Stop the “Flagship Project” Loophole: Keep Growth Aligned with Plan 2035

Prince George’s County spent years updating its zoning to encourage walkable, transit-oriented, and equitable growth, especially in long-disinvested inner-Beltway neighborhoods. Now, a new proposal—the Flagship Project Overlay Zone (FPOZ)—threatens to undermine those reforms.

The County Council will soon consider legislation (CB-105-2025 and CB-92-2025) that would create an overlay zone allowing certain mega-developments to bypass essential zoning safeguards and public input processes. Here’s what that means—and why it matters for the future of Prince George’s County.

What Is an “Overlay Zone”?

An overlay zone is a special zoning tool that places additional or alternative rules on top of existing zoning for a specific area or type of project. Overlays can help achieve goals like historic preservation, environmental protection, or transit-oriented development. However, when used irresponsibly, overlays can also weaken base zoning protections by letting certain projects skirt established standards.

The Flagship Project Overlay Zone (FPOZ) would do just that—it’s designed to let large-scale developments skip critical review steps that ensure transparency and community input.

What the FPOZ Would Do

The proposed FPOZ would:

• Allow developers of so-called “flagship projects” to bypass Detailed Site Plan (DSP) review, which is the stage where the public can see, comment on, and influence real project designs.

• Permit early site grading before full project approvals, sidestepping safeguards that prevent environmental and infrastructure issues.

• Loosen other zoning standards that protect neighborhood consistency, design quality, and fairness in the review process.

Why the FPOZ Is a Step Backward

1. It silences public participation. The DSP process ensures transparency and accountability. Exempting major projects from public hearings pushes decisions behind closed doors—undoing years of work to strengthen community involvement.

2. It contradicts Plan 2035’s transit-first vision. Plan 2035 prioritizes growth around Metro stations and transit corridors. The FPOZ could shift development to auto-dependent sites far from transit, diverting investment from areas like the Blue and Silver Line corridors that need it most.

3. It creates loopholes for unchecked development. The 2022 zoning ordinance balanced flexibility with clear, uniform standards. The FPOZ would allow exceptions for a few mega-projects, setting a dangerous precedent for zoning by special treatment rather than by rule.

What’s at Stake for Inner-Beltway Communities

Communities like Capitol Heights, Addison Road, and other station-area neighborhoods have been promised equitable reinvestment tied to transit. The FPOZ could derail that progress by redirecting public and private dollars to isolated car-dependent sites outside the Beltway—leaving transit-rich areas behind once again.

How You Can Take Action

• Sign Our Petition to endorse GCHIC’s opposition memo:

SIGN OUR PETITION

• Spread the word. Share this post and invite your neighbors to act

The Bottom Line

Prince George’s County has made real progress toward equitable, transit-oriented growth. Let’s not reverse it. By opposing the FPOZ, we can protect public participation, uphold Plan 2035, and ensure development happens where it benefits the most people—near transit, within existing communities, and with transparency.

(Last Modified 2025-Oct-20)