Opinion ID: 2361192
Heading Depth: 2
Heading Rank: 2

Heading: Procedural Process and Requirements

Text: Under §§ 27-494 and 27-511 of the Prince George's County Code, R-S and L-A-C zones are regarded as comprehensive design zones. The application and review process with respect to such zones is governed by §§ 27-179 through 27-198 of the Code. Section 27-179 prescribes what must be included in and with an application. Among other things, the application must include a copy of a Basic Plan setting forth the physical characteristics of the property, the general types of land uses proposed, the range of dwelling unit densities and commercial and industrial intensities proposed, a general vehicular and pedestrian circulation pattern and the general location of major access points, areas not proposed to be developed with residential, commercial, or industrial uses, the relationship of proposed development on the property to existing and planned development on surrounding properties, a forest stand delineation, and, when appropriate, the general location of proposed moderately priced dwelling units. An application for L-A-C zoning must also include a construction schedule. § 27-179(c)(1)(D) & (E). There is no dispute, in this Court, that the two applications filed by Northpeak complied in every material respect with the requirements of § 27-179. In particular, they included a reproducible copy of the Basic Plan. [1] Upon the filing of an application, the Zoning Hearing Examiner sets a date for a public hearing. § 27-185. Various notices are then given to interested persons and agencies. The property is posted at least 60 days prior to the scheduled hearing (§ 27-186(b)); the Zoning Hearing Examiner notifies the applicant, all persons of record, any municipality located within one mile of any part of the property, and the Planning Board of the hearing date (§ 27-186(a)(1)); within 30 days after an application is filed, the Planning Board sends, by certified mail, a letter regarding the pending application, containing, among other things, advice on where to obtain additional information, to all adjoining property owners (§ 27-186(c)); [2] and, within 10 days after the end of each month, the Planning Board makes available to the public a list of all map amendment applications filed during the month (§ 27-186(d)). There is no dispute in this Court that all of the notices required by § 27-186 were given in accordance with the ordinance. In addition to receiving comments from outside persons and agencies, the Planning Board receives a report on each application from its Technical Staff. § 27-189. Prior to preparing its report, the Technical Staff sends a copy of the proposal to all public agencies and municipalities with operational or planning responsibility over the property. A copy of the Technical Staff Report, which may be written only after responses from the public agencies and municipalities have been received, is sent to all persons of record and all other persons who request a copy. It must contain, among other things, the Technical Staff's recommendation. Before any decision by the Zoning Hearing Examiner, the Planning Board holds its own hearing on the application. [3] § 27-191. The hearing, which is open to the public, may not be held until at least 30 days after the Technical Staff Report is received, and all persons who made a written request for the Technical Staff Report are notified of the hearing date. Prior to the hearing, the applicant and any other person may submit written responses to the Technical Staff Report. At the conclusion of the hearing, the Planning Board, by resolution adopted at a public meeting, makes its recommendation on the application. § 27-192. A copy of the resolution is sent to the District Council and to all persons of record. The Zoning Hearing Examiner conducts a hearing in accordance with the procedures set forth in §§ 27-127 and 27-129, following which he prepares, serves on all persons of record, and files with the District Council a written report and recommended disposition. Any person of record may file exceptions to the Examiner's decision and a request for oral argument before the District Council. § 27-131(a). If a request for oral argument is made, it must be granted. § 27-131(c). Although no new evidence may be presented at the District Council hearing, the Council may remand a case to the Zoning Hearing Examiner for the purpose of reopening the record to receive and evaluate additional evidence. § 27-131(f). It may also remand a case for clarification or for additional testimony and may remand a zoning map amendment case for a de novo hearing where there is good cause and the applicant does not object. § 27-133(a)(1). Hearing procedures for the Council are set forth in § 27-132. If the application is for a comprehensive design zone, it may be approved only if it conforms in certain specific respects to the Master Plan. See §§ 27-195(b)(1)(A) and 27-132(c)(1)(C). Among other things and in relevant part, the applicant must satisfy the District Council that (1) the Basic Plan conforms to the specific recommendations of the General Plan map, the Area Master Plan map, or certain principles and guidelines of the plan text, (2) transportation facilities will be adequate to carry anticipated traffic and the proposed uses will not generate traffic that would lower the level of service anticipated by the land use and circulation systems shown on the approved General or Area Master Plans, and (3) environmental relationships reflect compatibility between the proposed general land use types and surrounding land uses. § 27-195(b)(1). In approving a zoning map amendment, the District Council may impose reasonable requirements and safeguards in the form of conditions. § 27-195(c).