The Prince George’s County Planning Board is pleased to make available for review and comment the Proposed Military Installation Overlay Zoning Map Amendment (MIOZMA). This zoning map amendment is the culmination of over 40 years of collaboration between the United States Air Force, The Maryland-National Capital Park and Planning Commission (M-NCPPC), and Prince George’s County to ensure that flight operations at Joint Base Andrews Naval Air Facility Washington (JBA) are coordinated with the development of the built environment and activities on the ground to ensure the safety of all who live, work, visit, or conduct business in Prince George’s County.

This MIOZMA will apply the Military Installation Overlay Zone to the approximately 38-square-mile section of Prince George’s County most impacted by flight operations at Joint Base Andrews. It will reclassify several properties in the Forestville area to new underlying zoning classifications that increase their developability under this overlay zone. It will also amend the Marlboro Pike and Southern Green Line Development District Overlay Zones to ensure compatibility between these overlay zones.

Beginning with the initiation of the Joint Base Andrews Naval Air Facility Washington Joint Land Use Study (JLUS) in 2006, The M-NCPPC Prince George’s County Planning Department, the Prince George’s County Council, and the Council’s ad hoc Joint Land Use Study Implementation Committee have engaged residents, property owners, and stakeholders in an ongoing and informative discussion about how to balance economic development, institutional expansion, and property rights with the government’s primary responsibility to protect the public health, safety, and welfare in the area around Joint Base Andrews.

In November 2015, the Prince George’s County Zoning Ordinance was amended to create the Military Installation Overlay (M-I-O) Zone to address these issues and provide for the regulation of land use and construction around JBA.

The process of applying the M-I-O Zone to land through this MIOZMA differs significantly from traditional sectional map amendments. This map amendment is an exercise of the County’s zoning authority to create regulations that protect the public health, safety, and welfare. This exercise is not an opportunity for residents or elected officials to seek piecemeal or comprehensive rezoning of their property. Such activities occur concurrent to, or following, comprehensive master and sector planning processes.

The Planning Board appreciates the contributions and active involvement of the community and stakeholders throughout the long process to develop the County’s policies and subsequent legislation to address the relationship between land use and flight operations at Joint Base Andrews. We look forward to seeing you and receiving any additional input you may have on the proposed map amendment at the Joint Public Hearing that is scheduled for April 5, 2016, at the County Administration Building, 14741 Governor Oden Bowie Drive, Upper Marlboro, Maryland 20772. Thank you for your interest in protecting the health, safety, and welfare of Prince George’s County.

Elizabeth M. Hewlett Chairman, Prince George’s County Planning Board

Introduction and Background

Joint Base Andrews Naval Air Facility Washington is the sole military aviation base in the people would be subject to potentially unhealthy noise levels, and the areas around the base Washington, D.C. region, and is the second largest employer in Prince George’s County. where tall structures could interfere with flight operations. The AICUZ has been updated Thousands of flights take off and land at the base every year on a variety of missions that several times, most recently in 2007. range from materiel transport to combat air defense to transporting the President of the As part of its international effort to identify and mitigate incompatibilities with air operations, United States and other important international leaders. Flight operations at Joint Base the USAF worked with the Office of the County Executive, the County Council, and M-NCPPC Andrews affect the lives of thousands of residents, visitors, and employees in Prince George’s Prince George’s County Planning Department to develop the Joint Base Andrews Naval Air County daily. The noise impacts of flight operations are an obvious reminder of the base’s Facility Washington Joint Land Use Study (JLUS). The JLUS contains recommendations for presence. policy and regulatory changes that address incompatibilities with flight operations, including In turn, the development of land and structures and the planting of trees and vegetation that the creation of a Military Installation Overlay Zone. The County Council endorsed the findings attract birds in proximity to the base affect, or have the potential to affect, the safety and of the JLUS in Council Resolution CR-30-2010 and created an ad hoc Joint Land Use Study security of flight operations. Structures, landfills or trees can interfere with flight paths and Implementation Committee to implement its recommendations. aircraft maneuverability. Smoke, dust, steam or electromagnetic emissions can interfere with In 2012, the JLUS Implementation Committee developed, and the County Council enacted, the aircraft and related systems or pilot visibility. Interim Land Use Controls. These controls placed strict limitations on the development of land Aircraft accidents are, thankfully, rare occurrences. However, when they occur, they can have in the area surrounding Joint Base Andrews while the County developed permanent zoning traumatic results, including loss of life and property destruction. Most aircraft accidents occur legislation to address compatibility issues. These land use controls expired on June 30, 2015. upon takeoff or landing, and most often involve an aircraft impacting the ground. If people are After three years of public and stakeholder engagement and a multiyear legislative process, in concentrated in locations on the ground in proximity to the takeoff and landing areas around November 2015 the County Council adopted CB-42-2015, creating the Military Installation an airport, their lives and safety are at greater risk. Overlay (M-I-O) Zone and the process for applying the zone to properties impacted by, or with The United States Air Force (USAF) issued the first Air Installation Compatible Use Zone study potential impact on, flight operations at Joint Base Andrews. This proposed zoning map (AICUZ) for Joint Base Andrews (formerly Andrews Air Force Base) in 1974. This study amendment is that process. identified the types of land uses that are incompatible with flight operations, the areas where

4 Military Installation Overlay Zone

The Military Installation Overlay (M-I-O) Zone contains regulations concerning the use and development of land within three overlapping geographic areas. These areas are codified in Impact Maps within Part 10C of the Zoning Ordinance.

Imaginary (Height Limit) Surfaces: These areas reflect the boundary between navigable air space, where flight operations are permitted to occur, and developable air space, where buildings, structures, and man-made landforms may be constructed and into which vegetation, such as trees, may grow. Anything that penetrates the Imaginary Surfaces interferes with, and presents a safety risk to, flight operations. These areas represent approximately 6.61 percent of the total land area of Prince George’s County.

High Intensity Noise Areas (Contours): Those areas impacted by noise levels from flight operations exceeding 74 dBA Ldn. These areas represent approximately 0.35 percent of the total land area of Prince George’s County outside of Joint Base Andrews.

Safety Zones: Areas where aircraft accidents are most likely to occur and where activities on the ground, such as the creation of smoke, dust, or electromagnetic emissions can threaten the safety of flight operations. These areas include Accident Potential Zones (APZ) 1 and 2 and the Clear Zone, the area extending 3,000 feet from the end of each runway where accident potential is the highest. These areas represent approximately 0.86 percent of the total land area of Prince George’s County outside of Joint Base Andrews.

5 6 Applicability and Exemptions

The requirements of the M-I-O Zone apply to all uses (principal, accessory, and ancillary), Where the regulations of the underlying base or overlay zone are more restrictive than the properties and development applications within the three geographic areas identified above, regulations of the M-I-O Zone, the more restrictive of the regulations shall apply. This is most with the following exceptions (pursuant to Sec. 27-548.53 of the Zoning Ordinance): clearly visible with the height regulations. For the vast majority of properties within the M-I-O Zone, the height restrictions of their underlying zone are more restrictive than those of the (1) Permits for changes in ownership, name, or occupancy; with no change of use; M-I-O Zone: in this situation, the more restrictive height restrictions shall apply. If a use is (2) Permits for any grading or infrastructure improvements; prohibited in an underlying zone, but not prohibited by the M-I-O Zone, the use is still (3) Permits for any public utility, or private utility for public use; prohibited. (4) Permits issued pursuant to one of the following development approvals, provided that the application was approved prior to the date of classification of the property into the M-I-O Zone and the validity period for such approval has not expired: a. A final plat of subdivision approved for single-family detached residential development; b. A preliminary plan of subdivision for development not otherwise requiring a detailed site plan; c. A special exception for development not otherwise requiring a detailed site plan; d. A detailed site plan; or a e. A specific design plan; (5) Permits for fences or walls; (6) Alterations requiring a permit of a minor nature pursuant to Section 27-255(c); (7) Areas of Prince George’s County defined by the 2009 Joint Base Andrews Naval Air Facility Washington Joint Land Use Study as Imaginary Surfaces “C” (part of the Approach-Departure Clearance Surface) and “F” (Outer Horizontal Surface) are not subject to the provisions of the M-I-O Zone.

The requirements of the M-I-O Zone may only be enforced on properties approved for classification into the overlay zone by this and subsequent Military Installation Overlay Zoning Map Amendments. Pursuant to Section 27-233 of the Zoning Ordinance, subsequent Military Installation Overlay Zoning Map Amendments may occur simultaneously with sectional map amendments in the M-I-O Zone area, if so authorized by the District Council.

7 Requirements for Height

As described above, for most structures, the maximum height permitted will be regulated by Clearance Surface) and “F” (Outer Horizontal Surface) are not subject to the provisions of this the underlying zone. The Zoning Ordinance contains standard maximum heights for the typical Part. structure permitted in a given zone. For example, the maximum permitted height of a single- (e) The Planning Board shall verify certification of height using the formulae prescribed in this family detached home in the One-Family Detached Residential Zone (R-80) is 40 feet. For a section as described below: property zoned M-I-O/R-80, the height limit would still be 40 feet, even in a location where the M-I-O Zone contains a maximum height limit of 150 feet. (1) Military Installation Overlay Zone height formulae are based upon the highest elevation of the subject property in relation to the elevation of the runways at Joint However, many zones and uses within the M-I-O Zone have no height restrictions, including Base Andrews, which is 274 feet above sea level. most uses in Commercial and Industrial zones. In addition, as the telecommunications industry evolves, towers are being constructed at much higher heights than originally envisioned by the (2) The figures calculated through the measurements in this section should add the County’s Zoning Ordinance. As they are now, the Zoning Ordinance’s current height limits for difference in elevation between the runways at Joint Base Andrews and the highest communications towers or poles are not appropriate in areas close to Joint Base Andrews. elevation on the subject property: properties lower than 274 feet in elevation should Landfill and recycling operations can create man-made mountains that protrude into the add this difference in elevation; properties higher than 274 feet in elevation should height surfaces, especially in industrial locations east and southeast of the Base. subtract this difference in elevation to determine the maximum height:

Section 27-548.54 of the Zoning Ordinance reads as follows: (A) Surface A (Primary Surface): No structures permitted.

(a) For purposes of the Military Installation Overlay Zone, heights are measured from the base (B) Surface B (Approach-Departure Clearance Surface): Structures shall not of a structure to the highest point of any part of the structure, including, but not limited to, exceed a height (in feet) equivalent to the distance between Surface A and antennae, towers, poles, monopoles, or satellite dishes. nearest boundary of the subject property, divided by 50.

(b) No development, structure, or alteration of the land shall exceed the height established by (C) Surface D (Inner Horizontal Surface): Structures shall not exceed a height the Impact Map for Height. (in feet) equivalent to 150 feet.

(c) At the time of building permit, a licensed Engineer or qualified professional of competent (D) Surface E (Conical Surface): Structures shall not exceed a height (in feet) expertise shall certify that structures do not exceed the height established by the Impact Map equivalent to the total of the following equation: for Height, utilizing the formulae and methodology set forth in this section. (i) Subtotal: The distance between Surface A and nearest boundary of (d) Areas of Prince George’s County defined by the 2009 Joint Base Andrews Naval Air Facility the subject property, less the distance between the subject property Washington Joint Land Use Study as Imaginary Surfaces “C” (part of the Approach-Departure and the border of Surfaces D and E.

(ii) Total: Divide subtotal by 20, then add 150.

8 (E) Surface G: Transitional Surface 7:1: Structures shall not exceed a height (in feet) (ii) Subtotal 2: The distance between the imaginary point on Surface B equivalent to the total of the following equation: horizontal to the property and the nearest edge of the subject property, less the distance between this imaginary point and the edge of Surface G. (i) Subtotal 1: The distance between the nearest edge of Surface A to a point on Surface B approximately horizontal (east-to-west) from the nearest edge (iii) Subtotal 3: Divide Subtotal 2 by 7. of the property, divided by 50. (iv) Add Subtotals 1 and 3.

9 Requirements for Noise

Section 27-548.55 of the Zoning Ordinance reads as follows: (C) Prohibited Uses. To reduce the adverse impact of the noise of air operations on vulnerable populations, the following uses are prohibited in the (a) Noise Intensity Contours in the M-I-O Zone are established by the most current Air High Intensity Noise Area: Installation Compatible Use Zone Study (“AICUZ”) on file in the Clerk of the County Council’s office and are identified in the Impact Map represented as Figure B (Noise Intensity). (i) Day care centers for children.

(b) Interiors of all new residential construction within the Noise Intensity Contours, including (ii) Schools that offer a complete program of nursery school education additions, must be certified to 45 dBA Ldn or less by an Acoustical Engineer or qualified accredited by the Maryland State Department of Education or a professional of competent expertise. complete program of academic elementary (including pre-kindergarten and kindergarten), junior high (middle), or senior high school education. (c) Uses in High Intensity Noise Areas: (iii) Playgrounds. (1) The issuance of permits authorizing any construction within the High Intensity Noise Area shall be subject to the following additional restrictions: (iv) Recreational programs, before- and after-school.

(A) At the time of building permit, if a non-residential use is required by (v) Swimming Pool, Community. Subtitle 4 (Building Code) to provide noise level reduction within the interior (vi) Outdoor play areas. of a building, such noise reduction must be certified by an Acoustical Engineer or qualified professional of competent expertise. (vii) All other active outdoor recreational uses. (B) New use and occupancy permits for non-residential uses which do not otherwise include new construction can be issued provided that the use and occupancy permit site plan contains a note specifying that the property is located in a High Intensity Noise Area.

10 Requirements for Safety

Section 27-548.56 of the Zoning Ordinance reads as follows: fireworks, or gunpowder; fertilizers, pesticides and insecticides; petroleum products (other than gas station or vehicle repair and service station), and (a) Prohibited Uses. other products constituting a potential hazard by fire, explosion or other (1) In order to protect the public health, safety, and welfare of the communities means should an aircraft accident occur. May include refinery, asphalt mixing surrounding Joint Base Andrews and to protect air operations at Joint Base Andrews, plant, cement manufacturing, distillery, dry cleaning plant. the following uses are strictly prohibited in Accident Potential Zones 1 and 2 and the (H) Any type of use, activity or storage, including temporary and accessory Clear Zone (also referred to collectively as the “Safety Zones”) within the Military uses, that would cause any of the following impacts: Installation Overlay Zone: (i) Release into the air any substance, such as steam, dust, or smoke (A) Schools that offer a complete program of nursery school education which would impair visibility or otherwise interfere with the accredited by the Maryland State Department of Education or a complete operation of aircraft. program of academic elementary (including pre-kindergarten and kindergarten), junior high (middle), or senior high school education or public (ii) Produce light emissions, either direct or indirect (reflective), which or private institutions of higher learning, colleges, or universities. would interfere with pilot vision.

(B) Club or lodge, or public building. (iii) Produce electrical emissions which would interfere with aircraft communication systems or navigation equipment. (C) Commercial recreational or entertainment attractions (indoor or outdoor), community building, performance art center, arena, stadium, auditorium, (I) Cement manufacturing, concrete batching or cement mixing plant, museum, art gallery, theater, movie theater. concrete recycling facility, sand and gravel wet-processing, surface mining.

(D) Congregate living, hotel/motels, senior or retirement housing, multifamily (J) New uses on the Limited Use List in Section 27.548.56(b) (1) beyond the housing. size limitations described therein.

(E) Day care center for children or adults, assisted living facility, hospital, adult (2) In addition to the provisions of this section, above, the following uses are strictly rehabilitation center, medical or health campus, nursing or care home, prohibited in the Clear Zone of the Military Installation Overlay Zone: medical day care, homeless or transitional shelter. (A) Eating and Drinking Establishments. (F) Class III landfill, transfer station. (B) Churches or similar places of worship. (G) Commercial and Industrial uses that include the sales, handling, above- (C) All office uses that exceed .08 FAR. ground storage, refining, fabrication or manufacturing of explosives,

11 (D) Retail sales. (A) The use is permitted in the underlying zone, including any applicable existing overlay zone. (b) Limited Permitted Uses. (B) The use has a valid use and occupancy permit on the date of the (1) In order to protect the public health, safety, and welfare of the communities property’s classification into the M-I-O Zone for one of the following uses: surrounding Joint Base Andrews and to protect air operations at Joint Base Andrews, the following uses are permitted in Accident Potential Zones 1 and 2 within the (i) Church or similar place of worship. Military Installation Overlay Zone, subject to size limitations: (ii) Eating or drinking establishment. (A) Churches or similar places of worship. (iii) Office. (B) Eating and drinking establishments. (4) Alterations, expansion, or extensions of existing uses on the Limited Use List as (C) Office uses. defined by Section 27-548.56(b)(3) of this Subtitle may be permitted, subject to all of the following: (2) New limited permitted uses, including new accessory limited permitted uses on the site of an existing principal use, are subject to the following size restrictions: (A) At the time of application, the applicant shall have a valid use and occupancy permit for the use on the Limited Use List proposed for alteration, (A) New churches or similar places of worship shall not exceed 80 sanctuary expansion, or extension on the date the property was classified in the M-I-O seats or 6,000 square feet of gross floor area, whichever is greater. Zone. (B) New eating and drinking establishments in the M-I-O/C-S-C (Commercial (B) The use shall be located on property that is not within the boundaries of Shopping Center) Zone shall not exceed 6,000 square feet of gross floor area. the Clear Zone of the M-I-O Zone. (C) New eating and drinking establishments within Accident Potential Zones (C) The use shall be located on property within Accident Potential Zone 1, or but not classified in the C-S-C Zone shall not exceed 3,500 square feet of gross Accident Potential Zone 2. floor area. (D) The proposed altered, expanded, or extended use shall be the primary use (D) New office uses accessory to a permitted use in the M-I-O/I-1 (Light of the property and limited to one of the following: Industrial), M-I-O/I-2 (Heavy Industrial), and M-I-O/I-3 (Planned Industrial/Employment Park) shall not exceed 0.15 FAR; all other new office (i) Church or other place of worship. uses shall not exceed 0.08 FAR. (ii) Eating and dining establishment. (3) Existing uses on the Limited Use List in Section 27-548.56(b)(1) of this Subtitle at the time (iii) Office. of reclassification of the subject property to the M-I-O Zone are permitted and not nonconforming if all of the following conditions apply: (E) The proposed expansion shall not exceed the height limitations in Section 27-548.54.

12 (F) The proposed expansion, and the sum total of all expansions, shall not exceed a 25 percent increase in gross floor area.

(G) Prior to approval of a site plan, preliminary subdivision plan, building permit, or use and occupancy permit, the applicant executes an affidavit acknowledging the property location within an Accident Potential Zone for Joint Base Andrews.

(5) New uses on the Limited Use List in Section 27.548.56(b)(1) of this Subtitle are prohibited in Accident Potential Zones 1 and 2 beyond the size limitations described therein.

(c) Development applications within the Safety Zones shall include a lighting plan that demonstrates compliance with all of the following standards:

(1) All lighting shall be fully shielded with cut-off, non-glare fixtures directed only onto the site.

(2) All external lighting must be projected downward at an angle of no less than ten (10) degrees below horizontal.

(3) Buildings shall not use glass or other highly reflective materials on any surface angled above horizontal.

(4) Structures three stories or taller shall use non-reflective wall surfaces and windows.

13 Military Installation Overlay Zoning Map Amendment

Introduction

The District Council directed The Maryland-National Capital Park and Planning Commission to The approval of this MIOZMA results in the revision of the official 1”=200’ scale zoning map(s) initiate this Military Installation Overlay Zoning Map Amendment (MIOZMA) on January 19, for Prince George’s County. The area covered by the proposed rezoning was adopted into the 2016 through CR-5-2016. This MIOZMA will apply regulations within the impacted area that Maryland-Washington Regional District at various times between 1927 and 1961. This conform to established County policies for compatibility with military aircraft operations at MIOZMA contains properties in Planning Areas 72, 75A, 76A, 76B, 77, 78, 81A, 82A, and 85A. Joint Base Andrews and protect the public health, safety, and welfare. Comprehensive Rezoning Except where expressly identified in this MIOZMA, underlying classification of properties in base and/or overlay zones shall not be affected by approval of this map amendment. Where Comprehensive rezoning of properties within Prince George’s County may occur through a the requirements of an underlying zone are more restrictive than the requirements of the sectional map amendment, a transit district overlay zoning map amendment, or a military M-I-O Zone, the more restrictive requirements shall apply. installation overlay zoning map amendment. The most recent comprehensive rezonings of property within the area proposed for inclusion in the M-I-O Zone are listed in the following table: This MIOZMA is intended to reclassify the zoning of properties within a clearly defined impact area, and is intended to ensure that the zoning of property does not inadvertently or expressly Most Recent Sectional Map Amendments in the M-I-O Zone encourage or require development that is incompatible with air operations at Joint Base Planning Area Sectional Map Amendment Date of Approval Andrews. The MIOZMA implements recommendations of the 2009 Joint Base Andrews Naval 76A The Heights and Vicinity November 21, 2000 Air Facility Washington Joint Land Use Study, as endorsed by the County Council on March 10, 76B Henson Creek-South Potomac April 25, 2006 2010 through CR-30-2010, and of the 2007 Westphalia Approved Sector Plan, 2009 Approved 78 Westphalia February 6, 2007 Marlboro Pike Sector Plan, 2010 Subregion 4 Approved Master Plan, 2013 Approved Subregion 72, 75A Subregion 4 June 1, 2010 5 Master Plan, and the 2013 Approved Subregion 6 Master Plan. 81A, 82A, 85A Subregion 5 July 24, 2013 This MIOZMA consists of three types of zoning action by the District Council: 77, 82A Subregion 6 July 24, 2013 75A, 76A Southern Green Line Station Area February 25, 2014 1) Application of the M-I-O Zone to properties. 2) Reclassification of underlying properties out of the Commercial-Office (C-O) Zone, which encourage incompatible development. 3) Amendment of Development District Overlay Zones to eliminate inconsistencies between those overlay zones and the M-I-O Zone.

As opposed to other common comprehensive rezonings, such as a sectional map amendment Comprehensive Rezoning Changes or transit district overlay zoning map amendment, an MIOZMA is strictly limited to applying base and overlay zones that increase compatibility with air operations by restricting land uses The recommended M-I-O Zone contains properties in the C-2, C-A, C-M, C-O, C-S-C, I-1, I-2, I-3, or activities, and the height of vegetation, structures, and other manmade alterations on, and I-4, L-A-C, M-U-I, M-X-T, O-S, R-10, R-18, R-18C, R-30, R-30C, R-55, R-80, R-A, R-E, R-M, R-M-H, to, land. An MIOZMA is an exercise of the District Council’s authority to protect the public R-O-S, R-R, R-S, and R-T zones. health, safety, and welfare through its zoning powers. An MIOZMA is not intended to The proposed MIOZMA recommends four comprehensive rezoning changes. The first of these facilitate rezoning of property for purposes other than to increase conformance and will apply the M-I-O Zone to 32,555 properties. Proposed comprehensive rezoning changes 2-4 compatibility with air operations at Joint Base Andrews. will reclassify 18 of these parcels, located in Accident Potential Zone 1, from the C-O Limitations on the Use of Zones (Commercial-Office) Zone to the C-S-C (Commercial Shopping Center) Zone. These parcels are recommended for reclassification to the C-S-C zone because the M-I-O Zone limits the Section 27-213.29 of the Zoning Ordinance permits the District Council to reclassify the construction of new office uses within APZ 1 and 2 to a floor area ratio (FAR) of 0.08; this small underlying zone of a property in the Safety Zones or High Intensity Noise Area to any other size coupled with the small size of the individual parcels makes construction of new office zone, subject to the following conditions: space essentially infeasible. The C-S-C zone allows for a broader variety of commercial uses, including uses that encourage mobile and transitory use of the site by employees and patrons, (a) No land in the Safety Zones of the M-I-O Zone shall be rezoned to a more intense as opposed to the stationary nature of office employment. residential zone. (b) No land in the Safety Zones of the M-I-O Zone shall be rezoned to the R-30, R-30C, Table 1. Zoning Change 1: Superimpose the M-I-O Zone R-18, R-18C, R-10A, R-10, or R-H Zones. (c) No land in the Safety Zones of the M-I-O Zone shall be placed in the M-U-I, M-X-T, Areas of Approved 200' Scale Change Change SMA/ZMA/SE Approved SMA/ZMA/SE Index M-X-C, or M-U-TC Zones. Number Zoning Change (Acres) Number Date Map (d) No land in the Safety Zones of the M-I-O Zone shall be placed in a comprehensive 1 Superimpose SMA November 21, 2000 design zone. M-I-O Zone April 25, 2006 (e) No land in the Safety Zones of the M-I-O Zone shall be placed in an urban center February 6, 2007 district pursuant to Section 27A. June 1, 2010 July 24, 2013 July 24, 2013 February 25, 2014

A comprehensive list of properties upon which the M-I-O Zone is proposed to be applied can be found in Attachments 1-4.

MIOZMA North

MIOZMA South

MIOZMA North

MIOZMA South

MIOZMA North

MIOZMA South

MIOZMA North

APZ 2 APZ

MIOZMA Northeast

MIOZMA Northwest

MIOZMA South

MIOZMA Southeast

MIOZMA Southwest

Table 2. Zoning Change 2: C-O to C-S-C

Zoning Areas of Approved Approved 200' Scale Index Change Change (Acres) SMA/ZMA/SE Number SMA/ZMA/SE Date Map C-O to C-S-C 1.514 SMA June 1, 2010 205SE07

DISCUSSION: This property contains an existing office building and surface parking lot. The M-I-O Zone limits the construction of new office buildings within APZ 1 and 2 to a floor area ratio of 0.08, limiting the ability of this property to redevelop with office uses; expansion of the existing office uses is limited to a total of 25 percent of the gross floor area on the date of classification into the M-I-O Zone. Reclassification to the C-S-C base zone allows for a broader range of commercial redevelopment options.

This property was originally conditionally rezoned C-O by Zoning Ordinance No. 68-1979, a zoning map amendment. Development on this site required approval of a site plan by the Planning Board pursuant to this ZMA. This rezoning would eliminate this condition and it would no longer apply to this property; review of development would be subject to the requirements of the C-S-C zone.

Tax Map Tax Property Address and Grid Account Legal Description Lot Block Parcel 3410 Forestville Place 089F1 0588459 PARCEL A L7260 F598 3408 Forestville Place 089F1 0488742 L7260 F598 030

MIOZMA Zoning Change 2: C-O to C-S-C

Table 3. Zoning Change 3: C-O to C-S-C

Areas of Approved Approved 200' Scale Zoning Change Change (Acres) SMA/ZMA/SE Number SMA/ZMA/SE Date Index Map C-O to C-S-C 0.485 SMA June 1, 2010 205SE07

DISCUSSION: This property contains an existing retail building and a single-family house under split ownership. The M-I-O Zone limits the construction of new office buildings within APZ 1 and 2 to a floor area ratio of 0.08, limiting the ability of this property to redevelop with office uses; expansion of the existing office uses is limited to a total of 25 percent of the gross floor area on the date of classification into the M-I-O Zone. Reclassification to the C-S-C base zone allows for a broader range of commercial redevelopment options.

Tax Map Tax Property Address and Grid Account Legal Description Lot Block Parcel 3309 Forestville Road 089F1 0504175 OLE LONGFIELD 102 3307 Forestville Place 089F1 0511766 SE 77.75 FT OF LT 101 101 3312 Springdale 089F1 0643692 NW 68.5 FT LOT 101 N 101 Avenue CONF USE-HOUSE

MIOZMA Zoning Change 3: C-O to C-S-C

Table 4. Zoning Change 4: C-O to C-S-C

Areas of Approved Approved 200' Scale Zoning Change Change (Acres) SMA/ZMA/SE Number SMA/ZMA/SE Date Index Map C-O to C-SC- 6.011 SMA June 1, 2010 204SE07, 205SE07

DISCUSSION: These properties contain a condominium office building, a bank, a general office building, and an undeveloped parcel. The M-I-O Zone limits the construction of new office buildings within APZ 1 and 2 to a floor area ratio of 0.08, limiting the ability of this property to redevelop with office uses; expansion of the existing office uses is limited to a total of

25 percent of the gross floor area on the date of classification into the M-I-O Zone. Reclassification to the C-S-C base zone allows for a broader range of commercial redevelopment options.

Tax Map Tax Property Address and Grid Account Legal Description Lot Block Parcel 3100 Ritchie Road 081F4 0626648 3100 Ritchie Road 081F4 0626655 BLDG 3100 UNIT G 3100 Ritchie Road 081F4 0626671 BLDG 3100 UNIT I 3100 Ritchie Road 081F4 0626598 BLDG 3100 UNIT A 3100 Ritchie Road 081F4 0626614 UNIT C 3100 Ritchie Road 081F4 0626606 BLDG 3100 UNIT B 3100 Ritchie Road 081F4 0626622 3100 Ritchie Road 081F4 0626689 BLDG 3100 UNIT J

7618 Marlboro Pike 081F4 0460238 FORESTVILLE (FIN NO 195 CHG 7/1/09 ) 7520 Marlboro Pike 081F4 0630707 PARCEL A 7500 Marlboro Pike 081F4 3201878 PARCEL A

MIOZMA Zoning Change 4: C-O to C-S-C

Development District Overlay Zones To reduce or eliminate such conflicts, Section 27-548.25(a)(3) of the Zoning Ordinance permits the District Council to amend the following D-D-O Zone requirements: Several locations within the proposed M-I-O Zone are classified in a Development District Overlay Zone (D-D-O Zone). Section 27.548.19 of the Zoning Ordinance defines the D-D-O a) Changes to the boundary of a D-D-O Zone. Zone as follows: b) Changes to the Development District Standards where previously approved standards conflict with the requirements of the M-I-O Zone. The Development District Overlay Zone is intended to ensure that the development of land in a designated development district meets the goals established for the district in a Master Plan, Reducing or eliminating these conflicts will decrease the potential for property owners, residents Master Plan Amendment, or Sector Plan, and takes advantage of unique opportunities and staff to be confused by two differing sets of overlay regulations for the same property. presented by the district. Development districts may be designated for town centers, Metro Conflicts exist between the requirements of the M-I-O Zone and the Development District areas, commercial corridors, employment centers, revitalization areas, historic areas, and Standards of two D-D-O Zones: the Marlboro Pike D-D-O Zone and the Southern Green Line D-D-O other special areas which are the subject of development recommendations in a master plan, Zone. To eliminate these conflicts, this MIOZMA proposes to amend these D-D-O Zones. master plan amendment, or sector plan. The D-D-O Zone is a mapped zone which is Proposed amendments are illustrated as follows: superimposed by a sectional map amendment (SMA) over other zones in a designated development district, and may modify development requirements within the underlying zones. Underscoring indicates language to be added to the Development District Standards. Strikethrough indicates language to be deleted from the Development District Standards. The following Development District Overlay Zones are located partially within the M-I-O Zone: Amendments to the Marlboro Pike D-D-O Zone Table 5: Development District Overlay Zones within the M-I-O Zone The 2009 Approved Marlboro Pike Sectional Map Amendment created the Marlboro Pike Development District Overlay Zone (D-D-O Date Approved Development District Overlay Zone. The Marlboro Pike D-D-O Zone contains three character Zone) areas—Urban Residential, Commercial Mixed-Use, and Low Intensity Business Park. The Low Addison Road Metro October 24, 2000 Intensity Business Park character area lies entirely within APZ 1 and 2. A portion of the Morgan Boulevard and Largo Town Center Metro May 27, 2004 Areas Commercial Mixed-Use character area lies within APZ 1. The D-D-O Zone contains regulatory Marlboro Pike November 17, 2009 standards for the development of land within designated Development Districts; several of Subregion 4 June 1, 2010 these standards are inconsistent with the D-D-O Zone. Southern Green Line Station Area February 25, 2014

Section 27-548.21 of the Zoning Ordinance states that where “properties in a Development District Overlay Zone are also classified in the Military Installation Overlay Zone, the requirements of both zones shall apply. Where requirements of the D-D-O Zone and M-I-O Zone conflict, the more restrictive of the requirements shall apply.”

Amendment 1a: Height Amendment:

Conflict: The Development District Standards in the Marlboro Pike D-D-O Zone contain no Intensity Floor Area Ratio (FAR)-Commercial Office and limits on the heights of towers, monopoles, and other non-building structures. Portions of the Commercial Office (Principal)-0.08 FAR maximum Marlboro Pike D-D-O Zone are within the M-I-O Zone which contains a range of height limitations for all structures, vegetation and landfill. Commercial Office (Accessory)-0.15 FAR maximum

Amendment: Other Uses-0.22 FAR maximum

On page 142, following the last sentence of the introduction to Subsection 7, Development Industrial Uses-0.6 FAR maximum District Standards, above the subsection on modification of these standards, add the following text: (Note: Existing buildings in excess of these FAR standards are exempt and not considered nonconforming.) All buildings, structures, vegetation, or landfill within the portion of this Development District Overlay Zone that lies within the Military Installation Overlay (M-I-O) Zone are subject to the Amendment 1c: Regulating Matrix for Residential and Commercial Mixed-Use Infill (M-U-I) height restrictions in Section 27-548.54 of the Zoning Ordinance. Height is governed by the Conflict: On page 145 of the 2009 Approved Marlboro Pike Sectional Map Amendment, most restrictive of the height regulations in the following: this Development District Overlay Figure X-7 contains the Regulating Matrix for Residential and Commercial Mixed-Use Infill Zone, the M-I-O Zone, or the underlying zone. (M-U-I) for the Urban Residential and Commercial Mixed-Use character areas. This matrix establishes a maximum of eight attached residential or live/work units per building group. However, a portion of the Commercial Mixed-Use character area lies within APZ 1 and 2, Amendment 1b: Office Intensity where multifamily dwellings are prohibited.

Conflict: On page 143 of the 2009 Approved Marlboro Pike Sectional Map Amendment, Amendment: Standard 8.1.1 establishes a maximum floor area ratio (FAR) of 0.22 for commercial office and other uses and a maximum FAR for industrial uses of 0.6. The M-I-O Zone establishes a 1.4 Number of attached Within APZ 1 and 2: maximum FAR for office uses within APZ 1 and 2 of 0.08 for principal uses and 0.15 for office residential or live/work - 2 units units per building group Outside APZ 1 and 2 uses accessory to another permitted use. - Two units minimum. - Eight units maximum. - Single-family attached units and live/work units may be combined within one building.

Amendment 1d: Table of Uses Amendment 1d2:

Conflict: Pages 149-224 of the 2009 Approved Marlboro Pike Sectional Map Amendment contain  Insert new footnote ††† to the Tables of Uses as follows: ††† If property is located the Tables of Uses for the Mixed Use Infill (M-U-I), Commercial Shopping Center (C-S-C) and Light within the flight path for Joint Base Andrews Naval Air Facility Washington in an Industrial (I-1) Zones within the Marlboro Pike Development District. Certain uses were permitted Accident Potential Zone of the M-I-O Zone, use is limited to 80 sanctuary seats or in the Marlboro Pike D-D-O Zone that are prohibited or limited in the M-I-O Zone. 6,000 square feet of gross floor area, whichever is greater.  Add Footnote ††† to the following uses otherwise permitted in Character Area 2, Amendment 1d1: Commercial Mixed-Use, and Character Area 3: Low Intensity Business Park:  Edit Footnote †† as follows: ††Use is prohibited if property is located within the flight o Church or similar place of worship path for Joint Base Andrews Naval Air Facility Washington in an Accident Potential Amendment 1d3: Zone of the M-I-O Zone.as defined by the 2007 Air Installation Compatible Use Zone Study for Joint Base Andrews Naval Air Facility Washington, as updated.  Insert new footnote †††† to the Tables of Uses as follows: †††† If property is located  Add the description of Footnote †† to Figure X-9, Marlboro Pike Table of Uses within the flight path for Joint Base Andrews Naval Air Facility Washington in an Permitted—Commercial Zones, and Figure X-10, Marlboro Pike Table of Uses Accident Potential Zone of the M-I-O Zone, use is limited to 3,500 square feet of gross Permitted—Industrial Zones. floor area.  Add Footnote †† to the following uses otherwise permitted in Character Area 2,  Add Footnote †††† to the following uses otherwise permitted in Figure X-8, Marlboro Commercial Mixed-Use, and Character Area 3, Low Intensity Business Park: Pike Development District Overlay Zone Use Tables—Mixed-Use Infill, for Character o Athletic field Area 2: Commercial Mixed-Use: o Dry cleaning plant (I-1) o Eating or drinking establishments, except fast-food restaurant (vi). o Methadone treatment center  Add Footnote †††† to the following uses otherwise permitted in Figure X-10, o Convent or monastery Marlboro Pike Table of Uses Permitted—Industrial Zones, for the I-1 Zone within o Dwelling, multifamily (A-F) Character Area 3: Low Intensity Business Park: o Fraternity or sorority house o Eating or drinking establishments. o Group residential facility for not more than eight mentally handicapped dependent persons Amendment 1d4: o Hotel or motel (A-B)  Insert new footnote ††††† to the Tables of Uses as follows: ††††† If property is o Public building and use located within the flight path for Joint Base Andrews Naval Air Facility Washington in o Residential revitalization an Accident Potential Zone of the M-I-O Zone, use is limited to 6,000 square feet of o Rooming houses gross floor area. o Heavy armament  Add Footnote ††††† to the following uses otherwise permitted in the C-S-C Zone o Fabrication of rubber products within Character Area 3: Low Intensity Business Park: o Wholesale trade: chemical and related products (except as otherwise o Eating or drinking establishments, except fast-food restaurant (vi). specified)

MIOZMA Marlboro Pike D-D-O Zone

Amendments to the Southern Green Line D-D-O Zone

The 2014 Approved Southern Green Line Station Area Sectional Map Amendment created the Southern Green Line Station Area Development District Overlay Zone. This D-D-O Zone

established development regulations around the four stations on Metrorail’s Green Line in southern Prince George’s County. The Branch Avenue Metro Station Area lies within Imaginary Surface E of the M-I-O Zone.

Amendment 2: Height Restriction in Branch Avenue Metro Station Area

Conflict: Development District Standard V.A.1 eliminates maximums for building height, density, gross floor area, or floor area ratio within the Branch Avenue Metro Station. This standard conflicts with Section 27-548.23(b), which states “Development District Standards may not permit density in excess of the maximum permitted in the underlying zone,” and Sections 27-548.54(b) and Sections 27-548.54(e), which establishes a maximum height for Imaginary Surface E based upon the distance of the nearest boundary of the property to the runways at Joint Base Andrews.

Amendment:

1. No hHeight, density, gross floor area (GFA), or floor area ratio (FAR) maximums.

There shall be no mMaximums for building (including structured parking) height in the Branch Avenue Metro Station Area for development projects for which a Detailed Site Plan approval is sought shall be the maximum permitted by the M-I-O Zone. Maximums for, density, gross floor area, or floor area ratio in the Branch Avenue Metro Station Area for development projects for which a Detailed Site Plan approval is sought shall be the maximum permitted by the underlying zone. Nonetheless, the development project, including its building heights, densities, gross floor area, and floor area ratio must conform to the design standards and other requirements and provisions of this DDOZ, if applicable.

MIOZMA Southern Green Line D-D-O Zone

39 Public Rezoning Requests

As of February 5, 2016 no public requests for rezoning were received.

The Maryland-National Capital Park and Planning Commission Prince George’s County Planning Department 14741 Governor Oden Bowie Drive, Upper Marlboro, Maryland 20772 www.pgplanning.org

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