Representatives of the NRP Group LLC brought their detailed site plan (DSP) for their Greenbelt Metro housing development before the Greenbelt City Council at a worksession on December 2. Council reception to the proposal in 2018 was positive and included the retention of a retail component, though that turned out not to be economically feasible.
NRP employees Josh Wooldridge, Joseph Torg and Karl Alt represented the company. Attorney Matthew Tedesco also represented NRP through his Greenbelt-based law firm McNamee Hosea.
City planning staff Judith Howerton and Terri Hruby joined councilmembers at the meeting.
The DSP was analyzed by the council, Park and Recreation Advisory Board, GreenACES and the Advisory Planning Board (APB).
The development would consist of two five-story apartment buildings, housing 354 residential units, along with an amenities facility. The location is planned for the Capital Office Park at the intersection of Cherrywood Lane and Ivy Lane, over a 15.89 total acre area. It would have a multi-family focus and provide studio and one-, two- and threebedroom apartments. The amenity building would house a leasing and administrative office, a business/conference center, package concierge, wellness/fitness center, indoor social/entertainment spaces, pool with deck and locker rooms, outdoor grilling stations, fire pit and social areas. Other amenities are proposed, including a dog park/spa, community gardens, tot lot play area, bike racks and a future Capital Bikeshare station.
NRP is based in Cleveland, Ohio, and has accomplished more than 300 projects over 25 years. It handles all aspects internally including property development, construction and management. Currently, it has three on-going projects at Prince George’s County Metro stations, one of which is now under construction. According to Wooldridge, the goal of Greenbelt Metro is to “deliver the first transit-oriented development,” as well as the “highest quality urban design” residential units to Capital Office Park.
The DSP makes several proposals concerning vehicles and parking. Regarding parking, it stipulates: 454 spaces behind the multifamily buildings, including 36 individual garage units, and 80 interior and 36 exterior bicycle spaces. Six electric vehicle charging stations are planned, as well as charging capacity in the garages. With the bike amenities, including bike lanes and repair, as well as a new bus shelter, NRP anticipates a 78 percent reduction in auto trips.
The architecture of the development would feature curated corner elements and building facades using sustainable material like brick masonry, metal, glass and fiber cement siding and panels. Also, the streetscape would be improved with landscaping and a sidewalk, especially along Cherrywood Lane, in accordance with the city’s Complete and Green Streets policy.
Regarding sustainability, 36 percent of the area, which is wetlands, would be preserved, along with the existing floodplain elevation. An additional pond is planned to handle a 100-year storm event. Thirty Environment Site Design rain gardens are also proposed to reduce storm water runoff to Indian Creek.
City staff shared the findings of a report by consultant Greenman-Pederson, Inc. (GPI), enlisted as part of city staff’s ongoing right-of-way permit review. It recommended three turning lane extensions on Cherrywood and a traffic circle. Although Hruby and Tedesco felt a circle was not warranted based on a Prince George’s County traffic impact study, Councilmembers Judith Davis and Edward Putens remarked that traffic circles often save lives. Tedesco asserted that NRP would respond point by point to GPI.
Howerton said that GreenACES was generally positive about the project, but stressed more environmental stewardship. Davis expressed concern over what she saw as the expensive rental range of the units, emphasizing the need for affordable housing in the area. Wooldridge responded that the multifamily aspect of Greenbelt Metro would allow each bedroom to be financially assessed on an individual basis, thus mitigating the total income requirement for each unit.
Resident Bill Orleans said that the development is a bad plan and should be rejected by the council, as it violates Greenbelt’s original mandate to be a planned community. Councilmember Rodney Roberts remarked on the high cost of providing services for these future residents and said recreational use of the land would be preferable.
NRP met earlier with APB on December 4 to discuss parking, vehicular circulation and space usage by residents. APB advised council that it would support the DSP with the following recommendations: removal of eight parking spaces on the Ivy Lane extension entrance to allow for a more welcoming plaza; more reverse angle parking on the Ivy Lane extension; and a pedestrian connection between the two main building entrances.
The DSP will go before the Prince George’s County Planning Board in January along with recommendations from the city.