s County Department of Public Works and Transportation

Short-Term

Improve aesthetics, visibility, and comfort levels at bus stops throughout the corridor

Prince George’s County Department of Public Works and Transportation Washington Metropolitan Area Transit Authority

Short-Term

Provide transit informational kiosks at popular transit stops

Washington Metropolitan Area Transit Authority

Short-Term

101

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

Transportation Enhancements (continued)

Objective

102

Action Steps

Responsible Parties

Timeframe

Install bike racks at popular destinations corridorwide

Private developers M-NCPPC—Planning

Short-Term

Build a continuous bicycle path along Pennsylvania Avenue

Maryland State Highway Administration

Short-Term

Complete streetscape enhancements corridorwide

Prince George’s County Department of Public Works and Transportation

MediumTerm

Build greenway trails through the Oxon Run and Ritchie Branch stream valleys

Install traffic calming and control devices along Marlboro Pike and conduct an engineering feasibility study for a traffic circle at Benning Road and Benning Road

M-NCPPC—Parks Prince George’s County Department of Public Works and Transportation

Prince George’s County Department of Public Works and Transportation

Short-Term

Long-Term

CHAPTER VIII—Implementation Objective

Action Steps

Environmental Sustainability

Upgrade existing stormwater management facilities to meet or exceed current criteria established by the Maryland Department of the Environment (MDE)

Responsible Parties Prince George’s County Department of Public Works and Transportation (DPW&T) Private Developers/Property Owners M-NCPPC—Planning, Maryland State Highway Administration and MDE

Timeframe

Ongoing

Conduct watershed planning Include watershed approach planning principles in site development plans

DPW&T, DER, M-NCPPC—Planning

Ongoing

Increase the use of green technologies on private property

Property Owners, M-NCPPC—Planning Prince George’s County Agencies, Washington Metropolitan Area Transit Authority State Highway Administration

Ongoing

DPW&T Private Developers M-NCPPC—Planning Maryland State Highway Administration

Ongoing

Developers

Ongoing

Maryland State Highway Administration Prince George’s County Department of Public Works and Transportation

Short-Term

Include best management practices in stormwater management design Require stormwater management best management practices in the development approval process Include innovative stormwater management practices in new development and redevelopment projects Upgrade the existing stormwater management pond at the intersection of Silver Hill Road with Old Silver Hill Road to incorporate environmental and visual quality upgrades and to meet the most current county and MDE standards

103

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

104

CHAPTER IX—Design Guidelines IX. Design GUIDELINES

The character of areas within the sector plan boundary will have complementary features that cohesively tie the corridor together and provide a unified visual theme. The main character areas include the activity nodes, transition areas, and neighborhood areas. The activity nodes are the centers in which major investments and redevelopment will occur to create corridor focal points. Activity nodes should be lively, populated areas with high quality design. The transition areas lie between activity nodes where investments will occur to either redevelop or improve upon properties lining Marlboro Pike. Transition areas should be attractive and cohesive with the surrounding communities. The neighborhood areas include communities behind the properties that front Marlboro Pike and lie along the corridor. Neighborhood areas should focus on design elements that are comfortable and enhance the community atmosphere. The mapping in Figures IX-1a and IX-1b on pages 106–107 depicts the location of the various types of areas that pertain to these design guidelines, including the corridor’s activity nodes, transition areas, and neighborhood areas. The map also shows the location of community open space, which would be areas for formal or informal gatherings. Community open space includes parkland, recreational areas, plazas, and other publicly accessible open areas, such as active streetscape areas and landscaped setbacks in front of public buildings. This map also shows the location of the gateway areas at the corridor’s eastern and western entry points and at the main intersections of roads traversing north and south through the corridor.

105

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure IX-1a: Design Guideline Areas

Community open space identified by this map includes existing parkland, recreational areas, and future locations that could be incorporated into development proposals. Note: Acquisition of future open space sites is subject to the willingness of the property owners to sell and the availability of funding to purchase land for park purposes.

106

CHAPTER IXâ&#x20AC;&#x201D;Design Guidelines Figure IX-1b: Design Guidelines

107

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA These design standards are developed to provide exemplary features that are suitable for each area. As efforts are underway to implement changes along the Marlboro Pike Corridor, the following standards should be referenced to ensure that projects match the quality needed to support the plan’s vision:

Buildings Activity Nodes ■■ Encourage new buildings to be built up to the sidewalk without setbacks, with entrances and windows along the street frontage. ■■ Building height should range from two to four stories. Building facades should provide pedestrian-scale architectural features. Facades should provide a regular and frequent pattern of architectural variety through modulation of wall plane, detailing, color, texture, and material. Encourage builders to construct buildings using LEED principles, which include green building technologies to reduce environmental impacts and improve energy efficiency. ■■ Encourage signature architectural styles that complement the surroundings and are also unique and attractive. ■■ Encourage vertical mixed use of residential and commercial uses at Priority Areas 1 (Western Gateway) and 5 (Great Eastern Plaza).

Green-roof use on a building.

108

A grocery store oriented to a main street environment.

High density residential units along the street front.

Architectural features are added to solid walls to give the appearance of windows.

CHAPTER IX—Design Guidelines Transition Areas ■■ Encourage the use of traditional architectural styles that offer pedestrian-friendly and compact development patterns using building form and materials that are complementary to the surrounding neighborhoods—such as the use of front porches, consistent setbacks, and building to the property line. ■■ New buildings should be built with an orientation facing Marlboro Pike and with limited setbacks. ■■ Building heights should range from two to four stories with pedestrian-scale architectural features. ■■ Encourage builders to construct buildings using LEED principles, which include green building technologies to reduce environment impacts and improve energy efficiency. ■■ Avoid blank, solid façades on elevations facing Marlboro Pike. Family-size units in a higher-density setting.

Neighborhood-oriented retail and commercial space.

Inviting store fronts.

Inviting multifamily units.

109

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Neighborhood Areas ■■ Encourage the use of architectural styles using building form and materials that complement existing neighborhoods, especially with infill development. ■■ Building height should range from one to three stories. Encourage builders to construct buildings using LEED principles, which include green building technologies to make residences comfortable, healthy, safe and energy efficient. ■■ Maintain existing setbacks to complement the existing neighborhood.

A pedestrian-oriented single family home.

110

Inviting atmosphere for a multifamily development.

CHAPTER IX—Design Guidelines Open Space Activity Nodes

■■ Where possible, incorporate formal and informal gathering

spaces in the design of streetscapes in designated activity nodes. Identify focal points to provide flexible space for large events, such as festivals or farmers markets. ■■ Include decorative features such as landscaping, specialty lighting, street furniture, fountains, and artwork. ■■ Provide street trees, trellises, or canopies for shade. ■■ Incorporate outdoor café seating in the design of gathering places.

An attractively landscaped gathering space.

Open space at a farmers market.

Open space incorporated in a streetscape.

Outdoor café seating.

111

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Transition Areas ■■ Provide programmed recreational space in Oakcrest Community Park. ■■ Incorporate formal and informal gathering spaces along the streetscape environment. ■■ Provide usable community open space including playgrounds, community gardens, dog runs, and informal lawn areas.

Walkways and landscaping.

112

Pedestrian gathering spaces.

CHAPTER IX—Design Guidelines Neighborhood Areas

■■ Preserve and protect riparian buffers and natural areas. ■■ Provide usable community open space, including playgrounds, community gardens,

dog runs, and informal lawn areas.

■■ Provide greenway trails in stream valleys for recreational opportunities where

environmentally appropriate.

Residences in a park-like setting.

Open space as a community focal point.

Greenway trail along a stream valley.

Recreational uses in open space.

113

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Gateways Activity Nodes, Transition Areas, and Neighborhood Areas

■■ Demarcate gateway areas with decorative and thematic welcome signs. ■■ Incorporate a signature gateway feature at the county and District of Columbia line

along Southern Avenue, where the existing gateway signage for Capitol Heights is currently situated. ■■ Install gateway features on Marlboro Pike at Silver Hill Road and Forestville Road.

Community gateway example.

Existing community gateway sign on Marlboro Pike at Southern Avenue.

114

CHAPTER IX—Design Guidelines

Roadway

Boulevard typical section without median.

Boulevard typical section with median.

Activity Nodes and Transition Areas along Marlboro Pike ■■ Include two through lanes in each direction. ■■ Include bike lanes. ■■ Include a landscaped median where right-of-way width is available. ■■ Incorporate traffic improvements to facilitate safety and accessibility. ■■ Follow designations of main street areas and boulevard areas as described in Chapter IV, Transportation. Neighborhood Areas ■■ Maintain and improve existing community roadway networks. ■■ Provide pedestrian linkages to new development sites. ■■ Incorporate traffic improvements to facilitate safety and accessibility for pedestrian and vehicular traffic.

Main street typical section without median.

Main street typical section with median.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA

Parking Activity Nodes

■■ Explore on-street parking opportunities at

designated main street areas where feasible.

■■ Build parking lots behind buildings that front

Marlboro Pike.

■■ Infill expansive parking lots with pad site

redevelopment to improve the streetscape and create a pedestrian-friendly environment. ■■ Use structured parking with high density development to efficiently utilize the site and mitigate the impact of parked cars. ■■ Provide landscape buffers in parking areas to lessen the visual and environmental impact of parking lots.

On-street parking.

Landscaped buffer along sidewalk.

Parking structure incorporated in commercial building.

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CHAPTER IX—Design Guidelines

Transition Areas

■■ Build parking lots behind buildings that

front Marlboro Pike. ■■ Use structured parking as ground floor or basement levels of residential properties to efficiently utilize the site and mitigate the impact of parked cars.

Parking built above retail establishments.

Neighborhood Areas ■■ Utilize on-street parking.

Landscape buffer along parking lots.

Landscaped buffer along sidewalk.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Pedestrian Zone and Streetscape Activity Nodes

■■ Provide a consistent concrete sidewalk with a minimum width of 10 feet, where possible. ■■ Include decorative scoring patterns or brick banding in the sidewalk pavement, especially for

crosswalk areas.

■■ Encourage businesses to utilize streetscapes for café seating, planter boxes, or street furniture.

Ensure that sidewalks and ramps are compatible with the standards of the Americans with Disabilities Act.

Landscape enhancements along a wide sidewalk.

Sidewalk with street furniture, decorative pavement, and landscaping.

Street trees and decorative pavement.

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Comfortable pedestrian link to rear lot parking.

Café seating along the main street.

CHAPTER IX—Design Guidelines Transition and neighborhood Areas

■■ Provide a consistent concrete sidewalk with a minimum width of five feet. ■■ Include a minimum five-foot landscaped setback between the sidewalk and curb for

transition and neighborhood areas with the addition of street trees and landscaping for transition areas. ■■ Ensure sidewalks and ramps are compatible with the standards of the Americans with Disabilities Act.

Retailers utilizing streetscape.

Sidewalk with landscaped setback.

Streetscape with landscaping and street furniture.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Crosswalks Activity Nodes, Transition and Neighborhood Areas

■■ Demarcate pedestrian crossings with decorative pavement and reflective paint ■■ Utilize decorative pavement ■■ Extend medians to crosswalk areas to provide mid-way pedestrian refuge space, where feasible ■■ Provide crosswalk traffic signage ■■ Incorporate pedestrian signals at signalized intersections

Decorative pavement crosswalk.

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Median allowing for a pedestrian refuge space in the crosswalk.

Decorative pavement in crosswalk ties into sidewalk design.

CHAPTER IX—Design Guidelines Street Trees and Landscaping Activity Nodes and Transition Areas

■■ Provide street trees at regular intervals between 25 and 35 feet along the corridor. ■■ Use canopy trees where there are no vertical or overhead spatial restrictions. ■■ Group species together to form a thematic appearance. ■■ Provide large planting wells with a minimum size of 4 feet by 8 feet or provide

elongated planting trenches to connect street-tree planting wells and enlarge rooting zones.

■■ Include low ground cover landscaping in planting wells. ■■ Utilize hardy, native, and stress-tolerant species. ■■ Utilize low-maintenance planting designs.

Parking lot buffers.

Median landscaping.

Boulevard landscaping.

Commercial area beautification.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Neighborhood Areas ■■ Use canopy trees where there are no vertical or overhead spatial restrictions. ■■ Mix various species to provide planting diversity, using no more than 20 percent of a single genus for the overall landscaping of a site. ■■ Utilize hardy, native, and stress-tolerant species. ■■ Utilize low-maintenance planting designs.

Overhead canopy from street trees.

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Median landscaping.

CHAPTER IX—Design Guidelines Street Furniture Activity Nodes, Transition and neighborhood Areas ■■ Include benches in popular gathering spaces ■■ Include coordinated trash receptacles ■■ Include bike racks at popular destinations

Bike racks.

Seating that also serves as artwork.

Decorative trash receptacle.

Bench examples.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Bus Stops Activity Nodes, Transition and neighborhood areas

■■ Include uniform bus stop signage

■■ Include benches and attractive shelters or canopies ■■ Include informational signage regarding schedules and routes ■■ Include coordinated trash receptacles

Standard bus shelter.

Decorative bus shelters.

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Enhanced bus stop.

CHAPTER IX—Design Guidelines Lighting Activity Nodes, Transition and Neighborhood Areas

■■ Include decorative, pedestrian-scale lighting

■■ Utilize fixtures with cutoff dress paths to minimize glare and reduce light pollution

Transition Areas ■■ Include overhead traffic lighting ■■ Provide lighting on buildings and at entrances ■■ Utilize fixtures with cutoff dress paths to minimize glare and reduce light pollution Neighborhood Areas

■■ Include decorative, pedestrian-scale lighting ■■ Provide lighting on buildings and at entrances ■■ Utilize fixtures with cutoff dress paths to minimize glare and reduce light pollution

Cobra head lighting with decorative banners.

Decorative pedestrian-scale lighting.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Wayfinding Activity Nodes, Transition and Neighborhood Areas ■■ Utilize community gateway signage at the corridor’s main entry points. ■■ Install thematic banners, mounted to street lights or utility poles, along the roadside at regular intervals. ■■ Use uniform street signage. ■■ Provide community directional signage for major destinations. ■■ Provide transit information kiosks at popular bus stops. ■■ Ensure that signs are not blocked by overgrown landscaping or other obstructions.

Decorative banners on pedestrian-scale street lights.

Transit map informational signage.

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Community gateway sign example.

CHAPTER X—Sectional Map Amendment X sectional map amendment A. INTRODUCTION

This chapter reviews land use and zoning policies and practices in Prince George’s County and presents the sectional map amendment (SMA) to implement the vision of this sector plan. It outlines all rezoning changes, presents justifications, identifies properties rezoned for mixed-use, and provides the prior and approved zoning inventory of land area for the sector plan area. The land use recommendations in the Marlboro Pike Sector Plan are reinforced by the comprehensive rezoning proposal, also known as a sectional map amendment (SMA) (see Figures X-1a and X-1b: Approved Land Use on pages 128–129, and Figures X-2a and X-2b: Approved Zoning on pages 130–131), which brings the zoning of the sector plan area into conformance with the land use plan. This is critical to allow and encourage the type of development desired at these locations. The District Council initiated the concurrent preparation of this sector plan and SMA in January 2008 via CR-3-2008. The procedure followed is in accordance with Council Bill CB-39-2005, which amended the framework for the process, whereby the District Council approves the sector plan and SMA simultaneously (originally established in CB-33-1992). The

procedural sequence for this concurrent process is illustrated in Appendix A on page 295. Comprehensive rezoning, through the SMA, is a necessary implementation step in the land use planning process. It attempts to ensure that future development will be in conformance with county land use plans and development policies, reflecting the county’s ability to accommodate development in the immediate and foreseeable future. Approval of the SMA would result in revision of the official Zoning Map for portions of Planning Areas 75A and 75B within the sector plan boundary. Future comprehensive examinations of the zoning within the sector plan area will occur in accordance with the procedures established for sectional map amendments. The last comprehensive rezoning for the Marlboro Pike Sector Plan area took place in 1986 as part of the Approved Master Plan and Adopted Sectional Map Amendment for Suitland-District Heights and Vicinity, Planning Areas 75A and 75B (1985—master plan; 1986—sectional map amendment).

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-1a: Approved Land Use

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CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-1b: Approved Land Use

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-2a: Approved Zoning

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CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-2b: Approved Zoning

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA The following are comprehensive rezoning policies established by the Prince George’s County Planning Board and District Council for preparation of the Sectional Map Amendment

B. COMPREHENSIVE REZONING POLICIES Public Land Policy

The established public land policy states that all public land should be placed in the most restrictive or dominant adjacent zone, whichever bears the closest relationship to the intended character of the area. Therefore, the zoning of public land, just as private land, should be compatible with surrounding zones and provide for appropriate and preferred future uses. A distinction is made where large parcels of land are set aside specifically as public open space. In these cases the R-O-S (Reserved Open Space) Zone or the O-S (Open Space) Zone is applied as the most appropriate zone, depending on the size of the property. Although federal and state government property is not subject to the requirements of the Zoning Ordinance, the comprehensive rezoning process is meant to apply a zoning category to all land, including government property. The R-O-S (Reserved Open Space) Zone is generally applied to federal and state properties, unless specific uses or intended character of the property or area should warrant another zoning category. This policy is in compliance with Section 27-113 of the Prince George’s County Zoning Ordinance, which states that any land which is conveyed in fee simple by the United States of America or by the State of Maryland shall immediately be placed in the R-O-S Zone until a zoning map amendment for the land has been approved by the District Council.

Zoning in Public Rights-Of-Way

Policies governing the zoning of public street and railroad rights-of-way (both existing and proposed) are contained in Section 27-111 of the Prince George’s County Zoning Ordinance. This proposed SMA has been prepared in accordance with that section.

Limitations on the Use of Zones

Zoning classifications proposed in the SMA are limited only by the range of zones within the Zoning Ordinance a vailable at the time of final action by the District Council (see Appendix B, Guide to Zoning Categories).

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However, there are certain restrictions on when these may be applied to properties (Section 27-223 of the Zoning Ordinance). Reclassification of an existing zone to a less intense zone, also known as downzoning, is prohibited where: “(g)(1) The property has been zoned by Zoning Map Amendment within five (5) years prior to the initiation of the Sectional Map Amendment or during the period between initiation and transmittal to the District Council, and the property owner has not consented (in writing) to the zoning; or “(g)(2) Based on existing physical development at the time of adoption of the Sectional Map Amendment, the zoning would create a nonconforming use. This zoning may be approved, however, if there is a s ignificant public benefit to be served by the zoning based on facts peculiar to the subject property and the immediate neighborhood. In recommending the rezoning, the Planning Board shall identify these properties and provide written justification supporting the zoning at the time of transmittal. The failure of either the Planning Board or property owner to identify these properties, or a failure of the Planning Board to provide the written justification, shall not invalidate any Council action in the approval of the Sectional Map Amendment.” In order to clarify the extent to which a given parcel of land is protected from rezoning to a less intense zone by virtue of existing physical development, the Zoning Ordinance Section 27-223(h) states that: “The area of the ‘property’ as that word is used in Subsection (g) (2), above, is the minimum required by the Zoning Ordinance which makes the use legally existing when the Sectional Map Amendment is approved.”

The R-T Zone (Residential Townhouse)

The Zoning Ordinance Section 27-223(i) states that: “No property may be zoned R-T if it was not classified in that zone prior to the initiation of the Sectional Map Amendment, except where the most recent Sectional Map Amendment involving the property was approved prior to 1990, unless: “(1) The proposed development on the property to be rezoned to R-T will consist only of one-family attached metropolitan dwelling units; or

CHAPTER X—Sectional Map Amendment “(2) The property to be rezoned to R-T is located within a mixed-use activity center designated as a ‘Transit Village’ in the applicable Area Master Plan.”

D-DOZ/M-U-I (Development District Overlay Zone/Mixed-Use Infill)

The Zoning Ordinance Section 27-223 states that:

“(j) The District Council may not classify property in the Development District Overlay Zone unless the zone is recommended in an approved Master Plan, Master Plan Amendment, or Sector Plan. The Plan shall be prepared in accordance with Part 13 and Section 27-548.24, and the Development District Overlay Zone shall be implemented by a Sectional Map Amendment. “(k) The District Council may not classify property in the Mixed-Use Infill Zone unless the property is in the Transit District Overlay Zone or the Development District Overlay Zone and proposed development is subject to site plan review.”

Nonconforming Uses

This SMA proposes to rezone several properties to a lower zoning classification in accordance with Section 27-223 (g)(1) of the Zoning Ordinance. In the case where a non-conforming use will be created, the Zoning Ordinance allows non-conforming uses to be continued, repaired, or maintained in accordance with Section 27-240 to Section 27-246 of the Zoning Ordinance. A nonconforming use may continue if a use and occupancy permit is issued in accordance with the certification requirements of Section 27-244 and is not illegal. The following excerpts from the Zoning Ordinance pertain to nonconforming uses:

Sec. 27-107.01. Definitions “(CB-104-1995) “(166) Nonconforming Use: “(A) The ‘Use’ of any ‘Building,’ ‘Structure,’ or land which is not in conformance with a requirement of the Zone in which it is located (as it specifically applies to the ‘Use’), provided that: “(i) The requirement was adopted after the ‘Use’ was lawfully established; or

“(ii) The ‘Use’ was established after the requirement was adopted and the District Council has validated a building, use and occupancy, or sign permit issued for it in error. “(B) The term shall include any ‘Building,’ ‘Structure,’ or land used in connection with a ‘Nonconforming Use,’ regardless of whether the ‘Building,’ ‘Structure,’ or land conforms to the physical requirements of the Zone in which it is located.” “(CB-49-1988)… “(45) Certified Nonconforming Use: A ‘Nonconforming Use’ for which a use and occupancy permit identifying the ‘Use’ as nonconforming has been issued.”

Sec. 27-241. Continuation (nonconforming uses) “(a) Any nonconforming building, structure, or use may be continued, repaired, or maintained. It may not be altered, enlarged or extended except in accordance with this Division. “(b) In order for a nonconforming use to continue, a use and occupancy permit must be issued identifying the use as nonconforming, and the use must be certified in accordance with Section 27‑244. In addition, a nonconforming surface mining operation located within a Chesapeake Bay Critical Area Overlay Zone may only continue if it meets the criteria set forth in Section 27-410(e). “(c) Continuous, day-to-day operation of a certified nonconforming use is required to maintain its nonconforming status. Discontinuance of day-to-day operation for a period of one hundred eighty (180) or more consecutive calendar days shall constitute abandonment of the use. No certified nonconforming use may be reestablished unless either: “(1) The case involves reconstruction, restoration, or reestablishment in accordance with Section 27-243; or “(2) The Planning Board determines (upon written request) that the conditions of nonoperation were beyond the control of the person who was in control of the property during the period of nonoperation. The Planning Board’s determination shall be based on satisfactory evidence presented by the person making the request. “(d) The provisions of Subsection (c), above, do not apply to:

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA “(1) Nonconforming buildings and structures occupied by conforming uses; “(2) Certified nonconforming surface mining operations that are not within a Chesapeake Bay Critical Area Overlay Zone; or “(3) Mobile home dwellings and trailer camps used in accordance with Section 27-250. (CB-72-1987; CB-57-1989; CB‑7‑1993; CB-51996).”

Conditional Zoning

The inclusion of safeguards, requirements, and conditions beyond the normal provisions of the Zoning Ordinance which can be attached to individual zoning map amendments via “conditional zoning” cannot be utilized in SMAs. In the piecemeal rezoning process, conditions are used to: (1) protect surrounding properties from potential adverse effects which might accrue from a specific zoning map amendment; and/or (2) to enhance coordinated, harmonious, and systematic development of the Regional District. When approved by the District Council, and accepted by the zoning applicant, “conditions” become part of the zoning map requirements applicable to a specific property and are as binding as any provision of the County Zoning Ordinance [see Conditional Zoning Procedures, Section 27157(b)]. In theory, zoning actions taken as part of the comprehensive zoning (SMA) process should be compatible with other land uses without the use of conditions. However, it is not the intent of an SMA to repeal the additional requirements determined via “conditional” zoning cases that have been approved prior to the initiation of a sectional map amendment. As such, it is appropriate that, when special conditions to development of specific properties have been publicly agreed upon and have become part of the existing zoning map applicable to the site, those same conditions shall be brought forward in the SMA. This is accomplished by continuing the approved zoning with “conditions” and showing the zoning application number on the newly adopted zoning map. This would take place only when it is found that the existing zoning is compatible with the intended zoning pattern or when ordinance limitations preclude a rezoning. Similarly, findings contained in previously approved SMAs shall be brought forward in the SMA where the previous zoning category has been maintained.

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Guidelines for Residential Zoning

To maintain the unique character of established residential neighborhoods, it is recommended that many existing residential zoning patterns be maintained in this SMA as the base density zoning. Comprehensive design zone applications requesting higher density zoning may be approved where compliance with the development policies of this plan can be demonstrated. Residential development proposals in centers, corridors, and mixed-use development areas should be prepared according to the policies and density recommendations for those specific areas.

Guidelines for Commercial Zoning

The comprehensive rezoning proposal will recommend the most appropriate of the “use-oriented” commercial zones listed in the Prince George’s County Zoning Ordinance. The choice of zone is determined by the commercial needs of the area, the sector plan recommendations, and the type of use and status of the development on the property and surrounding area.

Comprehensive Design Zones

Comprehensive Design Zones (CDZs) may be included in a sectional map amendment. Normally, the flexible nature of these zones requires a basic plan of development to be submitted through the zoning application process (zoning map amendment) in order to evaluate the comprehensive design proposal. It is only through approval of a basic plan, which identifies land use types, quantities, and relationships, that a CDZ can be recognized. Under this process, an application must be filed, including a basic plan; and the Planning Board must have considered and made a recommendation on the zoning application in order for the CDZ to be included within the SMA. During the comprehensive rezoning, prior to the submission of such proposals, property must be classified in a conventional zone that provides an appropriate “base density” for development. In theory, the “base density” zone allows for an acceptable level of alternative development should the owner choose not to pursue full development potential indicated by the master plan. Under limited circumstances, CDZs may be approved in a sectional map amendment without the filing of a formal rezoning application by an applicant. The recommendations of the sector plan and the SMA zoning change, including any design guidelines or standards, may constitute the basic plan for development. In these cases, overall land use types,

CHAPTER X—Sectional Map Amendment quantities and relationships for the recommended development concept should be described in the SMA text, and be subject to further adjustment during the second phase of review, the comprehensive design plan, as more detailed information becomes available. (See CB-76-2006, CB-77-2006, and Sections 27-223(b), 27-225(a)(5), 27‑225(b)(1), 27-226(a)(2), 27‑226(f) (4), 27-478(a)(1), 27-480(g), and 27‑521(a)(1) of the Zoning Ordinance.)

Mixed-Use Zones

Although there are several mixed-use zoning categories defined in the Prince George’s County Zoning Ordinance, none contain an ideal combination of use, design, and administrative regulations necessary to efficiently and effectively implement the mixed-use, pedestrian and transitoriented development pattern recommended by the 2002 Prince George’s County Approved General Plan and recent master and sector plans, including this preliminary sector plan. The following mixed-use zones are currently available in the Zoning Ordinance: the Development District Overlay Zone (D-DOZ), Transit District Overlay Zone (TDOZ), Mixed-Use Transportation Oriented Zone (M-X-T), Mixed-Use Infill Zone (M-U-I), Mixed-Use Town Center Zone (M‑U‑TC), and Comprehensive Design Zones (CDZs), including the Local Activity Center (L-A-C) and Major Activity Center (M-A-C). In the Marlboro Pike sector plan, two mixed use zones are proposed, the Mixed-Use Infill (M-U-I) and the Mixed-Use-Transportation Oriented Zone (M-X-T) to implement the recommendations of the land use plan.

Mixed-Use Infill (M-U-I)

The primary purpose of the Mixed-Use Infill (M-U-I) Zone is to encourage residential, commercial, mixed-residential, and commercial development in established communities. Property in a Development District Overlay Zone (D-DOZ) area may be reclassified from its underlying zone to the M-U-I Zone as part of the SMA or through the property owner application process (Section 27‑548.26(b)) of the Zoning Ordinance. The uses permitted in the M-U-I Zone are the same as those permitted by right or by special exception in the Commercial Shopping Center (C‑S‑C) Zone. However, for use category (3) Miscellaneous and use category (6) Residential/Lodging, the uses allowed are those permitted in the medium-residential density R-18 Zone, except that hotel/motel uses are permitted in the C-S-C Zone. Also, the proposed master plan’s D-DOZ further amends the uses permitted in the M-U-I Zone to those uses listed as permitted and prohibited in Sections

27-441, 27-461, and 27-473 of the Zoning Ordinance and as modified in the Table of Uses of the Development District Standards Section. (*Note: Development district standards may not allow uses prohibited in the underlying zone. Uses which would normally require a special exception in the underlying zone shall be permitted uses if the development district standards so provide, subject to site plan review by the Planning Board.

Mixed-Use/Transportation Oriented Zone (M-X-T)

The Mixed Use-Transportation Oriented (M-X-T) Zone allows design flexibility and a mix of land uses with high densities and intensities, and provides for a variety of residential, commercial and employment uses. It also mandates at least two out of the following three use categories: (1) retail businesses; (2) office/research/industrial; and (3) dwellings, hotel/ motel. The M-X-T Zone also encourages a 24-hour functional environment and builds on existing public infrastructure investments by limiting application of the zone to properties located near a major intersection, major transit stop/station, or at a location for which the sector plan recommends a mix of uses.

Zoning Requests

Applications that were pending and requests for rezoning were reviewed in the context of the proposed master plan land use policies.

C. COMPREHENSIVE REZONING CHANGES PROPOSED

To implement the Marlboro Pike sector plan policies and land use recommendations contained in the preceding chapters, many parcels of land must be rezoned to bring the zoning into conformance with the sector plan. A summary of the proposed zoning changes is provided below. A detailed description of the proposed changes can be found in the SMA zoning change tables and maps. The Marlboro Pike zoning changes map (Figure X-4: Development District Overlay Zone, page 138) identifies the location of proposed zoning changes in the Marlboro Pike sector plan area. Specific changes to existing zoning are shown and described on individual pagesized maps and their corresponding tables, which are both attached. These maps are included for illustrative purposes only.

Mixed-Use Zoning Recommendations

Mixed-Use Zoning can be used as a tool to help Marlboro Pike become a thriving pedestrian-scale and community-oriented place with a high

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA quality of life. The Mixed-Use Infill Zone (M-U-I) and Mixed-UseTransportation Oriented Zone (M-X-T) will be used to implement the land use recommendations of this sector plan.

Mixed-Use Infill Zone (M-U-I)

The plan recommends the M-U-I Zone in two areas along Marlboro Pike. The first area is between Priority Area 1 (Western Gateway) and Priority Area 3 (Brook Drive Gateway). The second area is located east of Priority Area 5 (Health and Wellness Campus).

Mixed -Use-Transportation Oriented Zone (M-X-T)

The Marlboro Pike sector plan recommends the Mixed-Use-Transportation Oriented Zone (M-X-T) in two locations as shown on the future land use map. The two areas proposed for M-X-T are Priority Area 1 (Western Gateway) and Priority Area 5 (Health and Wellness Campus).

Commercial Rezoning Recommendations

In order to implement the planâ&#x20AC;&#x2122;s recommendation to focus new commercial activity in the priority areas, to encourage redevelopment of priority areas to improve property values, to eliminate excessive commercial zoning and to improve pedestrian safety by reducing commercial driveway curb cuts; the plan recommends converting existing commercially zoned areas to residential uses in several areas along Marlboro Pike. To assist in the transition of these areas from commercial to residential, the plan recommends creating relocation assistance programs, providing resources, and negotiating with developers and property owners to relocate to the priority areas. The rezoning of these properties is intended to discourage excessive automobile-oriented uses, vacant and poorly maintained buildings, large concentration of the same types of businesses and other uses that do not contribute to a complementary mix of businesses or promote the vision of the plan. These areas occur between the priority areas and are identified as transition areas on Figure II-1, Conceptual Vision (page 13). In the event that the post office vacates, the intended character for the post office site is residential. This plan proposes to rezone the post office property from the Multifamily Medium Density Residential (R-18) and Commercial Office (C-O) Zones to the One-Family Detached Residential

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(R-55) Zone to match the R-55 zoning of the surrounding properties north and east of the site. This new zoning will not affect post office operations. The 2008 AICUZ study for the Joint Base Andrews Naval Air Facility Washington discourages uses that promote high concentration of individuals in Accident Potential Zone 1. To implement the AICUZ recommendations and the land use recommendations for Priority Area 7 (Forestville), several properties in the Forestville area are proposed to be rezoned from Commercial Shopping Center (C-S-C) to Light Industrial (I-1). Finally, the plan recommends rezoning the property adjacent to the William W. Hall Elementary School and Oakcrest Community Center, which is owned by The Maryland-National Capital Park and Planning Commission, to Reserved Open Space (R-O-S) to ensure consistency with the ownership and its future use as a park facility.

Residential and Open Space Rezoning Recommendations

The sector plan recommends changing the intensity of several residentially zoned properties to better complement the existing neighborhood development pattern. The first area is located between Mentor Avenue and Opus Avenue, on the south side of Marlboro Pike from Kirtland to Orleans near Forestville Plaza. The plan recommends changing the zone from the Residential Townhouse Zone (R-T) to the One-Family Detached Residential Zone (R-55). The second area is located near Brooks Drive. The proposal is to change it from the Rural Residential Zone (R-R) to One-Family Detached Residential Zone (R-55). The third area, near the post office, should change from the Multifamily Medium Density Residential-Condominium Zone (R-18C) to the One-Family Detached Residential Zone (R-55).

Industrial Rezoning Recommendations

Two industrially zoned areas will be rezoned to residential use. The first area, located near Penn Crossing, will be rezoned from the Light Industrial Zone (I-1) to the Multi-family Medium Density Residential Zone (R18). The second area is located across the street from Tanow Place on the southwestern side of Marlboro Pike and should be rezoned from the Light Industrial Zone (I-1) to the Townhouse Zone (R-T).

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment D. MARLBORO PIKE DEVELOPMENT DISTRICT STANDARDS 1. Introduction

The Development District Overlay Zone (D-DOZ) is superimposed over the Marlboro Pike Mixed-Use Infill (M-U-I) Zone to ensure that the development of land within the M-U-I Zone meets the goals and objectives of the Marlboro Pike sector plan (see Figure X-4: Development District Overlay Zones (D-DOZ) Map on page 138). The regulations and requirements of the Prince Georgeâ&#x20AC;&#x2122;s County Zoning Ordinance apply to the D-DOZ unless the Marlboro Pike development standards specify otherwise. The Marlboro Pike Development District Overlay Zone has three character areas. These areas are distinct due to relative lot sizes, shape, and orientation, which call for different approaches to land use, site planning, and building design. As such, each character area has its own set of development district standards designed to implement the development concepts and recommendations of the sector plan (see Figure X-7: Development District Standards Regulating Matrix on page 145). The standards for the character areas are organized into four categories: building envelope and siting, streetscape, architecture and landscape, and parking. Property owners and citizens consulting the standards should review the sector plan for further background information on the purposes of the D-DOZ.

2. Character Area Summaries

The sector plan envisions property fronting on Benning Road and Marlboro Pike from Clovis Avenue east to Opus Avenue as a systematically redeveloped area with an emphasis on small-scale urban housing options and only limited neighborhood commercial uses. Specifically, the housing types located here consist primarily of townhouses, live/work units, and small-scale mixed-use apartments. Farther east, in the vicinity of Marlboro Pike and Viceroy Avenue, the sector plan envisions a more commercially oriented mixed-use redevelopment pattern that incorporates residential uses with more urban character. The sector plan sets goals, objectives, and concepts for the three character areas based on the overall vision of the sector plan. The goals and land use characteristics for these areas are as follows:

Character Area 1: Urban Residential Mixed-Use

Goal: Convert unattractive, underutilized strip commercial areas along Marlboro Pike into attractive, safe, and predominately residential mixed-use neighborhoods.

Land Use Characteristics: This character area promotes well-designed, mixed-use buildings fronting Marlboro Pike that are mainly used for residential purposes. New townhouses (emulating urban row houses) or small-scale apartments are encouraged and may be mixed with arts studios, live/work spaces, offices, and small locally oriented entrepreneurial businesses. Buildings in this character area should average three to four stories in height to ensure compatibility with adjacent residential neighborhoods. The development district standards emphasize the creation of a pedestrianoriented streetscape that welcomes residents and visitors, establishing a shallow building setback to allow development closer to the public street while providing for small front yards with trees and landscaping. Buildings with ground-level retail uses shall only be located on corner lots. Parking in garages and shared parking areas should be located behind buildings and accessed from side streets by alleys or driveways. The planting of street trees, reduction of curb cuts, and upgraded sidewalks and street crossings will enhance pedestrian comfort and safety (see Figure X-5: M-U-I Illustration of Townhouse Site Development Concept on page 139) .

Character Area 2: Commercial Mixed-Use

Goal: Redevelop strip commercial properties and highway-oriented commercial chain stores into a more unified mixed-use commercial area, incorporating new residential uses and mainly serving nearby neighborhoods.

Land Use Characteristics: This character area promotes a combination of vertical and horizontal mixed-use buildings with a greater emphasis on blending retail and office uses with residential redevelopment. Businesses in this character area should provide retail services such as specialty or convenience grocery stores, restaurants, dry cleaners, and similar services within walking distance of nearby neighborhoods. Office, studio, or residential spaces may be located above first-floor commercial uses. This character area requires

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-4: Development District Overlay Zone (D-DOZ) Map

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CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-5: M-U-I Illustration of Townhouse Site Development Concept (Not to Scale)

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA that new development be compatible with nearby residential neighborhoods, which consist mainly of single-family homes. Generally, parking areas are located behind buildings and are designed with both driver and pedestrian safety and convenience in mind.

Character Area 3: Low Intensity Business Park

Goal: Redevelop existing commercial and industrial properties with lowintensity commercial and industrial uses that provide an attractive gateway to the Marlboro Pike Sector Plan area and a functional business community that is compatible with the location under the flight path for Joint Base Andrews Naval Air Facility Washington.

LAND USE CHARACTERISTICS: This character area promotes a combination of land extensive, low-intensity business buildings including flex space for business services, limited retail services, manufacturing, wholesaling, warehousing and distribution. This character area requires high standards for site design and operations to ensure that business uses in this area are attractive as well as functional. Low-scale, one-story buildings constructed of durable materials with interior noise attenuation features to mitigate the high noise impacts of flight operations near the end of the runways for Joint Base Andrews Naval Air Facility Washington. Close attention will be paid to installation and restoration of landscaping and screening along public roads and on interior open spaces (see Figure X-6: Landscape Buffer Illustration on page 144). Land uses that attract children, the elderly or the infirm, or large gatherings of people should be prohibited.

3. Applicability of Standards

Development in the Marlboro Pike D-DOZ is subject to the development district standards for the character areas in which it is located. All new development, redevelopment, rehabilitation, and renovation of existing structures within the D-DOZ shall comply with the general intent and goals of the development district standards. All applications for subdivision, permits for the construction of faĂ§ade or building additions, renovations beyond routine maintenance and repair, signage, parking and loading, and fencing on these sites shall comply with the standards.

4. Site Plan Review Processes

All proposed development in the Marlboro Pike urban residential and commercial mixed-use character areas is subject to a detailed site plan review process. The detailed site plan process requires a Planning Board public hearing and offers more flexibility in meeting the standards to bring developments into conformance with applicable goals, objectives, and recommendations within the plan.

5. Exemptions

The following are exemptions from the development district standards: 1. Nonconforming Buildings, Structures, and Uses: a. Restoration or reconstruction of a nonconforming building or structure, or a certified nonconforming use, is exempt from the development district standards and detailed site plan review, if it meets the requirements of Section 27-243(a)(1) of the Zoning Ordinance. b. Except for improvements listed in the following paragraph, â&#x20AC;&#x153;Miscellaneous,â&#x20AC;? a property owner may not expand a certified nonconforming use, or a use or structure that was lawful on the date of the SMA approval but does not conform to the standards. 2. Miscellaneous. The following are exempt from the development district standards and detailed site plan review, if the existing or proposed use is permitted prior to the adoption of the development district standards:

a. Permits for alteration or rehabilitation, with no increase of the existing gross floor area, including existing fences, porches or decks. b. Ordinary maintenance and repair, including that on existing porches or decks. c. Changes in occupancy. d. Changes in ownership, except in the Low-Intensity Business Park.

3. Signs. a. New and replacement signs are subject to the development district standards, including those with no changes in size or dimension. b. Refacing or repair of an existing sign is not subject to the development district standards.

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CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 4. Legally Existing Parking and Loading. Until a development proposal is submitted, all legally existing parking and loading spaces in the development district on the date of SMA approval are exempt from the development district standards and detailed site plan review and are not nonconforming. 5. Parking Facilities. Resurfacing, restriping, or adding landscaping to parking facilities not required by the standards are exempt from the development district standards and detailed site plan review, if the facilities were lawful and not nonconforming on the date of SMA approval and remain in conformance with all previously applicable regulations. The Zoning Ordinance continues to apply to the D-DOZ unless development district standards replace the requirement of the Zoning Ordinance. If an aspect of the proposed physical development of a project is not addressed by the development district standards, the character area goals and the intent statement of these standards most closely relating to that aspect shall apply.

6. Submittal Requirements

Applicants are encouraged to meet with Planning Department staff while developing the project concept (well in advance of final plans) to review submittal requirements for a detailed site plan per Part 3, Division 9 of the Zoning Ordinance and applicable development district standards, to obtain a preliminary evaluation of foreseeable conformance issues, and to identify review documentation required. All submittals will be reviewed for conformance with the development district standards. The recommendations of the Urban Design Section will be considered in reviewing plans submitted for detailed site plan.

Development District Standards Tableâ&#x20AC;&#x201D;Marlboro Pike Development District Overlay Zone Applicants shall submit, as relevant, the following: 1. An aerial photograph of the site and a general location map. 2. A narrative and graphic description of the proposed development including a site plan that clearly identifies: a. Location of all improvements. b. Build-to lines. c. Overall site dimensions.

d. Location of utilities. e. Existing trees (caliper and type). f. Landscaping. g. Paved surfaces and type of paving material. h. Zoning, existing improvements, streets, alleys, sidewalks, and curb lines within 100 feet of the site. i. Existing and proposed rights-of-way and existing street centerline. 3. Detailed architectural plans for all elevations, a detailed landscape and circulation plan, and a detailed lighting plan. 4. If adjacent to a single-family residential neighborhood, submit photographs and locations of properties within 100 feet that show massing, scale, materials, and roof pitches of single-family homes. 5. Sign permit applications shall submit both sign details and a graphic representation of the location of the proposed sign on the building. 6. A parking schedule and plan. 7. Supporting documentation where requested in the development district standards (e.g., streetscape or parking provisions).

7. Development District Standards

The development district standards for Character Areas 1 and 2 are described in a regulating matrix that specifies the building envelope standards (such as lot dimensions and building setbacks) to which all development in the Marlboro Pike Development District shall conform (see Figure X-7: Development District Standards: Regulating Matrix on page 145). The development district standards are organized into four parts to address the building envelope and siting, streetscape, architecture and landscape, and parking standards for development within the district. In general, the Marlboro Pike development district standards are meant to ensure that new development and redevelopment achieve the goals of the sector plan and are compatible with surrounding neighborhoods. Building Envelope and Siting Standards specify the building form and the permissible envelope in which buildings are to be constructed on the site. They also deal with building elements such as storefronts, fenestration, and canopies (permitted or required) that may impact the form of the building. The building envelope standards are intended to

141

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA shape the pedestrian realm by creating a comfortable sense of enclosure and a pedestrian-friendly environment, with buildings placed close to the street edge and used to define public space. Streetscape Standards encourage pedestrian activity by establishing parameters for sidewalks, street tree and landscape plantings, and street furnishings. A continuous system of comfortable sidewalks, attractive plantings, paths safely buffered from traffic, and inviting streetscape amenities appeal to pedestrians, encourage streetscape activities, and are key to the success of mixed-use activity centers. Architecture and Landscape Standards ensure compatible development by establishing standards for materials, detailing, lighting, signage, landscaping, and other aspects of building design, architectural expression, landscape, and buffering. The intent of these standards is to encourage residential and limited mixed-use redevelopment along certain sections of Marlboro Pike through attractive, economically feasible building designs, and the use of high-quality, durable materials. Parking Standards address two areas—parking requirements and circulation, and parking area design. For Marlboro Pike, the overall intent of the parking standards section is to allow sufficient parking facilities for residents and business patrons while reducing the number of curb cuts and access points along Marlboro Pike. Access to parking lots or garages at the back of the lots from side streets via driveways or alleys is sought, wherever feasible. Parking lots should be designed and located so that they are attractive and do not dominate the streetscape or endanger pedestrians. These standards set requirements for building form, site placement, public space design, architecture, and parking standards that replace or supplement the standards of the Zoning Ordinance, including but not limited to building locations and height, side yards, streetscape, parking requirements and parking area design. Modification of the Development District Standards is permitted through the process described in Section 27-548.25(c) of the Zoning Ordinance. “If the applicant so requests, the Planning Board may apply development standards which differ from the approved Development District Standards, unless the Sectional Map Amendment provides otherwise. The Planning Board shall find that the alternative Development District Standards will benefit the development and the development district and will not substantially impair implementation of the Master Plan, Master Plan

142

amendment, or sector plan.” There are two types of amendments that are required to be heard by the District Council: changes to the boundary of the D-DOZ and changes to the underlying zones and to the list of permitted uses. These amendments may be in the form of a detailed site plan. Equivalent or better practices and products than those specified are always encouraged and may be submitted for approval. As set forth in Section 27-108.01a.(15) of the Zoning Ordinance, “The words ‘including’ and ‘such as’ do not limit a term to the specified examples, but are intended to extend its meaning to all other instances or circumstances of like kind or character.” As set forth in Section 27-108.01a. (19) of the Zoning Ordinance, “The words ‘shall,’ ‘must,’ ‘may only’ or ‘may not’ are always mandatory and not discretionary. The word ‘may’ is permissive.” Unless stated otherwise, these development district standards replace the standards and regulations required by the Zoning Ordinance of Prince George’s County. Except as modified by the building envelope standards, development is subject to the minimum net lot area requirements of the Zoning Ordinance for the underlying zone. Except as modified by the development district standards, the provisions of the Landscape Manual in Section 1.3 (Alternative Compliance) and Sections 4.2 (Commercial and Industrial Landscaped Strip Requirements), 4.3 (Parking Lot Requirements), and 4.7 (Buffering Incompatible Uses) do not apply within the development district. All other standards and regulations of the Landscape Manual apply as necessary. Development proposals evaluated under those regulations should be measured against the general intent and desired character for the Marlboro Pike Development District as established in the sector plan.

8. Character Area 3: business park Development District Standards

The Development District Standards for Character Area 3 are described below in five sections. Except as specified in tables below, the development standards and regulations of the Prince George’s County Zoning Ordinance, including the Landscape Manual, shall be followed.

Section 1: Building envelope and site Intent: To provide a location for attractive, low-intensity business uses that are compatible with flight operations at Joint Base Andrews Naval Air Facility Washington.

CHAPTER X—Sectional Map Amendment 1.1. Intensity Floor Area Ratio (FAR)-Commercial Office and Other Uses0.22 FAR maximum Industrial Uses-0.6 FAR maximum (Note: Existing buildings in excess of these FAR standards are exempt and not considered nonconforming.)

Section 2: streetscape Intent: To create a pleasant, inviting streetscape that provides an attractive gateway to the Marlboro Pike corridor. 2.1. Landscaping/Buffering-Additional Requirements. All development shall be subject to the design guidelines, requirements and standards of the Landscape Manual. Additional requirements for buffer/screening areas on private properties located along the public-rights-of-way, as identified in Figure X-6: Landscape Buffer Illustration on page 144 are as follows:

4.1. Standards. All parking and loading shall comply with standards of the zoning ordinance.

Section 5: Landscape Manual Applicability Intent: To bring existing development and redevelopment up to current standards of the Landscape Manual including the following modifications: 5.1. Permits. Issuance of a building Permit or a Use and Occupancy Permit for a change in ownership for any property with frontage along a public street shall require restoration or installation of landscape strips, buffering and screening in accordance with Sections 4.2 and 4.4 of the Landscape Manual, as modified by Section 2.1 and 2.2 of this D-DOZ, or in accordance with modified standards as determined by the Planning Board in review of a details site plan per Section 27.548.25(c), or as determined under an alternative Compliance procedure per Section 1.3 of the Landscape Manual.

Area A (MD 4 including the exit ramp from I‑95)-Minimum 20-foot wide vegetative screen with or without fencing 2.2. Fence/Wall/Screening Materials. Fences, walls, or screening required by the Landscape Manual shall be constructed of durable materials that include masonry, stucco, decorative metal, landscape berms or vegetation. The following materials shall NOT be used for any type of required fencing, walls, or screening in this D-DOZ area: barbed wire, unclad cinder block, vinyl cladding, corrugated metal, corrugated fiberglass, sheet metal, wire mesh, or chain link. 2.3. Lighting. Parking lot, building, and any decorative lights shall have cutoff type lighting fixtures to direct glare downward.

Section 3: architecture and materials Intent: To establish and maintain an attractive business park environment. 3.1. Building Façades. All buildings shall have façades made of high quality materials,such as brick, stone, stucco, tilt-up masonry construction or some combination of these materials.

Section 4: parking and loading Intent: To provide safe, easily accessible, parking, and loading for business operations and customers.

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APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Figure X-6: Landscape Buffer Illustration

1. Locations for additional landscaping and screening along roadways per section 2.1 and 2.2 of the Development District Standards for Streetscape in Character Area 3. 2. See Appendix B. Properties Proposed for the Marlboro Pike Development District Overlay Zone - Character Area - 3 Business Park on page 302

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CHAPTER X—Sectional Map Amendment Figure X-7: Development District Standards: Regulating Matrix for Residential and Commercial Mixed-Use Infill (M-U-I) Section 1. Building Envelope and Site Intent: To provide for the safe, efficient, and orderly layout of residences and neighborhood businesses.

Character Area 1: Urban Residential

Character Area 2: Commercial Mixed-Use

1.1

Townhouse width

• 16 feet minimum for internal units. • 20 feet minimum for end units.

1.2

Live/work unit width

• 20 feet minimum.

1.3

Building heights

• 2 stories minimum. • 4 stories maximum.

* *

1.4

Number of attached residential or live/work units per building group

• 2 units minimum. • 8 units maximum. • Single-family attached units and live/work units may be combined within one building.

1.5

Front setback

• 15 feet minimum from the front lot line.

1.6

Front yards

• Front yards shall be a minimum of 15 feet in depth. • Front yards should have a lead walk at least four feet wide between the main entrance of the dwelling unit and the public sidewalk.

* *

1.7

Side yards

• If side yards are provided, they shall be at least three feet wide and located in the space between the dwelling unit and a side lot line.

1.8

Rear yards

• Rear yard setbacks are not required. • Rear access alleys or driveways are encouraged for all uses. (See Subsection 4.1 for more information on garages.)

1.9

Commercial/residential buildings

• Buildings with commercial uses may only be located on street block corners. • Retail uses may only be located on the first floor. • Office uses may be located on any floor. • The upper floors of buildings may be used either as residential or office space.

1.10

Commercial/multifamily building setback

• 15 feet from all lot lines.

1.11

Single-family detached residential

• According to regulations of the R-55 Zone. • Minimum lot size may be 4,000 square feet. • Units may have direct access to an alley or private street if the unit has frontage on a public street.

* Denotes that the standard applies to the Character Area indicated.

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APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Section 2. Streetscape Intent: To create an attractive, pleasant, and inviting streetscape that will foster community stability, interaction, and pride.

Character Area 1: Urban Residential

Character Area 2: Commercial Mixed-Use

2.1

Street trees

Street trees shall be: • Spaced between 30 to 40 feet on center along street frontages or per DPW&T standards. • Have a minimum caliper of 2.5 to 3 inches. • Have a minimum clear trunk height of six feet.

2.2

Fencing/walls

• Fencing and/or walls shall only be required for separating incompatible uses as defined by Section 4.7 of the Landscape Manual. • Allowable fencing/wall materials include masonry, wood, stucco, or decorative metal. • Barbed wire, razor wire, unclad cinder block, vinyl cladding, wire mesh, and chain-link fencing shall not be used.

2.3

Sidewalks

• Continuous sidewalks shall be provided along public streets. • Sidewalks shall be a minimum of five feet wide. • Sidewalks shall not be made of asphalt. • Sidewalk materials and design shall be continuous across driveways and driveway aprons.

2.4

Street furniture

• Where appropriate, street furniture (such as benches, bus shelters, trash receptacles, and planters) may be provided along sidewalks. Street furniture shall not encroach on pedestrian space.

2.5

Curb cuts

• Parking areas and access alleys shall be designed to minimize the number of curb cuts along public roads.

2.6

Signage

• Freestanding signs shall not be allowed.

* *

Character Area 1: Urban Residential

Character Area 2: Commercial Mixed-Use

Section 3. Architecture and Landscaping Intent: To foster an attractive and pleasant residential and small-scale commercial environment. 3.1

Building façades

• Buildings that exceed 50 feet in frontage along Marlboro Pike shall be articulated through massing, material, color, opening, and architectural detail. • Features such as a bay window, entrance vestibule, or balcony may project up to three feet beyond the front buildto line, if the projection is not more than ten feet long (measured along the building). • Cornices and eaves may project up to 2.5 feet beyond the front build-to line. • Retail fronts facing a public street shall include large display windows and features such as awnings, signs, and exterior lighting to draw attention to the commercial space. • All buildings shall have an entrance facing a public street (See Subsection 4.7 for more information). • The main entrance to each commercial or residential unit shall be highlighted with a minimum of two design elements such as a porch, awning, architectural recesses, windows (transom and sidelights), or other architectural elements. • All facades shall have windows on all stories, including those facing the rear, alleys, driveways, and other open areas. • All end walls on corner lots shall provide the same attention to detail and exterior finish materials as the front façade.

* Denotes that the standard applies to the Character Area indicated. 146

CHAPTER X—Sectional Map Amendment 3.2

Façade materials

• All buildings should have facades made of high quality materials such as brick, stone, wood, masonry, stucco, or some combination of these materials.

3.3

Raised stoop

• Raised stoops over three feet in height may be located in front yards. • Raised stoops shall be a minimum of four feet by four feet.

3.4

Front porches

• Front porches shall be a minimum of six feet deep. • Front porches shall be covered.

3.5

Buffering and screening

• All development shall be subject to the Landscape Manual with the exception of Section 4.7. • Incompatible uses shall be separated by a six-foot high fence or wall within a minimum five-foot wide planting strip and a minimum of one shade tree and five shrubs per 35 linear feet.

Section 4. Parking Requirements Intent: To provide safe, easily accessible, and ample parking for area residents.

* Character Area 1: Urban Residential

Character Area 2: Mixed-Use Commercial

4.1

Residential and live/work offstreet parking requirements.

• A minimum of 2.0 parking spaces shall be provided for each residential unit. • A minimum of 2.0 parking spaces shall be provided for each live/work unit, plus 1 additional parking space for every 300 square feet of commercial gross leasable area (GLA). • If driveways are not provided for attached or live/work units, surface parking lots shall be provided within the block on which the unit is located. • Parking spaces should not be located between a public street and the front of a building.

4.2

Commercial off-street parking requirements.

• One parking space shall be provided for each 300 square feet of GLA up to the first 3,000 square feet. • One parking space shall be provided for each 400 square feet of GLA above 3,000 square feet. • Surface parking may be provided for commercial buildings. • Parking spaces should not be located between a public street and the front of a building. • Commercial parking lots should be located to the side or rear of a building. • Commercial parking areas shall be lighted to a minimum of 1.0 to 1.25 foot candle intensity.

4.3

Garages

• Garages should be rear-loaded and accessed from a driveway or rear alley, if possible. • No garages for attached residential units may open onto Marlboro Pike.

4.4

Driveways

• Minimum dimensions for driveways for units with a one-car garage shall be 19 feet in length by 9.5 feet in width. • Minimum dimensions for driveways for units with a two-car garage shall be 19 feet in length by 19 feet in width. • Driveways serving commercial parking lots may access Marlboro Pike.

4.5

Rear access alleys

• Access to driveways in the rear of dwelling units shall be obtained from alleyways or side streets instead of from Marlboro Pike, if possible.

4.6

Parking for the physically handicapped

• Per Section 27-566 of the Zoning Ordinance.

4.7

Commercial loading facilities

• Retail uses with a GLA below 4,000 square feet do not require a loading space. • Loading facilities shall only be located at the side or rear of the building.

* Denotes that the standard applies to the Character Area indicated. 147

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 8. Uses

The Marlboro Pike Development District includes properties classified in the M-U-I Zone. The range of uses allowed on these properties shall be the same as those allowed by the C-S-C Zone or the R-18 Zone pursuant to Section 27-546.17 of the Zoning Ordinance, except as modified by these development district standards. Certain uses have been modified by the development district standards in accordance with Sections 27-548.22(b) and 27-548.25(d) of the Zoning Ordinance to limit uses that are incompatible with, or detrimental to, the goals of the development district and purposes of the D-D-O Zone and to eliminate the need for special exceptions, which shall not apply to uses within a development district. Uses that would normally require a special exception in the underlying zone shall be permitted uses if the development district standards so provide, subject to site plan review by the Planning Board. Development district standards may restrict or prohibit such uses. New special exception (SE) uses created via revisions to the Zoning Ordinance and which are not otherwise addressed by this modified table of uses shall be considered detailed site plan uses for the purposes of determining uses permitted within the Marlboro Pike Development District. The Planning Board shall find in its approval of the site plan that the use complies with all applicable development district standards, meets the special exception standards in Section 27-317(a)(1), (4), (5), and (6), and conforms to the recommendations of the sector plan. Development district standards may not allow uses prohibited in the underlying zones. A table identifying all permitted (P) and prohibited (X) uses in Character Areas 1 and 2 of the Marlboro Pike Development District follows. It consolidates all of the use categories listed under the M-U-I Zone and specifies the use regulations for each character area required to achieve the goals of this sector plan.

148

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(1) Commercial (A)

Eating or Drinking Establishments

Drive-in restaurant

Fast-food restaurant:

(i)

Within a wholly enclosed shopping mall, or department, variety, or drug store

(ii)

Within an office building

(iii)

Within a hotel

(iv)

Accessory to, and as an integral part of, an allowed recreational facility

(v) Within and sharing the same points of vehicular access as an integrated shopping center having six individual businesses (including the fast-food restaurant) and a minimum 50,000 square foot gross floor area (CB-29-1986) X

(vi) Provided that the fast-food restaurant is part of an integrated shopping center, is not attached to a gas station, is limited to a maximum 2,000 square foot gross floor area, no more than 20 seats, and no drive-in or delivery service (CB-126-1989) X

Eating or drinking establishment, with full drive-through service (CB-49-2005)

Eating or drinking establishment, excluding full drive-through service (CB-49-2005)

Eating or drinking establishment, attached to or within a group of buildings, sharing a common wall extending from the lowest floor to the ceiling or sharing a building with one or more other uses, excluding full drive-through service (CB-49-2005)

Eating or drinking establishment of any type, including music and patron dancing past the hours of 12:00 A.M., excluding adult-oriented uses (CB-49-2005)

Eating or drinking establishment of any type providing live adult-oriented performances (CB-49-2005)

(vii)

All others

(B)

Vehicle, Mobile Home, Camping Trailer, and Boat Sales and Service:

Bus maintenance accessory to:

Provided that prior to approval of a site plan, preliminary subdivision plan, building permit, or use and occupancy permit an authorized representative of the church executes an affidavit acknowledging the property location within the flight path for Joint Base Andrews Naval Air Facility Washington in an Accident Potential Zone as defined by the 2007 Air Installation Compatible Use Zone Study for Joint Base Andrews Naval Air Facility Washington, as updated.

†

Use is prohibited if property is located within the flight path for Joint Base Andrews Naval Air Facility Washington in an Accident Potential Zone as defined by the 2007 Air Installation Compatible Use Zone Study for Joint Base Andrews Naval Air Facility Washington, as updated. ††

149

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(i)

A private school or educational institution

(ii)

A church or other place of worship

Boat fuel sales at the waterfront

Boat sales, service, and repair, including outdoor storage of boats and boat trailers:

(i)

Accessory to a marina

(ii)

All others

(i) On a parcel of at least 10 acres with any structures located at least 200 feet from any land in any residential zone or land proposed to be used for residential purposes on an approved basicplan for a comprehensive design zone, approved official plan for an R-P-C Zone, or any approved conceptual ordetailed site plan

(ii)

Self-service, coin operated, automatic car wash as an accessory use to the permitted use of a commercial parking lot, with shuttle service to Metro and located within two (2) miles of a Metro station (CB-76-1998)

All others (CB-76-1998; CB-114-2004)

Boat storage yard

Car wash:

(iii)

Gas Station (in the C-M Zone, subject to detailed site plan review in accordance with Section 27‑358(a)(1), (2), (4), (5), (6), (7), (8), (9), and (10)) (CB-1-1989; CB-72-1999)

Incidental automobile service in a parking garage

Vehicle lubrication or tune-up facility, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage (CB-43-1987)

Vehicle, mobile home, or camping trailer repair and service station (CB-50-1993)

Vehicle, mobile home, or camping trailer sales lot, which may include dealer servicing and outdoor storage of vehicles awaiting sale; but shall exclude the storage or sale of wrecked or inoperable vehicles, except as accessory to the dealership for vehicles which the dealership will repair (CB-95-1987; CB-87-2000; CB-29-2002)

Vehicle or camping trailer rental (in the C-M Zone, subject to Section 27‑417(a),(b)(2), and (c)

Vehicle or camping trailer storage yard (CB-80-1996)

Vehicle parts or tire store including installation facilities, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage:

150

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

(i) On a parcel of at least 10 acres, with any structures located at least 200 feet from any land in any residential zone (or land proposed to be used for residential purposes on an approved basic plan for a comprehensive design zone, approved official plan for an R-P-C Zone, or any approved conceptual or detailed site plan)

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(ii)

Accessory to a department store (CB-58-1990)

All others (CB-21-1992)

(iii)

Vehicle parts or tire store without installation facilities

Vehicle towing station, provided it is enclosed by a sight-tight wall or fence at least 6 feet high, or an evergreen screen (CB-30-1992)

Bank, savings and loan association, or other savings or lending institution:

(i)

Automatic teller machine, only

(ii)

All others

Contractor’s office (see paragraph (3), Miscellaneous

Office accessory to an allowed use

Office (except as otherwise provided):

(i)

Within an integrated shopping center, and not exceeding 10% of the gross floor area of the center

(ii)

All others

Office of a certified massage therapist (CB-44-2000)

Office of a medical practitioner or medical clinic (which may include an accessory private spa)

Real estate subdivision sales office as a temporary use, in accordance with Sections 27-260 and 27-261

Where not otherwise specifically permitted, any use allowed in the C-R-C Zone (excluding those permitted by special exception) may be located within an office building, provided that the uses shall not be located above the ground floor; not more than 15% of the gross floor area of the building shall be devoted to the use; and not more than 3,000 square feet of gross floor area shall be allotted to any one shop (CB-58-1990)

151

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by special exception), may be located within an office building, provided that the uses shall not be located above the ground floor; not more than 15% of the gross floor area of the building shall be devoted to the uses; and not more than 3,000 square feet of gross floor area shall be allotted to any one shop

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by special exception) may be located within an existing building no more than three (3) stories in height, including a maximum of 65,000 square feet of gross leasable area, provided such building and its associated parking are located on one or more contiguous parcels of property abutting two (2) streets shown on the master plan as arterial or higher classification, and located at an intersection where the three (3) other corners of said intersection are zoned C-S-C, and where the parcel or parcels of property upon which the building and its associated parking are located abut land zoned C-S-C at a minimum of two (2) locations (CB-69-1999)

Where not otherwise specifically permitted, any use allowed by special exception in the C-S-C Zone may be located within an existing building no more than three (3) stories in height, including a maximum of 65,000 square feet of gross leasable area, provided such building and its associated parking are located on one or more contiguous parcels of property abutting two (2) streets shown on the master plan as arterial or higher classification, and located at an intersection where the three (3) other corners of said intersection are zoned C-S-C, and where the parcel or parcels of property upon which the building and its associated parking are located abut land zoned C-S-C at a minimum of two (2) location (CB-69-1999) X

(D) Services:

Ambulance service, private

Animal hospital, animal training, kennel

Artistâ&#x20AC;&#x2122;s studio

Barber or beauty shop (CB-148-1987)

Bicycle repair shop:

(i)

Nonmotorized only

(ii)

All others

Blacksmith shop

Blueprinting, photostating, or other photocopying establishment

Carpet or rug shampooing establishment

Catering establishment:

152

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(i)

Accessory to an allowed use

(ii)

As a primary use but including banquet facilities and a restaurant

(iii)

For food preparation and administrative office only (no banquet facilities)

(iv)

All others (CB-94-1996, CB-34-1999)

Data processing

Dry cleaning or laundry pickup station (CB-127-1986)

Dry cleaning store or plant:

(i)

Retail, gross floor area under 3,000 square feet

(ii)

Retail, unrestricted

(iii)

Wholesale (may include retail service) (CB-55-2002)

Electric or gas appliance, radio, or television repair shop

Employment agency

Farm implement repair

Fortune telling

Funeral parlor, undertaking establishment (CB-2-1989)

Household appliance or furniture repair shop

Key or locksmith shop (CB-128-1986)

Laboratory:

(i)

Accessory to an allowed use

(ii)

Dental laboratory

(iii)

All other laboratories (CB-4-1986)

Laundromat:

(i)

Accessory to an allowed use

(ii)

All others

Laundry store or plant:

(i)

Retail, gross floor area under 3,000 square feet

153

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(ii)

Retail, unrestricted

(iii)

Wholesale (may include retail service) (CB-55-2002)

Lawn mower repair shop:

(i)

Nonmotorized, only

(ii)

All others, provided all repairs are performed within a wholly enclosed building

(i)

Storage of up to ten limousines (not to include buses and vans), may include routine vehicle repair or servicing within a wholly enclosed building, with no outdoor storage

All others (CB-120-1994)

Limousine service:

(ii)

Machine shop accessory to an allowed use

Massage establishment

Methadone Treatment Center (CB-103-1993)

Model studio

Newspaper publishing establishment

Pet grooming shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor

Photographic processing plant

Photography studio or darkroom

Pizza delivery service, limited to off-premises delivery with no eat-in or drive-in service:

(i)

With carry-out service in a building with less than 2,500 sq. ft. of gross floor area

(ii)

Unrestricted in size with no carryout service (CB-83-1986; CB-102-2001)

Printing shop:

(i)

Not exceeding 2,000 square feet of gross floor area

(ii)

All others

Sauna or steam bath

Septic tank service

Sewage dump station for camping trailers or boats

154

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Shoe repair shop

Tailor or dressmaking shop (may include incidental dyeing and pressing allowed as a “PB” use)

Taxidermy (CB-30-1986)

Travel bureau

Upholstery shop (CB-65-1989)

Veterinarian’s office:

(i)

Outpatient

(ii)

Inpatient (CB-96-1988)

Watch or jewelry repair shop

Welding shop:

(i)

Accessory to an allowed use

(ii)

All others

(E)

Trade (Generally Retail):

Adult book store (CB-65-1989; CB-53-1996)

Arts, crafts, and hobby supply store

Bait shop

Bakery products, wholesale (may include retail sales)

Bicycle (sales) shop:

(i)

Nonmotorized, only

(ii)

All others

Book (except adult bookstore) or camera store (CB-71-1993)

Bottled gas sales:

(i)

Accessory to an allowed use

(ii)

All others

155

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 2: Commercial Mixed-Use

Wholly enclosed, except for nursery stock

With outdoor storage on not more than 50% of the lot, provided it is enclosed by a slightly opaque wall or fence at least eight feet high (CB-76-1992)

Building supply store:

(i)

(ii)

Character Area 1: Urban Residential Mixed-Use

Bulk retailing:

(i)

Products allowed to be sold in a C-S-C Zone (CB-65-1989; CB-25-1999)

(ii)

Products allowed to be sold in a C-M Zone

Buying of items within guest rooms and vehicles, pursuant to Section 27‑115(a)(2)

Carpet or floor covering store

Clothing, dry goods, millinery, or shoe store (CB-58-1985; CB-71-1993)

Confectioner (not exceeding 40,000 square feet of gross floor area):

(i)

Retail (CB-65-1989)

Wholesale (may include accessory retail sales)

Not exceeding 125,000 square feet of gross floor area

(ii)

Exceeding 125,000 square feet of gross floor area within the Developed Tier or a designated Revitalization Tax Credit Area (as long as the department or variety store does not contain any food or beverage component) (CB-19-2005)

All others, in accordance with Section 27-348.02 (CB-71-1993; CB-28-1997, CB-4-1999; CB-2-2002)

Not exceeding 3,000 square feet of gross floor area

(ii)

Within an office building or complex, and not exceeding 25% of the gross floor area, or 2,000 square feet, whichever is less (CB-65-1989)

All others

(ii)

Department or variety store, excluding pawnshops

(i)

(iii)

Drug paraphernalia display or sales, pursuant to Section 27‑115(a)(1)

Drug store:

(i)

(iii)

Farm implement sales

156

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Feed sales

Firewood sales as a temporary use in accordance with Sections 27-260 and 27-261

Farmer’s market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-63-1998)

Florist shop

Food or beverage goods preparation on the premises of a food or beverage store, provided the goods are only sold on the premises and at retail

Food or beverage goods preparation for wholesale sales:

(i)

Not exceeding 1,500 square feet of gross floor area

(ii)

Containing 1,501 to 3,000 square feet of gross floor area

(iii) (CB-37-1992)

All others

Food or beverage store:

(i)

Not exceeding 3,000 square feet of gross floor area

(ii)

Not exceeding 125,000 square feet of gross floor area

(iii)

In combination with a department or variety store on the same or adjacent site, in accordance with Section 27-348.02

All others (CB-112-1986; CB-65-1989; CB-2-2002)

Garden supplies store, floricultural or horticultural nursery, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees (CB-65-1989) X

Gift, jewelry, music, souvenir, or other specialty store not specifically listed (CB-71-1993)

Hardware store (CB-65-1989)

Household appliance or furniture store:

(iv)

(i)

Not exceeding 50,000 square feet of gross floor area

(ii)

Exceeding 50,000 square feet of gross floor area (CB-32-1986; CB-77-1998)

Ice vending machine (not exceeding eight ton capacity)

Lawn mower (sales) store

Monument and headstone sales establishment (CB-22-2004)

157

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Newspaper, magazine, or tobacco shop

Nursery and garden center, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees

Outdoor display of merchandise for sale (except as otherwise specified) and excluding merchandise displayed on gasoline pump islands associated with gas stations which is allowed):

(i)

Not more than six feet from main building (subject to Section 27‑388)

(ii)

More than six feet from main buildings (subject to Section 27‑388)

Paint or wall covering store

Pawnshop:

(i)

In accordance with Section 27-250.01

(ii)

In accordance with Section 27-394.01 (CB-28-1997)

Pet (sales) shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor; may include the sale of pet feed and supplies (CB-2-1991)

Retail shop or store (not listed) similar to one permitted (P) in the:

(i)

C-S-C Zone

(ii)

C-M Zone

(iii) C-R-C Zone (CB-65-1989; CB-58-1990)

Sales from guest rooms and vehicles, in accordance with Section 27‑115(a)(2)

Seafood market:

(i)

Containing less than 3,000 square feet of gross retail space

(ii)

Containing less than 7,000 square feet of gross retail space

(iii) (CB-49-1987)

Unrestricted in size

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-261

Septic tank sales (CB-65-1989)

158

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Sporting goods shop, which may include marine equipment and supplies

Stationery or office supply store which may include the sale of furniture or business machines

Swimming pool or spa sales and service:

(i)

Excluding outdoor display

(ii)

Including outdoor display, provided it is enclosed by a 6-foot high fence (subject to Section 27-388)

Toy store (CB-71-1993)

Video game or tape store

Wayside stand:

(i)

As a temporary use, subject to Sections 27-260 and 27-261

(ii)

All others (CB-122-1986)

Adult day care center

P††

Assisted living facility, subject to the requirements of Section 27‑464.04 (CB-72-1996)

Church or similar place of worship, convent, or monastery (CB-23-1988)

P†

(2) INSTITUTIONAL/EDUCATIONAL

Day care center for children:

(A)

In accordance with Section 27-464.02

P††

(B)

All others (CB-23-1988)

X††

Eleemosynary or philanthropic institution:

(A)

A building containing no more than 7,000 square feet of gross floor area on a lot or parcel with not more than 1.5 acres for use by an organization providing benevolent services; any change in occupant or use shall require detailed site plan approval by the District Council

P††

(B)

All others (CB-8-1998)

†

159

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Hospital (may include a private spa)

P††

Modular classroom as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-106-1989)

Nursing or care home (may include a private spa)

P††

School, Private:

(A)

Driving school, automobile only

P††

(B)

For artistic instruction (including a studio)

P††

(C)

Of business or trade, where the business or trade is permitted (P) in the respective zone

P††

(D)

Of business or trade, where the business or trade is permitted by special exception (SE) in the respective zone

X††

(E)

Tutoring establishment

P††

(F)

Private college or university

P††

(G)

Private schools, subject to Section 27-463

P††

(H)

All others (CB-40-1988; CB-50-1988; CB-113-1994; CB-93-1996; CB-94-2000)

SE††

(3)

Miscellaneous:

Accessory structures and uses (when not otherwise provided for)

Adaptive reuse of a surplus public school, when not otherwise allowed

Adaptive use of a Historic Site, when not otherwise allowed (CB-58-1987)

Animals, not customarily household pets (CB-117-1986; CB-55-1988)

Buildings and uses, serving public health purposes, on land owned by Prince George’s County, Maryland, upon which hospitals or health centers are located, except if otherwise allowed as a Permitted (P) use (CB-55-1988)

Cemetery, crematory:

(A)

Cemetery, in accordance with Section 27-445.06

(B)

Cemetery, accessory to a church, convent, or monastery

†

160

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Home occupations for residents (CB-86-1989; CB-78-2003; CB-11-2004)

Home occupations for residents, low-impact (CB-11-2004)

Increase in height of accessory building, used for: (A) Servant, household help living quarters

(C)

All others (CB-86-1989; CB-11-1991)

(B)

Agricultural purposes on a lot having a net area of less than five acres

(C)

Agricultural purposes on a lot having a net area of at least five acres

(D)

Office

Signs, in accordance with Part 12, associated with uses allowed in the applicable residential zone (CB-85-1988)

Signs, outdoor advertising (Billboards) (CB-85-1988)

Temporary structures and uses not otherwise allowed

Ambulance service, private

Community building, except as otherwise provided

P††

Library, private

P††

Post Office

Public building and use, except as otherwise prohibited

P††

Sanitary landfill or rubble fill (CB-15-1990)

Voluntary fire, ambulance, or rescue station

P††

(4)

(5)

Public/Quasi Public:

Recreational/Entertainment/Social/Cultural:

Amusement arcade:

†

161

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(A) Not exceeding 2,500 square feet of gross floor area, with adult supervision on the premises during all hours of operation; provided the use is located either within a wholly enclosed shopping mall, or within the main group of stores of an integrated shopping center having a minimum gross floor area of 150,000 square feet

P ††

(B)

X ††

P ††

All others

Amusement center (CB-35-1994) Amusement park:

(A)

Within a wholly enclosed shopping mall

(B)

All others

Archery or baseball batting range

Arena or stadium (which may include a private spa)

Athletic field:

(A)

With no seating or nonpermanent bleacher-type seating for not more than 100 spectators

(B)

With permanent bleacher-type seating for more than 100 spectators

Auditorium

Beach

Billiard or pool parlor

Boat ramp

Bowling alley:

(A)

On a parcel of at least 10 acres, provided all structures are located at least 200 feet from any residential zone (or land proposed to be used for residential purposes on an approved basic plan for a comprehensive design zone, approved official plan for an R-P-C Zone, or any approved conceptual or detailed site plan)

(B)

All others

†

162

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Carnival, circus, fair or similar use, not exceeding seventeen (17) days duration and located at least 250 feet from any dwelling, as a temporary use in accordance with Sections 27-260 and 27-261

Club or lodge (private) except as otherwise provided

P††

Employees’ recreational facilities (private, nonprofit) accessory to an allowed use

P††

Fishing pier

Go-cart track

Golf course or country club:

(A)

Accessory to a commercial use

(B)

All others

Golf driving range

Marina (CB-72-1987)

Miniature golf course

Museum, aquarium, art gallery, cultural center, or similar facility

P††

Park or playground

P††

Performance arts center, in accordance with Section 27-464.05 (CB-12-2001

P††

Race track

Recreational campground (in the C-M Zone subject to paragraphs (1) thru (7) of Section 27-400(a))

Recreational or entertainment establishment of a commercial nature, if not otherwise specified:

(A)

Abutting residential property or land residentially zoned

(B)

All others (CB-72-1998)

Reducing/exercise salon or health club

P††

Riding stable

†

163

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Rifle, pistol, or skeet shooting range:

(A)

Indoor

(B)

Outdoor

Skating rink

Spa (community)

P††

Spa (private), accessory to an allowed dwelling unit

P††

Spa (public):

(A)

Accessory to a hotel or motel

X††

(B)

Accessory to a reducing/exercise salon or health club

P††

(C)

Accessory to a commercial swimming pool

P††

(D)

Accessory to a recreational campground

X††

(E)

Accessory to a summer camp

X††

(F)

Unrestricted

X††

Summer camp Swimming pool:

(A)

Accessory to a hotel or motel (CB-9-2004)

X††

(B)

Accessory to a recreational campground

X††

(C)

Community

P††

(D)

Indoor

P††

(E)

Private, accessory to an allowed one-family detached dwelling

P††

(F)

All others

X††

Tennis, basketball, handball, or similar court: Provided that prior to approval of a site plan, preliminary subdivision plan, building permit, or use and occupancy permit an authorized representative of the church executes an affidavit acknowledging the property location within the flight path for Joint Base Andrews Naval Air Facility Washington in an Accident Potential Zone as defined by the 2007 Air Installation Compatible Use Zone Study for Joint Base Andrews Naval Air Facility Washington, as updated.

†

164

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(A)

Indoor (within a permanent wholly enclosed building)

P††

(B)

Outdoor

P††

(C)

With a temporary removable cover (bubble)

P††

(A)

Indoor

P††

(B)

Outdoor (including drive-in)

X††

Apartment hotel

Apartment housing for elderly or handicapped families in a building other than a surplus public school building; (CB-85-1988; CB-91-1991; CB-44-1992, CB-461999; CB-66-2005)

P††

Apartment housing for elderly or handicapped families in a surplus public school building

Artists’ residential studios, in accordance with Section 27-445.09 (CB-12-2001)

P††

Boarding house

P††

Congregate living facility for more than eight elderly or physically handicapped residents (CB-90-1985)

P††

Congregate living facility for NOT more than eight elderly or physically handicapped residents (CB-90-1985)

P††

Convent or monastery (CB-23-1993)

Conservation subdivision pursuant to Section 24-152 of Subtitle 24 (CB-6-2006)

Theatre:

Zoo, not publicly owned (6)

Residential/Lodging:

Conversion of one-family detached dwelling to a building containing up to three dwelling units (not considered as a two-family, three-family, or multifamily dwelling): (A)

Prior to November 29, 1949, if the owner of the building resides in the building, and a valid use and occupancy permit was in effect on July 1, 1986

†

165

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(B)

Prior to November 29, 1949, if the owner of the building does not reside in the building, or a valid use and occupancy permit was NOT in effect on July 1, 1986

(C)

Prior to November 18, 1980, but on or after November 29, 1949

(D)

On or after November 18, 1980 (CB-58-1986; CB-73-1996)

Country inn

Dwelling, farm tenant

Dwelling, metropolitan, one-family attached

Dwelling, multifamily:

(A)

In general (CB-67-2003; CB-109-2004)

(B)

Subject to applicable bedroom percentages

(C)

In excess of applicable bedroom percentages

(D)

Restricted to one-bedroom and efficiency apartments

(E)

Higher than 110 feet (CB-85-1988)

(F)

Up to six dwelling units in a building of no more than two stories, where the first story was previously used for commercial purposes (CB-91-2004)

Dwelling, one-family attached, for the elderly (CB-71-1996)

Dwelling, one-family detached, for the elderly (CB-90-2004)

Dwelling, one-family detached, cluster development, shown on a preliminary plat of subdivision approved prior to July 1, 2006 (CB-6-2006)

Dwelling, one-family detached (in general)

Dwelling, one-family semidetached (CB-85-1988)

Dwelling, quadruple-attached (CB-83-1997)

Dwelling, three-family

Dwelling, two-family detached (CB-85-1988)

Dwelling, two-family (in general)

Dwellings, one-family attached, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986

166

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Dwellings, one-family triple-attached, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986

Dwellings, one-family triple-attached (in general)

Flag lot development:

(A)

In accordance with preliminary plats approved prior to February 1, 1990, pursuant to Subtitle 24 and recorded within the prescribed time period

(B)

In accordance with Section 24-138.01 of Subtitle 24 (CB-72-1989)

Fraternity or sorority house: (A)

If legally existing prior to May 20, 1983, and not extended beyond the boundary lines of the lot as it legally existed (prior to May 20, 1983)

All others

Group residential facility for more than eight mentally handicapped dependent persons, or for five or more other dependent persons

Group residential facility for not more than eight mentally handicapped dependent persons

Guest house, as an accessory use

(B)

Hotel or motel:

(A)

Hotel or motel in general

(B)

Including any use allowed in the C-S-C Zone (but not generally allowed in the C-M Zone, excluding those permitted by special exception), when located within a hotel, provided the uses shall not be located above the ground floor; not more than fifteen (15) percent of the gross floor area of the building shall be devoted to the uses; and not more than 3,000 square feet shall be allotted to any one use (CB-105-1985; CB-58-1990)

Mobile home used as a dwelling for emergency purposes as a temporary use, in accordance with Sections 27-260 and 27-261

Mobile home used as a one-family detached dwelling

Mobile home, with use for which amusement taxes collected

Opportunity housing dwelling units (CB-66-1991; CB-55-1996)

Planned retirement community (CB-55-1996, CB-21-1999)

Recreational community development, in accordance with Section 27-444 (CB-16-1989; CB-55-1996)

Rental of guest rooms (by the residents):

167

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

(A)

To 1 or 2 persons (unrelated to all principal residents)

(B)

To 3 persons (unrelated to all principal residents)

To not more than 3 persons (unrelated to all principal residents) by a family of related individuals, 1 individual, or (C) 2 unrelated individuals (CB-122-1986)

Residential revitalization: Comprising any form of proposed multifamily, attached one-family or detached one-family dwellings, in a residential revitalization project, as shown on a detailed site plan approved in accordance with Section 27-445.09 (CB-58-2001)

Rooming houses

Tourist cabin camp

Tourist homes

Townhouse, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986 (CB-54-1986)

Townhouse, shown on a detailed site plan approved prior to December 30, 1996, and in compliance with Section 3 of CB‑55‑1996 (CB-84-1990; CB-55-1996)

Townhouse, shown on a preliminary plat of subdivision approved pursuant to Part 4A. (CB-47-1996)

Townhouse, Transit Village (CB-37-2006)

Townhouse, if located within a designated Revitalization Tax Credit District (CB-112-2004)

Townhouse, all others (CB-55-1996)

(C)

(7)

Resource Production/Recovery:

Agricultural use

(A)

Other than animal or poultry raising

(B)

Animal or poultry raising (other than customary household pets)

(i)

on lots 20,000 square feet or more

(ii)

on lots under 20,000 square feet

(iii)

on lots under 20,000 square feet adjoining occupied residentially-zoned property (CB-71-2001)

Sand and gravel wet-processing

Surface mining

168

CHAPTER X—Sectional Map Amendment Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables — Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Airport, airpark, airfield, airstrip, heliport, helistop

Antennas and related equipment buildings and enclosures, other than satellite dish antennas, in accordance with Section 27-464.03 (CB-65-2000)

Broadcasting studio (without tower)

Bus station or terminal

Monopoles and related equipment buildings and enclosures, in accordance with Section 27-464.03 (CB-65-2000)

Parking garage, commercial

Parking garage or lot or loading area, used in accordance with Part 11

(8)

Transportation/Parking/Communications/Utilities:

Parking lot, commercial:

(A)

With shuttle service to Metro and within two (2) miles of a Metro station

(B)

All others (CB-14-2003)

Parking of mobile home, except as otherwise specified

Parking of a mobile home in a public right-of-way

Parking of vehicles accessory to an allowed use

Public utility uses or structures: (A)

Underground pipelines, electric power facilities or equipment, or telephone facilities or equipment; and railroad tracks or passenger stations, but not railroad yards

(B)

Other public utility uses or structures (including major transmission and distribution lines and structures, but excluding towers and poles not otherwise permitted, railroad yards, roundhouses, car barns, and freight stations) (CB-25-1987; CB-61-1988; CB-8-1990; CB-123-1994; CB‑102‑1997; CB‑65‑2000)

Satellite dish antenna, in accordance with Section 27-451.01:

(A)

Up to 10 feet in diameter, to serve only 1 dwelling unit

(B)

More than 10 feet in diameter to serve only 1 dwelling

(C)

All others (CB-19-1985)

Storage of any motor vehicle which is wrecked, dismantled or not currently licensed, except where specifically allowed (CB-4-1987)

169

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-8: Marlboro Pike Development District Overlay Zone Use Tables â&#x20AC;&#x201D; Mixed-Use Infill USE

Character Area 1: Urban Residential Mixed-Use

Character Area 2: Commercial Mixed-Use

Taxicab dispatching station:

(A)

Without cab storage, repair, or servicing

(B)

With cab storage

(C)

With cab repair or servicing within a wholly enclosed building (CB-50-1987)

Taxicab stand

Telegraph or messenger service

Towers or poles (electronic, public utility when not otherwise permitted, radio, or television, transmitting or receiving):

(A)

Nonprofit, noncommercial purposes, with no height restrictions

(B)

Freestanding for commercial purposes, not exceeding 100 feet above ground level

(C)

Attached to a roof for commercial purposes, not exceeding 40 feet above the height of the building

(D)

All others (CB-8-1990; CB-41-1994; CB-123-1994; CB-65-2000)

170

CHAPTER X—Sectional Map Amendment

171

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA D-DOZ Table of Uses Permitted - Commercial Zones No use shall be allowed in the Commercial Zones, except as provided for in the Tables of Uses. The table shows the uses within the commercial zones as allowed by Section 27-641 and as allowed by the D-DOZ per Section 27-548.22 of the Zoning Ordinance. In the table, the following applies: (1) The letter “P” indicates that the use is permitted in the zone indicated. (2.1) The letters “SE” indicate that the use is permitted, subject to the approval of a Special Exception in accordance with the provisions of Part 4 of this Subtitle. (2.2) The asterisk letter “*P” indicates that the use is permitted but subject to the general special exception standards in Section 27-317 a)(1), (4), (5) and (6) and conforms to the recommendations of the sector plan. (3) The letters “PA” indicate that the use is permitted, subject to the following: (A) There shall be no entrances to the use directly from outside of the building; (B) No signs or other evidence indicating the existence of the use shall be visible from the outside building, other than a business identification sign lettered on a window. The sign shall not exceed six (6) square feet in area; and (C) The use shall be secondary to the primary use of the building. (4) The letters “PB” indicate that the use is permitted, subject to the following: (A) The use shall be related to, dependent on, and secondary to a principal use on the premises; (B) The use shall be located on the same record lot as the principal use; (C) The use shall not be located within a building not occupied by the principal use; and (D) The floor area of any building (and the land area occupied by any structure other than a building) devoted to the use shall not exceed an area equal to forty-five percent (45%) of the gross floor area of the building within which the principal use is located. (5) The letter “X” indicates that the use is prohibited. (6) The letters “SP” indicate that the use is permitted subject to approval of a Special Permit, in accordance with Section 27-239.02. All uses not listed are prohibited. (7)

172

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

(1) C ommercial : (A) Eating or Drinking Establishments:

Drive-in restaurant

Fast-food restaurant: Within a wholly enclosed shopping mall, or department, variety, or drug store

X p

(i)

(ii) Within an office building

(iii) Within a hotel

(iv) Accessory to, and as an integral part of, an allowed recreational facility

(v)

Within, and sharing the same points of vehicular access as, an integrated shopping center having six individual businesses (including the fast-food restaurant) and a minimum 50,000 square foot gross floor area10 (CB-29-1986)

Eating or drinking establishment, with full drive-through service (CB-49-2005)

Eating or drinking establishment, excluding full drive-through service (CB-49-2005)

P24

Eating or drinking establishment of any type, including music and patron dancing past the hours of 12:00 A.M., excluding adult-oriented uses (CB-49-2005)

Eating or drinking establishment of any type providing live adult-oriented performances (CB-49-2005)

(vii) All others

(B) Vehicle, Mobile Home, Camping Trailer, and Boat Sales and Service:

Bus maintenance accessory to:

(i)

A private school or educational institution

(ii)

A church or other place of worship

Boat fuel sales at the waterfront

Boat sales, service, and repair, including outdoor storage of boats and boat trailers:

173

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

(i)

Accessory to a marina

(ii)

All others

Boat storage yard

Car wash:

(i)

On a parcel of at least 10 acres with any structures located at least 200 feet from any land in any Residential Zone or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan

(ii)

Self-service, coin operated, automatic car wash as an accessory use to the permitted use of a commercial parking lot, with shuttle service to Metro and located within two (2) miles of a Metro station

(iii) All others (CB-76-1998; CB-114-2004)

Gas Station (in the C-M Zone, subject to Detailed Site Plan review in accordance with Section 27358(a)(1),(2),(4),(5),(6), (7),(8),(9), and (10)) (CB-1-1989; CB-72-1999)

Incidental automobile service in a parking garage3

Vehicle lubrication or tune-up facility, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage (CB-43-1987)

Vehicle, mobile home, or camping trailer repair and service station (CB-50-1993)

SE19

Vehicle or camping trailer rental (in the C-M Zone, subject to Section 27417(a),(b)(2), and (c)

Vehicle or camping trailer storage yard (CB-80-1996)

Vehicle parts or tire store including installation facilities, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage: On a parcel of at least 10 acres, with any structures located at least 200 feet from any land in any Residential Zone (or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan)

Accessory to a department store (CB-58-1990)

(CB-76-1998)

(i)

(ii)

(iii) All others (CB-21-1992)

Vehicle parts or tire store without installation facilities

Vehicle towing station, provided it is enclosed by a sight-tight wall or fence at least 6 feet high, or an evergreen screen (CB-30-1992)

174

CHAPTER X—Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

Bank, savings and loan association, or other savings or lending institution:

(i)

Automatic teller machine, only

(ii)

All others

Contractor’s office (see paragraph (3), Miscellaneous)

Office accessory to an allowed use

Office (except as otherwise provided):

(i)

Within an integrated shopping center, and not exceeding 10% of the gross floor area of the center

(ii)

All others

Office of a certified massage therapist (CB-44-2000)

Office of a medical practitioner or medical clinic (which may include an accessory private spa)

Real estate subdivision sales office as a temporary use, in accordance with Sections 27-260 and 27-261

Where not otherwise specifically permitted, any use allowed in the C-R-C Zone (excluding those permitted by Special Exception) may be located within an office building, provided that the uses shall not be located above the ground floor; not more than 15% of the gross floor area of the building shall be devoted to the use; and not more than 3,000 square feet of gross floor area shall be allotted to any one shop (CB-58-1990)

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by Special Exception), may be located within an office building, provided that the uses shall not be located above the ground floor; not more than 15% of the gross floor area of the building shall be devoted to the uses; and not more than 3,000 square feet of gross floor area shall be allotted to any one shop

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by Special Exception) may be located within an existing building no more than three (3) stories in height, including a maximum of 65,000 square feet of gross leasable area, provided such building and its associated parking are located on one or more contiguous parcels of property abutting two (2) streets shown on the Master Plan as arterial or higher classification, and located at an intersection where the three (3) other corners of said intersection are zoned C-S-C, and where the parcel or parcels of property upon which the building and its associated parking are located abut land zoned C-S-C at a minimum of two (2) locations (CB-69-1999)

Where not otherwise specifically permitted, any use allowed by Special Exception in the C-S-C Zone may be located within an existing building no more than three (3) stories in height, including a maximum of 65,000 square feet of gross leasable area, provided such building and its associated parking are located on one or more contiguous parcels of property abutting two (2) streets shown on the Master Plan as arterial or higher classification, and located at an intersection where the three (3) other corners of said intersection are zoned C-S-C, and where the parcel or parcels of property upon which the building and its associated parking are located abut land zoned C-S-C at a minimum of two (2) locations (CB-69-1999)

Ambulance service, private

Animal hospital, animal training, kennel

Artist’s studio

(D) Services:

175

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

Barber or beauty shop (CB-148-1987)

Bicycle repair shop:

C-S-C in D-DOZ P

(i)

Non-motorized only

(ii)

All others

Blacksmith shop

Blueprinting, photostating, or other photocopying establishment

Carpet or rug shampooing establishment

Catering establishment:

(i)

Accessory to an allowed use

(ii)

As a primary use but including banquet facilities and a restaurant

(iii) For food preparation and administrative office only (no banquet facilities)

P33

(iv) All others (CB-94-1996, CB-34-1999)

Data processing

Dry cleaning or laundry pickup station (CB-127-1986)

Dry cleaning store or plant: 43

(i)

Retail, gross floor area under 3,000 square feet

(ii)

Retail, unrestricted

(iii) Wholesale (may include retail service) (CB-55-2002)

Electric or gas appliance, radio, or television repair shop

Employment agency

Farm implement repair

Fortune telling

Funeral parlor, undertaking establishment (CB-2-1989)

Household appliance or furniture repair shop

Key or locksmith shop (CB-128-1986)

176

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

Laboratory:

(i)

Accessory to an allowed use

(ii)

Dental laboratory

(iii) All other laboratories (CB-4-1986)

Laundromat:

(i)

Accessory to an allowed use

(ii)

All others

Laundry store or plant:

(i)

Retail, gross floor area under 3,000 square feet

(ii)

Retail, unrestricted

(iii) Wholesale (may include retail service) (CB-55-2002)

P24

Lawn mower repair shop:

(i)

(ii) All others, provided all repairs are performed within a wholly enclosed building

Non-motorized, only

Limousine service:

(i)

Storage of up to 10 limousines (not to include buses and vans), may include routine vehicle repair or servicing within a wholly enclosed building, with no outdoor storage

(ii) All others (CB-120-1994)

Machine shop accessory to an allowed use

Massage establishment

Methadone Treatment Center (CB-103-1993)

Model studio

Newspaper publishing establishment

Pet grooming shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor

Photographic processing plant

Photography studio or darkroom

Pizza delivery service, limited to off-premises delivery with no eat-in or drive-in service: P

(i)

With carry-out service in a building with less than 2,500 sq. ft. of gross floor area

177

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE (ii) Unrestricted in size with no carryout service (CB-83-1986; CB-102-2001)

C-S-C in D-DOZ X

Printing shop:

(i)

Not exceeding 2,000 square feet of gross floor area

(ii)

All others

Sauna or steam bath

Septic tank service

Sewage dump station for camping trailers or boats

Shoe repair shop

Tailor or dressmaking shop (may include incidental dyeing and pressing allowed as a “PB” use)

Taxidermy (CB-30-1986)

Travel bureau

Upholstery shop (CB-65-1989)

Veterinarian’s office:

(i)

Outpatient

(ii)

Inpatient

(CB-96-1988)

Watch or jewelry repair shop

Welding shop:

(i)

Accessory to an allowed use

(ii)

All others

(E) Trade (Generally Retail):

Adult book store (CB-65-1989; CB-53-1996)

Arts, crafts, and hobby supply store

Bait shop

Bakery products, wholesale (may include retail sales)

Bicycle (sales) shop: P

(i)

178

Nonmotorized, only

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

(ii)

All others

Book (except adult bookstore) or camera store (CB-71-1993)

Bottled gas sales:

C-S-C in D-DOZ SE

(i)

Accessory to an allowed use

(ii)

All others

Building supply store:

(i)

Wholly enclosed, except for nursery stock

(ii) With outdoor storage on not more than 50% of the lot, provided it is enclosed by a slightly opaque wall or fence at least 8 feet high (CB-76-1992)

Bulk retailing:

(i)

Products allowed to be sold in a C-S-C Zone (CB-65-1989; CB-25-1999)

P32

Products allowed to be sold in a C-M Zone

Buying of items within guest rooms and vehicles, pursuant to Section 27115(a)(2)

(ii)

Carpet or floor covering store

Clothing, dry goods, millinery, or shoe store (CB-58-1985; CB-71-1993)

Confectioner (not exceeding 40,000 square feet of gross floor area):

(i)

Retail (CB-65-1989)

Wholesale (may include accessory retail sales)

(ii)

Department or variety store, excluding pawnshops

(i)

Not exceeding 125,000 square feet of gross floor area

(ii)

Exceeding 125,000 square feet of gross floor area within the developed tier or a designated Revitalization Tax Credit Area (as long as the department or variety store does not contain any food or beverage component)24, 52 (CB-19-2005)

(iii) All others,40 in accordance with Section 27-348.02 (CB-71-1993; CB-28-1997, CB-4-1999; CB-2-2002)

Drug paraphernalia display or sales, pursuant to Section 27115(a)(1)

Drug store: P

(i)

Not exceeding 3,000 square feet of gross floor area

179

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE (ii)

(iii) All others

Farm implement sales

Feed sales

Firewood sales as a temporary use in accordance with Sections 27-260 and 27-261

Farmerâ&#x20AC;&#x2122;s market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-63-1998)

Florist shop

Food or beverage goods preparation on the premises of a food or beverage store, provided the goods are only sold on the premises and at retail

Food or beverage goods preparation for wholesale sales:

Within an office building or complex, and not exceeding 25% of the gross floor area, or 2,000 square feet, whichever is less (CB-65-1989)

C-S-C in D-DOZ

(i)

Not exceeding 1,500 square feet of gross floor area

(ii)

Containing 1,501 to 3,000 square feet of gross floor area

(iii) All others (CB-37-1992)

Food or beverage store:

(i)

Not exceeding 3,000 square feet of gross floor area

(ii)

Not exceeding 125,000 square feet of gross floor area

(iii) In combination with a department or variety store on the same or adjacent site, in accordance with Section 27-348.02

(iv) All others (CB-112-1986; CB-65-1989; CB-2-2002)

Garden supplies store, floricultural or horticultural nursery, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees (CB-65-1989)

Gift, jewelry, music, souvenir, or other specialty store not specifically listed (CB-71-1993)

Hardware store (CB-65-1989)

Household appliance or furniture store: P

(ii) Exceeding 50,000 square feet of gross floor area (CB-32-1986; CB-77-1998)

(i)

Not exceeding 50,000 square feet of gross floor area

Ice vending machine (not exceeding 8 ton capacity)

180

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

Lawn mower (sales) store

Monument and headstone sales establishment (CB-22-2004)

Newspaper, magazine, or tobacco shop

Nursery and garden center, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees

Outdoor display of merchandise for sale (except as otherwise specified) and excluding merchandise displayed on gasoline pump islands associated with gas stations which is allowed):

(i)

Not more than 6 feet from main building (subject to Section 27388)

(ii)

More than 6 feet from main buildings(subject to Section 27388)

In accordance with Section 27-250.01

(ii) In accordance with Section 27-394.01 (CB-28-1997)

Paint or wall covering store

Pawnshop:

(i)

Retail shop or store (not listed) similar to one permitted (P) in the:

(i)

C-S-C Zone

(ii)

C-M Zone

(iii) C-R-C Zone (CB-65-1989; CB-58-1990)

Sales from guest rooms and vehicles, in accordance with Section 27115(a)(2)

Seafood market:

(i)

Containing less than 3,000 square feet of gross retail space

(ii)

Containing less than 7,000 square feet of gross retail space

(iii) Unrestricted in size (CB-49-1987)

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-261

Septic tank sales (CB-65-1989)

Sporting goods shop, which may include marine equipment and supplies

Stationery or office supply store which may include the sale of furniture or business machines

181

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

Swimming pool or spa sales and service:

(i)

Excluding outdoor display

(ii)

Including outdoor display, provided it is enclosed by a 6-foot high fence (subject to Section 27-388)

Toy store (CB-71-1993)

Video game or tape store

Wayside stand: P

Adult day care center

Assisted living facility, subject to the requirements of Section 27464.04 (CB-72-1996)

Church or similar place of worship, convent, or monastery (CB-23-1988)

(B) All others (CB-8-1998)

(i)

As a temporary use, subject to Sections 27-260 and 27-261

(ii) All others (CB-122-1986) (2) Institutional/Educational:

Day care center for children:

(A) In accordance with Section 27-464.0212

(B) All others (CB-23-1988) Eleemosynary or philanthropic institution:

(A) A building containing no more than 7,000 square feet of gross floor area on a lot or parcel with not more than 1.5 acres for use by an organization providing benevolent services; any change in occupant or use shall require Detailed Site Plan approval by the District Council

Hospital (may include a private spa)

Modular classroom as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-106-1989)

Nursing or care home (may include a private spa)

School, Private:

(A) Driving school, automobile only

182

CHAPTER X—Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

(B) For artistic instruction (including a studio)

C-S-C in D-DOZ P

(D) Of business or trade, where the business or trade is permitted by Special Exception (SE) in the respective zone

(E) Tutoring establishment

(F) Private college or university

(G) Private schools, subject to Section 27-463

Accessory structures and uses, except as otherwise provided

Adaptive reuse of a surplus public school, when not otherwise allowed

Adaptive use of a Historic Site, when not otherwise allowed (CB-58-1987)

Auction house

(H) All others (CB-40-1988; CB-50-1988; CB-113-1994; CB-93-1996; CB-94-2000)

(3) Miscellaneous:

Carpentry, cabinet making, or other woodworking shop:

(A) Accessory to an allowed use

(B) All others

(B) All others (CB-11-1991)

Collection of recyclable materials as a temporary use, in accordance with Sections 27-260 and 27-261

Commercial recreational development (CB-35-2000)

Consolidated Storage (CB-147-1986; CB-65-1989; CB-45-1999; CB-29-2000)

P34

Cemetery or crematory:

(A) Cemetery, accessory to a church, convent, or monastery18

Contractor’s office (general) as a permanent use, including the businesses of siding, flooring, roofing, plumbing, air conditioning, heating, painting, carpentry, electrical work, landscaping and the like, with buildings, and uses accessory to the business (as well as the office) use:

(A) With no outdoor storage of materials or equipment

183

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

(B) With outdoor storage of materials, located only in a side or rear yard; enclosed by a slightly, opaque wall or fence at least 6 feet high; with no storing of material higher than the fence; but excluding the use or outdoor storage of earthmoving or other heavy equipment, or outdoor storage of machinery

(C) Including the fabrication (only within a wholly enclosed building) of plumbing, air conditioning, heating, carpentry and lighting (and the like) parts for installation off the site (CB-110-1994; CB-46-1995)

C-S-C in D-DOZ X

Contractorâ&#x20AC;&#x2122;s office (must include sanitary facilities), Construction yard or shed, or storage building (in Connection with a construction project) as a Temporary use:

(A) In accordance with Sections 27-260 and 27-261

(B) All others

Hardware fabrication and manufacturing of products from material produced elsewhere26 (CB-39-1996)

Mobile home, with use for which amusement taxes collected2

Recycling collection center as a temporary use, in accordance with Sections 27260 and 27-261

Recycling collection center, paper only (limited to collection, storage, and shipping):

(A) On a lot contiguous to a railroad siding and not abutting land in any Residential Zone (or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan), subject to Section 27-391(a)(2) and (3)

(B) All others

Rental business:

(A) Rental of motor vehicles or camping trailers(in the C-M Zone subject to the requirements of Section 27-417)

(B) Rental of boats

(B) All others (CB-65-1989; CB-24-1991)

Sign shop

P54

Stationery or office supply corporate headquarters including office, showroom, and distribution (no retail sales) also including office furniture as an accessory use, within an office building complex of at least twenty acres (CB-116-1986)

Storage, wholly enclosed, accessory to an allowed use

Temporary shelter for commercial display, sale, or service use permitted (P) in the respective zones, as a temporary use, in accordance with Sections27-260 and 27-261

Sanitary landfill, rubble fill, or Class 3 fill

(CB-8-2003; CB-87-2003) Sign, in accordance with Part 12:

(A) Outdoor advertising (billboard)

184

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE Trash removal services (CB-17-2002)

C-S-C in D-DOZ X

Wholesaling, distribution, and related storage:

(A) Incidental to any use allowed and in an office building, but limited to a floor area ratio of 0.1

(B) Of materials (products) not used or produced on the premises (CB-61-1995; CB-5-2004)

P48

Wholesaling of products incidental to the retail sales of the products on the premises

(4) Public/Quasi Public: Ambulance service, private

Community building, except as otherwise provided

Library, private

Post Office

Public building and use, except as otherwise prohibited

Sanitary landfill or rubble fill (CB-15-1990)

Voluntary fire, ambulance, or station1 (CB-70-2008) (5) Recreational/Entertainment/Social/Cultural: Amusement arcade:

(B) All others

Amusement Center (CB-35-1994) Amusement park:

(A) Within a wholly enclosed shopping mall

(B) All others

Archery or baseball batting range

Arena or stadium (which may include a private spa)

Athletic field:

(A) With no seating or nonpermanent bleacher-type seating for not more than 100 spectators

185

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

(B) With permanent bleacher-type seating for more than 100 spectators

C-S-C in D-DOZ SE

Auditorium

Beach

Billiard or pool parlor

Boat ramp

Bowling alley:

(A) On a parcel of at least 10 acres, provided all structures are located at least 200 feet from any Residential Zone (or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan)

(B) All others

Carnival, circus, fair or similar use, not exceeding seventeen (17) days duration and located at least 250 feet from any dwelling, as a temporary use in accordance with Sections 27-260 and 27-261

Club or lodge (private) except as otherwise provided

Employeesâ&#x20AC;&#x2122; recreational facilities (private, nonprofit) accessory to an allowed use

Fishing pier

Go-cart track

Golf course or country club:

(A) Accessory to a commercial use

(B) All others

Golf driving range

Marina (CB-72-1987)

Miniature golf course

Museum, aquarium, art gallery, cultural center, or similar facility

Park or playground

Performance arts center, in accordance with Section 27-464.05 (CB-12-2001

Race track

Recreational campground (in the C-M Zone subject to paragraphs (1) thru (7) of Section 27-400(a))

Recreational or entertainment establishment of a commercial nature, if not otherwise specified:

(A) Abutting residential property or land residentially zoned

(B) All others (CB-72-1998)

186

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

C-S-C in D-DOZ

Reducing/exercise salon or health club

Riding stable

Rifle, pistol, or skeet shooting range:

(A) Indoor

(B) Outdoor

Skating rink Spa (community)

Spa (private), accessory to an allowed dwelling unit

Spa (public):

(A) Accessory to a hotel or motel

(B) Accessory to a reducing/exercise salon or health club

(D) Accessory to a recreational campground

(E) Accessory to a summer camp

(F) Unrestricted

Summer camp Swimming pool:

(A) Accessory to a hotel or motel

(CB-9-2004)

(B) Accessory to a recreational campground

(D) Indoor

(E) Private, accessory to an allowed one-family detached dwelling

(F) All others

Tennis, basketball, handball, or similar court:

(A) Indoor (within a permanent wholly enclosed building)

(B) Outdoor

Theatre:

(A) Indoor

187

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

(B) Outdoor (including drive-in)

C-S-C in D-DOZ X

Apartment housing for the elderly or physically handicapped

Artistsâ&#x20AC;&#x2122; residential studios, in accordance with Section 27-464.05 (CB-12-2001)

Zoo, not publicly owned (6) Residential/Lodging:

Country Inn

Dwelling, Multifamily (CB-75-2003; CB-28-2004)

P50

Dwelling, provided that it was legally erected prior to the date upon which the property was classified in a Commercial Zone, or was legally erected in a Commercial Zone under prior regulations

Dwelling unit within a building containing commercial uses:

(A) Not exceeding 3 units per building, to be located above the ground floor, except where otherwise allowed

(B) Not exceeding 3 units per building, with 1 unit at ground level for a resident manager, caretaker, or night watchman (and family)

(CB-97-2005)

Hotel or motel:

(A) Hotel or motel in general

(B) Including any use allowed in the C-S-C Zone (but not generally allowed in the C-M Zone, excluding those permitted by Special Exception), when located within a hotel, provided the uses shall not be located above the ground floor; not more than fifteen (15) percent of the gross floor area of the building shall be devoted to the uses; and not more than 3,000 square feet shall be allotted to any one use

Multifamily retirement community (CB-85-2003)

Planned retirement community (CB-22-2002)

Tourist cabin camp

Tourist Home

(CB-105-1985; CB-58-1990)

Transitional Shelter for the Homeless:

(A) Operated in conjunction with an adjacent eleemosynary institution; and containing 8 or fewer residential units

188

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE (B) All others (CB-62-1991)

C-S-C in D-DOZ X

(7) Resource Production/Recovery: Agricultural use

(A) Other than animal or poultry raising

(B) Animal or poultry raising (other than customary household pets)

(i)

on lots 20,000 square feet or more

(ii)

on lots under 20,000 square feet

(iii) on lots under 20,000 square feet adjoining occupied residentially-zoned property38 (CB-71-2001) Sand and gravel wet-processing

Surface mining

Airport, airpark, airfield, airstrip, heliport, helistop

Antennas and related equipment buildings and enclosures, other than satellite dish antennas, in accordance with Section 27-464.03 (CB-65-2000)

Broadcasting studio (without tower)

Bus station or terminal

Monopoles and related equipment buildings and enclosures, in accordance with Section 27-464.03 (CB-65-2000)

Parking garage, commercial

Parking garage or lot or loading area, used in accordance with Part 11

(8) Transportation/Parking/Communications/Utilities:

Parking lot, commercial:

(B) All others (CB-14-2003)

(A) With shuttle service to Metro and within two (2) miles of a Metro station

Parking of mobile home, except as otherwise specified

Parking of a mobile home in a public right-of-way4

Parking of vehicles accessory to an allowed use

Public utility uses or structures:

(A) Underground pipelines, electric power facilities or equipment, or telephone facilities or equipment; and railroad tracks or passenger stations, but not railroad yards

189

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-9: Marlboro Pike Table of Uses Permitted - Commercial Zones ZONE

Low Intensity Business Park Character Area C-S-C

USE

(B) Other public utility uses or structures (including major transmission and distribution lines and structures, but excluding towers and poles not otherwise permitted, railroad yards, roundhouses, car barns, and freight stations) (CB-25-1987; CB-61-1988; CB-8-1990; CB-123-1994; CB1021997; CB652000)

C-S-C in D-DOZ P

Satellite dish antenna, in accordance with Section 27-451.01:

(A) Up to 10 feet in diameter, to serve only 1 dwelling unit

(B) More than 10 feet in diameter to serve only 1 dwelling

Storage of any motor vehicle which is wrecked, dismantled or not currently licensed, except where specifically allowed6 (CB-4-1987)

Taxicab dispatching station:

(A) Without cab storage, repair, or servicing

(B) With cab storage

Taxicab stand

Telegraph or messenger service

Towers or poles (electronic, public utility when not otherwise permitted, radio, or television, transmitting or receiving):

(A) Nonprofit, noncommercial purposes, with no height restrictions

(B) Freestanding for commercial purposes, not exceeding 100 feet above ground level

(D) All others (CB-8-1990; CB-41-1994; CB-123-1994; CB-65-2000)

190

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 1

Provided the site is either: (A) In the proximity of an area designated as a fire or rescue station on an approved Functional Master Plan of Fire and Rescue Stations; (B) In a location which the Fire Chief has indicated (in writing) is appropriate; or (C) Occupied by a station that was in use immediately prior to July 1, 1982. The following activities are considered to be ancillary uses permitted within the hall/assembly area of a voluntary fire, ambulance, or rescue station: bingo (with an approved license from the Department of Environmental Resources), weddings, dinners, community events, organization functions, and private events (with no advance or at the door ticket sales). All events must comply with County or State regulations, and events requiring a specific license must obtain such license to be considered a permitted ancillary use. All events must be organized by the voluntary fire, ambulance, or rescue corporation or company and/or a community group from within the immediate vicinity of the station. For weddings, receptions, and dinners, the event may be organized by an individual in conjunction with the voluntary fire, ambulance, or rescue corporation or company and/or a community group within the immediate vicinity of the station. A permitted ancillary use does not include the leasing of the station facility for use by a promoter. Private events may not have advance or at the door ticket sales. All events must end by 10:00 p.m., Sunday through Thursday (except that bingo events must end by 11:00 p.m.), and by midnight on Friday and Saturday, with all patrons off the site within thirty (30) minutes after closing. (CB-70-2008)

Provided: (A) The mobile home is located on a lot having a net area of at least five (5) acres; (B) The use of the mobile home is in connection with another use on the property for which the County levies or collects an amusement tax; (C) The occupants of the mobile home are employed by or reasonably connected with the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetracks when the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. Provided: (A) The service shall be limited to supplying gasoline, oil, water, tire pressure, and washing; (B) Only automobiles parking in the parking garage may be served; (C) No signs visible from outside the structure shall indicate the presence of the service facilities; and (D) The garage shall be wholly enclosed. Except in an emergency. In this case, the parking shall be subject to the traffic and parking regulations applicable to the right-of-way.

Reserved.

This shall not apply to: (A) Storage accessory (and related) to an allowed use; or (B) One (1) such vehicle stored in a wholly enclosed garage. Approval as an accessory use with approval of the Special Exception for the hotel or motel. (CB-28-1985) Approval as an accessory use with approval of the Special Exception for the recreational campground. (CB-28-1985)

7 8

191

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 9

10 11 12 13 14 15 16 17 18 19

Provided: (A) The minimum seating capacity is one hundred fifty (150); (B) More than fifty percent (50%) of its revenue is derived from the sale of food; (C) The operation is limited to the sale of food and beverages for consumption on the premises; (D) Customer service is at table side. No counter service and no cafeteria-style service is provided; and (E) The restaurant is not open to the public before 11:00 A.M. (CB-104-1985) The requirement for at least 6 businesses and a 50,000 square feet minimum gross floor area does not apply to a fast-food restaurant which is legally existing or which is subsequently constructed pursuant to a building permit filed prior to May 6, 1986. (CB-29-1986) This does not provide for accessory antennas or overhead distribution lines. (CB-25-1987) In a publicly-owned recreational facility, a school, a church, or a public building, a day care center shall only be permitted as an accessory use. A church must provide its tax-exempt identification number when applying for a Detailed Site Plan or a building or use and occupancy permit for an accessory day care center for children. (CB-23-1988; CB-98-1988; CB-44-1989) Provided the health center is located on a minimum of twenty-five (25) acres. (CB-55-1988) Provided it is an adaptive reuse of existing space, such space having been previously utilized for bulk retailing, and only where the property on which the use is located abuts land in the I-3 Zone. (CB-61-1988; CB-81-1993; CB-123-1994; CB-61-1995) May include an accessory crematory. (CB-2-1989) Delivery service is permitted provided an additional parking space, over and above the required number of parking spaces, is provided for each vehicle used for delivery. No more than six (6) vehicles shall be permitted for the delivery service. (CB-126-1989) A sanitary landfill or rubble fill may include a rock crusher only if it is approved as part of the Special Exception. (CB-15-1990) Provided both uses were existing as of January 1, 1991. (CB-11-1991) For: (A) The relocation of such uses, provided the last site on which the use was located was in the I-1 Zone, not more than three (3) miles from the subject property, is currently used by a public entity for a mass transit facility, and was acquired prior to June 1, 1993; or (B) A property of 15,000 to 20,000 square feet, formerly the site of a full-service gas station, abutting on at least one side property in the C-S-C Zone, limited to repair of vehicles with a maximum gross vehicle weight of 17,000 pounds. (CB-50-1993; CB-68-1999; CB-90-2000)

192

CHAPTER X—Sectional Map Amendment 20

21 22 23 24 25 26 27 28 29 30

Provided the use is on a parcel or contiguous parcels of land in the C-M Zone, the gross tract area of which is a minimum of fifty (50) acres, which is contiguous to an existing street right-of-way at least one hundred twenty (120) feet wide, and of which no more than thirty-five percent (35%) is occupied by the uses subject to this requirement. The entire tract of land in the C-M Zone shall require Detailed Site Plan approval in accordance with Part 3, Division 9 of this Subtitle. Each use subject to these requirements shall consist of at least twenty-five thousand (25,000) square feet of gross floor area, and uses consisting of less than fifty thousand (50,000) square feet of gross floor area are permitted only if there is one existing retail use consisting of more than one hundred thousand (100,000) square feet of gross floor area for every two (2) retail uses consisting of less than fifty thousand (50,000) square feet of gross floor area. Clothing, dry goods, millinery, and shoe stores shall be permitted by Special Exception in all other cases. For the purposes of this footnote, the word “contiguous” shall include parcels that are separated only by a right-of-way. However, a department or variety store consisting of no more than fifteen thousand (15,000) square feet of gross floor area shall be permitted upon a parcel or contiguous parcels of land in the C-M Zone, the gross tract area of which is no more than three (3) acres, and which is contiguous to an existing street right-of-way at least one hundred twenty (120) feet wide, subject to Detailed Site Plan approval in accordance with Part 3, Division 9, of this Subtitle. (CB-71-1993; CB-70-1998) If the use has a valid use and occupancy permit as of September 30, 1993, and a sight-tight fence or wall at least six (6) feet in height is erected along the perimeter of all abutting residential property as of December 31, 1993, the use shall be permitted by right. Change in ownership of the use shall not affect the conforming use status. (CB-89-1993) Subject to Detailed Site Plan approval, in accordance with Part 3, Division 9, of this Subtitle, if the use is abutting land in a residential zone, or land proposed to be used for residential purposes on an approved Basic Plan, approved Official Plan, or any approved Conceptual or Detailed Site Plan. (CB-90-1993) Provided the building to which it is attached is at least fifty (50) feet in height. Otherwise, a Special Exception is required. (CB-41-1994) Subject to Detailed Site Plan approval in accordance with Part 3, Division 9, of this Subtitle. (CB-120-1994) Provided the property abuts property in a commercial zone, a residential zone in common ownership with the subject property, or a transportation facility right-of-way. (CB-46-1995) Provided the property on which the use is located is under single ownership which includes the I-1 and C-M zones, where the uses on the C-M zoned portion are an expansion of the currently existing uses on the I-1 zoned portion of the property. (CB-39-1996) Provided the property on which the use is located is abutting an existing vehicle storage yard with a valid use and occupancy permit. (CB-80-1996) If not conducted in an existing office building, a Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle. (CB-93-1996) Provided that a certified nonconforming pawnshop that does not meet the location requirements of Section 27-394.01 may relocate without the necessity of obtaining a Special Exception if locational requirements of the proposed location are satisfied and the nonconforming use at the former location is discontinued. (CB-28-1997) Except when located on a tract of land which is less than 1.5 acres in size and surrounded on all sides by land in any residential zone in order to ensure safety on contiguous parcels and to minimize negative aesthetic impact on neighboring areas. A maximum of one (1) monopole and antennas for four (4) carriers are permitted. For any use for which the original permit was applied for prior to November 25, 1997, and legally issued, telecommunications-related equipment may be moved inside an existing structure without obtaining a special exception for the alteration of a nonconforming use. (CB-102-1997; CB-38-1998; CB-29-2003)

193

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 31

33 34

37 38

Provided: (A) The store shall be no less than 10,000 square feet nor more than 15,000 square feet; (B) The use involves the demolition and redevelopment of a commercial use that has been vacant for a minimum of five years; and (C) The site contains a minimum of three (3) acres and is adjacent to, or across from, an enclosed mall of at least 500,000 square feet. (CB-4-1999) If located outside a Revitalization Tax Credit Area in a commercial center with less than thirty (30) acres, a bulk retailing store may not have gross floor area greater than 50,000 square feet. But if the store was in use and had necessary permits issued on or before September 1, 1998, then the restriction in this note does not apply and the store is not subject to nonconforming use requirements in Part 3, Division 6, unless the store discontinues bulk retailing operations for 180 or more consecutive calendar days. In this note, a commercial center is one or more contiguous, commercially-zoned lots separated from other commercially-zoned lots by public streets or rights-of-way. (CB-25-1999) Provided the use does not exceed 5,000 square feet. (CB-34-1999) Limited to the adaptive re-use of vacant or partially vacant property in former or existing shopping centers which are limited in their ability to modify or expand. The C-S-C parcels in the shopping center shall: (A) Lie adjacent to federal government property; (B) Include not less than 10 or more than 15 acres; (C) Be confined by road networks which limit access changes to the parcels; and (D) Lie contiguous to and below the grade of a multilane limited-access highway. All such consolidated storage units shall meet the requirements of Sections 27-375(a)(5), (6) and (7), and 27-281 through 27-290. (CB-45-1999) The use is permitted on C-O zoned property abutting R-R zoned property leased from a public agency before January 1, 1974, where both properties are developed in an integrated fashion pursuant to the same agreement. Parking and loading facilities shall be provided in accordance with Part 11 (parking and loading requirements). Landscaping, buffering, and screening shall be provided in accordance with the Landscape Manual. Development regulations for building setbacks shall be provided in accordance with Part 6 (Commercial Zone regulations). There shall be no building setbacks required between the internal R-R and C-O zoned portions of the site. The following uses are not permitted: car wash, animal hospital, training, kennel, grooming, blacksmith, carpet or rug shampooing, electric or gas appliance repair, farm implement sales and repair, upholstery or furniture repair, locksmith, laboratories, lawn mower repair, machine shop, massage establishment, methadone treatment center, model studio, photo processing plant, studio or darkroom, pizza delivery, print shop, newspaper publishing, sauna or steam bath, septic tank sales, service, sewage dump (pump out) services, shoe repair, taxidermy, welding shop, bait shop, bottled gas, feed sales, wayside stand, and any use prohibited in the lease with the public agency, as modified or amended. (CB-35-2000) Special Exception applications filed prior to January 1, 2000, may continue through the review and hearing procedures in Part 4. Uses which are approved may continue in effect, may be revised or amended under procedures in Part 4, and shall not be considered nonconforming. The maximum height of structures not approved by January 1, 2000, shall be thirty-six (36) feet. (CB-29-2000) Except for new vehicle sales lots, the use shall be located on a tract of land containing a minimum of 25,000 square feet. All such uses on property less than 25,000 square feet in existence on September 1, 2000, may not be certified as nonconforming uses and must cease operations on or before August 31, 2003. (CB-87-2000) All such uses in existence on September 1, 2001, may not be certified as nonconforming uses and must cease operations, with removal of all animal or poultry facilities, by February 1, 2002. (CB-71-2001)

194

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 39

40 41

(A) The subject C-M Zone property shall have at least seventy-five (75) feet of frontage on a street shown on the Master Plan as a collector or higher classification, be at least twenty-five thousand (25,000) square feet in area, and be the subject of a use and occupancy permit for commercial vehicle storage issued prior to January 1, 1990. (B) In addition, the use may be placed on a C-M Zone property contiguous to property meeting the requirements in paragraph (A), but only if both properties are in the same ownership and the paragraph (A) property has a valid use and occupancy permit for trash removal services. (CB-17-2002) Permits for a store approved before January 15, 2002, without a special exception may continue in effect and be revised or amended, and such a store shall not be considered a nonconforming use. No permits for new food or beverage operations in such a store may be approved without a Special Exception. (CB-2-2002) Provided: (A) The property in the C-O Zone is within a Special Taxing District and adjoins or lies across a public right-of-way from land in the R-H Zone with an existing planned retirement community. (B) The Planning Board approves a Detailed Site Plan, in accordance with Part 3, Division 9, and makes the following findings: (1) The site plan meets all Special Exception requirements in Section 27-395; and (2) The proposed project will serve, in a high quality, well-designed retirement community, the needs of a retirement-aged population while not adversely affecting the character of the surrounding neighborhood.

42 43 44

(CB-22-2002) Provided the use is an expansion of an existing vehicle sales lot onto surplus land owned by a State agency, but is not in use as a street or right-of-way. The subsequent conveyance of the State land shall not result in the use becoming nonconforming. (CB-29-2002) All such uses with permits validly issued or applied for as of July 1, 2002, including those on properties rezoned from C-S-C to M-U-I, are deemed permitted uses, are not nonconforming, and may be altered, enlarged, or extended. (CB-55-2002) Permitted use without requirement for a Special Exception provided: (A) The property is located within one thousand (1,000) feet of an existing mass transit rail station operated by the Washington Metropolitan Area Transit Authority (WMATA) and within the boundaries of a TDOZ approved prior to 1990; (B) Permits may not be issued for the commercial parking lot until the Planning Board approves a Detailed Site Plan in accordance with Part 3, Division 9, of this Subtitle; (C) The Planning Board shall find that the site plan meets the requirements of any applicable TDOZ Development Plan; and (D) All commercial parking lot operations on the property shall cease by September 1, 2008.

(CB-14-2003) A Class 3 fill in existence as of October 7, 2003 that is operating pursuant to any validly issued grading permit, and is not in violation, shall be permitted to continue in operation as a matter of right, but is limited to the fill area established by any previously issued grading permit, not to exceed two renewals of the permit. Those fill operations that are in violation on October 7, 2003 have until December 31, 2003 to comply, or their permit is void. (CB-8-2003; CB-87-2003)

195

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 46

Multifamily condominium or rental units are permitted provided: (A) The use is located on one or more lots of less than twelve (12) acres in size; (B) The property is located within a Center or a Corridor designated by the General Plan; (C) The adjoining properties are developed with institutional, commercial office, and residential uses; (D) Development of the site is subject to the regulations of the R-18 Zone for this use; and (E) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle. The site plan shall include architectural review in order to ensure compatibility with the existing neighborhood.

(CB-75-2003; CB-69-2004) Provided: (A) The community is located on a minimum of five (5) acres and a maximum of eleven (11) acres; (B) The property is located within a Center or a Corridor designated by the General Plan; (C) The property upon which the community is located shall be located adjacent to property, also zoned C-O, which includes medical offices, an assisted living facility, adult day care center, and/or other facility designed for senior citizens, but in no event shall the use be deemed nonconforming if the adjacent C-O property is no longer occupied by one of the aforementioned uses; (D) Each multifamily building shall consist of at least three (3) stories, and shall be served by an elevator; (E) The community shall include a clubhouse consisting of at least five thousand (5,000) square feet; (F) At least one (1) resident of each household shall be at least fifty-five (55) years old and no permanent resident of the retirement community shall be under eighteen (18) years old; (G) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9 of this Subtitle; (H) Covenants setting forth the minimum age of the residents shall be submitted with the Detailed Site Plan application. The covenants shall run to the benefit of the Maryland-National Capital Park and Planning Commission; and (I) Development of the community is subject to the regulations of the R-18C Zone for multifamily dwellings. (CB-85-2003)

196

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 48

Provided: (A) The use is an adaptive reuse of a furniture warehouse store, which has or had a valid use and occupancy permit prior to January 1, 2004, and is in an existing shopping center that is located on a parcel(s) containing not less than five (5) or more than eleven (11) acres; (B) The use is located in a building of at least sixty-five thousand (65,000) square feet and was constructed after 1980 with a minimum of 16-foot ceilings; and (C) A Detailed Site Plan must be approved in accordance with Part 3, Division 9, of this Subtitle. The site plan should address, but not be limited to, ingress and egress, truck traffic and parking on the site, and screening for any on-site truck storage. (CB-5-2004)

Provided the use is located on a lot or parcel with not more than one-half (1/2) acre and is located within one-half (1/2) mile of an existing cemetery. (CB-22-2004)

Multifamily condominium units are permitted provided: (A) The multifamily dwellings shall be located on a parcel(s) containing at least six (6) acres; (B) The property is contiguous to an existing mass transit rail station operated by Washington Metropolitan Area Transit Authority (WMATA); (C) The bedroom percentages for multifamily dwellings as set forth in Section 27-419 shall not be applicable; (D) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle; (E) Regulations concerning the height of structure, lot size and coverage, frontage, setbacks, density, and other requirements of the C-S-C Zone shall not apply. All such requirements shall be established and shown on the Detailed Site Plan; (F) Density regulations shall be in accordance with the R-10 Zone for multifamily dwellings; (G) The Detailed Site Plan shall include architectural review in order to ensure high quality design and construction materials; and (H) Covenants setting forth that appropriate condominium fees are necessary to provide adequate maintenance of required landscaping to ensure the aesthetics of the property shall be submitted with the Detailed Site Plan application. The covenants shall run to the benefit of the local citizensâ&#x20AC;&#x2122; association. (CB-28-2004)

197

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 51

Subject to the following conditions: (A) The hours of operation shall be limited to 7:00 P.M. to 11:00 P.M. (B) The establishment shall be located at least one thousand (1,000) feet from any school, or any other building or use providing live adult-oriented performances and at least three hundred (300) feet from any residential zone or from land used for residential purposes in any zone. (C) Any establishment providing live adult-oriented performances lawfully established, operating and has a validly issued use and occupancy permit prior to the effective date of these conditions must conform to the permitted use and location requirements on or before November 30, 2007. (CB-49-2005)

This provision shall not apply to property which is located within the Developed Tier for which any portion of same: (A) Has an approved Preliminary Plan of subdivision for property which is split-zoned I-3 and R-R, and is located on and inside the Capital Beltway at an existing interchange with said Beltway, or (B) Is the subject of any future Preliminary Plan of subdivision or Detailed Site Plan for an integrated shopping center developed pursuant to CB-65-2003; or (C) Is the subject of a building permit issued for said use prior to September 1, 2005. All such uses on property meeting the above criteria shall be deemed permitted uses and shall not be considered nonconforming. (CB-19-2005)

Condominium residential dwellings may be permitted in the C-S-C Zone within the Developed Tier on property that is the location of an existing hotel, if located along the Capital Beltway and within one (1) mile of a WMATA station, subject to an approved Detailed Site Plan as provided in Part 3, Division 9. The use is permitted only if: (A) The units are part of a mixed-use development of commercial and retail/commercial; (B) The minimum percentage of any single use is ten percent (10%) for either residential, commercial, or retail of the gross square footage of floor area; and (C) The density, bulk, height, and other regulations are as required for townhouses in the R-T Zone and for multi-family units in the R-18 Zone. (CB-97-2005)

Provided: (A) The use does not exceed 3,000 square feet of gross floor area; (B) Outdoor storage and outdoor fabrication of signs are prohibited; (C) The occupant of the premises shall be allowed to park no more than two (2) commercial vehicles each of which does not exceed a manufacturerâ&#x20AC;&#x2122;s gross vehicle weight of 8,500 pounds; and (D) The use employs digital, graphic design, or other technological equipment to produce the signage. (CB-14-2008)

198

CHAPTER X—Sectional Map Amendment D-DOZ Table of Uses Permitted – Industrial Zones No use shall be allowed in the Industrial Zones, except as provided for in the Table of Uses or in Subsection (c) of this Section. The table shows the uses within the commercial zones as allowed by Section 27-641 and as allowed by the D-DOZ per Section 27-548.22 of the Zoning Ordinance. In the table, the following applies: (1) The letter “P” indicates that the use is permitted in the zone indicated. (2.1) The letters “SE” indicate that the use is permitted, subject to the approval of a Special Exception in accordance with Part 4 of this Subtitle. (2.2) The asterisk letter “*P” indicates that the use is permitted but subject to the general special exception standards in Section 27-317 (a)(1), (4), (5) and (6) and conforms to the recommendations of the sector plan. (3) The letters “PA” indicate that the use is permitted, subject to the following: (A) There shall be no entrances to the use directly from outside the building; (B) No signs or other evidence indicating the existence of the use shall be visible from outside the building, other than a business identification sign lettered on a window. The sign shall not exceed six (6) square feet in area; and (C) The use is secondary to the primary use of the building. (4) The letters “PB” indicate that the use is permitted, subject to the following: (A) The use shall be related to, dependent on, and secondary to a primary use on the premises; (B) The use shall be located on the same record lot as the primary use; (C) The use shall not be located within a building not occupied by the primary use; and (D) The floor area of any building (and the land area occupied by any structure other than a building) devoted to the use shall not exceed an area equal to forty-five percent (45%) of the gross floor area of the building within which the primary use is located, unless otherwise provided. (5) The letters “SP” indicate the use is permitted, subject to the approval of a Special Permit, in accordance with Section 27-239.02. (6) The letters “NA” indicate that the language is not applicable. (7) The letter “X” or a blank (unless otherwise clear from the context) indicates that the use is prohibited. (8) All uses not listed are prohibited. (9) The word “manufacture” includes the words “fabricate,” “assemble,” and “repair.”

199

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (1) C ommercial : (A) Eating or Drinking Establishments: (i) Accessory to, and within the same building or group of attached buildings as, any permitted use except a hotel or motel (CB-37-1988)

SE5, 10

SE5

(aa) Fast-food restaurant

(ii) Within a hotel (CB-97-2004)

(iii) Within a motel

(iv) Within an office building:

(bb) Other than fast-food restaurant

(v) Within an industrial park:

(aa) Of at least 100 acres, fast food restaurant

(bb) Of at least 100 acres, all others

(cc) Of between 25 and 100 acres, excluding a fast-food restaurant (CB-10-2003)

SE10

(vii) Within an existing retail center with net leasable building space of less than 26,000 square feet (CB-93-2001)

P41

(viii) All others (CB-21-1987; CB-34-1987; CB-57-1994; CB-37-1998)

Car wash (CB-92-2001)

Commercial Fuel Depot (CB-68-2006)

P51

Gas station (CB-1-1989; CB-57-1994; CB-40-1998; CB-97-2004)

SE10

Incidental automobile service in parking garage3

(dd) Of less than 25 acres, except as provided above

(ee) Approved with a hotel component (CB-92-2001) (ff ) Of between 25 and 100 acres, including a fast-food restaurant (CB-97-2004)

(vi) Other than fast-food restaurant on property abutting a minimum of 20 acres of C-S-C zoned land

(B) Vehicle, Mobile Home, Camping Trailer, and Boat Sales and Service:

200

CHAPTER X—Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE

Mobile or modular home sales lot, which may include the storage of mobile homes or modular home components for sale

Vehicle, boat, or camping trailer sales, or boat or camping trailer rental lot, including outdoor display of the vehicles (CB-37-1988; CB-58-1993; CB-75-1998; CB-33-2002; CB-39-2004)

Vehicle, boat, mobile home, or camping trailer repair and service station, and the sales of parts and tires which may include: P

(i)

Installation of parts within a wholly enclosed building

(ii) Incidental retail sales of gasoline, subject to Section 27358(a)(1),(2), (4),(5),(6),(7),(8), and (10)

Vehicle lubrication or tune-up facility, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage (CB-43-1987)

Vehicle rental lot, excluding boats or camping trailers, including outdoor display of the vehicles (CB-58-1993)

Vehicle sales or rental lot, including outdoor display of the vehicles (CB-73-1997)

Vehicle towing station (CB-12-1991; CB-75-1998; CB-39-2004)

Bank, savings and loan association, or other savings or lending institution:

(i)

With drive through

(ii) All others (CB-1-1994)

Other offices:

(i)

(ii) Medical practitioner’s office

(iii) Medical practitioner’s office less than 3 stories in height and not exceeding 33% of net tract area in a development comprising a gross tract area of at least 25 acres

(iv) Offices less than 3 stories in height and not exceeding 33% of net tract area in a development comprising a gross tract area of at least 25 acres

(v) Trailer for office space accessory to an existing industrial use in accordance with Sections 27-260 and 27-261 (CB-75-1998; CB-39-2004)

(vi) All other offices (CB-3-1989; CB-24-1993; CB-75-1998)

Accessory to a permitted use

Real estate subdivision sales office:

(i)

As a temporary use, in accordance with Sections 27-260 and 27-261

(ii) All others

201

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (D) Services:

Animal hospital, animal training, kennel

Barber or beauty shop

Bicycle repair shop

Blacksmith shop

Blueprinting, photostating, or other photocopying establishment (CB-66-1996; CB-75-1998; CB-39-2004)

Carpet or rug shampooing establishment

Catering establishment

Data processing (CB-66-1996)

P34

Dry cleaning or laundry pickup

Dry cleaning plant

Electrical or electronic equipment, radio or television, computer repair shop (CB-3-1989; CB-66-1996)

P34

Farm implement repair

Household appliance or furniture repair shop: P

(ii) All others

P34

(i)

Furniture and small appliances only

Key or locksmith shop

Laboratory:

(i)

Accessory to allowed use

(ii) Medical or dental

P34

(iii) Research, development, or testing

(iv) All others (CB-3-1989; CB-66-1996)

Laundromat

Laundry plant

Lawn mower repair shop

Massage establishment

Methadone Treatment Center (CB-103-1993)

202

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area USE Photographic processing plant (CB-66-1996)

I-1 in D-DOZ

I-133

Photography studio (may include darkroom)

P34

Printing shop (CB-66-1996)

P34

Research and Development (CB-3-1989)

Septic tank service

Shoe repair shop

Tailor or dressmaking shop (may include incidental dyeing and pressing)

Arts, crafts, and hobby supply store (CB-18-1997)

Bicycle (sales) shop

Bottled gas sales (retail)

Taxidermist

Upholstery shop

(E) Trade (Generally Retail):

Adult book store (CB-53-1996; CB-75-1998; CB-39-2004)

Building supply store (CB-3-1989)

Buying of items within guest rooms and vehicles, pursuant to Section 27115(a)(2)

Carpet or floor covering store

P10

(ii) All others

Drug paraphernalia display or sales, pursuant to Section 27-115(a)(1)

Drug store (CB-91-1986; CB-97-2004)

Clothing, dry goods, millinery, or shoe store (CB-89-1986)

Department or variety stores (CB-21-1994; CB-97-2004)

(i)

Not exceeding 13,000 square feet

203

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE Electrical supply store (CB-3-1989)

Farm implement or feed sales

Farmerâ&#x20AC;&#x2122;s market or flea market, in accordance with Sections 27-260 and 27261 (CB-63-1998)

Firewood sales as a temporary use, in accordance with Sections 27-260 and 27261 (CB-66-1996)

P34

P43

Home furnishing store (such as interior decorations, electronics, housewares, household accessories, or textiles) (CB-89-1990)

Household appliance or furniture store

Lawn mower (sales) store

Food or beverage store

(i)

Within an existing retail center with net leasable building space of less than 26,000 square feet

(ii) All others (CB-92-2001; CB-93-2001; CB-97-2004)

Hardware store (may include electrical or plumbing supplies)

Nursery and garden center (CB-3-1989)

Paint or wall covering store (CB-3-1989)

Pawnshop (CB-28-1997)

Pet feed and supply store (CB-2-1991)

Plumbing supply store (CB-3-1989)

(iii) Provided the retail sales are incidental to the warehousing, wholesaling, or distribution of the products on the premises (CB-122-1986; CB-3-1989)

Sales events sponsored by bona fide nonprofit groups or organizations, in accordance with Sections 27-260 and 27-261 (CB-26-1997)

Retail sales of products:

(i)

(ii) Provided the retail sales are incidental to the manufacturing of the products on the premises, except where permitted by (i) above

204

Provided the retail sales are incidental to the manufacturing of the products on the premises and the retail sales area does not exceed 15% of the gross floor area of the building, or 5,000 square feet, whichever is less

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE Seafood market (CB-49-1987)

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-261

Septic tank sales

Stationery or office supply store, which may include the sale of office furniture and business machines

Swimming pool or spa sales and service (which may include outdoor display, provided it is enclosed by a 6-foot high fence)

Wayside stand: P

(i)

As a temporary use, subject to Sections 27-260 and 27-261

(ii) All others

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by Special Exception).

P47

(CB-65-2003; CB-19-2005) Where not otherwise specifically permitted, any use allowed by Special Exception in the C-S-C Zone. (CB-65-2003) (2) I ndustrial : (A) Chemical and Allied Manufacturing:

Abrasive and asbestos products

Acids and caustics

Carbon black

Celluloid or pyroxylin

Drugs, compounding (CB-66-1996)

P34

Dyestuffs

Fertilizers

(i) Paste inks (CB-75-1998; CB-39-2004)

Cosmetics, medicinal, pharmaceutical, and toilet article products, fabrication (CB-66-1996)

Distillery for the production of fuel alcohol, which may include bulk storage (CB-75-1998; CB-39-2004)

Gum and wood chemicals, which may include distilling

Ink:

(ii) All other inks

205

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area USE

I-1 in D-DOZ

I-133 Organic and inorganic chemicals (except as specified):

(i) Blending and mixing (CB-75-1998; CB-39-2004)

(ii) Breaking bulk

Paints, varnishes, lacquers, enamels, and shellacs (CB-75-1998; CB-39-2004)

Pesticides and insecticides

Plastics and synthetic fibers (CB-75-1998; CB-39-2004)

Soaps, cleaners, polishes, sanitation preparations, bleaches, and detergents

(ii) Glass, metal, or wood or other materials (CB-75-1998; CB-39-2004)

Electrical lighting fixtures

Engines, generators, turbines, or miscellaneous machinery (CB-75-1998; CB-39-2004)

Furniture, cabinets, fixtures, or interior decorating components

Hardware (except as otherwise specified)

Heavy armament (CB-75-1998; CB-39-2004)

Household appliances: P

(B) Fabrication of Wood, Metal, Paper, Plastic, and Glass Products from Materials Produced Elsewhere:

Armament control and sighting systems

Communications equipment, computers, telephones, electronic equipment, radios, sound systems, or televisions (which may include parts for these items) (CB-66-1996)

Containers:

(i)

Paper or plastic

Small electrical household appliances, including televisions but excluding refrigerators and similar large appliances

(ii) All others

P34

Motorized and nonmotorized vehicles, aircraft, construction, farm, or railroad equipment, ships or boats (which may include the parts for these items)

Office supplies and equipment (CB-66-1996)

206

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area USE

I-1 in D-DOZ

I-133 Plumbing, air conditioning, carpentry, electrical heating, and lighting supplies and equipment (except where otherwise specified):

(i) Plastic

(ii) Other materials

Spas and swimming pools

Structural components of buildings (except as otherwise specified)

Vending machines

Logging camps or contractors (CB-75-1998; CB-39-2004)

Mobile or manufactured homes (CB-75-1998; CB-39-2004)

Modular buildings (CB-75-1998; CB-39-2004)

Sawmills or planing mills (CB-75-1998; CB-39-2004)

Veneer and plywood (CB-75-1998; CB-39-2004)

Wood preserving (CB-75-1998; CB-39-2004)

Engineering, computer, drafting, laboratory, office, research, and scientific instruments, devices, equipment and supplies (CB-66-1996)

P34

Optical, dental, medical, ophthalmic, orthopedic, and prosthetic devices and supplies (CB-66-1996)

P34

Photographic equipment and supplies (CB-66-1996)

P34

Timing, light, mixing, safety, temperature, or weight control devices (CB-66-1996)

P34

Watches, clocks, measuring, or time-keeping devices (CB-66-1996)

P34

(D) Manufacturing of Scientific, Specialized, and Technical Instruments and Equipment:

(E) Metal Production:

Blast furnace

Foundry:

207

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (i) Nonferrous metals (CB-75-1998; CB-39-2004)

(ii) Nonornamental ferrous

(iii) Ornamental metals (CB-75-1998; CB-39-2004)

Recycling of nonferrous metals (CB-75-1998; CB-39-2004)

Rolling mill

Smelting (F) Miscellaneous Industrial, Manufacturing, and Related Uses:

Brushes, brooms, combs, or lamp shades manufacturing

Cigarettes, cigars, or other tobacco products (chewing or smoking) manufacturing (CB-75-1998; CB-39-2004)

Consolidated Storage, in accordance with Section 27-475.04 (CB-32-1988; CB-75-1998; CB-45-1999; CB-39-2004)

Contractorâ&#x20AC;&#x2122;s office (general) as a permanent use, including the businesses of siding, flooring, roofing, plumbing, air conditioning, heating, painting, carpentry, electrical work, landscaping, and the like, with buildings and uses accessory to the business (as well as the office) use:

(i)

With storage of materials or equipment:

(aa) Indoors

(bb) Outdoors (CB-75-1998; CB-39-2004)

(ii) All others (CB-89-1985; CB-1-1994)

Explosives, fireworks, or gunpowder manufacturing

Gelatin manufacturing

Glue or size manufacturing

Heavy motorized equipment, motor vehicle, truck, boat, camping trailer, or trailer storage yard (CB-90-1992; CB-75-1998; CB-39-2004)

(ii) Including the fabrication (only within a wholly enclosed building) of plumbing, air conditioning, heating, carpentry (and the like) parts for installation off site

(iii) Including the retail sale of parts and supplies as an accessory use (CB-89-1985; CB-75-1998)

Contractorsâ&#x20AC;&#x2122; plant or storage yard:

(i)

208

Those involving the operation or storage of heavy equipment over 17,000 pounds gross vehicle weight

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE Jewelry manufacturing (CB-66-1996)

P34

Junk yard

Machine shop

Matches manufacturing

Motion picture or broadcasting equipment manufacturing and production

Musical instruments, athletic goods, notions, novelties, sporting goods manufacturing

Pens, artist or drafting supplies, clerical equipment, business machines, or pencils manufacturing

Plastic products manufacturing, except as otherwise specified

Precious metalware manufacturing and plating

Recycling plant, except as otherwise specified (CB-75-1998; CB-39-2004)

Storage building accessory to:

(i)

A permitted use

(ii) A special permit use

(iii) A Special Exception use (CB-90-1992; CB-1-1994)

Storage yard, except as otherwise specified (CB-75-1998; CB-39-2004)

Tobacco packing, processing, and treatment

Transfer station (CB-71-1994)

Trash removal services (CB-82-1991; CB-75-1998; CB-39-2004)

P22

Uses which are noxious or offensive by reason of odor, dust, fumes, smoke, gas, vibration, radiation, glare, or noise, or which constitute a public hazard by fire, explosion, or other means (in the discretion of the District Council)

Vehicle salvage yard

Warehousing:

(ii) All others (CB-90-1992)

(i)

Subject to Section 27-471(g)

Waste material separation and processing facility, in accordance with Section 27475.05 (CB-77-1990; CB-75-1998; CB-39-2004)

209

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (G) Petroleum, Gas, and Related Products: Asphalt mixing plant (CB-111-2004)

Breaking bulk for home consumption or portable appliances (CB-75-1998; CB-39-2004)

Distribution for home consumption (CB-75-1998; CB-39-2004)

Gasoline or gasohol bulk storage (other than gas station or vehicle repair and service station) (CB-75-1998)

Gasohol fabrication (CB-75-1998; CB-39-2004)

Liquid gas storage

Refinery

Bookbinding

Paper or paper board products (except containers) manufacturing

Paper recycling collection center (only for collection, storage, and shipping) (CB-75-1998; CB-39-2004)

Printing and engraving (which may include all processes) (CB-66-1996)

P34

Publishing

(i) Alcoholic

(ii) Nonalcoholic

Brewery, distillery, winery

Cereals, grains, or spice processing

Coffee roasting

Tank farm, except as otherwise specified (CB-75-1998; CB-39-2004)

(H) Printing, Publishing, Paper, and Related Industries:

Bookbinder manufacturing

Pulp making

(I) Processing of Food and Kindred Products for Human Consumption:

Bakery products manufacturing

Beverage bottling (all containers):

210

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE

Confectionery products manufacturing

Drying and dehydrating of food products

Freezing of food products

Oil and fat manufacturing (edible)

Packaging, packing, and canning of food products

Pickling

Reduction plant

Sauce, seasoning, and dressing manufacturing

Slaughterhouse

Smoking and curing

Sugar refinery

Syrup and flavor extract manufacturing

(J) Rubber and Synthetic Rubber Products:

Fabrication of rubber products (CB-75-1998; CB-39-2004)

Recycling of rubber products

Rubber manufacturing

Rubberizing of wearing apparel or household items

Synthetic rubber (and similar products) manufacturing

Tire or tube manufacturing (CB-75-1998; CB-39-2004)

Tire recapping (CB-75-1998; CB-39-2004)

Concrete batching or cement mixing plant (CB-111-2004)

Cutting of nonstructural stone (CB-75-1998; CB-39-2004)

Glass blowing and molding

Manufacturing of ornamental products made of clay, concrete, glass plaster, porcelain, or stone (excluding the use of a rock crusher) (CB-75-1998; CB-39-2004; CB-78-2004)

(K) Stone, Clay, Glass, and Cement Products:

Cement manufacturing

211

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area USE

I-1 in D-DOZ

I-133 Manufacturing or cutting of structural products made of clay, concrete, glass, stone, or similar materials (CB-75-1998; CB-39-2004)

(L) Textile Products:

Fabrication of finished goods

Felt manufacturing

Fiber or thread manufacturing

Finishing of textile goods

Knitting

Lace (and similar products) manufacturing

Recycling of textiles (CB-75-1998; CB-39-2004)

Synthetics manufacturing

Weaving (M) Wholesale Trade:9

Apparel, garments, or related products

Automotive or motorized equipment (parts and accessories only)

Bakery products, wholesale

Bulk raw materials

Chemical and related products (except as otherwise specified)

Electronic, glass, metal, paper, rubber, or wood products

Food or kindred products

Garden supplies or nursery stock

Livestock (CB-75-1998; CB-39-2004)

Ornamental products made of china, clay, concrete, glass, or stone

Petroleum products for home distribution

Structural products made of clay, concrete, or stone, with:

Indoor storage, only

(ii) Outdoor storage (CB-75-1998; CB-39-2004)

(i)

Textile products

212

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE

Tobacco and related products

Wholesaling or distribution of materials (products) not used or produced on the premise:

(i)

Subject to Section 27-471(g)

(ii) All others (CB-90-1992)

Wholesaling or distribution of materials (products) used or produced on the premises (CB-90-1992)

Wholesaling or distribution use not listed (CB-90-1992)

P12,34

Adult rehabilitation center (CB-108-1987; CB-75-1998; CB-39-2004)

Church or similar place of worship, convent, or monastery (CB-23-1988; CB-99-1993; CB-84-1996)

Church or similar place of worship, convent, or monastery in the Route 202 Corridor Study Area, unless constructed pursuant to a Conceptual Site Plan approved by the Planning Board prior to June 1, 1997 (CB-72-1997)

Community building

P34

(3) I nstitutional /E ducational : Adult day care center (CB-44-1987; CB-66-1996)

Day care center for children:

(A) In accordance with Section 27-475.0214

(B) All others (CB-23-1988; CB-66-1996) School, private:

(A) Business

P34

(B) Driving

(D) School or studio for artistic or technical instruction and practice

(E) Scientific

P34

(F) Trade

(G) Private college or university

(H) In accordance with Section 27-475.06.0128

P34

213

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (I) All others (CB-26-1985; CB-33-1986; CB-23-1988; CB-14-1994, CB-113-1994; CB-66-1996; CB-93-1996; CB-94-2000)

Accessory structures and uses (CB-66-1996)

P34

Adaptive use of a Historic Site, when not otherwise allowed (CB-58-1987)

Any use allowed in the C-S-C Zone (except those permitted by Special Exception), when located within an office building or hotel, provided not more than 15% of the gross floor area of the building shall be devoted to such uses and not more than 3,000 square feet shall be allotted to any one use; except hotels may include auditoriums or showrooms unlimited in size

Auction house (CB-55-1988)

Buildings and uses, serving public health purposes, on land owned by Prince Georgeâ&#x20AC;&#x2122;s County, Maryland, upon which hospitals or health centers are located, except if otherwise allowed as a Permitted(P) use15 (CB-55-1988; CB-66-1996)

P34

(4) M iscellaneous :

Cemetery, crematory:

(A) Cemetery, accessory to a church, convent, or monastery21

(B) All others (CB-11-1991; CB-27-1995) Collection of recyclable materials:

(A) As a temporary use, in accordance with Sections 27-260 and 27-261 (CB-75-1998; CB-39-2004)

(B) All others

Commercial uses not listed

Contractorâ&#x20AC;&#x2122;s office (must include sanitary facilities), construction yard, shed, or storage building (in connection with a construction project) as a temporary use:

(A) In accordance with Sections 27-260 and 27-261

(B) All others

Ice vending machine for block ice

MARC Planned Community, in accordance with Section 27-475.06.05 (CB-21-2006)

Metro Planned Community, in accordance with Section 27-475.06.03 (CB-35-1998)

Mobile home, with a use for which amusement taxes are collected2

214

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE Rental business for items permitted to be sold (except as otherwise specified)

Sign making shop

(B) All others (CB-45-1988; CB-24-1991; CB-66-1996)

Welding shop

Where not otherwise specifically permitted, any use allowed in the I-1 Zone (excluding those permitted by Special Exception) (CB-92-2004)

Where not otherwise specifically permitted, any use allowed by Special Exception in the I-1 Zone (CB-92-2004)

Signs, in accordance with Part 12:

(A) Outdoor advertising sign (billboard)

(5) P ublic /Q uasi P ublic : Ambulance service, private

Library

Post office

Public buildings and uses

Sanitary landfill, rubble fill, or Class 3 fill19, 46 (CB-15-1990; CB-8-2003; CB-87-2003)

Voluntary fire, ambulance, or rescue station1

Amusement Center (CB-8-2007)

P52

Amusement park

Athletic field, with or without seating for spectators

Auditorium

Billiard or pool parlor

Bowling alley

(6) R ecreational /E ntertainment /S ocial /C ultural :

Carnival, circus, fair, or similar use, not exceeding 17 days duration and located at least 250 feet from any dwelling, as a temporary use in accordance with Sections 27-260 and 27-261:

(A) On a parking lot

(B) All others

Club or lodge, private

215

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE Commercial recreational attractions

Employees recreational facilities (private, nonprofit), accessory to an allowed use (CB-66-1996)

Golf course or country club (CB-66-1996)

P34

Golf driving, archery, or baseball batting range (CB-130-1993)

Miniature golf course

Museum, aquarium, art gallery, cultural center, or similar facility (CB-66-1996)

Park or playground

Performance arts center, in accordance with Section 27-475.06.04 (CB-12-2001)

Reducing/exercise salon or health club (CB-3-1989; CB-66-1996)

P34

Riding stable

(A) Indoor20

(B) Outdoor (CB-4-1991)

Sauna or steam bath

Rifle, pistol, or skeet shooting range:

Skating rink:

(A) Indoor

(B) Outdoor

Spa, community (CB-66-1996)

Spa, private, accessory to an allowed dwelling unit (CB-66-1996)

P34

Spa, public:

(A) Accessory to a reducing/exercise salon, health club, or summer camp

(B) Accessory to a commercial swimming pool

(C) Accessory to a hotel or motel (in the I-1 and I-2 Zones, included on the approved Special Exception site plan for the hotel)

216

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (D) All others (CB-3-1989; CB-66-1996)

Summer camp

Swimming pool (which may include a community or public spa)

Tennis, basketball, handball or similar court:

(A) Enclosed by a wall or fence at least 6 feet high

(B) All others

P34

Theater:

(A) Indoor

(B) Outdoor (including drive-in) (CB-66-1996) (7) R esidential /L odging : Artistsâ&#x20AC;&#x2122; residential studios, in accordance with Section 27-475.06.04 (CB-12-2001) Dwelling:

(A) If legally erected prior to the date upon which the property was classified in the I-1, I-2, or U-L-I Zone, or legally erected in the I-1, I-2, or U-L-I Zone under prior regulations

(B) If legally erected prior to the date upon which the property w as classified in the I-3 or I-4 Zone

Dwelling unit within a building, containing commercial or industrial uses not exceeding 3 units per building, with 1 unit permitted at ground floor level for a resident manager, caretaker, or night watchman (and family) and all other units located above the ground floor

SE10

Agricultural uses

Concrete recycling facility (CB-78-2004)

Hotel or motel (which may include public spas, swimming pools, or tennis courts, provided they are enclosed by a fence or wall at least 6 feet high): (A) In an industrial park having a gross tract area of at least 25 acres (CB-97-2004)

(B) All others

Planned retirement community (CB-89-1999) (8) R esource P roduction /R ecovery :

217

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-10: Marlboro Pike Table of Uses Permitted - Industrial Zones ZONE

Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE Sand and gravel wet-processing (CB-75-1998; CB-39-2004)

Surface mining

Airport, airpark, airfield, heliport

Airstrip or helistop

Antennas and related equipment buildings and enclosures, other than satellite dish antennas, in accordance with Section 27-475.06.02 (CB-65-2000)

Broadcasting studio (without tower) (CB-66-1996)

P34

Bus station or terminal

Monopoles and related equipment buildings and enclosures, in accordance with Section 27-475.06.02 (CB-65-2000)

P34

X23

P26, 48

P26,48

Parking lot or garage, commercial (CB-43-2002)

Parking lot or garage, or loading area, in accordance with Part 11 (CB-66-1996)

P34

Parking of mobile home except as otherwise specified

Parking of mobile home in a public right-of-way

Parking of vehicles accessory to an allowed use (CB-66-1996)

P34

(A) Underground pipelines, electric power facilities or equipment, or telephone facilities or equipment; and railroad tracks or passenger stations, but not railroad yards (CB-66-1996)

P34

(9) T ransportation /P arking /C ommunications /U tilities :

Motor freight receiving or shipping (loading) facilities:

(A) When accessory to, in conjunction with, as an integral part of, under the same ownership or leasehold interest as, and solely serving another allowed use on the property

(B) All others (CB-90-1992; CB-66-1996) Moving and Storage Operation (CB-70-2004)

Public utility uses or structures:

(B) Railroad yards, roundhouses, car barns, and freight stations

218

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Low Intensity Business Park Character Area

I-1 in D-DOZ

I-133

USE (C) Other public utility uses or structures (including major transmission and distribution lines and structures) (CB-25-1987; CB-61-1988; CB-65-2000)

Satellite dish antenna, in accordance with Section 27-468.01:

(A) Up to 10 feet in diameter, to serve only 1 dwelling unit

(B) Over 10 feet in diameter, to serve only 1 dwelling unit

Storage of any motor vehicle which is wrecked, dismantled, or not currently licensed, except where specifically allowed 8 (CB-4-1987)

Taxicab dispatching station:

(A) Without cab storage repair, or servicing

(B) With cab storage

Taxicab stand

Telegraph or messenger service (CB-66-1996)

Towers or poles (electronic, radio, or television, transmitting or receiving):

(A) Nonprofit, noncommercial purposes, with no height restrictions

(B) Freestanding, for commercial purposes, up to 175 feet above ground level

(C) Attached to a roof, for commercial purposes, with the total combined height of the building, tower, or monopole and antenna not exceeding 250 feet above ground level

X26, 40

X 25,40

(D) All others (CB-8-1990; CB-123-1994; CB-103-1997; CB-65-2000) Trucking operations, except as otherwise specified (CB-90-1992; CB-5-1994; CB-75-1998; CB-13-2000; CB-39-2004)

219

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 1

Provided: (A) The mobile home is located on a lot having property consisting of five (5) acres or more; (B) The use of the mobile home is in connection with another use on the property for which the County levies or collects an amusement tax; (C) The occupants of the mobile home are employed by, or reasonably connected with, the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year; except mobile homes used in connection with pari-mutuel racetracks where the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. Provided: (A) The service shall be limited to supplying gasoline, oil, water, tire pressure, and washing; (B) Only automobiles parking in the parking garage shall be served; (C) No signs visible from outside the structure shall indicate the presence of the service facilities; and (D) The garage shall be wholly enclosed. Except in an emergency. In this case, the parking shall be subject to the traffic and parking regulations applicable to the right-of-way.

Approved as an accessory use with approval of the Special Exception for the hotel or motel.

Not exceeding fifteen percent (15%) of the gross floor area, in combination with allowed C-S-C Zone uses, but not a fast-food restaurant within a hotel. (CB-34-1987) Office building requires a Special Exception to be approved, in accordance with Part IV.

7 8 9

This shall not apply to: (A) Storage accessory (and related) to an allowed use; or (B) One (1) such vehicle stored in a wholly enclosed garage. In the I-3 Zone, subject to Section 27-471(c) and (g).

220

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 10

11 12 13 14 15 16

17 18 19 20 21

Permitted use without requirement for Special Exception provided: (A) The use is located within an industrial park which is adjacent to a Beltway interchange constructed after June, 2002; (B) The parcel(s) is the subject of a Preliminary Plan of Subdivision that was approved pursuant to Subtitle 24 of this Code prior to June 30, 2004; (C) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle; (D) The acreage of lots (used for commercial purposes) shall not exceed twenty-five percent (25%) of the acreage of lots used for industrial purposes in the industrial park; (E) No more than two (2) fast-food restaurants shall be allowed in the industrial park; (F) Motels are prohibited; and (G) Hotel amenities shall include at a minimum a swimming pool, fitness center, room service, concierge service, parking, and restaurant(s) located within the building. (CB-97-2004) Provided the establishment is not a fast-food restaurant. (CB-21-1987) Located only on or abutting a lot or group of lots containing an office building or group of office buildings having a gross floor area of at least fifty thousand (50,000) square feet. (CB-44-1987) This does not provide for accessory antennas or overhead distribution lines. (CB-25-1987) In a publicly-owned recreational facility, a school, a church, or a public building, a day care center shall only be permitted as an accessory use. A church must provide its tax-exempt identification number when applying for a Detailed Site Plan or a building or use and occupancy permit for an accessory day care center for children. (CB-23-1988; CB-98-1988; CB-44-1989) Provided the health center is located on a minimum of twenty-five (25) acres. (CB-55-1988) Provided: (A) The whip antenna does not extend more than fifteen (15) feet above the height of the structure to which it is attached and does not support lights or signs unless required for aircraft warning or other safety reasons; (B) The equipment building does not exceed five hundred sixty (560) square feet of gross floor area or twelve (12) feet in height; (C) The equipment building matches the construction material and color(s) of an existing building when it is attached thereto; and (D) The equipment building is constructed of brick and designed to coordinate with the design of any existing main building on the same lot or on an adjoining lot when constructed as a freestanding building. (CB-61-1988; CB-81-1993) Subject to Detailed Site Plan approval, in accordance with Part 3, Division 9, of this Subtitle. (CB-3-1989) Limited to twenty percent (20%) of the gross floor area of the building within which it is located, but not to exceed a maximum of five thousand (5,000) square feet. (CB-3-1989) A sanitary landfill, rubble fill, or Class 3 fill may include a rock crusher only if it is approved as part of the Special Exception. (CB-15-1990; CB-8-2003; CB-87-2003) Provided there is no discernible noise from the exterior of the building. (CB-4-1991) Provided both uses were existing as of January 1, 1991. (CB-11-1991)

221

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 22 23 24 25 26

28 29

31 32

In accordance with Section 27-475.06. (CB-82-1991) Except as provided for in Section 27-467.01. (CB-90-1992) Provided the vehicle rental lot is located within one-half (1/2) mile of a mass transit facility. (CB-58-1993) The gross floor area shall not exceed 25% of the gross floor area of the building within which this accessory use is located. (CB-1-1994) Moving and storage operations that have less than one hundred thousand (100,000) square feet of gross floor area, have hours of operation between 7:30 a.m. and 5:30 p.m., and are located in a building that was existing on August 31, 1994, are permitted by right. (CB-5-1994) On a lot of no less than ten (10) or more than twenty (20) acres, located within five hundred (500) feet of property in the M-A-C or C-S-C Zones, said lot having frontage on at least two (2) public streets, and a store containing at least one hundred thousand (100,000) square feet of sales and service floor area (excluding mezzanines) under one roof, of which no more than a total of twenty percent (20%) of sales and service floor area may be dedicated to the sale and/or display of building materials, including, among other things, building supplies, plumbing supplies, electrical supplies, and hardware, either individually or in the aggregate; or the use is located on a lot or parcel that is between ten (10) and twenty (20) acres in size; said lot or parcel is located within five hundred (500) feet of property in the M-A-C Zone and has frontage on at least two public streets; the store has no more than twenty-five thousand (25,000) square feet gross floor area; the store fills medical prescriptions and sells medical supplies and nonprescription medicines, in addition to general merchandise; and except for medical prescriptions, medical supplies, and nonprescription medicines, the store has no more than fifty percent (50%) of its gross floor area devoted to the sale of a single type of merchandise, such as food or specialty items. (CB-21-1994; CB-11-2003) The Board of Appeals may grant variances from the requirements of Section 27-475.06.01(a)(1). (CB-14-1994) Provided: (A) The minimum seating capacity is one hundred (100); (B) More than fifty percent (50%) of its revenue is derived from the sale of food; (C) The primary operation is limited to the sale of food and beverages for consumption on the premises; however, ancillary carry out is permitted; (D) Not more than one such establishment providing cafeteria style service exclusively shall be permitted within the industrial park; (E) For establishments to be open to the public before 11:00 a.m., the exact time of opening shall be determined at the time of Detailed Site Plan approval; and (F) The establishment is not a fast food restaurant. (CB-57-1994) A fast food restaurant may be permitted by Special Exception provided the following criteria are met: (A) Not more than one fast food restaurant shall be permitted within the industrial park; (B) The design of the fast food restaurant shall be architecturally compatible with surrounding buildings and uses; and (C) The fast food restaurant is part of an assemblage of at least two (2) other eating and drinking establishments arranged so as to create, in combination, a unified development scheme. (CB-57-1994) Reserved. In accordance with the provisions of Part 16. (CB-53-1996)

222

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 33

34 35

36 37

38 39 40 41 42 43

Approval of a Special Exception is required for any use in the I-1 or I-2 Zones if any portion of the lot on which the use is proposed is within the subject area of a pending Transit District Overlay Zoning Map Amendment that has been initiated by resolution of the District Council. This provision does not apply to uses or buildings in existence as of July 1, 1996, or uses set forth in Section 27-473(b)(1)(A)(i),(A)(iv), and (C), and (b)(5). (CB-66-1996) Notwithstanding the language in Footnote 33, a Special Exception is not required if any portion of the lot is within the subject area of a pending Transit District Overlay Zoning Map Amendment that has been initiated by resolution of the District Council, and is located at least 2,000 feet from an existing Metrorail station. (CB-66-1996) Provided: (A) The church is located in an existing freestanding building not exceeding two stories in heights; (B) If the building in which the church is located contains other uses, a separate entry to the church must be provided for its use; and (C) At the time of issuance of the initial use and occupancy permit, the church shall be located within 1,000 feet of another existing church. (CB-84-1996) If not conducted in an existing office building, a Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle. (CB-93-1996) Provided: (A) The vehicle sales or rental lot is subordinate in area to, and is an expansion of, an existing permitted vehicle sales or rental use located on a contiguous adjacent lot in the I-1, I-2, or I-4 Zones; and (B) The two contiguous adjacent lots are owned by the same individual(s); and (C) The property on which the expansion will be located is adjacent to a public roadway; and (D) No structure may be erected except for paving, and with the exception of one structure not to exceed 6,000 square feet gross floor area which is architecturally compatible with the surrounding neighborhood. (CB-73-1997) Reserved. Townhouses shall comply with the design guidelines set forth in Section 27-274(a)(11) and the regulations for development set forth in Section 27-433(d). (CB-89-1999) A business limited to truck storage, maintenance, and repair only, with associated administrative offices, is permitted by right. Transporting of any items to or from the site is prohibited. (CB-13-2000) Permitted as an accessory use to a gas station located within an industrial park. (CB-92-2001) Permitted as an accessory use to a gas station located within an industrial park, provided the uses are located within the same building. (CB-92-2001) Provided: (A) The retail center is built and has one or more approved occupancy permits prior to October 1, 2001; (B) The retail center lies on property that adjoins land in the R-18 Zone and has frontage on a road classified as an arterial on the applicable Master Plan; and (C) No food or beverage store may occupy more than ten thousand (10,000) square feet or one-third (1/3) of the propertyâ&#x20AC;&#x2122;s net leasable building space, whichever is less. (CB-93-2001)

223

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA 44

48 49

Except for new vehicle sales lots, the use shall be located on a tract of land containing a minimum of twenty-five thousand (25,000) square feet. All such uses on property less than twenty-five thousand (25,000) square feet in existence on September 1, 2002, may not be certified as nonconforming uses and must cease operations on or before AugustÂ 31, 2005. (CB-33-2002) The property shall lie within one-quarter (1/4) mile of an existing mass transit rail station operated by the Washington Metropolitan Area Transit Authority (WMATA). Permits may not be issued for the commercial parking structure until the Planning Board approves a Detailed Site Plan, as required in the I-3 Zone. The Planning Board shall find: (A) The site plan meets all I-3 Zone requirements; (B) The proposed parking structure will not prevent the achievement of Transit Oriented Development goals in the neighborhood surrounding the WMATA station; and (C) The location and design of the parking structure provide for ample pedestrian ways, landscaping, lighting, and other amenities, to create direct and pleasant connections between the structure and the WMATA station. All commercial parking lot or garage operations on the property shall cease by September 1, 2008. (CB-43-2002) A Class 3 fill in existence as of October 7, 2003 that is operating pursuant to any validly issued grading permit, and is not in violation, shall be permitted to continue in operation as a matter of right, but is limited to the fill area established by any previously issued grading permit, not to exceed two (2) renewals of the permit. Those fill operations that are in violation on October 7, 2003 have until December 31, 2003 to comply, or their permit is void. (CB-8-2003; CB-87-2003) Provided: (A) The property is located on and inside the Capital Beltway at an existing interchange with said Beltway; (B) The site contains a minimum of eighty (80) acres that is split-zoned I-3, I-1, and R-R, with not more than twenty percent (20%) zoned R-R; (C) The property is proposed for employment uses in the most recently approved applicable Master Plan; (D) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle; and (E) The site plan shall include at least two (2) stores containing one hundred thousand (100,000) square feet or more of gross floor area. (CB-65-2003; CB-19-2005) Subject to the approval of a Detailed Site Plan in accordance with Part 3, Division 9, of this Subtitle. (CB-70-2004) Provided: (A) The use is located within a development with no less than fifty (50) acres included in the Preliminary Plan. (B) The development adjoins properties in the I-1 and I-2 Zones and a railroad right-of-way at the time of Preliminary Plan approval. (C) The development shall not be subject to the requirements of Section 27-471(f)(2) or (g). (D) The development shall comply with the regulations applicable to the I-1 Zone set forth in Section 27-474, except that the setback from any residentially-zoned property shall be fifty (50) feet. (E) The development shall be subject to the approval of a Detailed Site Plan, but not a Conceptual Site Plan. Noise, landscaping, buffering or uses from adjoining residential properties, and preservation and interpretation of any archeological or paleontological resources shall be addressed at the Detailed Site Plan stage. (F) Outdoor storage is prohibited unless approved on a Detailed Site Plan and screened from surrounding properties. (CB-92-2004)

224

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment 50

Permitted use without the requirement for a Special Exception provided: (A) The site on which the use is located is within an existing industrial park containing a minimum of five (5) acres; (B) The site is not contiguous to any land used for residential purposes; (C) The site abuts a railroad spur; and (D) The site is located within the Developed Tier as described in the General Plan. (CB-111-2004) Provided: (A) The use is limited to property that has at least one hundred and fifty (150) feet of frontage on and vehicular access to at least one (1) road classified as a collector or lower classification on the applicable Master Plan and a minimum right-of-way width of sixty (60) feet; (B) A Limited Detailed Site Plan shall be approved for the use in accordance with Section 27-286(a). The site plan shall address architecture, landscaping, lighting, and infrastructure which is essential to the development of the site including streets, utilities, and stormwater management facilities; (C) The Limited Detailed Site Plan shall demonstrate compliance with Section 27-358(a) (2),(3),(4),(5),(6),(8), and (10); and (b)(1),(2), and (3); and (D) Upon the abandonment of a commercial fuel depot, all structures exclusively used in the business (including underground storage tanks), except buildings, shall be removed by the owner of the property. For the purpose of this footnote, the term â&#x20AC;&#x153;abandonmentâ&#x20AC;? shall mean non-operation as a commercial fuel depot for a period of fourteen (14) months after the services cease. (CB-68-2006) Does not include the sale of alcoholic beverages or hours of operation that extend beyond 10:00 p.m. (CB-8-2007)

225

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Figure X-11: Existing and Proposed Zoning Inventory (in acres) CLASS

EXISTING ZONING (in acres)

NET CHANGE

PROPOSED ZONING

C-A (Ancillary Commercial)

0.36

-0.36

0.00

C-C (Community Commercial Existing)

0.90

-0.90

0.00

C-M (Commercial Miscellaneous)

19.28

-9.12

10.16

C-O (Commercial Office)

24.30

-7.34

16.96

C-S-C (Commercial Shopping Center)

311.57

-130.66

180.91

I-1 (Light Industrial)

115.66

17.65

133.31

I-4 (Limited Industrial)

4.04

0.00

4.04

M-U-I (Mixed-Use Infill)

0.00

20.91

M-X-T (Mixed-use Transportation Oriented)

37.46

62.06

99.51

R-10 (Multifamily High Density Residential)

51.43

0.00

51.43

R-18 (Multifamily Medium Density Residential)

109.78

4.37

114.15

R-18C (Multifamily Medium Density Residential-Condominium)

6.68

-1.76

4.92

R-30 (Multifamily Low Density Residential)

0.78

0.00

0.78

R-30C (Multifamily Low Density Residential-Condominium)

9.11

0.00

9.11

R-35 (One-Family Semidetached and Two-Family Detached, Residential)

0.96

-0.12

0.84

R-55 (One Family Detached Residential)

526.28

34.52

560.80

R-O-S (Reserved Open Space)

36.63

15.24

51.87

R-R (Rural Residential)

8.84

-3.28

5.56

R-T (Townhouse)

96.50

-1.20

95.30

Total

1,360.56

Source: M-NCPPC, November, 2008

226

CHAPTER X—Sectional Map Amendment

227

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA E. SMA TABLES AND MAPS Figure X-12a: Marlboro Pike Sectional Map Amendment Zoning Changes

Index A B C D E F G H I

228

SMA Change Number 1-27 28-54, 56-60 55 61-76 77 78-79 80-87 95 88-94

Page 230 239 239 252 258 258 260 263 263

Index J K L M N O P Q R

SMA Change Number 96-99 100 101-104 105-107 108-110 111-112 113 114 115

Page 266 266 266 266 272 272 275 275 275

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Figure X-12b: Marlboro Pike Sectional Map Amendment Zoning Changes

Index

SMA Change Number

Page

Index

SMA Change Number

Page

116-117

277

137

286

118-126

279

138-145

286

127

282

146

293

128-129

282

147-148

293

130

282

149-152

293

131-136

282

153

293

229

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index A: SMA change 1-27 (C-S-C, R-35, R-18 to M-X-T)

230

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment SMA Change Number

Zoning Change

1-3 Property Description Use 1/Address Non-Conforming Use Status Use 2/Address Non-Conforming Use Status Use 3/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 1.62 202SE04 1986 Tax Map 72, Grid D3, Parcel A, (Coral Hills Plat: A06-0892) Church (Free Gospel Church) 4703 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Services (Colour of Nails) 4743 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted General Retail/Trade (Super Liquors) 4745 Marlboro Pike 2006â&#x20AC;&#x201D;Well Maintained Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

4 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.19 202SE04 1986 Tax Map 72, Grid D3, Block 61; Lots 6-9, (Bradbury Heights, A06-1588) Church: Free Gospel Church 4429 Southern Avenue Existing zone: NA Proposed zone: NA Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

5 Property Description Use 1/Address

C-S-C to M-X-T 0.15 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 24-26, (Bradbury Heights, Plat: A06-1588) Shopping Center: 4415 Southern Avenue. Services: Work Dat Cell Phones, Salon Monica. Church: Holy Redeemer. General Trade/Retail: HOBO shop. Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

231

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

6 Property Description Use 1/ Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.10 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 22 and 23, (Bradbury Heights, Plat: A06-2397) Services: (SAG Graphics & Printing) 4405 Southern Avenue Existing zone: Non-conforming (not certified) Proposed zone: Permitted This house is a non-conforming house. Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

7 Property Description Use 1/Address Non-conforming Use status Discussion

C-S-C to M-X-T 0.19 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 16, 19-21, (Bradbury Heights, Plat: A06-2397) Single Family Residence: 4403 Southern Avenue Existing zone: Non-conforming (not certified) Proposed zone: Permitted This house is a non-conforming house. Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

8 Property Description Use 1/Address Non-conforming Use status Discussion

C-S-C to M-X-T 0.10 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 17-18, (Bradbury Heights, Plat: A06-2397) Eating/Drinking Establishment (White Corner Restaurant/Carryout): 4401 Southern Avenue Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

9 Property Description Use 1/Address Non-conforming Use status Discussion

C-S-C to M-X-T 0.23 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 11-15, (Bradbury Heights, Plat: A06-2397) Single Family residence: 4208 Quinn Street Existing zone: Non-conforming (not certified) Proposed zone: Permitted This house is a non-conforming house. Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

232

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

10 Property Description Use 1/Address Non-conforming Use status Discussion

C-S-C to M-X-T 0.18 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 27-30, (Bradbury Heights, Plat: A06-2397) parking lot for church: 0000 Quinn Street Existing zone: NA Proposed zone: NA Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

11 Property Description Use 1/Address Non-conforming Use status Discussion

C-S-C to M-X-T 0.09 202SE04 1986 Tax Map 72, Grid D3, Block 60, Lots 31-32, (Bradbury Heights, Plat: A06-1588) Church (Zion City) 4270 Pear Street Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

12 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.26 202SE04 1986 Tax Map 72, Grid D3, Lot 1, (George J Bradbury Sub 1, Plat: A18-0005) Office (Vacant commercial building): 4700 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

13 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.13 202SE04 1986 Tax Map 72, Grid D3, Parcel 19 Vehicle Sales and Service (Friendly Autobody) 4704 Marlboro Pike Existing zone: Permitted Proposed zone: Non-conforming Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

233

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

14 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.15 202SE04 1986 Tax Map 72, Grid D3, Lots 21-22, (George J Bradbury Sub 1, Plat: A18-0005) Eating and Drinking Establishments (New York Chicken) 4714 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

15 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.51 202SE04 1986 Tax Map 72, Grid D3, Lots 18-20 & P/O Lot 21, (George J Bradbury Sub 1, Plat: A18-0005) Office (Vacant building): 4744 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

16 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.16 202SE04 1986 Tax Map 72, Grid D3, Lot 2, (George J Bradbury Sub 1, Plat: A18-0005) Vehicle Sales and Service (Storage lot for Friendly Autobody): 4609 Southern Avenue Existing zone: Permitted Proposed zone: Non-conforming Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

17 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.27 202SE04 1986 Tax Map 72, Grid D3, Lot 3-4, (George J Bradbury Sub 1, Plat: A18-0005) Single Family Residence (Lot 3 only): 4615 Southern Avenue: (Lot 4) 0000 Southern Avenue Existing zone: Non-conforming (not certified) Proposed zone: Permitted This is a non-conforming use house. Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

234

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

18 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.52 202SE04 1986 Tax Map 72, Grid D3, Lot 5-8, (George J Bradbury Sub 1, Plat: A18-0005) Undeveloped lots: 4619 Southern Avenue Existing zone: NA Proposed zone: NA Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

19 Property Description Use 1/Address Non-Conforming Use Status Discussion

R-35 to M-X-T 0.10 202SE04 1986 Tax Map 72, Grid D3, P/O Lot 9, (George J Bradbury Sub 1, Plat: A18-0005) Single Family Residence: 4721 Southern Avenue (Duplex) Existing zone: Permitted Proposed zone: Permitted Rezoning from R-35 to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

20 Property Description Use 1/Address Non-Conforming Use Status Discussion

R-35 to M-X-T 0.04 202SE04 1986 Tax Map 72, Grid D3, P/O Lot 9, (George J Bradbury Sub 1, Plat: A18-0005) Single-Family Residence: 4725 Southern Avenue Existing zone: Permitted Proposed zone: Permitted Rezoning from R-35 to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

21 Property Description Use 1/Address Non-Conforming Use Status Discussion

R-18 to M-X-T 1.35 202SE04 1986 Tax Map 72, Grid D3, Lots 10-17 & Lot 23 (George J Bradbury Sub 1, Plat: A18-0005) Residential/Lodging (Antoinette Gardens Apartments-4 buildings): 1209 Boones Hill Road Existing zone: Permitted Proposed zone: Permitted Rezoning from R-18 to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

235

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

22 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.11 202SE04 1986 Tax Map 72, Grid D3, P/O Lot 23, (George J Bradbury, Plat: A18-0005) Single family House: 4621 Southern Avenue Existing zone: NA Proposed zone: NA Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

23 Property Description Use 1/Address Non-Conforming Use Status Discussion

R-18 to M-X-T 4.15 202SE04 1986 Tax Map 72, Grid D3, Parcel 20 Residential/Lodging (Antoinette Gardens Apartments-20 buildings): 1200 Boones Hill Road Existing zone: Permitted Proposed zone: Permitted Rezoning from R-18 to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

24 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.3 202SE04 1986 Tax Map 72, Grid D3, Parcel A, (Coral Hills - Corozza's Addition, Plat: A18-2833) Services (Flair Dry Cleaners): 4800 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

25 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.59 202SE04 1986 Tax Map 72, Grid D3, Parcel B, (Coral Hillsâ&#x20AC;&#x201D;Carozza's Addition, Plat: A18-2833) Easting and Drinking Establishments (Tasty Fast food Restaurant /Carryout) 4810 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

236

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

26 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 1.36 202SE04 1986 Tax Map 72, Grid D3, Parcel D, (Coral Hills - Addition, Plat: 18176017) General Retail/Trade (CVS Pharmacy): 4830 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

SMA Change Number

Zoning Change

27 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-S-C to M-X-T 0.3 202SE04 1986 Tax Map 72, Grid D3, Parcel 7 Eating and Drinking Establishment (Eddie's Restaurant): 4850 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-X-T will create an opportunity to increase residential density and intensity of commercial uses and to develop the Western Gateway Priority area into a pedestrian oriented vertical mixed use activity center.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

237

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

28 Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.48 202SE04 1986 with Residential D-DOZ Tax Map 72, Grid D3, Block 64, Lots 31-40 (Greater Capitol Heights, Plat:A18-0867). Residential (Residence Bethel Outreach Ministries): 1238 Benning Road (Lots 36-40) Existing Zone: Permitted Proposed Zone: Permitted Institutional/Education (Bethel Outreach Ministries): 1244 Benning Road (Lots 31-35) Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C to M-U-I 0.38 202SE04 Use 3---SE-4659 (Pending) 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 65, Lots 32- 33 and Lots 36-41 (Greater Capitol Heights, Plat:E18-0867) Institutional/Education (Fitzgerald Community Outreach Center): 1250 Benning Road (Lots 38-41) Existing Zone: Permitted Proposed Zone: Permitted Institutional/Educational (Freedom Way Baptist Church Fellowship Hall): 1252 Benning Road (Lots 36-37) Existing Zone: Permitted Proposed Zone: Permitted Institutional/Education (Freedom Way Missionary Baptist Church): 1266 Benning Road (Lots 32-33) Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Use 3 Non-Conforming Use Status Discussion

238

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Index B: SMA change 28-54, 56-60 (R-55, R-T, C-S-C, C-M to M-U- I with Residential D-DOZ) Index C: SMA change 55 (R-T to R-55)

239

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

30 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.117 202SE04 â&#x20AC;&#x201C; 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 65, Lots 34 and 35 (Greater Capitol Heights, Plat:E18-0867) Services (In & Out Barber and Licorice Hair Studio): 1258 Benning Road. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

31 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.357 202SE04 SE-1518 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 66, lots 24-30 (Greater Capitol Heights, Plat:E18-0867) Eating/Drinking Establishment (Flavors of the South restaurant/liquor store): 4856 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C to M-U-I 0.439 202SE04 SE-1928 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 66, lots 17-23 (Greater Capitol Heights, Plat:E18-0867) Vehicle sales and service (BTH Used Tires Inc.): 4862 Marlboro Pike. Existing Zone: Non-conforming (Certified 41574-2003-U/01 NCU ) Proposed Zone: Non-conforming Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

240

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

33 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.342 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 5, lots 10,11 and part of 9 (Coral Hills, Plat: A06-0075) General Retail/ Trade (Gigi's Cosmetic & Beauty Supply): 4851 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

34 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.138 202SE04 – 1986 with Residential D-DOZ Tax map 72, Grid E3, Block 5, lot 9 (Coral Hills, Plat: A06-0075) Undeveloped parcel located at the 4800 block of Marlboro Pike, 400 feet east from the intersection with Edgewick. Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C to M-U-I 0.551 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 5, lots 6-8 and part of 5 (Coral Hills, Plat: A06-0075) Eating/Drinking Establishment (McDonalds): 4857 Marlboro Pike. Existing Zone: Non-conforming (Not certified) Proposed Zone: Permitted McDonalds is opening a new store at another location. Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

241

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

36 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.331 202SE04 SE-3929 1986 with Residential D-DOZ Tax map 72, Grid E3, Block 5, lots 3-5 (Coral Hills, Plat:A06-0075) Vehicle sales and service (Hilltop Motors): 4863 Marlboro Pike. Existing Zone: Non-conforming (Not certified Proposed Zone: Non-conforming Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C and C-M 0.265 202SE04 â&#x20AC;&#x201C; 1986 to M-U-I with Residential D-DOZ Tax Map 72, Grid E3, Block 67, Lots 34-39 (Coral Hills, Plat:A06-0075) Undeveloped 4864 Marlboro Pike and 0000 Foyer Ave. Existing Zone:NA Proposed Zone:NA Rezoning from C-S-C and C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor. The change will also remove split zoning (Lots 34-36 - CM; Lots 37-39 -CSC).

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

C-S-C to M-U-I 0.424 202SE04 â&#x20AC;&#x201C; 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 5, Lots 1-3. (Coral Hills, Plat: A06-0075) Vehicle sales and service (Vacant) located at 4867 Marlboro Pike. Existing Zone: Non-conforming (Certified 29289-2001-U NCU) Proposed Zone: Non-conforming Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

242

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date

CHAPTER X—Sectional Map Amendment Non-Conforming Use Status Discussion

Existing Zone: NA—Proposed Zone:NA Rezoning from C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

39 Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Use 3 Non-Conforming Use Status Discussion

C-M to M-U-I 0.37 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 67, Lots 25-33 (Greater Capital Heights, Plat:E18-0867) Vehicle sales and service (THB auto body): 4870 Marlboro Pike. Lots 25-28 Existing Zone: Permitted Proposed Zone: Non-conforming Vehicle sales and service (Vacant): 4866 Marlboro Pike. Lots 31-33 Existing Zone: NA Proposed Zone:NA Vehicle sales and service (Vacant): 4868 Marlboro Pike. Lots 29-30 Existing Zone: NA Proposed Zone:NA Rezoning from C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C to M-U-I 0.46 202SE04 SE-3451 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 4, Lots 4-6 (Coral Hills, Plat: A06-1340) General Retail/Trade (Express Food Market): 4901 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

243

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

41 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.457 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 68, Lots 19-28 ( Greater Capitol Heights, Plat: E18-0867) Vehicle sales and service (Marlboro Auto Sales Incorporated): 4910 Marlboro Pike. Existing Zone: Non-Conforming (Certified 27973-2001-U NCU) Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

42 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to M-U-I 0.522 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 4, Lots 1-3 (Coral Hills, Plat: A06-0075) Vehicle sales and service (Sunshine Amoco): 4909 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Non-conforming Rezoning from C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C to M-U-I 0.149 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 69, Lots 20-22 (Greater Capitol Heights, Plat: E18-0867) (Undeveloped) 0000 Marlboro Pike. Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

244

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment SMA Change Number

Zoning Change

44 Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.292 202SE04 â&#x20AC;&#x201C; 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 69, Lots 13-19 (Greater Capitol Heights, Plat: E18-0867) General Retail/Trade (Vacant): 4912 Marlboro Pike (Lots 15-19) Existing Zone: NA Proposed Zone: NA Vacant building: 4916 Marlboro Pike (Lots 13 and 14) Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C and R-55 0.369 202SE04 SE-2095, SE-4430 1986 to M-U-I with Residential D-DOZ Tax Map 72, Grid E3, Parcel 36. Vehicle sales and service (Advance Auto Glass Inc.): 4911 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Non-conforming Rezoning from C-S-C and R-55 to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor. This change will also remove the split zoning.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

245

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

46 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to M-U-I 0.48 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 4, Parcel A. (Coral Hills, Plat: 6188030) Vehicle sales and service (Kleen Car Wash): 4927 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Non-conforming Rezoning from C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

47 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.107 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 70, lots 19 and 20 (Greater Capital Heights, Plat:E18-0867) Undeveloped property: 0000 Marlboro Pike. Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-S-C to M-U-I 0.452 202SE04 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 70, lots 11-18 (Capitol Heights, Plat:E18-0867) Institutional/Education (Arise Outreach Ministry and Tender Training Childcare): 4924-30 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

246

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

C-M and C-S-C 0.476 – 1986 to M-U-I with Residential D-DOZ Tax map 72, Grid E3, Block 71, lots 13-15 (C-S-C), 19-23, parcel 9 and W HALF of Lots 16-18 (C-M) (Greater Capitol Heights, Plat:E18-0867) Vehicle sales and service (Moon's Auto Service Center): 4934 Marlboro Pike. Existing Zone - Permitted Proposed Zone - Non-conforming Rezoning from C-S-C and C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

ZAP/SE Number

Prior SMA Date

Zoning Change

C-M and C-S-C 0.114 202SE05 – 1986 to M-U-I with Residential D-DOZ Tax Map 72, Grid E3, Block 71, P/O of Lots 16-18 (C-S-C) & adjacent lot (C-M) (Greater Capitol Heights, Plat:E18-0867) Services (Ivory Laundry & Dry Cleaning): 4938 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C and C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor. Lots 16-18 are split between the C-S-C and C-M zones.

Use 1 Non-Conforming Use Status Discussion

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Property Description

Area of Change

200' Scale Index Map

Prior SMA Date

247

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

R-55 and C-S-C 0.138 202SE05 â&#x20AC;&#x201C; 1986 to M-U-I with Residential D-DOZ Tax Map 72, Grid E3, Block 72, Lots 22-24 (Greater Capitol Heights, Plat:E18-0867) (R-55 for Lots 23-24, C-S-C for Lot 22) Residential/Lodging (single family house):1208 Kayak Avenue. Existing Zone: Permitted Proposed Zone: Permitted Rezoning of lots 22 (R-55) and lots 23-24 (C-S-C) to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

ZAP/SE Number

Prior SMA Date

Zoning Change

C-S-C to M-U-I 0.22 202SE05 SE-3848 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 72 lot 20 and 21, and parcel 11. (Greater Capitol Heights, Plat:E18-0867) Miscellaneous use (vacant commercial building): 4942 Marlboro Pike. Existing Zone: Permitted Proposed Zone - Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

248

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

53 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.436 202SE05 – 1986 with Residential D-DOZ Tax Map 72, Grid E3, Block 72, lots 16-19 and adjacent lot (Greater Capitol Heights, Plat:E18-0867) Institutional/Education (Shield of Faith Christian Center): 4946 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

R-T and C-S-C 1.652 202SE05 – 1986 to M-U-I with Residential D-DOZ Tax Map 72, Grid E4, Parcel 25. (W of Oakland) Shopping Center: 4947 Marlboro Pike Units A-C. General Retail/Trade: CD Liquors. Services: Glamour Ann Blitz Beauty Salon, Kishi Creations, Vacant Unit. Existing Zone: Permitted Proposed Zone: Permitted Residential/Lodging (3 apartment units) located at 4947 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted This parcel has split zoning with the northern portion zoned C-S-C and the southern portion zoned R-T. Rezoning from C-S-C and R-T to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor. This change will also remove the split zoning.

Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

249

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

55 Property Description Use 1 Non-Conforming Use Status Discussion

R-T to R-55 0.149 202SE04 – 1986 Tax Map 72, Grid E4, Outlot A and B (Plat: A06-1487) Undeveloped parcel: 1425 Nova Avenue. Existing Zone: NA Proposed Zone: NA The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood which is zoned R-55.

SMA Change Number

Zoning Change

C-M to M-U-I 2.283 202SE05 – 1986 with Residential D-DOZ Tax Map 72, Grid E4, Parcel 26 and 52 (PT Burnt Tavern) (4949 and 5003 Marlboro Pike) Services: Forest Dry Cleaners, Forest 24 hour Coin Laundry. Vehicle Sales and Service: Forest 24hr Wash Center. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-M to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

C-S-C to M-U-I 0.775 202SE05 – 1986 with Residential D-DOZ Tax Map 72, Grid E4, Block 73 lots 17 - 20 and Parcel 13. (Greater Capitol Heights, Plat:A18-0867) Eating and Drinking Establishments (Senate Inn Sports Bar/Restaurant): 5000 Marlboro Pike. Existing Zone: Non-conforming (certified - 44077-2004-U parking lot only)) Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

250

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

58 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.05 202SE05 – 1986 with Residential D-DOZ Tax Map 72, Grid E4, Block 73 lot 21 (Greater Capitol Heights, Plat:A18-0867) Undeveloped land owned by the county right-of-way division. 0000 Marlboro Pike Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

C-M to M-U-I 0.84 202SE05 – 1986 with Residential D-DOZ Tax Map 72, Grid E4, Parcel 39 & 55 Services (Shell Gas station): 5021 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-M to M-U-I is consistent with the plan goals, policies and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor. It should be noted that this property was rezoned in the 1986 Suitland-District Heights Plan from R-T to C-M

Property Description Use 1/Address Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

251

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index D: SMA change 61-76 (R-T, C-S-C to R-55)

252

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

C-S-C to M-U-I 1.05 202SE05 – 1986 with Residential D-DOZ 2006 - Well Maintained; Parcel A & Parcel 40 Eating and Drinking Establishments (Suburban seafood restaurant/carryout): 5025 Marlboro Pike & 0000 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1/Address Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Zoning Change

61 Property Description Use 1 Non-Conforming Use Status Discussion

R-T to R-55 0.022 202SE05 – 1986 Tax Map 72, Grid F3, Block 47, Lot 60 (Greater Capitol Heights, Plat:A18-0867) Residential property: 1222 Mentor Avenue. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 for parcel 60 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

62 Property Description Use 1 Non-Conforming Use Status Discussion

R-T to R-55 0.138 202SE05 – 1986 Tax Map 72, Grid F3, Bolck 47, Lots 57 - 59 (Greater Capitol Heights, Plat:A18-0867) Residential property: 1224 Mentor Avenue. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

63 Property Description Use 1 Non-Conforming Use Status Discussion

R-T to R-55 0.603 202SE05 – 1986 Tax Map 72, Grid F3, Block 47, Lots 45-56 (Greater Capitol Heights, Plat:A18-0867) Undeveloped property: corner of Heath and Mentor Avenue. 0000 Marlboro Pike Existing Zone: NA Proposed Zone: NA The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

253

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

64 Property Description

R-T to R-55 6.78 202SE05 – 1986 Tax Map 72, Grid F4, Blocks 46, 47, 74, 75 , Lots 1 - 46; 33 - 60; 30 - 45; 1 - 9 ; 15 - 37 [total of 123 lots] (Greater Capitol Heights, Plat:A18-0867) Undeveloped property owned by Prince George's County: intersection of Mentor Avenue and Marlboro Pike, extending north for about 600 feet. 0000 Marlboro Pike Existing Zone: NA Proposed Zone:NA The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood.

Use 1 Non-Conforming Use Status Discussion

Area of Change

65 Property Description Use 1 Non-Conforming Use Status Discussion

R-T to R-55 0.15 202SE05 – 1986 Tax Map 72, Grid F4, Block 75, Lots 11 - 13 (Greater Capitol Heights, Plat:A18-0867) Residential property located at 1311 Opus Avenue. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

66 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.45 202SE05 – 1986 Tax Map 72, Grid F4, Block undetermined, Lots 10 - 13 (Greater Capitol Heights, Plat:A18-0874) Undeveloped property: east of the Opus and Marlboro Pike intersection. 0000 Marlboro Pike Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

Area of Change

200' Scale Index Map

ZAP/SE Number

SMA Change Number

254

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

67 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.79 202SE05 – 1986 Tax Map 72, Grid F4, Block undetermined, Lots 3 - 9 (Greater Capitol Heights, Plat:A18-0874) Undeveloped property: intersection of Capital Heights Boulevard and Marlboro Pike. 0000 Marlboro Pike Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

68 Property Description Use 1 Non-Conforming Use Status Discussion

R-T to R-55 0.52 202SE05 – 1986 Tax Map 72, Grid F4, Block 76, Parcels 14-24 (Greater Capitol Heights, Plat:A18-0867) Residential property: 1312 Opus Avenue. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

69 Property Description Use 1

R-T to R-55 0.36 202SE05 – 1986 Tax Map 72, Grid F4, Block 76, Parcels 10-13 and 25-28 (Greater Capitol Heights, Plat:A18-0867) Undeveloped property: 1300 block of Opus Avenue between Heath Avenue and Marlboro Pike. 0000 Marlboro Pike Existing Zone: NA Proposed Zone: NA The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood.

Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

255

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

70 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.84 202SE05 â&#x20AC;&#x201C; 1986 Tax Map 71, Grid E3, Block 1, parcels 1 - 15 and 102 and 103 (Spaulding Heights, Plat:A06-0111) Office related use (Dental Care): 5101 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

71 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.14 202SE05 â&#x20AC;&#x201C; 1986 Tax Map 72, Grid F4, Block 1, Parcels 16 - 18 (Spaulding Heights, Plat:A06-0111) Undeveloped property located at on the 1400 block of Pacific Avenue, 200 feet from Marlboro Pike. Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

72 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.51 202SE05 SE-3902 1986 Tax Map 72, Grid F4, Block 2, Parcels 1-5; 6-10 (Spaulding Heights, Plat:A06-0111) Undeveloped property: eastern intersection of Marlboro Pike and Pacific Avenue. 0000 Marlboro Pike Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

256

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

73 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.73 202SE05 – 1986 Tax Map 72, Grid F4, Block 3, Lots 1-12 & Lot 116 (Spaulding Heights, Plat:A06-0111) Institutional/Educational (Church): 5135 Marlboro Pike Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses. Area of Change

200' Scale Index Map

Zoning Change

74 Property Description Use 1 Use 2 Use 3 Non-Conforming Use Status Discussion

C-S-C to R-55 0.51 202SE05 – 1986 Tax Map 72, Grid F4, Block 4, Parcels 1 - 8 (Spaulding Heights, Plat:A06-0111) General Retail/Trade (Liquor store): 5205 Marlboro Pike Service related use (Restaurant karaoke): 5205 Marlboro Pike Residential Property: 5205 Marlboro Pike behind restaurant and Liquor store (possible illegal use) Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

75 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.1 202SE05 – 1986 Tax Map 72, Grid F4, Block 4 Parcels 9 -10 (Spaulding Heights, Plat:A06-0111) Undeveloped property: corner of Shamrock Avenue and Marlboro Pike. 5209 Marlboro Pike Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

257

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index E: SMA change 77 (C-S-C to R-O-S) Index F: SMA change 78-79 (C-S-C to R-T)

258

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

76 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.24 202SE05 – 1986 Tax Map 72, Grid F4, Block 5 Parcels 1 - 4 (Spaulding Heights, Plat:A06-0111) Vehicle sales and service (vacant office building): 5211 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

77 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-O-S 13.76 202SE05 – 1986 Tax Map 72, Grid F4, Parcel B-1. (Greater Capitol Hts Comm Pk Sch, Plat:18197018) Recreational/Entertainment/Social/Cultural (Athletic field): 5200 block of Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted This parcel will serve as a park adjacent to the William Hall Elementary School. Rezoning from C-S-C to R-O-S will bring the zoning into compliance with public land policy.

SMA Change Number

Zoning Change

78 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-T 1.01 202SE05 SE-35 1986 Tax Map 72, Grid F4, Parcel 14. 2006 - Well Maintained 5234 Marlboro Pike (Use of property unclear) Existing Zone: Non-Conforming (not certified) Proposed Zone: Permitted The zoning change from C-S-C to R-T will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

79 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-T 1.89 202SE05 – 1986 Tax Map 72, Grid F4, Parcel 16. (Undeveloped) 5236 Marlboro Pike. Existing Zone: NA Proposed Zone: NA The zoning change from C-S-C to R-T will reinforce the residential development pattern of the existing neighborhood.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

259

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index G: SMA change 80-87 (R-18, R-R, C-O to R-55)

260

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

80 Property Description Use 1 Non-Conforming Use Status Discussion:

R-R to R-55 0.34 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 1 Residential property: 5508 Walker Mill Road Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-R to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

R-R and R-18 to 1.88 203SE05 – 1986 R-55 Tax Map 81, Grid A1, Parcel 407 Residential property: 5414 Walker Mill Road. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-R and R-18 to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55. The zoning change will also correct split zoning on this parcel.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

82 Property Description Use 1 Non-Conforming Use Status Discussion

R-R to R-55 1.88 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 408 Residential property located at 5502 Walker Mill Road. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-R to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

83 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-55 0.335 203SE05 – 1986 Tax Map 81, Grid A1, Parcel D (Oakcrest Terrace, Plat: A18-5485) Undeveloped property owned by Prince George's County: at the end of Brooks Drive. 0000 Brooks Drive Existing Zone: NA Proposed Zone: NA The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

261

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

84 Property Description Use 1

C-O to R-55 1.27 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 2 Undeveloped property: 50 feet north of the Marlboro Pike and Walker Mill Drive intersection. 0000 Walker Mill Road Existing Zone: NA Proposed Zone: NA The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

Non-Conforming Use Status Discussion

Area of Change

85 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-55 0.68 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 41 Undeveloped property: 0000 Walker Mill Road between 5411 and 5505 Walker Mill Road. Existing Zone: NA Proposed Zone: NA The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood which is zoned R-55.

SMA Change Number

Zoning Change

86 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-55 0.22 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 40 Residential property: 5411 Walker Mill Road. Existing Zone: Non-conforming (Not Certified) Proposed Zone: Permitted The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

87 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-55 0.25 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 39 Residential property: 5409 Walker Mill Road. Existing Zone: Non-Conforming (Not Certified) Proposed Zone: Permitted The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

Area of Change

200' Scale Index Map

ZAP/SE Number

SMA Change Number

262

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Index H: SMA change 95 (R-10 to R-18) Index I: SMA change 88-94 (C-M, R-T, I-1 to C-S-C)

263

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

88 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to C-S-C 0.39 – 1986 Tax Map 81, Grid A1, Parcel 38 Towing/Storage Facility: 5420 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-conforming The zoning change from C-M to C-S-C will reinforce existing commercial development along Marlboro Pike

SMA Change Number

Zoning Change

89 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to C-S-C 0.45 – 1986 Tax Map 81, Grid A1, Parcel 36 and Parcel 383 Auto Repair: 5416 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-conforming The zoning change from C-M to C-S-C will reinforce the existing commercial development along Marlboro Pike

SMA Change Number

Zoning Change

90 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to C-S-C 0.35 – 1986 Tax Map 81, Grid A1, Parcel 35 Parking lot: 5410 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-conforming The zoning change from C-M to C-S-C will reinforce existing commercial development along Marlboro Pike

SMA Change Number

Zoning Change

91 Property Description Use 1 Non-Conforming Use Status Existing/Endorsed SMA Account Discussion:

I-1 to C-S-C 2.67 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 52 Institutional (Glenridge 7th Day Adventist Institutional Church): 5501 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted R-18 437640 The zoning change from I-1 to R-18 will reinforce the existing residential development pattern just south of this parcel.

264

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

92 Property Description

R-T to C-S-C 1.212 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 51 Single Family Residential: Home located at 5431 Marlboro Pike Existing Zone; Permitted Proposed Zone: Permitted R-18 0449629 The zoning change from R-T to R-18 will reinforce the existing residential development pattern just south of this parcel.

Use 1 Non-conforming Use Status Existing/Endorsed SMA Account Discussion:

Area of Change

200' Scale Index Map

Zoning Change

93 Property Description Use 1 Non-conforming Use Status Existing/Endorsed SMA Account Discussion:

C-M to C-S-C 0.63 203SE05 – 1986 Tax Map 81, Grid A1, Parcel 50 Vehicle Sales and Service: (Vacant auto related commercial strip): 5425 Marlboro Pike Existing Zone: Permitted Proposed Zone: Permitted C-M 0449637 The retention of the C-M zone will reinforce the existing commercial development pattern clustering adjacent autorelated uses.

SMA Change Number

Zoning Change

94 Property Description Use 1 Non-conforming Use Status Existing/Endorsed SMA Account Discussion:

C-M to C-S-C 2.35 – 1986 Tax Map 80, Grid F1, Lot 1 Vehicle Sales and Service: (Vacant auto related commercial strip): 5401 Marlboro Pike Existing Zone: Permitted Proposed Zone: Permitted C-M 3679271 The retention of the C-M zone will reinforce the existing commercial development pattern clustering adjacent autorelated uses.

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

265

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index J: SMA change 96-99 (C-S-C, C-O, to R-T)

Index L: SMA change 101-104 (C-M to R-18)

Index K: SMA change 100 (C-S-C to R-55)

Index M: SMA change 105-107 (C-O, C-S-C to R-55)

266

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

95 Property Description Use 1 Non-conforming Use Status Discussion

R-10 to R-18 0.52 203SE05 – 1986 Tax Map 80 Grid F1, Parcel 2 (Plat:A06-6984) Multifamily-Residential (Oakcrest Towers): 2020 Brooks Drive Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-10 to R-18 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-18.

SMA Change Number

Zoning Change

96 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-T 0.27 203SE05 – 1986 Tax Map 81, Grid A1, Parcel A (Oakmont Center, Plat: A06-6859) Institutional (1st Evangelical Institutional church): 5526 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from C-S-C to R-T will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

97 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-T 0.99 203SE05 – Tax Map 81, Grid A1, Parcel C (Oakmont Center, Plat: A06-6859) Undeveloped property: 1900 Tanow Place. Existing Zone: NA Proposed Zone: NA The zoning change from C-O to R-T will reinforce the residential development pattern of the existing neighborhood.

1986

SMA Change Number

Zoning Change

Prior SMA Date

98 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-T 0.90 203SE05 SE-3939 1986 Tax Map 81, Grid A1, Block (NA), Parcel 57 Vehicle sales and service (A-N-A towing): 5530 Marlboro Pike. Existing Zone: Non-Conforming (Not Certified) Proposed Zone: Non-Conforming This property has a re-zoning request to CM. There is a special exception on this property (SE 3939) issued 08/04/89. The zoning change from C-S-C to R-T will reinforce the residential development pattern of the existing neighborhood.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

267

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

99 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-T 3.06 203SE05 SE-3972 1986 Tax Map 81, Grid A1, Parcel 58, outlot A, and outlot B Services (Popes Funeral Home): 5538 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from C-S-C to R-T will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

100 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C-to R-55 1.14 203SE05 SE-3974 1986 Tax Map 81, Grid A1, Parcel 303 Public Utility Uses or Sturctures (Infinity Broadcasting Corporation): 0000 Walker Mill Road Existing Zone: Permitted Proposed Zone: Non-Conforming A radio station owns three lots (303, 299, and 48). Lot 303 zoned C-S-C, lot 299 is zoned R-55 and parcel 48 is zoned R-55. The rezoning of lot 303 from C-S-C to R-55 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

101 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to R-18 0.62 203SE05 â&#x20AC;&#x201C; 1986 Tax Map 81, Grid A2, Parcel 95 Vehicle sales and service (Sam's Auto Service): 5541 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-M to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

268

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

102 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to R-18 1.05 203SE05 – 1986 Tax Map, 81, Grid A2, Parcel 12 Vehicle sales and service (Valentino Motors): 5545 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-M to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

103 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to R-18 0.98 203SE05 – 1986 Tax Map 81, Grid A2, Parcel 96 Vehicle sales and service (Maryland Auto Club): 5603 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-M to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

104 Property Description Use 1 Non-Conforming Use Status Discussion

C-M to R-18 1.24 203SE05 – 1986 Tax Map 81, Grid A2, Parcel 97 Vehicle sales and service (AM-KO auto sales): 5611 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-M to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

269

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

105 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-55 0.40 203SE05 â&#x20AC;&#x201C; 1986 Tax Map 81, Grid A1, Parcel 64 Residential property: 5544 Marlboro Pike. Existing Zone: Non-conforming (Not Certified) Proposed Zone: Permitted The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

106 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.35 203SE05 SE-1843 1986 Tax Map 81, Grid A1, Lot 11-12 (Oakwood, Plat: A06-2921) Vacant building: 5600 Marlboro Pike (Lot 11); 2100 Oakwood Lane (Lot 12) Existing Zone:Permitted Proposed Zone: Permitted Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

107 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.83 203SE05 SE-2995 1986 Tax Map 81, Grid A1, Parcel 65, 327, & 328 Institutional (Sermon of the Mount Institutional church): 5604-6 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the Priority areas and encouraging residential development consistent with adjacent land uses.

270

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

108 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-18 5.70 203SE05 – 1986 Tax Map 81, Grid A2, Parcel 117 Undeveloped property: south western side of Penn Crossing Drive and Marlboro Pike. 0000 Marlboro Pike Proposed Zone: NA Proposed Zone: NA Rezoning from C-S-C to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

109 Property Description Use 1 Non-Conforming Use Status Discussion

I-1 to R-18 0.37 203SE05 – 1986 Tax Map 81, Grid A2, Parcel 105 (Oakland) Miscellaneous (Ironworking Koppers Fabricators, Inc): 5711 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from I-1 to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

271

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index N: SMA change 108-110 (C-S-C, I-1 to R-18) Index O: SMA change 111-112 (C-C, C-S-C to R-55)

272

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

110 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-18 0.64 203SE05 A-9726 1986 Tax Map 81, Grid B2, Parcel 114 (Oakland) Institutional (Word Power Ministries Institutional): 5715 Marlboro Pike Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to R-18 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

111 Property Description Use 1 Non-Conforming Use Status Discussion

C-C to R-55 0.25 203SE05 â&#x20AC;&#x201C; 1986 Tax Map 81, Grid A2, Block C, Lot 4 (Ridgeway Estates, Plat: A06-1129) Recreational/Entertainment/Social/Cultural (American Legion): 5716 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted Rezoning from C-C to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

112 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.23 203SE05 1986 Tax Map 81, Grid B2, Block B, Lot 5. (Ridgeway Estates, Plat: A06-1129) Undeveloped property: northeast quadrant of the 5800 block of Marlboro Pike and Weber Drive. 0000 Weber Drive Existing Zone: NA Proposed Zone: NA The zoning change from C-S-C to R-55 will reinforce the residential development pattern of the existing neighborhood.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

273

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

113 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to R-55 0.122 203SE05 â&#x20AC;&#x201C; 1986 Tax Map 81, Grid B2, Lot 3 (Weber Terrace, Plat: A06-0116) Residential propety: 6002 Belwood Street. Existing Zone: Non-Conforming (Not Certified) Proposed Zone: Permitted The zoning change from C-O to R-55 will reinforce the residential development pattern of the existing neighborhood.

SMA Change Number

Zoning Change

114 Property Description Use 1 Non-Conforming Use Status Discussion

C-O to C-S-C 0.46 203SE05 SE-1663 1986 Tax Map 81, Grid B2, Parcel 326 (Weber Terrace, Plat: A06-0116) Office (Progressive insurance): 6000 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted This parcel is split betweeen the R-55 and C-O zones. The zoning change from R-55/C-O to C-S-C will reinforce the existing commercial development adjacent to the Silver Hill Priority Area.

SMA Change Number

Zoning Change

115 Property Description Use 1

R-55 to C-S-C 0.19 203SE04 â&#x20AC;&#x201C; 1986 Tax Map 81, Grid B3, Parcel 18 (Plat A06-0122) Vehicle Sales and Services: (All Tune and Lube parking lot): 6201 Marlboro Pike at the intersection of Old Silver Hill Road and Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted This parcel is zoned for residential use, R-55 zone. The zoning change from R-55 to C-S-C will reinforce the existing commercial development adjacent to the Silver Hill Priority Area.

Non-Conforming Use Status Discussion

274

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Index P: SMA change 113 (C-O to R-55)

Index R: SMA change 115 (R-55 to C-S-C)

Index Q: SMA change 114 (C-O to C-S-C)

275

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

116 Property Description Use 1/Address Non-Conforming Use Status Discussion

C-O to R-55 0.21 204SE06 – 1986 Tax Map 81, Grid C3, Block 1 Lot 1 (Berkshire Plat: A06-1336) Single-Family Residence: 6499 Marlboro Pike Existing zone: Non-conforming (not certified) Proposed zone: Permitted This is a non-conforming use house. Rezoning from C-O to R-55 is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will reduce excessive commercial zoning along the Marlboro Pike Corridor, directing commercial development to the priority areas, and encouraging residential development consistent with adjacent land uses.

SMA Change Number

Zoning Change

117 Property Description Use 1/Address Non-Conforming Use Status Discussion

R-18C/C-O to 3.61 204SE06 – 1986 R-55 Tax Map 81, Grid D3, Parcel A & B (Shady Oak Towers Plat: A06-5205) Public/Quasi Public (District Heights Post office) 6514 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning Parcel B to R-T and Parcel A to R-55 will create an opportunity to reinforce the existing residential development pattern. It should be noted that a portion of this property was rezoned (AO9879-Shady Oak Towers; Parcel B) from C-O to R-18C on May 10, 1993.

SMA Change Number

Zoning Change

118

C-S-C to M-U-I 2.21 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, P/O Parcel A (Berkshire, Plat: A06-1337) Vehicle sales and service (Autozone): 6611 Marlboro Pike. Proposed Zone: Permitted Proposed Zone: Permitted General Retail/Trade (Fashion One and Family Dollar): 6611 Marlboro Pike. Proposed Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

276

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Index S: SMA change 116-117 (C-O, R-18C to R-55)

277

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

119 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.67 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, Parcel A-1 (Berkshire, Plat: A06-7477) Eating/Drinking Establishments (Kentucky Fried Chicken): 6615 Marlboro Pike. Existing Zone: Non-conforming (Certified 7485-96-CGU/01) Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

120 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.39 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, Parcel A-2 (Berkshire, Plat: A06-7477) Undeveloped: lot behind the Kentucky Fried Chicken on Grafton Street. 0000 Grafton Street Existing Zone: NA Proposed Zone: NA Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

121

C-S-C to M-U-I 0.86 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, Block 5, Parcel B-1 (Berkshire, Plat: 06173004) Services (Coin Laundry): 6701 Marlboro Pike Proposed Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

278

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Index T: SMA change 118-126 (C-S-C, C-O to M-U-I with Commercial D-DOZ)

279

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Zoning Change

122

C-S-C to M-U-I 1.12 204SE06 â&#x20AC;&#x201C; with Commercial D-DOZ Tax Map 81, Grid D3, Part of Parcel A (Swann Property, Plat: A06-3395) Walters Lane Shopping Plaza at 2801 Walters Lane. Eating and drinking establishment: Mainland. Services: Hair Cutters Coming, LA Professional Nails, Professional Cleaners. General retail/trade: CD's and Tapes, Howell's Appliance Services. Institution/education: Mission Temple Holiness Church. Proposed Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

Zoning Change

123

C-S-C to M-U-I 0.63 204SE06 â&#x20AC;&#x201C; 1986 with Commercial D-DOZ Tax Map 81, Grid D3, P/O Lots 1 and 2 (Hartman, Plat: A06-0079) Eating and drinking establishment (Nemo Seafood): 6711 Marlboro Pike. Existing Zone: Non-Conforming (certified 3229-83-U) Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

280

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date 1986

SMA Change Number

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

124 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 0.25 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, P/O Lots 1 and 2 (Hartman, Plat: A06-0079) Services (Alan M Fueund DDS and Assoc. and Johnson, LLC): Office building at 2810 Walters Lane. Proposed Zone: Permitted Proposed Zone: Permitted Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

125

C-S-C to M-U-I 0.35 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, Part of Lot 3 (Hartman, Plat: A06-0079) Miscellaneous (Elevator Company): 6801 Marlboro Pike. Existing Zone: Non-Conforming (Not Certified 1286-90-CGU) Proposed Zone: Permitted (Contractor's office - with no outdoor storage) Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Zoning Change

126

C-O to M-U-I 0.23 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid D3, P/O Lot 4 (Hartman, Plat: A06-0079) Vacant office building: 6803 Marlboro Pike. Existing Zone: Non-Conforming (Not Certified) Proposed Zone: Permitted This is an existing non-conforming use (38747-2007-U). Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date

281

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index U: SMA change 127 (R-T to R-55)

Index W: SMA change 130 (R-55 to C-S-C)

Index V: SMA change 128-129 (C-S-C to R-55)

Index X: SMA change 131-136 (R-T, C-A to R-55)

282

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

Area of Change

127 Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

R-T to R-55 1.20 204SE06 – 1986 Tax Map 81, Grid E3, Block A, Lots 13 and 14 (Carlson Springs Addition, Plat: A06-7658) Residence: 2804 Boones Lane (Lot 13). Existing Zone - Permitted Proposed Zone -Permitted Residence: 2808 Boones Lane (Lot 14). Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

128 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to R-55 0.172 204SE06 – 1986 Tax Map 81, Grid F3, Lot 8 (S O Taymans, Plat: A06-0066). Undeveloped parcel: 2901 Kirtland Avenue Existing Zone: NA Proposed Zone: NA The zoning change from C-S-C to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

129 Property Description Use 1 Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

C-S-C to R-55 0.633 204SE06 – 1986 Tax Map 81, Grid F3, Lots 9 - 12 (S O Taymans, Plat: A06-0066). Single-family home assessed as a commercial business: 2903 Kirtland Avenue (lot 9) Existing Zone: Permitted Proposed Zone: Permitted Three undeveloped lots in front of 2903 Kirtland Avenue (Lots 10 - 12) Existing Zone: NA Proposed Zone: NA The zoning change from C-S-C to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

283

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

130 Property Description Use 1 Non-Conforming Use Status Discussion

R-55 to C-S-C 0.234 204SE06 SE-3448, SE-3525 1986 Tax Map 81, Grid E3, Parcel 175 (Sansbury Park) Vehicle Sales and Services: (Forestville Auto Service): 7303 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-55 to C-S-C will reinforce the existing adjacent commercial development, which is zoned C-S-C.

SMA Change Number

Zoning Change

131 Property Description Use 1

R-T to R-55 204SE06 – 1986 0.967 Tax Map 81, Grid F4, Block B, Lots 1-10 (Sansbury Park, Plat: A06-1431) Residence: 7315 Marlboro Pike (lots 1 and 2), 7317 Marlboro Pike (lots 3 and 4), 7319 Marlboro Pike (lots 5 through 8), and 7323 Marlboro Pike (lots 9 and 10) . Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

132 Property Description Use 1

R-T to R-55 0.6559 204SE06 – Tax Map 81, Grid F4, Block C, P/O Lot 1, Lots 2,3,4 and lots 36 - 39 (Sansbury, Plat: A06-1431). Residence: 7401 Marlboro Pike (lots 1 - 4)

Non-Conforming Use Status Use 2 Non-Conforming Use Status Discussion

Existing Zone - Permitted Proposed Zone - Permitted Undeveloped lots at Lakehurst Avenue (lots 36-39) and Marlboro Pike (lots1-4) 0000 Lakehurst Avenue Existing Zone: NA Proposed Zone: NA The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

133 Property Description Use 1 Non-Conforming Use Status Discussion

R-T/C-A to R-55 0.40 204SE06 – 1986 Tax Map 81, Grid E3, Block C, Lots 5-8 (Sansbury Park, Plat: A06-1431). Residence: 7405 Marlboro Pike. Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T/C-A (Lots 5-7; R-T and Lot 8; C-A) to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55. The rezoning will also remove the split zoning that currently exists on this property.

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

Area of Change

200' Scale Index Map

ZAP/SE Number

SMA Change Number

284

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

1986

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

134 Property Description Use 1 Non-Conforming Use Status Discussion

C-A to R-55 0.21 204SE06 – 1986 Tax Map 81, Grid F4, Block C, Lots 9 and10 (Sansbury Park, Plat: A06-1431). General Retail/Trade (Dodge City Market): 7409 Marlboro Pike.& 3105 Maygreen Avenue Existing Zone: Permitted Proposed Zone: Non-Conforming The zoning change from C-A to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

SMA Change Number

Zoning Change

135 Property Description Use 1

R-T to R-55 1.224 204SE06 – 1986 Tax Map 81, Grid F4, Block D, Lots 1 - 10 (Sansbury, Plat: A06-1431). Residence: 7415 Marlboro Pike (lots 1 and 2), 7417 Marlboro Pike (lots 3 and 4), 7419 Marlboro Pike (lots 5 and 6), 7421 Marlboro Pike (lots 7 and 8), 3101 Newkirk Avenue (lots 9 and 10). Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55.

Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

136 Property Description Use 1

R-T to R-55 204SE06 – 1986 1.31 Tax Map 81, Grid F4, Block E, Lots 41- 48 (Sansbury Park, Plat: 06182049). Single-Family Homes: 3105 Orleans Avenue (lot 41), 3103 Orleans Avenue (lot 42), 7505 Marlboro Pike (lot 43), 7503 Marlboro Pike (lot 44), 7501 Marlboro Pike (lot 45), 3104 Newkirk Avenue (lot 46), 3106 Newkirk Avenue (lot 47), 3108 Newkirk Avenue (lot 48). Existing Zone: Permitted Proposed Zone: Permitted The zoning change from R-T to R-55 will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55. 200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

Area of Change

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Zoning Change

Prior SMA Date

137 Property Description Use 1

C-S-C/C-C to R-T 1.41 204SE06 SE-3953 Tax Map 81, Grid F4, Lots 1 - 12 (Sansbury Park, Plat: A06-1431). Entertainment (IOOF social club): 7515 Marlboro Pike (Lots 1 - 12) & 3110 Orleans Avenue

Non-Conforming Use Status Discussion

Existing Zone: Permitted Proposed Zone: Permitted The zoning change from C-S-C/C-C to R-T will reinforce the residential development pattern of the existing neighborhood, which is zoned R-55. This rezoning will also remove the split zoning that currently exists across these lots.

1986

285

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA Index Y: SMA change 137 (C-S-C, C-C to R-T) Index Z: SMA change 138-145 (C-S-C to M-U-I with Commercial D-DOZ)

286

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

138

C-S-C to M-U-I 0.34 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid F4, Part of Lots 1 - 4 (Ole Longfield, Plat: A06-0086) . Ole Longfield Shopping Center: Eating and drinking establishments: Eddie Leonards, Crab Line, Service: Laundromat, Vivian Nails 7603 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

139 Property Description Use 1 Non-Conforming Use Status Discussion

C-S-C to M-U-I 204SE06 – 1986 0.17 with Commercial D-DOZ Tax Map 81, Grid F4, Part of Lots 5-6 (Ole Longfield, Plat: A06-0086) . Ole Longfield Shopping Center: General retail/trade: Ferry's Discount 7605 Marlboro Pike Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

140

C-S-C to M-U-I 0.16 204SE06 – 1986 with Commercial D-DOZ Tax Map 81, Grid F4, Part of Lots 7-8 (Ole Longfield, Plat: A06-0086). Ole Longfield Shopping Center: General retail/trade: TC and Jason Surplus Sales 7613 Marlboro Pike

Non-Conforming Use Status Discussion

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Zoning Change

Area of Change

200' Scale Index Map

ZAP/SE Number

SMA Change Number

Property Description Use 1

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

Existing Zone: Permitted Proposed Zone: Non-Conforming Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

287

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

141 Property Description Use 1 Existing/Endorsed SMA Account Discussion:

C-S-C to M-U-I 0.15 – – 1986 with Commercial D-DOZ Tax Map 81, Grid F4, P/O Lots 9-10 Commercial Strip Shopping Center: 7617 Marlboro Pike C-S-C 0570309 Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

142

C-S-C to M-U-I 0.15 – – 1986 with Commercial D-DOZ Tax Map 81, Grid F4, P/O Lots 11-12 Commercial Strip Shopping Center: 7619 Marlboro Pike C-S-C 0570317 Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Existing/Endorsed SMA Account Discussion:

288

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

143

C-S-C to M-U-I 0.08 – with Commercial D-DOZ Tax Map 81, Grid F4, P/O Lots 13 EX 250 sq ft Commercial Strip Shopping Center: 7619 Marlboro Pike

Property Description Use 1

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

–

1986

Existing/Endorsed SMA Account Discussion:

C-S-C 0570325 Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

144

C-S-C to M-U-I 0.13 – – 1986 with Commercial D-DOZ Tax Map 81, Grid F4, Parcel D Commercial Strip Shopping Center: 7625 Marlboro Pike C-S-C 0570382 Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

Property Description Use 1 Existing/Endorsed SMA Account Discussion:

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

289

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

145

C-S-C to M-U-I 1.50 – with Commercial D-DOZ Tax Map 81, Grid F4, Parcel E Services: Gas station 7631 Marlboro Pike

Property Description Use 1

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

–

1986

Existing/Endorsed SMA Account Discussion:

C-S-C 0570440 Rezoning from C-S-C to M-U-I is consistent with the plan goals, polices and strategies in the General Plan for the Developed Tier to strengthen existing neighborhoods, encourage appropriate infill development and provide pedestrian oriented neighborhoods. The zoning change will also encourage a mix of housing types along the Marlboro Pike Corridor.

SMA Change Number

Zoning Change

146 Property Description Use 1 Existing/Endorsed SMA Account Discussion:

I-1 to C-S-C with 2.16 – – 1986 Low-Intensity Business Park Tax Map 89, Grid F1, Parcel 22 Vacant Commerical Building: 3300 Forestville Road I-1 0615179 C-S-C zoning will reinforce the existing adjacent commercial development, which is zoned C-S-C.

SMA Change Number

Zoning Change

147

C-S-C to I-1 with 0.64 205SE07 – D-DOZ (Low Intensity Business Park) Tax Map 90, Grid A1, Parcel B, (Forestville Plaza Shopping Center, Plat: A06-7850) Church (Pillars of Faith Holy Church): 7714 Marlboro Pike

Property Description Use 1/Address Non-Conforming Use Status Discussion

290

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

1986

Existing zone: Permitted Proposed zone: Permitted Rezoning from C-S-C to I-1 will create an opportunity for the redevelopment of this parcel for a new small scale employment center offering flex space as high as three floors catering to professional businesses in accordance with the AICUZ guidelines.

CHAPTER X—Sectional Map Amendment SMA Change Number

Zoning Change

148

Discussion:

C-S-C to I-1 with 18.17 205SE07 – 1986 D-DOZ (Low Intensity Business Park) Tax Map 82, Grid A4, Parcel C, (Forestville Plaza Shopping Center, Plat: A06-7850) Shopping Center (Forestville Plaza shopping center) 7702 Marlboro Pike. Services: Hair Expressions, Sunshine Nails. Churches: Sword of the Spirit, Freedom Center, Soul Factory, Christ Church of Light and Salvation. Existing zone: Permitted Proposed zone: Nonconforming (Hair Expressions, Sunshine Nails) Rezoning from C-S-C to I-1 will create an opportunity to develop the industrial/employment areas offering flex space as high as three floors catering to professional businesses in accordance with AICUZ guidelines. C-S-C zoning will reinforce the existing adjacent commercial development, which is zoned C-S-C.

SMA Change Number

Zoning Change

149

I-4 to I-1 with 1.19 – SE-1884 1986 D-DOZ for a Low-Intensity Business Park Tax Map 90, Grid A1, Parcel B Contractor's Office: 8002 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from I-4 to I-1 will create an opportunity to develop the industrial/employment areas offering flex space as high as three floors catering to professional businesses in accordance with AICUZ guidelines.

Property Description Use 1/Address Non-Conforming Use Status Discussion

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Zoning Change

150

I-4 to I-1 with 1.79 – – 1986 D-DOZ for a Low-Intensity Business Park Tax Map 90, Grid A1, Parcel A Office: 8008 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from I-4 to I-1 will create an opportunity to develop the industrial/employment areas offering flex space as high as three floors catering to professional businesses in accordance with AICUZ guidelines.

Property Description Use 1 Non-conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date

291

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA SMA Change Number

Zoning Change

151

I-4 to I-1 with 0.61 – – 1986 D-DOZ for a Low-Intensity Business Park Tax Map 90, Grid A1, Lots 9-10 Bus Storage: 8014 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from I-4 to I-1 will create an opportunity to develop the industrial/employment areas offering flex space as high as three floors catering to professional businesses in accordance with AICUZ guidelines.

Property Description Use 1 Non-conforming Use Status Discussion

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

SMA Change Number

Zoning Change

152

I-4 to I-1 with 0.57 – – 1986 D-DOZ for a Low-Intensity Business Park Tax Map 90, Grid A1, Lots 7-8 Vehicular Storage: 8016 Marlboro Pike Existing zone: Permitted Proposed zone: Permitted Rezoning from I-4 to I-1 will create an opportunity to develop the industrial/employment areas offering flex space as high as three floors catering to professional businesses in accordance with AICUZ guidelines.

Property Description Use 1 Non-Conforming Use Status Discussion

Area of Change

200' Scale Index Map

Prior SMA Date

SMA Change Number

Zoning Change

Area of Change

200' Scale Index Map

ZAP/SE Number

Prior SMA Date

153

I-4 to I-1 with D-DOZ for a Low-Intensity Business Park See Appendix Multiple Uses

See Appendix B

–

1986

Property Description Use1 Non-conforming Use Status Discussion:

292

Existing Zone: Proposed Zone: Rezoning from I-4 to I-1 will create an opportunity to develop the industrial/employment areas offering flex space as high as three floors catering to professional businesses in accordance with AICUZ guidelines.

CHAPTER Xâ&#x20AC;&#x201D;Sectional Map Amendment Index AA: SMA change 146 (I-1 to C-S-C with Low Intensity Business Park D-DOZ) Index BB: SMA change 147-148 (C-S-C to I-1 with Low Intensity Business Park D-DOZ) Index CC: SMA change 149-152 (I-4 to I-1 with Low Intensity Business Park D-DOZ) Index DD: SMA change 153 (Low Intensity Business Park D-DOZ)

293

APPROVED MARLBORO PIKE SECTOR PLAN AND PROPOSED SMA

294

CHAPTER XI—APPENDICES XI. Appendices A. GUIDE TO ZONING Residential Zones1 R-O-S: Reserved Open Space—Provides for permanent maintenance of certain areas of land in an undeveloped state, with the consent of the property owners; encourages preservation of large areas of trees and open space; designed to protect scenic and environmentally sensitive areas and ensure retention of land for nonintensive active or passive recreational uses; provides for very low density residential development and a limited range of public, recreational, and agricultural uses. Minimum lot size—20 acres* Maximum dwelling units per net acre—0.05 *Except for public recreational uses, for which no minimum area is required. O-S: Open Space—Provides for areas of low-intensity residential (5 acre) development; promotes the economic use and conservation of land for agriculture, natural resource use, large lot residential estates, nonintensive recreational use. Standard lot size—5 acres Maximum dwelling units per net acre—0.20 R-A: Residential Agricultural—Provides for large lot (2 acre) residential uses while encouraging the retention of agriculture as a primary land use.

Definitions: Minimum or standard lot size: The current minimum net contiguous land area required for a lot.

Average dwelling units per acre: The number of dwelling units which may be built on a tract—including the typical mix of streets, public facility sites and areas within the 100-year floodplain—expressed as a per-acre average.

Maximum dwelling units per net acre: The number of dwelling units which may be built on the total tract—excluding streets and public facility sites, and generally excluding land within the 100-year floodplain—expressed as a peracre average.

Standard lot size—2 acres Maximum dwelling units per net acre—0.50 R-E: Residential Estate—Permits large lot estate subdivisions containing lots approximately one acre or larger. Standard lot size—40,000 sq. ft. Maximum dwelling units per net acre—1.08 Estimated average dwelling units per acre—0.85 R-R: Rural Residential—Permits approximately one-half acre residential lots; subdivision lot sizes depend on date of recordation; allows a number of nonresidential special exception uses. Standard lot size—20,000 sq. ft. 15,000 sq. ft. if recorded prior to February 1, 1970 10,000 sq. ft. if recorded prior to July 1, 1967 Maximum dwelling units per net acre—2.17 Estimated average dwelling units per acre—1.85 R-80: One Family Detached Residential—Provides for variation in the size, shape, and width of subdivision lots to better utilize the natural terrain and to facilitate planning of single-family developments with lots and dwellings of various sizes and styles. Standard lot size—9,500 sq. ft. Maximum dwelling units per net acre—4.5 Estimated average dwelling units per acre—3.4 R-55: One-Family Detached Residential—Permits small lot residential subdivisions; promotes high density, single-family detached dwellings. Standard lot sizes— 6,500 sq. ft. Maximum dwelling units per net acre— 6.70 Estimated average dwelling units per acre—4.2 R-35: One-Family Semidetached, and Two-Family Detached, Residential— Provides generally for single-family attached development; allows twofamily detached; detailed site plan approval required for lots served by private rights-of-way. Standard lot sizes—3,500 sq. ft. for one family, semi-detached 7,000 sq. ft. for two-family, detached Maximum dwelling units per net acre—12.44 Estimated average dwelling units per acre—8.5

297

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA R-T: Townhouse—Permits one-family detached and attached, two-family, and three-family dwellings; promotes the maximum amount of freedom in the design of attached dwellings and their grouping and layout; detailed site plan approval required for attached dwellings. Standard lot size per attached dwelling—1,800 sq. ft. Maximum dwelling units per net acre—Three-family dwellings—9 Two-family dwellings—8 Other attached dwellings—6 Minimum area for development—2 acres R-20: One-Family Triple-Attached Residential—Permits single-family detached, semidetached and triple-attached and townhouse development. Detailed site plan approval required for townhouses. Standard lot sizes—3,200 sq. ft. for end lots 2,000 sq. ft. for interior townhouse lots Maximum triple-attached dwellings per net acre—16.33 Maximum townhouses per net acre—6.0 (same as R-T) Estimated average triple-attached dwelling units per net acre—11 R-30: Multifamily Low Density Residential—Provides for low density garden apartments; single-family detached; single-family attached, twofamily and three- family dwellings in accordance with R-T Zone provisions; detailed site plan approval required for multifamilly and attached dwellings. Standard lot size—Garden apartments—14,000 sq. ft. Two-family dwellings—1,500 sq. ft. Other attached dwellings—1,800 sq. ft. Maximum dwelling units per net acre—Garden apartments—10 Three-family dwellings—9 Two-family dwellings—8 Other attached dwellings—6 R-30C: Multifamily Low Density Residential Condominium—Same as R-30 above except ownership must be condominium, or development in accordance with the R-T Zone; detailed site plan approval required for multifamily and attached dwellings. Standard lot size— Garden apartments—14,000 sq. ft. Two-family dwellings—1,500 sq. ft. Other attached dwellings—1,800 sq. ft. Maximum dwelling units per net acre— Garden apartments—12 Three-family dwellings—9 Two-family dwellings—8 Other attached dwellings—6

298

R-18: Multifamily Medium Density Residential—Provides for multiple family (apartment) development of moderate density; single-family detached; single-family attached, two-family and three-family dwellings in accordance with R‑T Zone provisions; detailed site plan approval required for multifamily and attached dwellings. Standard lot size—Apartments—16,000 sq. ft. Two-family dwellings—1,500 sq. ft. Other attached dwellings—1,800 sq. ft. Maximum dwelling units per net acre— Garden apartments and three-family dwellings—12 Mid-rise apartments (4 or more stories with elevator)—20 Three-family dwellings—9 Two-family dwellings—8 Other attached dwellings—6 R-18C: Multifamily Medium Density Residential-Condominium—Same as above except ownership must be condominium, or development in accordance with the R-T Zone; detailed site plan approval required for multifamily and attached dwellings. Standard lot size—Apartments—1 acre Two-family dwellings—1,500 sq. ft. Other attached dwellings—1,800 sq. ft. Maximum dwelling units per net acre— Garden apartments—14 Mid-rise apartments (4 or more stories with elevator)—20 Three-family dwellings—9 Two-family dwellings—8 Other attached dwellings—6 R-H: Multifamily High-Rise Residential—Provides for suitable sites for high density, vertical residential development; also permits single-family detached dwellings; detailed site plan approval required for multifamily dwellings. Minimum lot size—5 acres Maximum dwelling units per net acre—48.4 R-10: Multifamily High Density Residential—Provides for suitable sites for high density residential in proximity to commercial and cultural centers; also permits single-family detached dwellings. Detailed site plan approval required for buildings 110 feet in height or less; special exception required for buildings over 110 feet in height. Minimum lot size—20,000 sq. ft. Maximum dwelling units per net acre—48

CHAPTER XI—APPENDICES R-10A: Multifamily, High Density Residential-Efficiency—Provides for a multifamily zone designed for the elderly, singles, and small family groups. Detailed site plan approval required for buildings 110 feet in height or less; special exception required for buildings over 110 feet in height. Minimum lot size—2 acres Maximum dwelling units per net acre—48 plus one for each 1,000 square feet of indoor common area for social, recreational, or educational purposes.

Mixed Use/Planned Community Zones M-X-T: Mixed Use-Transportation Oriented—Provides for a variety of residential, commercial, and employment uses; mandates at least two out of the following three use categories: (1) Retail businesses; (2) Office/Research/Industrial; (3) Dwellings, hotel/motel; encourages a 24-hour functional environment; must be located near a major intersection or a major transit stop or station and will provide adequate transportation facilities for the anticipated traffic or at a location for which the applicable master plan recommends mixed uses similar to those permitted in the M-X-T Zone. Lot size and dwelling types—No restrictions Maximum floor area ratio—0.4 without optional method 8.0 with optional method (provision of amenities) M-X-C: Mixed-Use Community—Provides for a comprehensively planned community with a balanced mix of residential, commercial, light manufacturing, recreational and public uses; includes a multistep review process to assure compatibility of proposed land uses with existing and proposed surrounding land uses, public facilities and public services; mandates that each development include residential uses, community use areas, neighborhood centers and an integrated public street system with a variety of street standards. Minimum tract size—750 gross acres Lot size and dwelling types—No restrictions Maximum dwelling units per gross acre—2 Maximum floor area ratio for commercial uses—0.4 M-U-TC: Mixed-Use Town Center—Provides for a mix of commercial and limited residential uses which establish a safe, vibrant, 24-hour environment; designed to promote appropriate redevelopment of, and the preservation and adaptive reuse of selected buildings in, older

commercial areas; establishes a flexible regulatory framework, based on community input, to encourage compatible development and redevelopment; mandates approval of a development plan at the time of zoning approval, that includes minimum and maximum development standards and Guidelines, in both written and graphic form, to guide and promote local revitalization efforts; provides for legally existing buildings to be expanded or altered, and existing uses for which valid permits have been issued to be considered permitted uses, and eliminating nonconforming building and use regulations for same. M-U-I: Mixed-Use Infill—Promotes Smart Growth principles by encouraging the efficient use of land, public facilities and services in areas that are substantially developed. These regulations are intended to create community environments enhanced by a mix of residential, commercial, recreational, open space, employment and institutional uses in accordance with approved plans. The infill zone may only be approved for property located in a transit district overlay zone or a development district overlay zone. R-P-C: Planned Community—Provides for a combination of uses permitted in all zones, to promote a large-scale community development with a full range of dwellings providing living space for a minimum of 500 families; encourages recreational, commercial, institutional, and employment facilities within the planned community; requires conformance with an official plan—identifying zoning subcategories—that has been adopted by the Planning Board following approval of a final plan by the District Council at the time of rezoning, and for certain R-P-C Zones, approval of a detailed site plan prior to development. Lot size and dwelling types—Varied Maximum dwelling units per gross acre— 8 R-M-H: Planned Mobile Home Community—Provides for suitable sites for planned mobile home communities, including residences and related recreational, commercial, and service facilities, subject to detailed site plan approval. Minimum lot size—4,000 sq. ft. Maximum mobile homes per acre—7

Comprehensive Design Zones (These zones require three-phase development plan review, the first of which is basic plan approval at the time of rezoning that establishes general

299

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA land use types, land use relationships, and minimum land use quantities. In zones providing for density and intensity ranges, increases in base density and intensity within the limits prescribed are allowed in return for public benefit features provided by the developer.) R-L: Residential Low Development—Provides for low-density residential development in areas recommended by a master plan for alternative lowdensity development techniques. The zone allows a mixture of residential types and lot sizes generally corresponding to single-family development; provides for limited commercial uses necessary to serve the dominant residential uses. Minimum tract size—Generally 100 adjoining gross acres Low 0.5—Base density (dwelling units per gross acre)—0.5 Maximum density—0.9 Maximum mixed retirement development density–8 du/gross acre Low 1.0— Base Density (dwelling units per gross acre)—1.0 Maximum density—1.5 Maximum mixed retirement development density—8 du/gross acre R-S: Residential Suburban Development—A mixture of residential types within the suburban density range generally corresponding to low-density single-family development; provides for limited commercial uses necessary to serve the dominant residential uses. Minimum tract size—Generally 25 adjoining gross acres Suburban 1.6—Base density (dwelling units per gross acre)—1.6 Maximum density—2.6 Maximum mixed retirement development density–8 du/gross acre Suburban 2.7—Base density (dwelling units per gross acre)—2.7 Maximum density—3.5 Maximum mixed retirement development density—8 du/gross acre R-M: Residential Medium Development—A mixture of residential types with a medium density range; provides for limited commercial uses necessary to serve the dominant residential uses. Minimum tract size—Generally 10 adjoining gross acres Medium 3.6—Base density (dwelling units per gross acre)—3.6 Maximum density—5.7 Maximum mixed retirement development density–8 du/gross acre Medium 5.8—Base density (dwelling units per gross acre)—5.8 Maximum density—7.9 Maximum mixed retirement development density—8 du/gross acre

300

R-U: Residential Urban Development—A mixture of residential types generally associated with an urban environment; provides for limited commercial uses necessary to serve the dominant residential uses. Minimum tract size—Generally 5 adjoining gross acres Urban 8.0—Base density (dwelling units per gross acre)—8.0 Maximum density—11.9 Maximum mixed retirement development density—8 du/gross acre Urban 12.0—Base density (dwelling units per gross acre)—12.0 Maximum density—16.9 Maximum mixed retirement development density—8 du/gross acre L-A-C: Local Activity Center—A mixture of commercial retail and service uses along with complementary residential densities within a hierarchy of centers servicing three distinct service areas: neighborhood, village, and community. M-A-C: Major Activity Center—A mixture of uses which serve a regional residential market or provide concentrated employment, arranged to allow easy pedestrian access between uses; two types of functional centers are described: Major Metro and New Town or Corridor City. Minimum tract size—Generally 40 adjoining gross acres E-I-A: Employment and Institutional Area—A concentration of nonretail employment and institutional uses and services such as medical, manufacturing, office, religious, educational, recreational, and governmental. Minimum tract size—Generally 5 adjoining gross acres Minimum open space improved by landscaping— 20 percent of net lot area V-L: Village-Low—Provides for a variety of residential, commercial, recreational, and employment uses within a traditional village setting surrounded by open space; mandates the following land use area categories: (1) Village Proper; (2) Village Fringe; (3) Residential Areas; (4) Village Buffer; and (5) Recreational Areas. Land use areas are arranged to allow a sense of community with linkage via a pedestrian network to a core which contains commercial, civic, community, and residential uses; also mandates a mixture of residential types and lot sizes, including affordable housing units; includes detailed design standards and building materials requirements. This zone may be utilized in areas recommended for permanent low density by a master plan. Minimum tract size—150 contiguous gross acres Maximum density—1.3 dwelling units per gross acre

CHAPTER XI—APPENDICES V-M Village-Medium—Provides for a variety of residential, commercial, recreational, and employment uses within a traditional village setting surrounded by open space; mandates the following land use area categories: (1) Village Proper; (2) Village Fringe; (3) Residential Areas; (4) Village Buffer; and (5) Recreational Areas. Land use areas are arranged to allow a sense of community with linkage via a pedestrian network to a core which contains commercial, civic, community, and residential uses; also mandates a mixture of residential types and lot sizes, including affordable housing units; includes detailed design standards and building materials requirements. This Zone may be utilized in areas recommended for permanent low density by a Master Plan. Minimum tract size—300 contiguous gross acres Maximum density—2.0 dwelling units per gross acre

Commercial Zones C-O: Commercial Office—Uses of a predominantly nonretail commercial nature, such as business, professional and medical offices, or related administrative services. C-A: Ancillary Commercial—Certain small retail commercial uses, physician and dental offices, and similar professional offices that are strictly related to and supply necessities in frequent demand and daily needs of an area with a minimum of consumer travel; maximum size of zone: 3 net acres. C-1: Local Commercial, Existing—All of the uses permitted in the C-S-C Zone. C-2: General Commercial, Existing—All of the uses permitted in the C-S-C Zone, with additions and modifications. C-C: Community Commercial, Existing—All of the uses permitted in the C‑S‑C Zone. C-G: General Commercial, Existing—All of the uses permitted in the C‑S‑C Zone. C-S-C: Commercial Shopping Center—Retail and service commercial activities generally located within shopping center facilities; size will vary according to trade area.

C-H: Highway Commercial, Existing—All of the uses permitted in the C‑M Zone. C-M: Commercial Miscellaneous—Varied commercial uses, including office and highway oriented uses, which may be disruptive to the compactness and homogeneity of retail shopping centers. C-W: Commercial Waterfront—Marine activities related to tourism, vacationing, boating and sports, water-oriented recreation, together with limited employment areas which cater to marine activities along a waterfront. C-R-C: Commercial Regional Center—Provides locations for major regional shopping malls and related uses that are consistent with the concept of an upscale mall. Minimum area for development—one hundred (100) gross continuous acres; maximum FAR—0.75; maximum building height—75 ft.; maximum building coverage, excluding parking—50 percent; detailed site plan approval required.

Industrial Zones I-1: Light Industrial—Light intensity manufacturing, warehousing, and distribution uses; 10 percent green area required. I-2: Heavy Industrial—Highly intensive industrial and manufacturing uses; 10 percent green area required. I-3: Planned Industrial/Employment Park—Uses that will minimize detrimental effects on residential and other adjacent areas; a mixture of industrial, research, and office uses with compatible institutional, recreational, and service uses in a manner that will retain the dominant industrial/employment character of the zone; standard minimum tract size of 25 adjoining gross acres; standard minimum lot size of two acres; Conceptual and detailed site plan approval required; 25 percent green area required; outdoor uses restricted; warehousing and wholesaling uses limited. I-4: Limited Intensity Industrial—Limited intensity (0.3 FAR) commercial, manufacturing, warehousing, and distribution uses; development standards extended to assure limited intensity industrial and commercial development, and compatibility with surrounding zoning and uses; 25 percent green area required.

301

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA U-L-I: Urban Light Industrial—Designed to attract and retain a variety of small-scale light industrial uses in older, mostly developed industrial areas located close to established residential communities; establishes a flexible regulatory process with appropriate standards to promote reinvestment in, and redevelopment of, older urban industrial areas as employment centers, in a manner compatible with adjacent residential areas.

Overlay Zones2 T-D-O: Transit District Overlay—Intended to ensure that development in a designated district meets the goals established in a transit district development plan. Transit Districts may be designated in the vicinity of Metro stations to maximize transit ridership, serve the economic and social goals of the area, and take advantage of the unique development opportunities which mass transit provides. D-D-O: Development District Overlay—Intended to ensure that development in a designated district meets the goals established in a master plan, master plan amendment or sector plan. Development districts may be designated for town centers, Metro areas, commercial corridors, employment centers, revitalization areas, historic areas and other special areas as identified in approved plans.

L-D-O: Limited Development Overlay—To maintain and/or improve the quality of runoff entering the tributaries of the Chesapeake Bay and to maintain existing areas of natural habitat, while accommodating additional low-or moderate-intensity development. Maximum residential density is the same as the underlying zone, up to 4.0 du/net acre maximum. R-C-O: Resource Conservation Overlay—To provide adequate breeding, feeding and wintering habitats for wildlife, to protect the land and water resources base necessary to support resource-oriented land uses, and to conserve existing woodland and forests for water quality benefits along the tributaries of the Chesapeake Bay. Maximum residential density—05 du/ gross acre.

Revitalization Overlay Districts4 R-O-D: Revitalization Overlay District—Intended to ensure the orderly development or redevelopment of land within a designated district. Revitalization districts provide a mechanism for the county to delegate full authority to local municipalities to approve departures from parking, landscaping and sign standards. In addition, limited authority is also delegated for the approval of variances from building setbacks, lot coverage, yards and other dimensional requirements of existing zoning.

Chesapeake Bay Critical Areas Overlay Zones3 I-D-O: Intense Development Overlay—To conserve and enhance fish, wildlife, and plant habitats and improve the quality of runoff that enters the Chesapeake Bay, while accommodating existing residential, commercial, or industrial land uses. To promote new residential, commercial and industrial land uses with development intensity limits. Maximum residential density is the same as the underlying zone.

These overlay zones are superimposed over other zones, and they may modify provisions of the underlying zones concerning uses allowed and standards for development. In addition, new development is generally subject to approval of a detailed site plan by the Planning Board. These overlay districts are superimposed over other zones. However, they do not modify provisions of the underlying zones concerning uses allowed and standards for development.

302

These overlay zones are superimposed over other zones, and they may modify provisions of the underlying zones concerning design regulations. However, they do not modify provisions of the underlying zones concerning allowed uses. In addition, a detailed site plan for architectural conservation shall be approved by the Planning Board prior to the issuance of a building or grading permit.

CHAPTER XIâ&#x20AC;&#x201D;APPENDICES Architectural Overlay Districts5 A-C-O: Architectural Conservation Overlayâ&#x20AC;&#x201D;Intended to ensure that development and redevelopment efforts preserve and protect the architectural or design character of neighborhoods in accordance with an approved architectural conservation plan. Conservation districts may be designated in areas where the majority of properties have been developed and they exhibit distinct, unifying elements, characteristics, design or other physical features.

303

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA B. Properties Proposed for the Marlboro Pike Development District Overlay Zone - Character Area - 3 Business Park Item #

Address

Tax Account

Business/Use

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22

7807 Marlboro Pike 7829 Marlboro Pike 7901 Marlboro Pike 7905 Marlboro Pike 7909 Marlboro Pike 7913 Marlboro Pike 7917 Marlboro Pike 0000 Marlboro Pike 8002 Marlboro Pike 8008 Marlboro Pike 8016 Marlboro Pike 8014 Marlboro Pike 8100 Marlboro Pike 4704 Medley Drive 8106 Marlboro Pike 3300 Medley Drive 3400 Schooledge Dr 3401 Schooledge Dr 3301 Medley Drive 0000 Marlboro Pike 8150 Parston Drive 0000 Marlboro Pike 3415 N. Forest Edge Rd 0000 Kaverton Road

0424457 0595975 0500769 0614487 0423475 0535385 0624957 0644559 0593772 0593764 0424556 0424549 0440735 0440719 0451351 0451369 0451385 0451377 0451393 0628222 0451336 0560995

Public Storage Adv. Auto Care MD Coach Inc. Svcs Mclean Trans. Svc Residence Beltway Sign Svc Beltway Sign Svc Undeveloped Spirit Tours PGCEA West End Limos Est. Am. Coachwys Power Cncpts. Inc Power Cncpts. Inc Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Park lot for Item 21 Central Svcs-Fac Mg. Undeveloped

23 24

304

0593582 0496158

Tax Map/ Grid

Blk/Lot/Parcel

200'Scale Index Map

Acres

Zone

090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/A1 090/B1 090/B1 090/B1 090/A1 090/A1 090/A1 090/B1 082/B4 090/A1

Parcel C Parcel 16 Parcel 17 Parcel 18 Parcel 19 P/O Parcel 20 P/O Parcel 204 P/O Parcel 21 Parcel B Parcel A Lot 7-8 Lot 9-10 Lot 5 Lot 6 P/O Lot 11 Lot 2 Lot 4 Lot 3 Lot 1 Parcel 29 Parcel 75 Parcel 31

205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07 205SE07

3.13ac 0.54ac 0.57ac 0.74ac 0.53ac 0.35ac 0.38ac 0.20ac 1.19ac 1.79ac 0.57ac 0.61ac 0.28ac 0.28ac 1.53ac 0.80ac 0.37ac 0.35ac 0.92ac 1.19ac 16.97ac 1.79ac

I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-4 I-4 I-4 I-4 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1

090/A1

Parcel 9

205SE07

3.20ac

I-1

082/B4

Parcel 312

205SE07

0.99ac

I-1

CHAPTER XIâ&#x20AC;&#x201D;APPENDICES Item #

Address

Tax Account

Business/Use

Tax Map/ Grid

Blk/Lot/Parcel

200'Scale Index Map

Acres

Zone

0628065

Undeveloped

082/B4

P/O Lot 3

205SE07

0.80ac

I-1

26 27

0000 E. Kaverton Road 3250 Kaverton Road 0000 Kaverton Road

0496174 0496166

Undeveloped Undeveloped

082/B4 082/B4

Lot 2 Lot 1

205SE07 205SE07

1.00ac 0.63ac

I-1 I-1

28 29 30

0000 Kaverton Road 3150 Kaverton Road 3151 Kaverton Road

0451419 0496216 0496208

082/B4 082/B4 082/B4

Parcel 49 Parcel 8 Parcel 75

205SE07 204SE07 204SE07

0.94ac 2.94ac 2.18ac

I-1 I-1 I-1

8201 Cryden Way

0496190

082/B4

Parcel 1

204SE07

2.12ac

I-1

32 33 34 35 36 37 38 39 40 41 42

8115 Cryden Way 8017 Fernham Lane 8013 Fernham Lane 8009 Fernham Lane 8005 Fernham Lane 8001 Fernham Lane 7917 Fernham Lane 7913 Fernham Lane 7909 Fernham Lane 7905 Fernham Lane 8000 Parston Drive

0472191 0472233 0472209 0472217 0472225 0472332 0472340 0622902 0417964 0650309 0571075

082/B4 082/A4 082/A4 082/A4 082/A4 082/A4 082/A4 082/A4 082/A4 082/A4 082/A4

Blk D; Lot 4 Blk D; Lot 3 Blk D; Lot 5 Blk D; Lot 6 Blk D; Lot 7 Blk D; Lot 8 Blk D; Lot 9 Blk D; Lot 10 Blk D; Lot 11 Blk D; Lot 2 Blk D; Lot 1

204SE07 204SE07 204SE07 204SE07 204SE07 204SE07 204SE07 204SE07 204SE07 204SE07 204SE07

0.53ac 0.47ac 0.51ac 0.48ac 0.48ac 0.48ac 0.48ac 0.52ac 0.53ac 0.50ac 0.53ac

I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1 I-1

7931 Fernham Lane

0451344

082/A4

Parcel 73

204SE07

6.03ac

I-1

44 45 46 47

8087 Parston Drive 7816 Marlboro Pike 0000 Harley Lane 7814 Marlboro Pike

3641032 0507913 0507889 0507939

Undeveloped Undeveloped Undeveloped Church-Life Restr. Svcs Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Undeveloped Ang. Lux. Coach S/L Faith U.Min. Church Faith U.Min. Church SM Vocational Ind. Sears Prdt Repair Svc Warehouse Residence Undeveloped Residence

082/A4 090/A1 090/A1 090/A1

Blk D; Lot 12 Parcel 68 Parcel 69 Parcel 70

205SE07 205SE07 205SE07 205SE07

1.70ac 0.50ac 0.50ac 0.75ac

I-1 I-1 I-1 I-1

305

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA Item #

Address

Tax Account

7820 Marlboro Pike

0534628

49 50

7812 Marlboro Pike 7808 Marlboro Pike

0507905 0487058

51 52 53 54 55 56

7808 Marlboro Pike 7802 Marlboro Pike 7800 Marlboro Pike 7716 Marlboro Pike 8001 Parston Drive 7929 Parston Drive

0487074 3509346 0630038 0487157 3641040 0561704

7925 Parston Drive

0561795

7919 Parston Drive

0462317

0000 Parston Drive

0472183

60 61 62 63

0000 Parston Drive 0000 Parston Drive 0000 Parston Drive 7823 Parston Drive

0487041 0487033 0487025 0487017

7809 Parston Drive

0487009

65 66 67

7702 Marlboro Pike 7700 Marlboro Pike 7704 Marlboro Pike

0548867 0601948 0418228

7714 Marlboro Pike

0415877

3300 Marlboro Pike

0615179

306

Business/Use ANA Painting &DĂŠcor Residence Frstville Bap. Church Frstville Bap. Church Vacant Comm. Bldg. Residence Hm Prmnt Pest Cont. Allstar Utilities Inc. TRA Medical/Dental Hana Food Distributor Tyson Auto Glass J Clark Trucking (S/L) Shopping Center Shopping Center Shopping Center Shopping Center Forst Square Shop Ctr Fstville Pl Shop. Ctr Freddie Liquors Mattress Discounters Pillar of Faith Church Commercial Bldg.

Tax Map/ Grid

Blk/Lot/Parcel

200'Scale Index Map

Acres

Zone

090/A1

Parcel 8

205SE07

1.37ac

I-1

090/A1 090/A1

Parcel 7 Parcel 6

205SE07 205SE07

0.5ac 1.00ac

I-1 I-1

090/A1 090/A1 090/A1 090/A1 082/A4 082/A4

Parcel 5 Parcel A Parcel 29 Parcel 1 Blk; D Lot 13 Blk A; Lot 9

205SE07 205SE07 205SE07 205SE07 205SE07 205SE07

2.03ac 4.19ac 0.223ac 1.05ac 3.01ac 0.52ac

I-1 I-1 I-1 I-1 I-1 I-1

082/A4

Blk A; Lot 8

205SE07

0.49ac

I-1

082/A4

Blk A; Lot 7

205SE07

0.45ac

I-1

082/A4

Blk A; Lot 6

204SE07

0.50ac

I-1

082/A4 082/A4 082/A4 082/A4

Blk A; Lot 5 Blk A; Lot 4 Blk A; Lot 3 Blk A; Lot 2

204SE07 204SE07 204SE07 204SE07

0.50ac 0.45ac 0.45ac 0.45ac

I-1 I-1 I-1 I-1

082/A4

Blk A; Lot 1

204SE07

1.37ac

C-S-C

082/A4 081/F4 082/A4

Parcel C Parcel 197 Parcel A

205SE07 205SE07 205SE07

18.17ac 0.37ac 0.51ac

C-S-C C-S-C C-S-C

090/A1

Parcel B

205SE07

0.64ac

C-S-C

089/F1

Parcel 22

205SE07

2.16ac

I-1

CHAPTER XIâ&#x20AC;&#x201D;APPENDICES Item #

Address

Tax Account

Business/Use

Tax Map/ Grid

Blk/Lot/Parcel

200'Scale Index Map

Acres

Zone

70 71 72

3306 Marlo Lane 3302 Marlo Lane 3300 Marlo Lane

0424473 0532705 0424465

Mill Carpet Marlo Warehouse Marlo Warehouse

090/A1 090/A1 089/F1

Parcel B Parcel D Parcel A

205SE07 205SE07 205SE07

2.01ac 0.43ac 8.75ac

I-1 I-1 I-1

307

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA C. public facility cost estimates Per Section 27-646(b)(4) of the Zoning Ordinance, all approved sector plans must contain an estimate of the cost of all public facilities that must be acquired or constructed in order to carry out the objectives and requirements of the plan. The tables below provide the proposed public facilities cost estimates to serve the land use recommendations of the sector plan. The cost estimates are in current 2008 dollars.

Schools, Libraries and Public Safe Facility Type Location Library Spauldings Library 5811 Old Silver Hill Road, District Heights

Description Provide an outdoor reading garden at the Spauldings Branch Library, to encourage usage

Project Type New

Estimated Cost TBD

Transit and Road Facilities Facility Type Location Road Marlboro Pike and Benning Road

Description Construction of traffic circle roundabout

Project Type New

Estimated Cost $500,000 to $700,000

Description Add community gardens in a cooperative park/school effort to encourage youth and adult gardening The Department of Parks and Recreation is currently negotiating with the Board of Education regarding completion of the recreation facilities Construction of pedestrian trails MD 4 to Oakland Neighborhood Park Standard or wide sidewalks with designated bike lanes along the entire length of Marlboro Pike, per the main street and boulevard road cross sections. (Complete in phases for the 4+ mile corridor.) High visibility and contrasting crosswalk treatment at all intersections and curb cuts Construction of pedestrian safety features and amenities as new development or road improvement projects occur Construction of trails along the north side of MD 4 throughout the study area. A segment of this sidepath exists between Walters Lane and Parkland Drive

Project Type New

Estimated Cost TBD

New

TBD

New

$240,000

New

$1,500,000 (not including R-O-W cost)

New

TBD

New

TBD

New

$840,000

Parks, Recreation and Open Space Facilities Facility Type Location Community Oakcrest Community Park School Center Center Community Oakcrest Community Park/School Center at Center William Hall ES Trails

Oxon Run Stream Valley Trail

Multi-Use Trail Both sides of Marlboro Pike within the study area

Pedestrian In selected locations throughout the study area Improvements Pedestrian In selected locations throughout the study area Improvements Pedestrian Sidepath along north side of Pennsylvania Ave (MD 4) Trails

308

CHAPTER XI—APPENDICES Trails, Bicycle and Pedestrian Facilities Facility Type Trails

Location Ritchie Branch Stream Valley Trail

Description Construction of pedestrian trail MD 4 to Kaverton Road

Project Type New

Pedestrian Parkland Drive sidewalks Improvements

Construct sidewalks MD 4 to Silver Hill Road

New

Pedestrian Capitol Heights Boulevard sidewalks Improvements

Construct sidewalks from Marlboro Pike to Ute Way

New

Pedestrian Glacier Avenue sidewalks Improvements

Construct new sidewalks from Nova Avenue to Gunter Street

New

Pedestrian Nova Avenue sidewalks Improvements

MD 4 to Marlboro Pike. Sidewalks exist along some segments, but the sidewalk system needs to be completed on the entire length of both sides of Nova Avenue

New

Estimated Cost $120,000 (cost estimated for study area only) $148,000 (not including R O-W costs) $142,800 (not including R O-W costs) $148,000 (not including R-O-W costs) $100,000 (not including R O-W costs)

309

APPROVED MARLBORO PIKE SECTOR PLAN AND SMA D. Procedural Sequence Chart

310

CHAPTER XIâ&#x20AC;&#x201D;APPENDICES E. Certificate of adoption and approval

311

ACKNOWLEDGMENTS Fern V. Piret, Ph. D., Planning Director Al G. Dobbins, III, AICP, Deputy Planning Director Ivy A. Lewis, AICP, Chief, Community Planning South Division Project Team *Clara Fenwick, Project Leader, Planner Coordinator, Community Planning South Division *Craig Rovelstad, Project Facilitator, Master Planner, Community Planning South Division Kip Reynolds, Project Facilitator, Supervisor, Community Planning South Division *MartĂn Salmon, Senior Planner, Community Planning South Division John Wooden, Planner, Community Planning South Division *Judelle Campbell, Planner, Community Planning South Division *Dan Sonenklar, Planner, Community Planning South Division *Crystal Thompson, Principal Planning Technician, Community Planning Division Consultant Team McCormick Taylor, INC. The Perspectives Group, INC. Fisher Collaborative Services. LC AKRF, INC. Resource Team *Claire Schnitzer, Senior Planner, Community Planning South Division *Joseph Bovenzi, Senior Planner, Community Planning South Division Faramarz Mokhtari, Planner Coordinator, Transportation Section, Countywide Planning Division Frederick Shaffer, III, Senior Planner, Transportation Section, Countywide Planning Division *Joe Valenza, Master Planner, Information Center Division Howard Berger, Planner Coordinator, Historic Preservation Section, Countywide Planning Division *Brandon Rowe, Senior Planner, Public Facilities Section, Countywide Planning Division Kate Fritz, Senior Planner, Special Projects Section, Countywide Planning Division Carol Binns, Senior Planner, Department of Parks and Recreation Technical or Administrative Assistance *Gary R. Thomas, Principal Planning Technician, Community Planning Division **Jay Reed, GIS Specialist I, Community Planning South Division Byron Wright, GIS Specialist II, Information Management Division *Oscar Becerril, Intern, Community Planning South Division *Dana Gowland, Intern, Community Planning South Division *Robert Meintjes, Publications Specialist, Information Center James Johnson, Stock Clerk II, Information Center Ralph Barrett, Supervisor, Office Services, Information Center Susan Kelley, Supervisor, Publications, Graphics and Office Services Sections, Information Center Gena Tapscott, Principal Administrative Assistant, Community Planning South Division Lisa Washington, Principal Administrative Assistant, Community Planning South Division *Keisha King, Principal Administrative Assistant, Community Planning South Division *Nancy Mattingly, Principal Administrative Assistant, Community Planning South Division *Marcia Daring, Principal Administrative Assistant, Community Planning South Division Rob Getz, Publications Specialist, Office and Publications Services, Office of the Planning Director Susan Smith, Publications Specialist, Office and Publications Services, Office of the Planning Director *Former Employee **Posthumous

The Maryland-National Capital Park and Planning Commission Prince Georgeâ&#x20AC;&#x2122;s County Planning Department www.pgplanning.org