THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
PERMIT REVIEW SECTION
14741 Governor Oden Bowie Drive, Upper Marlboro MD 20772.
Permit Reviewer: Brooke Larman 40092-2013-CU
Telephone Number: (301) 952-5548 November 22, 2013
Fax Number: (301) 952-4141 Bladensburg LLC/Interior Work & Use
The following comments were generated from permit review. Any questions or concerns regarding the following should be directed to the reviewer at the phone number provided above. Further comments may be generated when the appropriate information has been submitted.
1.) This site is located in the Port Towns Sector Plan and SMA within the MXT zone in the Bladensburg Road/Main Street Character Area as of October 2009. The approved Port Towns book has a separate use table for the allowed uses depending on the Character Area that your site is located in. Per the permit application it appears this tenant is for Bladensburg, LLC to operate as a Food Warehouse. The table of uses in the Port Town book on page 210 states “Where not otherwise specifically permitted, any use allowed in the I-1 zone (excluding those permitted by Special Exception) (CB-6-2007)” are Permitted in the BBRD Character Area per Footnote 6 which states “Permitted in the Eastgate industrial areas located west of Dueling Creek, east of Eastern Avenue, north of Bladensburg Park, and south of the railroad tracks”. This site is within the Eastgate industrial area and therefore the use of a Warehouse is permitted. 12-05-13 Comment Satisfied. Use permitted. BEL
2.) Need to clarify if the warehouse will operate in the entire building or not. If not then need to include a tenant list with the names of each business, the use, the square footage of their unit and the location on the building for each. 12-05-13 Comment Partially Satisfied. Need to clarify the total GFA of each tenant only and not separate the uses within each unit. Such as the Food Warehouse will have an office but include the warehouse and office GFA as one space and the parking ratio for warehouse. Same goes for the auditorium/restaurant. Also it appears the number of seats have changed for this tenant. The auditorium/restaurant was approved in 2010 for an auditorium with 42 seats with a parking ratio of 1 space for every 4 seats and as a restaurant with 30 seats with a parking ratio of 1 space for every 3 seats. This needs to be demonstrated on the plan otherwise a new permit will be required for the auditorium/restaurant tenant along with a Detailed Site Plan approval by the Planning Board for the increase of the number of seats. Need to also include the GFA of each space in the parking schedule for clarification. The schedule provided is not clear. BEL. 12-19-13 Comment Updated. It appears this building will consist of 3 units. One unit is for an office and the other two units are for warehouse. Need to update the parking schedule to include all 3 units whether vacant or not and their square footage. The parking ratio for a Warehouse is 3 spaces for the first 1,500 sq. ft. plus 1 space for every 1,500 sq. ft. thereafter and the parking for the office space, if a general office, is 1 space for every 250 sq. ft. of the first 2,000 sq. ft. This must be clearly demonstrated and all 3 units must be demonstrated separately. Also need to revise the plan to remove the existing information under the parking schedule this is not needed and can be confusing. BEL. 12-31-13 Comment Updated. Per conversation with Ben Ijomah the building will consist of 2 units both being warehouse only or 1 being warehouse and the other being the existing auditorium. The office space shown will support the warehouse and does not need to be broken out on the building or in the parking schedule. Need to revise the plan to demonstrate only 2 units, both being warehouse uses or 1 being warehouse and 1 being the auditorium and then update the parking for the use/uses on a unit by unit basis. BEL. 01-09-14 Comment Updated. Per conversation with Ben the plan will be revised for 2 units to both consist of warehouses. The parking and loading will need to be updated on a unit by unit basis for warehouse use only. The parking ratio for a warehouse is 3 spaces for the first 1,500 sq. ft. plus 1 space for every 1,500 sq. ft. thereafter. The site should be able to meet the parking requirements with these 2 uses. BEL. 01-17-14 Comment Satisfied. The two units have been shown as Warehouse only and the parking has been updated. BEL
3.) Need to demonstrate a parking and loading schedule per Part 11 of the Zoning Ordinance for all uses on the site plan. Per page 198 of the Port Towns Sector Plan there is a requirement for a minimum number of surface parking spaces shall be 80% of the minimum required parking and loading per Part 11 and the maximum number of surface parking spaces shall be equal to the minimum required by required parking and loading per Part 11 and the maximum number of structured parking shall be equal to 115% of the minimum required parking and loading per Part 11. The schedule must be demonstrate and include the number of spaces required and provided and make sure the above is met. 12-05-13 Comment Updated. See comment #2 above for clarification of GFA of each tenant and then total the parking required and provided and demonstrate that the 80% has been met. BEL. 12-19-13 Comment Stands. Need to again get the square footages clarified in the parking schedule for each tenant and update the parking required for each tenant to demonstrate that the 80% is at least met. BEL. 12-31-13 Comment Stands. BEL. 01-09-14 Comment Stands. The plan will need to be revised to demonstrate 2 units as warehouse uses only and with the allowed 80% reduction. BEL. 01-17-14 Comment Satisfied. Both units and parking have been updated for two warehouse uses only and the 80% allowed deduction has been shown. BEL
4.) Need to revise the site plan to update the Notes section on the plan for the Zone of the property. The plan is demonstrating I-1 and needs to demonstrate “MXT per Port Towns Sector Plan and SMA, Bladensburg Road/Main Street Character Area”. 12-05-13 Comment Partially Satisfied. Within the Code Analysis section for zoning please include the wording “MXT per Port Towns Sector Plan and SMA, Bladensburg Road/Main Street Character Area” not just MXT. BEL. 12-19-13 Comment Partially Satisfied. The zone has been shown correctly but need to remove the wording of “Permitted use permitted under Subtitle 27 zoning warehouse and banquet hall. BEL. 12-31-13 Comment Stands. Depending on the uses of the site will depend on the note that needs to be shown on the plan. BEL. 01-09-14 Comment Stands. Need to revise the site plan for the 2 units as warehouse. BEL. 01-17-14 Comment Satisfied. The two units have been shown as Warehouse only and the parking has been updated. BEL
5.) Need to revise the site plan to update the Requested Use to “Food Warehouse”. 12-05-13 Comment Satisfied. Use listed. BEL
6.) Need to submit a legible site plan at least 11”x17” with the information above. The plan submitted is too small for review. 12-05-13 Comment Satisfied. Large plan submitted. BEL
7.) Further review will continue once I have the revised site plan to include the above. 12-05-13 Comment Stands. BEL. 12-19-13 Comment Stands. BEL. 12-31-13 Comment Stands. BEL. 01-09-14 Comment Stands. BEL. 01-17-14 Comment Satisfied. BEL
8.) Comment Added 12-05-13-Need to revise the plan to demonstrate all zones and uses of adjacent properties. 12-19-13 Comment Satisfied. BEL
9.) Comment Added 12-05-13-Need to include a loading schedule on a unit by unit basis and demonstrate the loading spaces with dimensions. 12-19-13 Comment Updated. Need to also include a Loading Schedule for the 2 warehouse units which the required ratio for that is 1 space for 1,500 to 10,000 sq. ft. This must be demonstrated on a unit by unit basis and therefore will require 2 loading spaces. Also the 2 loading spaces must be a minimum of 12’x33’ not 19’x28’ and a 22’ wide access must be clearly delineated to support the loading spaces. 12-31-13 Comment Updated. This will depend on the uses of the site and may need to be updated. BEL. 01-09-14 Comment Stands. Need to revise the plan to demonstrate the loading for 2 units with warehouse uses. BEL. 01-17-14 Comment Satisfied. The two units have been shown as Warehouse only and the loading has been shown and updated. BEL
10.) Comment Added 12-05-13-It appears you are re-stripping and adding parking and loading spaces for both tenants. Since this site is located within the Port Towns Sector Plan a Detailed Site Plan will be required for any exterior alterations. You will need to contact Joseph Dehuarte at 301-952-3772 for more information on that process. Once the DSP has been approved then you will submit to me one copy of the approved plans and decision for further review and/or approval. 12-19-13 Comment Updated. Need to demonstrate at least one van accessible parking space at 16’x19 for ADA compliance. The rest of the parking that is demonstrated at 10’x20’ is fine per the prior approved site plan. BEL. 12-31-13 Comment Satisfied. Van accessible space shown. BEL
11.) Comment Added 01-17-14. Need to revise the site plan for the flowing minor corrections. The new warehouse owner information at the upper left side of the plan needs to demonstrate the square footage at 9,998 sq. ft., below this is another area demonstrating the new warehouse square footage and needs to be shown at 9,998 sq. ft. Need to demonstrate the standard parking spaces next to the 2 handicap spaces as 3 spaces not 2 spaces, need to demonstrate the 6 spaces along the street as existing and not proposed, need to include the street name within the street being Bladensburg Road, and need to update the parking number from 6 to 7 and the total of spaces required to equal 14 not 15 in both the boxed parking area and required parking area. BEL. 01-27-14 Comment Satisfied. All minor corrections have been made. BEL
11-22-13-Comments emailed to Zacharie Tankoua at BEL
11/22/13 - Applicant called and he would like to PDF a new plan addressing the comments to Brooke. I told him as long as it’s a full site plan and drawn to scale. MTH
12-05-13-Comments emailed to Zacharie Tankoua at BEL
12/6/13 – Zacharie called to discuss he would like to have a warehouse and a portion as vacant warehouse. He will pursue the auditorium at another time. He will contact Brooke. MTH
12-19-13-Comments emailed to Zacharie Tankoua at BEL
12-31-13-Comments hand given to Ben Ijomah and emailed to Ben at and emailed to Zacharie Tankoua at BEL
01-09-14-Comments hand given to Ben Ijomah and emailed to Ben at and emailed to Zacharie Tankoua at BEL
01-17-14-Comments hand given to Ben Ijomah and emailed to Ben at and emailed to Zacharie Tankoua at BEL
01-27-14-APPLICATION APPROVED. BEL
FYI: Client has been informed that they will lose their non-conforming use of an auditorium that was approved per permit #5135-2010-UO-02 and #29952-2008-UO once this permit has been approved for the proposed 3 units of which 2 are warehouse and 1 will be for an office. BEL