“Lack of activity destroys the good condition of every human being, while movement and methodical physical exercise save it and preserve it.” – Plato Maryland-National Capital Park and Planning Commission Prince George’s County Planning Department www.pgplanning.org
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“Lack of activity destroys the good condition of every human being, while movement and methodical
physical exercise save it and preserve it.” – Plato
Maryland-National Capital Park and Planning CommissionPrince George’s County Planning Departmentwww.pgplanning.org
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Executive SummaryGold’s Gym mission with the communityLocated on Capital Centre Boulevard, Gold’s Gym serves as a third place of social gathering that promotes healthy minds and spirits oasis for Prince George’s County citizens and visitors. Day and night, Gold’s Gym provides an escape from the daily routine in a place of pure energy and camaraderie among friends, coworkers, and all of its members. Its programs not only promote a healthy lifestyle for those who use the facilities, but a lifestyle that goes beyond physical walls. Understanding that physical fitness can help prevent cardiovascular disease and prolongs life among people with diabetes1 and other types of chronic illness, the gym’s owners commit themselves to county residents by promoting healthy lifestyle choices to Prince George’s County school physical fitness programs and maintaining their future facilities in Largo Town Center as a potential healthy hub in Prince George’s County.
The next stepWith the upcoming relocation to make way for the planned Prince George’s County Regional Medical Center, the owners of Gold’s Gym believe that maintaining the gym facilities in Largo Town Center represents a continuation of their values to promote healthy bodies and minds while maintaining its well-known presence in the area. For them, staying in Largo is a continuation of their commitment to fostering a healthy and strong community, along with the regional hospital.
Understanding the importance of what the gym does for its members and the community, a partnership between Prince George’s County and the Maryland-National Capital Park and Planning Commission has been established to aid the gym’s stakeholders in evaluating possible relocation sites within the Largo Town Center area in order to work towards the Healthy Communities Goal established in the Plan Prince George’s 2035 Approved General Plan.
1 Frumkin, Howard, Frank Lawrence, and Jackson Rich-ard, Urban Sprawl and Public Health, Designing, Plan-ning and Building for Healthy communities, page 92
Implementing the plan visionThe Plan Prince George’s 2035 Approved General Plan, Healthy Communities Goal is to create safe, connected communities that promote active lifestyles and provide convenient access to healthy foods. Policy 1, HC1.1 recommends incorporating new, and updating existing, community health elements as master and sector plans are developed and amended.2 Consequently, the Largo Town Center Sector Plan envisions the transformation of the Largo Town Center area into one of Prince George’s County’s premiere mixed-use “downtowns” and 24-hour activity centers by 2035.3 Maintaining Gold’s Gym within the Largo Town Center Sector Plan boundaries represents one of many opportunities to implement the general plan and sector plan visions. As it exists, Gold’s Gym already provides the opportunity for members to use its facilities for 24 hours in a secure environment. The gym will help support healthy lifestyles within the Largo Town Center Sector Plan boundaries. However, relocating the gym inside the Largo Town Center Sector Plan boundaries needs to be precise and collocated with a prominent visible area. Its location needs to take into consideration its members, a place that will gain its member’s base, as well as a location that will be easy to reach by different modes of transportation.
2 The Maryland-National Capital Park and Planning Commission, Plan Prince George’s 2035 Approved Gen-eral Plan, Healthy Communities Element, page 2253 The Maryland-National Capital Park and Planning Commission, December 2013 Approved Largo Town Center Sector Plan and Sectional Map Amendment, Chapter 2: Vision, page 21
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§̈¦95
§̈¦95§̈¦495
UV214
UV202
UV202
Half mileWalk Circle
Quarter mile Walk Circle
\ 0 2,2501,125Feet
Legend
Zoning as of November 9, 2015
Metro Blue Line Station
Largo Town CenterSector Plan Boundary (2013)
Development District Overlay
Roadway (2009)
Building (2009)
C-O (Commercial Office)
M-A-C (Major Activity Center)
L-A-C (Local Activity Center)
M-U-I (Mixed Use Infill)
M-X-T(Mixed UseTransportation Oriented)
R-O-S (Reserved Open Space)
R-R (Rural Residential)
Zoning Map
Gold’s Gym
Suggested Gold’s Gym Re-Location Site
Suggested Gold’s Gym Re-Location Site
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Largo Town Center Sector Plan Boundary (2013)
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Metro Blue Line Stations
\ 0 1,750875Feet
Prince George’s Sports& Learning Complex
Planet Fitness
24 Hour Fitness
Fitness MotivatorsChampion Karate, BootCamp & Kick Boxing
Fitness 4 Less
Gold’s Gym
Existing Gym Locations
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UMUC’s Largo Town Center Campus
Well-established restaurants in Largo Town Center
Prince George’s County The Bus route 21. Existing bus connects two metro stations, thus extending Gold’s Gym membership boundaries
Location, location, locationToday Gold’s Gym is surrounded by several other gyms. Among them are Prince George’s Sports and Learning Complex and Planet Fitness to the northwest, 24 Hour Fitness to the north, Champion Karate, Boot Camp & Kick Boxing and LA Fitness to the east, Fitness 4 Less to the southwest, and Fitness Motivators to the west. However, none of them are within the Largo Town Center walkable development boundaries. In order to implement the vision of the Plan Prince George’s 2035 Approved General Plan and Largo Town Center Sector Plan, staff believes that retaining Gold’s Gym in the Largo Town Center area represents an opportunity to create the synergy to implement a downtown that is walkable, healthier, and thriving.
While there are potential opportunities to relocate the gym to any of several areas within the Largo Town Center Sector Plan boundaries, accommodating the gym facilities and vision narrows staff findings to two prominent sites. As part of this analysis, staff recommends the following sites within the Largo Town Center Sector Plan area for Gold’s Gym to evaluate as possible relocation sites. We believe these two sites will best meet the owner’s current needs and future vision for expansion. These are:
• 9680 LOTTSFORD RD, UPPER MARLBORO, MD 20774
• 9301 PEPPERCORN PL, UPPER MARLBORO, MD 20774
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ITE
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DR
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NEY
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HTS
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SW
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CAMPUS WY
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AY
CAMPU
SW
Y§̈¦95
§̈¦95§̈¦495
UV214
UV202
UV202
Half mileWalk Circle
Quarter mile Walk Circle
\ 0 2,2501,125Feet
Legend
Zoning as of November 9, 2015
Metro Blue Line Station
Largo Town CenterSector Plan Boundary (2013)
Development District Overlay
Roadway (2009)
Building (2009)
C-O (Commercial Office)
M-A-C (Major Activity Center)
L-A-C (Local Activity Center)
M-U-I (Mixed Use Infill)
M-X-T(Mixed UseTransportation Oriented)
R-O-S (Reserved Open Space)
R-R (Rural Residential)
Suggested Gold’s Gym Re-Location Site
Location NW Quadrant
9680 Lottsford RoadLandover Road
Land Use Mixed Uses(Government/institutional)
Zoning C-O
Minimum BuildingHeight
5-8 Stories
Parking(minimum and maximum ratios)
4-6 spaces / 1,000sq. ft. of commer-cial space (personal services)
Timing (impact on minimum bldg. height requirement)
No impact; waiver does not apply
Tax Account:1425586Owner:3510 Inglewood LLC
C O Atapco Properties Inc.1 South Street 2800Baltimore, MD 21202-3335
Largo Town Center AreaKey Development Standards by Quadrant/Location
Proposed location and zoning
9680 Lottsford Road, Upper Marlboro, Md. 20774The 9680 Lottsford Road site is located at the intersection of Landover Road and Lottsford Road. This site is mostly known as Inglewood Restaurant Park. The intersection of these two major thoroughfares provides an easy visibility and great opportunity for exposure to commuters going to and coming from work. Members of the gym would have convenient access to this location by automobile. Other benefits are that the site is well-known among Prince George’s County residents as a place for social gathering and entertainment. Three well-known restaurants are located in this location, thus increasing the opportunity of exposure to the gym. While the location is prominent and easily accessible via automobile, it is currently less conveniently reached by foot, bike, or public transit. The workplace population within a ¾ -mile radius is 3,784 employees. (Source: The Nielsen Company, 2015) This site provides the opportunity to relocate the gym to a well-known intersection and established area.
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CAPITALBELTW
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LAN
DO
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BRIG
HTS
EAT
RD
CAM
PUS
WY
ARENA DR
LARGORD
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LAKE ARBOR WY
MCC
ORM
ICK
DR
FAIR
LAKE
SPL
FOX LAKE DR
LARGO DR
TAJ LN
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DR
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JUNIPER DR
SHO
PPER
SW
Y
LARGOCENTER
DR
TULIP TREE DR
APOLLO DR
OLDLARGO
RD
WOODVIEW DR
SAHARA LN
HAMPTO
NPARK
BL
ARBOR PARKPL
BYWARD BL
FALL
SLA
KED
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NICOL CI
GOLF COURSE DR
CAPITALCT
ZACHERY ST
TRAVER ST
GREENSPIRE WY
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MER
CAN
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LN
GLEN VALLEY DR
PG COMM COLL RD
TULS
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SEA
PINE
SDR
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PETRIE
LN
HIL
LAN
DAL
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Y
JOYCETON DR
PEPPERCORN PL
CARA
WAY
CT
HAMPTON OVERLOOK
ARCHER
LN
VITTORIA
CT
SPANISH OAK WY
LISL
ED
R
CONGRESS PL
BASIL CT
LAZY DAY LN
WH
ITE
FOX
DR
SWIS
SG
AP
TECHNOLOGY WY
CONTINENTAL PL
MANOR TE
HAMPTON MALL DR
FESTIVAL CT
BIG
CHIM
NEY
BR
TILI
AW
Y
SEAPIN
ESTE
BARRINGTON CT
BAY
BERR
YTE
RISARD
COREYCT
DU
RBIN
CT
CONNO
RCT
SPENCER CT
BRIG
HTS
EAT
RD
CAMPU
SW
Y
CENTRAL AV
LANDOVER RD
LANDOVER RD
CAMPUS WY
CAPITALBELTW
AY
CAMPU
SW
Y
§̈¦95
§̈¦95§̈¦495
UV214
UV202
UV202
Half mileWalk Circle
Quarter mile Walk Circle
\ 0 2,2501,125Feet
Legend
Zoning as of November 9, 2015
Metro Blue Line Station
Largo Town CenterSector Plan Boundary (2013)
Development District Overlay
Roadway (2009)
Building (2009)
C-O (Commercial Office)
M-A-C (Major Activity Center)
L-A-C (Local Activity Center)
M-U-I (Mixed Use Infill)
M-X-T(Mixed UseTransportation Oriented)
R-O-S (Reserved Open Space)
R-R (Rural Residential)
Suggested Gold’s Gym Re-Location Site
Location NW Quadrant
9301 Peppercorn Place/1441 McCormick Drive
Land Use Mixed Uses(Government/institutional)
Zoning C-O
Minimum BuildingHeight
4 Stories
Parking(minimum and maximum ratios)
4-6 spaces / 1,000sq. ft. of commer-cial space (personal services)
Timing (impact on minimum bldg. height requirement)
No impact; waiver does not apply
Tax Account:3394483Owner:National Retail Properties LP
Property Manage-ment Outback 21442202 N West Shore Blvd. FLTAMPA FL 33607
Largo Town Center AreaKey Development Standards by Quadrant/Location
Proposed location and zoning
9301 Peppercorn Pl., Upper Marlboro, Md. 20774The 9301 Peppercorn Pl. site is located at the intersection of McCormick Drive and Peppercorn Place. While this site is not located in a heavily-travelled visible thoroughfare, it’s centered within walking distance of governmental and private offices, a higher-education campus, and a hotel. The workplace population within a ¾-mile radius is 2,815 employees. (Source: The Nielsen Company, 2015) In addition, government agencies located in this area bring people from all over the county to do businesses with governmental agencies such as the Department of Public Works and Transportation (DPW&T), the Department of Permitting, Inspections and Enforcement (DPIE), and the Department of the Environment, among others. Additionally, the University of Maryland University College brings a student body population that changes between the day and nighttime hours. The weekly workforce and student population in the area are positive factors for this site. To take advantage of these factors, staff recommend that Gold’s Gym develop a coffee shop or a health-centeric restaurant as a way to promote a healthy and active lifestyle.
The site is located within a 3/4-mile pedestrian walkshed from the Largo Metro Station and it is connected via the Prince George’s County bus system (The Bus) via Route 21 (Upper Marlboro-New Carrollton). Staff believes that the 9301 Peppercorn site provides the opportunity to relocate the gym to an established workforce and well-known area, as well as an opportunity to attract existing and future members using different modes of transportation.
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Document Credits:
Community PlanningIvy Lewis, AICP, Chief Community Planning DivisionWilliamWashburn, AICP, Project FacilitatorJose C. Ayala, CNUa, Project ManagerDavid Boston, AICP, Senior PlannerMark Burt, GIS Specialist II
Research Section/CountywideTed Kowaluk, Senior Planner
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