Updating the Route 1 Sector Plan

Planner Chad Williams of M-NCPPC will make a presentation on the Central US 1 Corridor Sector Plan and Sectional Map Amendment on Monday for the University Park Town Council (event details here). The public is invited and Mayor John Tabori hopes residents of neighboring communities will attend as well.

Williams will discuss the possibility of extending the Route 1 Sector Plan’s boundaries, which encourages dense, mixed-use development along Route 1. The plan is currently confined to Route 1 in College Park but a preliminary proposal would move the southern boundary to East-West Highway/410. Williams will discuss

• the plan’s purposes
• preliminary boundaries
• consultant team
• timeline
• citizen participation process

But the plan’s proposed boundaries will be the evening’s focus. The towns of University Park, Riverdale Park and the Calvert Hills neighborhood of College Park would be impacted by the boundary extension. What are the positives and negatives?

Would this allow Route 1 towns to better address traffic concerns? Would it involve rezoning Route 1 properties from single family to mixed use? Would it be better to pursue comprehensive planning standards along Route 1 from Eastern Ave. to 495? This might knit together our sector plans, transit districts and overlays into a coherent whole.

Williams presented a lot of information on growth in the Route 1 corridor at a crowded November gathering in College Park. His PowerPoint and the plan is available here, under Council Forum on November 2007. It provides an overview of projects already approved and in the pipeline and details the dramatic increase in housing and commercial inventory headed for Route 1.

Landy: Not Ready for Prime Time

As you very likely know, the Landy Property would be a luxury development in a fenced, gated community with security on 34 acres off of Belcrest Rd. between Northwestern High School and Toledo Terrace. Originally approved in 2001, the plan has undergone a number of revisions. The revamped plans required a lot of work and are moving in the right direction, that is worthy of note. However, our area has grown significantly in the last 6 years and the Landy project’s improvements have not kept pace with an evolving community and its needs or concerns.

The latest iteration is hard to nail down as 3-bedroom units come and go (see below) and the unit number wavers between 1216 and 1262. What is clear is that the project is not consistent with the transit oriented development that our area needs. In addition, the Landy’s massive scale would cast a long shadow, metaphorically and literally. Shadow-wise, the M-NCPPC planning file has not been updated since the original 2001 plan. But even that less bulky building would have thrown a substantial shadow. The current proposal’s two buildings with 7-story base and 16-story towers would shadow Northwestern High School all of the year and the University Hills neighborhood a good bit of the year.

Construction would be done in phases and could take 8 years depending on market conditions. The M-NCPPC staff report recommends approval with conditions. Issues and impacts of concern to immediate neighbors and area residents include:

Traffic & Whole Foods

Let’s examine the possibility of the Cafritz Property development including a Whole Foods. Many area residents might enjoy having a Whole Foods nearby—especially for rushed weeknight dinners. But are we ready for all the additional traffic?

If we give Whole Foods the benefit of the doubt and assume that their store will be at the small end of the scale, only 40,000 square feet, let’s think about how many trips might be generated each day as people drive to this new destination. (We’ve heard it will be 42,000 square feet, but we are generous folk.)

Supermarkets do about 102 car trips per 1,000 square feet. So, if this is a 40,000 SF Whole Foods, you are looking at 4,000 car trips a day, and about 500/hour during the peak afternoon rush. The source for these two figures is the traffic impact bible for planners and engineers: Institute of Transportation Engineers (ITE), Trip Generation , 7th Ed., 2003.

However, Whole Foods real estate criteria and existing store data make us believe that they pull from a larger geographic area and have customers that are willing to drive a greater distance, thus would generate more trips, than say, Giant. In Austin, Texas, Whole Foods has a smallish store, only 30,000 square feet. There, over 3,800 trips are made daily.

Route 1 is already overloaded. The State Highway Administration has determined that Route 1 is pretty much at capacity and its intersections are operating at a level of service that would receive a classroom grade of an E or F. This is permissible only because the state and county hope to push Metro use.

However, Whole Foods real estate criteria make it clear that they prefer stand alone stores with parking dedicated to their customers. Route 1 and 410 are both heavily traveled roads that meet at a failing intersection–that is about to become worse with the addition of Wachovia’s drive through lanes. The Cafritz site’s proximity to the intersection should be a real source of concern.

To make this project work–if a zoning change is granted–will require something more than the transit adjacent development style that’s been deemed acceptable thus far in the Route 1 corridor. The Cafritz team will need to address the number of trips generated by future residents and a Whole Foods (or other retail). Transit oriented development should limit parking and push users (commercial or resident) towards Metro.

Mr. Blumberg’s Luxury Apartments

At Monday’s University Park town council meeting, Developer Marvin Blumberg, his attorney and landscape architect presented their most recent plans for the 34-acre Landy Property at Belcrest Road behind Northwestern HS. This is one big elephant.

A previous post provides a solid project description, but new, expanded or clearer information provided at the meeting is covered below. Please note that the Landy Staff Report (issued July 3) is now available for fun holiday reading and this uses a different number of units than mentioned in this recent meeting. Blumberg requested a continuance from the Planning Board, it is possible that 7/26 will be the new hearing date.

• Upon completion 1262 one and two bedroom luxury apartments (presenters were unclear about any 3 bedroom units, county regs. would require these to be condo units) with 2000 bedrooms.
• To ensure luxury, Mr. Blumberg’s most used descriptor, the entire property is to be fenced (no more than five feet high) and gated at three access points. The main access would be on Belcrest Rd. with another one onto Northwest Drive and a third, tradespersons only, access onto Dean Drive.
• Mr. Blumberg does not think this development will attract folks with children. To further allay concerns about school overcrowding, he consented to set aside one third of the units for students and folks 55 and older.
• The visual impact of Landy Project’s seven 16 story glass, steel and reinforced concrete towers will be huge, especially from Adelphi Rd. The Landy towers are about the same height as the University Town Center student suites, on Belcrest Road across from Target. To get a sense of size and scope of the Landy towers try to visualize seven UTCs in close proximity!

Most University Park council members’ questions covered school overcrowding concerns which Mr. Blumberg’s attorney assured us was an issue they have heard and sympathize with, but really they have very limited means to do anything about.

POV: Concern Grows in University Hills

University Hills is a quiet neighborhood bordered by Adelphi Road, University Blvd., Northwestern High School and the University Hills Park and Duck Pond, a popular destination for both locals and people from as far away as the District. Our children attend University Park Elementary School, a mere mile away. A few minutes’ drive gets us to the Prince George’s Plaza Metro–as well as the amenities of daily life, such as a grocery store, a Target and a modest shopping mall. The library is actually within walking distance, but if one is loaded down with books, there is free and plentiful parking.

The Landy Property development threatens to change all of this. Yes, the school will still be there. The Metro and the stores–even more of them in fact–will still be there. And the library will still be walking distance from our homes. However…

With the overcrowding at the elementary school resulting from Landy, our children will likely be reassigned to far away Paint Branch Elementary School, a school to which we have no community connection. This move has been previously proposed, but Paint Branch promises to be a good 45 minute or hour long bus ride away in rotten Route 1 traffic. (And it will only get worse).

Could the mile and a half drive to the Metro Station become a thirty minute trip? Since the Landy Property developers have coyly ducked the suggestion of adding a Metro shuttle to their development, and because they have allotted two parking spaces per unit (amounting to an astonishing 2,400 cars), you can bet that traffic snarls will overwhelm intersections. Think of the potential back-ups at East-West Highway and Adelphi/Queens Chapel and the various Adelphi, Belcrest and Toledo intersections. Which brings us to pedestrian safety…

Where Were the Brownies?

I attended the presentation of the proposed Landy development last Tuesday. And while there were no brownies or slick promotional pieces like at the Cafritz meetings, a fair bit of information was imparted to the community members.

New designs for the buildings took center stage at the meeting. Slated to house 1216 apartments, they will feature many large windows, bay windows, private balconies and rooftop areas complete with recreational facilities and trees. This will be a gated community with its own on-site parking and security. Also part of the plan is a parking garage with more than 2431 spaces.

Community concern focused on smart growth and environmental issues: storm water management during and after construction, traffic congestion and school overcrowding. In addition, questions were asked about light pollution, stream health, green spaces and vegetation. These topics were raised repeatedly by residents of Hyattsville, University Park and College Park.

I felt only the storm water management issues were adequately answered, with detailed information on buffer zones, drainage areas and a sediment pond. It sounded well thought out, but I am in no position to evaluate the soundness of their plans.

Traffic concerns were brushed aside with assurances that the location’s proximity to the Metro will minimize the traffic impact. When asked directly if the developer would consider a shuttle to and from the Metro, the response indicated that transportation of this sort is better left to municipalities. Concerns over offering two parking spaces per unit were dismissed as if this is not a negotiable point. The developer intends this to be a luxury project and that, apparently, requires two cars per unit.

Landy’s Pros & Cons

Tonight the Hyattsville and University Park councils discuss the Landy Property, 1100-1300 units to be built on Belcrest Road behind Northwestern High School, and tomorrow Hyattsville hosts a public meeting for the same project. Citizens and council members will be operating without benefit of the M-NCPPC’s staff report or recommendations, which strikes us as more than a little backward. It would seem that
Public Input> Staff Report> Municipal Review> Planning Board Action
would be a more logical sequence of events than the current planning process.

While this project received preliminary approval in 2001, the plans have been subject to considerable revision and controversy. There are couple pluses to the project.

• Decent design
• On-site environmental mitigation
• Upscale development

However, there are a host of negatives.

• Too many units—whether it is 1100 or 1300 apartment units, though spacious and upscale, are still apartments. Hyattsville would prefer condos, but that’s probably not realistic given the housing market. Let’s at least get one tower designated for condos upfront and work towards converting the entire development.
• A tremendous impact on area schools that are already overcrowded—the 2001 staff report’s predictions are based on erroneous school capacity numbers. There appears to be no movement by PGCPS to provide the additional seats we need for students of all ages.