Prince George's County Board of Appeals approves three security and lot-coverage variances; denies driveway waiver

Prince George's County Board of Appeals members voted 3-0 at their July 23, 2025, virtual hearing to approve three variance/security-exemption requests for properties in Upper Marlboro and Capitol Heights and to deny a separate waiver request for a driveway in Hyattsville.

The board approved a variance for Conn Properties LLC to validate existing lot coverage at 2414 Robert Crane Highway in Upper Marlboro (V20-25); approved variances and a security-exemption review for Miguel A. Ramos and Brandon M. Ramos for a replacement 6-foot fence and related existing-condition variances at 900 Cypress Tree Drive in Capitol Heights (V32-25); and granted a security-exemption review for Travis Hudnell to install fencing and an automated driveway gate at 12304 Putters Court in Upper Marlboro (V35-25). The board denied a request for a waiver of the parking-area location requirement for a proposed driveway at 2405 Lewisdale Drive in Hyattsville (V27-25).

Why it matters: Board of Appeals decisions validate work-as-built or allow security measures that affect permit processing and future building-permit approvals. Approvals typically require filing the board's written order before county permits will be processed; denials leave applicants to seek legislative or other remedies if available.

Conn Properties LLC (V20-25) — approved Edward Gibbs, attorney with Gibbs & Haller, testified that Ahmed Khan (principal of Khan Properties, LLC) purchased two parcels (combined 2.87 acres) at a foreclosure sale and later sought a retroactive permit to validate an existing addition and the property's lot-coverage calculations. Gibbs said the existing house footprint is about 3,480 square feet, the driveway accounts for approximately 9,800 square feet of coverage, and total lot coverage is about 14,403 square feet of a roughly 125,017-square-foot site, producing a need for roughly 8,150 square feet of relief (about a 6.2 percent net-lot-coverage variance). Gibbs told the board the prior zoning classification (RR) historically allowed higher lot coverage, and that the current condition largely predated Khan's ownership.

Member Dwayne Stanton moved to approve the variance; Vice Chair Johnston seconded. The board administrator called the roll: Chair Boulware — Aye; Vice Chair Johnston — Aye; Board Member Stanton — Aye. Motion carried 3-0. After the vote Gibbs said the applicants would follow up on the required steps for permit processing.

Ramos (V32-25) — approved (security exemption + validation of existing conditions) Miguel A. Ramos and Brandon M. Ramos asked the board to validate several existing nonconforming conditions and to grant a security-exemption review to replace a 6-foot wooden fence that was already on the property when they purchased the home in 2022. The application listed multiple variances (lot-width, lot coverage, front-yard depth abutting K Street, side-street yard depth abutting Cypress Tree Drive, rear-yard depth) and sought a waiver of a parking-area location requirement; staff clarified the driveway extends in front of the house but does not lead to a garage.

The board found the fence replacement was a like-for-like security measure and that the corner lot has unique characteristics. Vice Chair Johnston moved to approve V32-25 and grant the security-exemption review; Member Stanton seconded. Roll call: Chair Boulware — Aye; Vice Chair Johnston — Aye; Board Member Stanton — Aye. Motion carried 3-0.

Hudnell (V35-25) — approved (security exemption) Travis Hudnell requested a security-exemption review to install a 6-foot black aluminum picket fence in both side yards and a 12-foot-wide automated steel driveway gate at 12304 Putters Court in Upper Marlboro, citing repeated trespass and prior squatter activity at a property he purchased in May 2025 and safety concerns around an on-site pool and koi pond. A neighbor, Verlyn Douglas, testified that squatters and vehicles previously used the site and said she welcomed Hudnell to the neighborhood.

Vice Chair Johnston moved to grant the security-exemption review; Member Stanton seconded. Roll call: Chair Boulware — Aye; Vice Chair Johnston — Aye; Board Member Stanton — Aye. Motion carried 3-0.

Lewisdale Drive driveway waiver (V27-25) — denied The board revisited V27-25, a request by Jose A. Reyes Gutierrez for a waiver of the parking-area location requirement to obtain a building permit for a proposed 20-by-31-foot driveway at 2405 Lewisdale Drive, Hyattsville. Board staff reported outreach to parking planning and cited Maryland case law (Dan's Mountain Windforce LLC v. Allegheny County Board of Zoning Appeals) that advises against granting variances when the alleged hardship is common to the neighborhood and the remedy would require legislative change to the zoning ordinance. Vice Chair Johnston moved to deny the waiver; Member Stanton seconded. Roll call: Chair Boulware — Aye; Vice Chair Johnston — Aye; Board Member Stanton — Aye. Motion carried 3-0.

Process and next steps Board staff reminded applicants that approval by the Board of Appeals does not relieve them of any further required reviews by other county permitting authorities; a copy of the board's written order must be presented before county permits will be processed. Board minutes for the July 2 hearing were approved during the same meeting. The board adjourned and indicated its next hearing would occur in September.

Selected direct quotes from the hearing: • Edward Gibbs, attorney for the Conn Properties applicant: "we're not asking for an additional variance to cover more lot area. We've reduced the square footage, so we've actually reduced the coverage." • Miguel Ramos, applicant for V32-25: "we desire to keep the fence, 6 feet tall and just replace it with an entirely new wooden fence." • Verlyn Douglas, neighbor supporting Hudnell: "I love Travis... I think he would be a good addition for the neighborhood." • Board staff (on case law and variance standard): "the board should not grant a variance if the hardship is common to the whole neighborhood."