upper marlboro, md - Prince George's County Planning Department

UPPER MARLBORO, MD 

revitalization and development strategy

usiness community meeting 

march 3, 2011 

upper marlboro 

revitalization and development strategy 

CONTENT: 

10:00-10:10am M-NCPPC 

I. Introductions 

II. Project Scope/Overview 

10:10-10:25am Design Collective 

III. Site Constraints 

IV. Site Assets & Opportunities 

V. Road Scenarios 

10:25-10:40am RGDE 

VI. Market Analysis 

VII. Strategic Recommendations 

10:40-11:10am Design Collective 

VIII. Conceptual Development Scenarios 

11:10-11:45am Consultant Team & M-NCPPC 

IX. Question & Answer 

11:45am-12:00 noon M-NCPPC 

X. Next Steps

Introductions & 

Project Scope/Overview

Existing Conditions 

Study Area Boundary 

• Largo Road/Rte. 202 and Marlboro Race 

Track Road to the west 

• Crain Hwy./Rte. 301 to the east 

• CSX travels north-south through site 

• Two Ponds: Boundary and Depot 

• Collington Branch and Western Branch 

of the Patuxent River 

• Currently dominated by commercial and 

industrial uses 

• Rural Tier to the east of Rte. 301; 

Developing Tier to the west

Site Constraints

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 

Environmental Constraints 

FEMA 100-Year Floodplain 

FEMA 500-Year Floodplain 

• New development within these areas is 

subject to the Prince George’s County 

Floodplain Management Ordinance 

• Requires new structures to have a 

finished first floor elevation (FFE) of 

at least one foot above the anticipated 

100-year flood elevation 

• Compensatory storage equivalent to 

volume filled is required

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 


Wetlands 

Environmental Buffer 

• Maryland Department of Natural 

Resources (DNR) wetland maps 

• Cross-referenced with aerial imagery 

• On-site field review


Ingress/Egress Requirement 

• Ingress/Egress required for habitable 

areas (new buildings can not be isolated 

by floodwater) 

• Access roadway shall be no lower than 

one foot above the flood elevation 

• Water Street 

• Marlboro Pike/Rte. 725 near CSX rail


Ingress/Egress Requirement 

• Ingress/Egress required for habitable 

areas (new buildings can not be isolated 

by floodwater) 

• Access roadway shall be no lower than 

one foot above the flood elevation 

• Water Street 

• Marlboro Pike/Rte. 725 near CSX rail: 

the road elevation is approximately 4.5 

feet below the requirement for 

ingress/egress (per Preliminary revised 

FIRM dated 2010-09-30)

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 


Flood Channel 

• Prince George’s County Dept. of 

Environmental Resources (DER) has 

detailed floodplain modeling for both 

the Western Branch and Collington 

Branch 

• The flood channel here is a relatively 

narrow part of a much wider floodplain 

• Carries large volumes of water during a 

major storm 

• Unsuitable for most development

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 


Filling within the Floodplain 

• Portions of the floodplain that lie 

outside of the flood channel offer a 

wider range of development 

opportunities 

• Areas of higher ground within the 

floodplain (shown here) are more likely 

for redevelopment 

• A future engineering study could be 

done to study if filling within portions 

of the floodplain, without compensatory 

storage, would have significant impact 

on the 100-year flood

Site Assets & Opportunities

Environmental 

Opportunities 

• A potential hub for regional recreation 

as a significant element of Prince 

George’s County’s Green Infrastructure 

network 

• Connects the Western Branch to the 

Patuxent River Park

Environmental 

Opportunities 

• The environmental areas on site contain 

large viewsheds that can draw visitors to 

this location

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 

Environmental 

Opportunities 

• The high ground between Buck Lane 

and Collington Branch could be used by 

an outfitter or for other recreational, 

educational, and environmental activities 

• Easy access for residents and visitors to 

experience and observe the natural 

environment in a relatively undisturbed 

setting 

• Abundant natural resources, including a 

large number of wetlands, tributaries, 

and wooded lowlands that provide 

diverse habitat for wildlife

Environmental 

Opportunities 


and Collington Branch could be used by 

an outfitter or for other recreational, 

educational, and environmental activities 

• Easy access for residents and visitors to 

experience and observe the natural 

environment in a relatively undisturbed 

setting 

• Abundant natural resources, including a 

large number of wetlands, tributaries, 

and wooded lowlands that provide 

diverse habitat for wildlife

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 

Environmental 

Opportunities 

• The bowl-shaped area at the end of 

Governor Oden Bowie Drive provides 

multiple opportunities 

• An overlook is this area could help link 

the pedestrian route from Schoolhouse 

Pond and Darnall's Chance to the 

eastern ponds and the Community 

Center, creating a broader open space 

network 

• Improvements should balance the 

shoring up of the slope adjacent to MD 

725/Main Street with protection of the 

wetlands and trees

Charles Mill Race County Park -NPDES Columbus, SWM Indiana Wetlands - credit: Water Michael Quality Van Valkenburgh (MVVA) 

Environmental 

Opportunities 

• Carefully located amenities within the 

floodplain can draw visitors and make 

use of otherwise undevelopable areas

Brown Elementary School 

Charles County NPDES SWM Wetlands Water Quality 

Environmental 

Opportunities 

• Many opportunities exist for 

environmental restoration or 

enhancement 

• Supplemental vegetation along the edge 

of the peninsula would create a buffer 

between recreation and warehouse uses, 

upgrading the ponds as an amenity 

• Functional enhancements would buffer 

the impact of floods, retain stormwater, 

and improve water and air quality

Environmental 

Opportunities 

• Boardwalks and pedestrian circulation 

within environmental areas can increase 

access and learning opportunities 

• Typically allowed by the Maryland 

Department of the Environment (MDE) 

and the US Army Corps of Engineers 

(USACE) 

• Require careful consideration of 

potential users, public benefit, safety, 

visual impacts, location and type of 

vegetation removed, and potential 

disturbance to wildlife

Environmental 

Opportunities 

• The wooded wetlands along Marlboro 

Race Track Road near the Community 

Center could be enhanced with a 

boardwalk and learning stations

Road Scenarios

Prince George’s County 

Master Plan R.O.W.s 

Freeway 

Arterial 

Expressway 

Primary 

• Realignment of Crain Hwy./Rte. 301; 

new interchange at Rte. 4 

• Connecting Largo Road/Rte.202 directly 

to Crain Hwy./Rte. 301 

- North of MD 725 either realigned or 

widened 

- Largo Road/Rte.202 to have a 120’- 

200’ right-of-way 

- Flyover above CSX rail line

Road Scenarios – 1 

New Alignments 

Existing 

New or Widened Road 

• Realignment of Crain Hwy./Rte. 301 

with new interchange at Rte. 4 

• Old Rte. 301 remains for local access 

only 

• Largo Road/Rte.202 connects directly to 

Crain Hwy./Rte. 301 with flyover 

starting north of rail line to just west of 

Home Depot 

• Limited local grid of streets inserted in 

redevelopment areas 

• “Splits” Old Marlboro Pike/Rte. 725 east 

& west

Road Scenarios - 2 

Existing 





only with possible gateway roundabout 

at intersection of Old Marlboro 

Pike/Rte. 725 

• Largo Road/Rte.202 connects to Old 

Marlboro Pike/Rte. 725 with fly-over 

bypass over rail line 

• Local grid of streets inserted in 

redevelopment areas

Road Scenarios - 3 

Existing 





only with possible gateway roundabout 

at intersection of Old Marlboro 

Pike/Rte. 725 

• Largo Road/Rte.202 connects to Old 

Marlboro Pike/Rte. 725 with roundabout 

at/near Wellons 

• Local grid of streets inserted in 

redevelopment areas

Market Analysis & 

Strategic Recommendations 

Randall Gross / Development Economics


march 3, 2011 

Study Area Building Use 

Sources: M-NCPPC Prince George’s County 

and Randall Gross / Development Economics 

800,000 SF in Study Area 



Existing Conditions 

• Location, Access, Exposure 

• Existing Uses 

• Physical Conditions 

• Marketing Constraints / Marketability


march 3, 2011 

Prince George’s Economic Base 



Sources: US Bureau of the Census and Randall Gross / Development Economics 

Economic Overview 

• Washington Region 

- Job Growth: Prof/Tech, Admin. 

- Loss: Manufacturing, Wholesale 

• Prince George’s County 

- Relatively high and growing share in 

“Industrial” Manufacturing, Wholesale, 

Construction, Transport & Warehousing 

- Growth: Admin., Health Care 

- Loss: Manufacturing, Mgt., FIRE 

- Declining share of pop. to 2025 

• Upper Marlboro Area 

- Higher share of wholesale / distribution 

- Employment growth


march 3, 2011 

Table 3. 



EMPLOYMENT SHARE ANALYSIS, PRINCE 

GEORGE’S COUNTY, 1998-2008 

Industry 1998 2008 Change 

Agriculture 2.9% 3.1% 6.4% 

Mining 18.1% 7.9% -56.1% 

Utilities 10.3% 8.6% -16.8% 

Construction 21.4% 20.9% -2.6% 

Manufacturing 13.5% 15.3% 13.8% 

Wholesale 19.0% 22.3% 16.8% 

Retail 15.5% 14.1% -8.9% 

Transport/Whse 18.8% 19.4% 3.0% 

Information 6.9% 7.0% 0.5% 

Finance/Insurance 10.1% 6.6% -34.8% 

Real Estate 10.1% 11.2% 11.0% 

Prof/Tech Svcs 7.4% 5.1% -31.7% 

Mgt Svcs 18.0% 6.3% -64.9% 

Admin Support 18.8% 12.5% -33.2% 

Education 3.1% 4.9% 58.7% 

Health Care 10.5% 10.5% 0.3% 

Arts/Entertain 6.5% 11.2% 72.6% 

Accom/FS 11.3% 9.9% -12.7% 

Other Svcs 9.9% 7.9% -20.5% 

Unclass/Aux. 3.9% 4.4% 13.6% 

TOTAL 11.8% 10.5% -11.2% 

Sources: U.S. Bureau of the Census and Randall Gross/ 

Development Economics.


march 3, 2011 

INDUSTRIAL SITE POTENTIALS 

Period Status Quo Regional Hub 

2010-2015: 50,000 105,000sf 

2015-2020: 120,000 195,000sf 

TOTAL 170,000 300,000sf 



NET LOSS NET GAIN 

Industrial Market Analysis 

• Market Area 

• Inventory, Vacancy, Rents 

• Absorption & Employment Forecasts 

• Industrial Demand Forecasts 

• Competitive Framework 

• Site Potentials: Scenarios 

• Target Tenants/Uses 

- Industrial: Industrial service, 

warehouse/showroom, distribution, light mfg. 

(relocations from inside beltway), transport & 

logistics


march 3, 2011 

OFFICE SITE POTENTIALS 



Years 

Period Status Quo Regional Hub 

2010-2015: 5,500 24,000sf 

2015-2020: 8,900 60,000sf 

TOTAL 14,400 84,000sf 

Office Market Analysis 


• Inventory, Vacancy, Rents 

• Absorption & Employment Forecasts 

• Office Demand Forecasts 


• Site Potentials: Scenarios 

• Target Tenants/Uses 

- Office: service, back-office, government, nonprofit, 

consumer


march 3, 2011 

Source DU Range 

Source DU Range 

Growth-Generated 110 - 140 

BRAC-Andrews 30 - 45 

County-Related 60 - 80 

Total 200 - 265 

Rental 30 - 60 

Multi-family/Mixed-use 40 - 75 units 

Multi-family / Mixed-use 40 - 75 units 

Single-family Single family, detached townhouse / Townhouse 160 160 - 190 -190 units units 



Foreclosure Inventory Rates for Metropolitan Washington D.C. Zipcodes 

Residential Market Analysis 


• Demographic Trends 

• Housing, Occupancy, Tenure, Mobility 

• Housing Market Trends, Foreclosures 

• Rental Market Trends 

• Competitive Housing Areas 

• Demographic & Employment Forecasts 

• County, Air Force-related 

• Housing Demand & Site Potentials 

• Target Markets & Products 

- Traditional Neighborhood 

- Smaller homes/ amenity appeal 

- Empty nesters, area workers


march 3, 2011 

Table 29. SUMMARY WARRANTED RETAIL DEMAND BY USE 

UPPER MARLBORO SITE, 2010 AND 2015 



Gross Demand (SF) Existing Warranted 

Type of Good 2010 2015 Uses Demand 

Convenience 43,977 42,883 9,897 32,986 

Shoppers Goods 287,905 352,749 150,131 202,617 

Eating/Drinking 30,624 32,631 7,294 25,337 

Entertainment 30,803 32,811 - 32,811 

Personal Services 4,507 4,781 600 4,181 

TOTAL 397,816 465,855 167,922 297,933 

Existing Vacant 

16,800 

Net New Space 

281,133 

Source: Randall Gross / Development Economics. 

Retail Market Analysis 

• Existing: 167,922sf / 16,800 vacant 

• Traffic & Exposure 

• Trade Area 

• Demographic Trends & Forecasts 

• Trade Area Expenditure Potentials 


• Site Potentials


march 3, 2011 

Table 31. RECOMMENDED BUSINESS MIX, 

UPPER MARLBORO SITE 

Type of Business Business 

Interchange-Oriented 

GM Department Store/Gas/Grocery 

Pharmacy 

Convenience 

Clothing & Accessories 

Automotive Dealer (e.g., used) 

Auto Supply 

Restaurant-Fast Food 



Square Feet 

147,400 

8,500 

1,500 

3,700 

35,000 

3,500 

10,000 

Family Entertainment Venue* 

30,000 

Sub-Total (Net of Vacant Space) 

222,800 

, 

*Note: Ideally locate in Town Center, but would require subsidy. 

Source: Randall Gross / Development Economics. 

Retail Market Analysis 

• Recommended Business Mix 

- Interchange & Town Center Nodes 

Historic Town Center-Oriented 

Furniture/Home Furnishings/Antiques 

Other Specialty Home Supply 

Garden/Farm Supply 

Computer/Electronics 

Hobby/Toy/Game Shop 

Expanded Office Supply (total) 

Sporting Goods Store 

Gift/Novelties/Books 

Restaurants-Full Service 

Personal Services 

Sub-Total 

Total 

6,000 

6,500 

4,000 

1,500 

2,200 

2,700 

5,000 

2,000 

12,000 

4,000 

45,900 

268,700

Use 2010-2015 2015-2020 TOTAL 

Industrial 50,000-105,000 120,000-195,000 170,000-300,000 SF 

Office 5,500- 24,000 9,000- 60,000 14,500- 84,000 SF 

Retail-Hwy 222,800 SF 

Retail-Town 46,000 SF 

Residential-MF 40 -70 Units 

Residential-SF 160-190 Units 


1) Concepts: 

Gateway Commercial 

UM Retail Center 

Mixed-Use 

Peninsula Office District 

Town Center 

• Interchange Development Concept 

- Upper Marlboro Business Districts: 

• The Peninsula Office District 

• UM Industrial District 

- Upper Marlboro Retail Center 

• Historic Town Center Concept 

- Main Street 725 Specialty Retail 

- School House Pond TND


march 3, 2011 




Concept Images: 

• 1) Interchange Development Concept 


• The Peninsula Office District 

• Amenity value for marketing 

• Trails, environmentally-sensitive 

design 

• Office “environment” linked to 

town center amenities 

- Images courtesy Roane Alliance (Roane County N), Blue Ridge Realty (Knoxville), Ecohabitat, 

and Design Collective


march 3, 2011 





• 1) Interchange Development Concept 


• UM Industrial District 

• Highway access paramount 

• Affordable service/dist. space 

• Some light manufacturing 

• UM Retail Center 

- Images courtesy South Meadows Industrial Center (Reno), Bristol Business Park (UK), 

Commercial Property Directory (Alabama)


march 3, 2011 





• 2) Historic Town Center Concept 


• Main Street 725 Specialty Retail 

• Boundary Pond TND 

- Images courtesy: Hilton Village (Newport News, VA), Kentlands TND


march 3, 2011 

Haile Plantation 




2) Marketing 

• 100% Interchange (all 4 quadrants) 

• Pro-Active vs. Reactive 

• Heritage Destination Marketing 

• Strip Commercial vs. Intensive Use 

• Destination Recreation & Audience Support 

3) Financing & Management 

• Cost of Redevelopment 

• Infrastructure 

• Management: UM Center Mgt. Authority 

• Action Plan (TBD)

Conceptual 

Development Scenarios

Existing Zoning 

C-M 

M-X-T 

I-1 

I-2 

R-R 

O-S 

R-O-S 

• Zoning shown per the Subregion 6 

Master Plan, approved 2009 

• No zoning changes are proposed by this 

study

Property Ownership 

M-NCPPC 

Prince George’s County 

State of Maryland 

Conrail 

Hope Enterprises/Sturgell 

Wellons 

84 Lumber 

Parker 

I-One Company LLC/Ripple 

Popes Creek Properties 

Four Thousand Four Ltd. 

• Single Properties: keyed to chart 

• Multiple Properties: color-coded

Development 

Opportunities 

Immediate 

Medium - Long 

Long - Unlikely 

Environmental

Study Focus Areas 

Development Areas 

Town Center 

1. Gateway 1 – Leaving Highway / 

Entering Upper Marlboro 

2. Corridor Streetscape 

3. Gateway 2 – Entering Town Center 

4. Overlook Park 

5. Highway Commercial (UM Retail 

Center)

credit: www.avon.com 


1. Gateway 1 – Leaving Highway / 

Entering Upper Marlboro 

• Establish Upper Marlboro identity at 

gateway at Old Rte. 301 and Old 

Marlboro Pike/Rte. 725 

• Identity via roundabout and/or sign 

monument



• Streetscape: consistency in building 

placement, sidewalks, street trees, street 

furniture, and signage



• Complete streets: incorporate storm 

water management in streetscape design

Corridor Transformation Example



Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 



• Old Marlboro Pike/Rte. 725 “split” by 

Rte. 202 re-alignment 

• Identity shift? 

• Business District identity at roundabout 

gateway at Old Rte. 301 and Old 


• Town identity at roundabout gateway at 

Old Largo Road and Old Marlboro 

Pike/Rte. 725



• Town identity at gateway at Old Largo 

Road and Old Marlboro Pike/Rte. 725 

• Identity via roundabout and/or sign 

monument


4. Overlook Park 


and Collington Branch could be used 

by an outfitter or for other 

recreational, educational, and 

environmental activities 

• Easy access for residents and visitors 

to experience and observe the natural 

environment in a relatively 

undisturbed setting


5. Highway Commercial (UM Retail 

Center) 

• Retail Center should be visible from 

highway and should have highway 

access 

• Streetscape and sense of place are 

important 

• Create a destination

American Tobacco – Durham, NC 

Development Character 

• Buildings reflective of Upper Marlboro, 

drawing from historic downtown and 

industrial (tobacco warehouse) character: 

masonry, metal, large punched openings, 

etc.

Concrete Plant Park - Bronx, NY - credit: ASLA Magazine 






etc. 

• Concrete plant could become a 

focus/feature

credit: www.flickr.com-Pendergast77 

Concrete Plant Park - Bronx, NY - credit: ASLA Magazine 






etc. 

• Concrete plant could become a 

focus/feature

Before Frederick, 

Development Precedent 

• Frederick, MD - precedent 

• Existing Canal designed for Stormwater 

Management and flood mitigation

After Frederick, 

MD 



• Existing Canal designed for Stormwater 

Management and flood mitigation 

• Repurposed the canal as an amenity 

• Organized redevelopment strategy 

• Since the plan’s adoption, over $100 

million of new construction investment 

has transformed this area into a vibrant, 

mixed-use destination

Before Frederick, 



• The proposed redevelopment strategy 

recommended a balance of historic 

preservation with new construction, 

strict urban and architectural design 

regulations, three new public greens and 

plazas, a strategy for addressing public 

parking needs, and a realistic balance of 

office, residential, and retail uses

After Frederick, 



• The proposed redevelopment strategy 

recommended a balance of historic 

preservation with new construction, 

strict urban and architectural design 

regulations, three new public greens and 

plazas, a strategy for addressing public 

parking needs, and a realistic balance of 

office, residential, and retail uses

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 

Development Scenarios 

• Create roundabout gateway to Upper 

Marlboro at Old Rte. 301 and Old 


• Line Rte. 725 with redevelopment; create 

frontage; relegate parking to the rear 

• Improve streetscape: sidewalks, street 

trees, lighting, signage, etc. 

• Peninsula: Light Industrial / Office; 

front ponds and wetlands 

• Auto salvage (Ripple), north of 

Collington Branch, redeveloped as 

commercial; location for outfitter 

• Along Old Rte.301, commercial; line 

blocks

Schoolhouse 

Pond 

Boundary 

Pond 

Depot 

Pond 

Development Scenarios 

• Similar, but split by Rte. 202 re-alignment 

• Create roundabout gateway to Upper 

Marlboro at Old Rte. 301 and Old Marlboro 

Pike/Rte. 725 

• Line Rte. 725 with redevelopment 

• Improve streetscape 

• Peninsula: visual exposure, but no access to 

Rte. 202 re-alignment 

• Auto salvage (Ripple) redeveloped as 

commercial; location for outfitter 

• On Popes Creek Properties, new 

commercial along re-aligned Rte. 202 

• Along Old Rte.301, commercial; line blocks

Question & Answer


march 3, 2011 



Questions 

• Property and Business Owners, what are your 

current or future plans? 

• What measures would be most beneficial for 

redevelopment? 

– Business District Marketing Effort 

– Façade improvement tax incentive 

– Streetscape improvements on Rte. 725 

– Amenities in floodplain to attract users/visitors; 

create destination 

– Engineering study to determine if compensatory 

storage is required within floodplain 

– Others?

Next Steps


march 3, 2011 



Next Steps - Tasks 7- 9: 

7. Urban Design Concept 

• Informed by Business Community Workshop 

input 

• Focus on MD 725 corridor as a gateway to 

Upper Marlboro 

• Prepare Design Guidelines: General & 

Streetscape criteria 

8. Implementation Plan 

• Identify priority sites, amenities, and 

environmental protection measures 

• Identify incentives, including regulatory, fiscal, 

and others 

9. Public Presentation & Final Refinements

upper marlboro, md - Prince George's County Planning Department

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