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The City' s Role in Development Review

This article is the fourth in a series of articles to ensure that Greenbelt residents are aware of the development and redevelopment proposals that are being considered for Greenbelt West. Greenbelt West is that area of the City west of Kenilworth Avenue, east of the Metrorail tracks and between the Capital Beltway and Greenbelt Road. The last article, two weeks ago, described the plans for the rebuilding of Springhill Lake by its owner, AIMCO. This week’s article is about the City’s role in planning and zoning, and in the review of development plans.

When it comes to planning and zoning, Greenbelt is the victim of a great irony. The original part of Greenbelt is historically significant as a model planned community. It is one of the first planned communities in our nation. In developing the plans for Greenbelt, there is no doubt that the planners were not just laying out a town that reflected good urban design, they were also seeking to engender a “sense of community,”something best defined at the local or community level. It is therefore truly ironic that this model planned community has never had authority over the planning and zoning of property in Greenbelt, as that authority lies with a regional body, the Maryland-National Capital Park and Planning Commission (MNCPPC). Since the federal government left Greenbelt, the City has only had the ability to review and comment on development proposals. While in many instances the City has been able to favorably influence the details of development proposals, in Prince George’s County no municipality except Laurel has authority over the planning and zoning of its community.

In spite of this, over the years, the City has become more and more successful in defining what development should occur in Greenbelt and what should not. For example, more than 30 years ago, Capital Office Park was planned to be garden apartments until the City argued there were already enough in the community. Capital Office Park is now the premier office park in the County. Twenty years ago, the area of Greenbelt East south of Ora Glen Drive was planned and zoned for development of as many as 800 townhouses. The City demanded that more single family homes be built, and the area has become a very successful mix of single family homes, townhomes and office space. Very recently, the County approved a plan for the Greenbelt Station that provided for a regional mall larger in area than Arundel Mills, more office space than Capitol Office Park and the Maryland Trade Center combined, and housing that was too insufficient in number and poorly located to be considered part of a transit-oriented development. In spite of the City’s opposition to the plan, it was approved. In the 18 months since the court ruling was issued, the city has negotiated with the developer and the county, and the plan has been significantly modified to reduce the commercial floor area, increase the housing mix, and include design elements which will make the development not only transit friendly, but also sensitive to the environment, the community, and our neighboring municipalities.

The City’s success in influencing the design of new developments through negotiation and hard work has created a situation which can be confusing for residents and property owners. Residents expect the City to have the authority to advocate for and protect the community’s interests. Developers, on the other hand, know they have to meet the requirements of the County and MNCPPC, but they are not always clear on how to deal with a City government like Greenbelt. So while residents expect the City to be able to be the final authority on development in Greenbelt, the City actually only has the ability to “negotiate”for its interests. A developer can decide to ignore Greenbelt’s interests and pay attention only to the County’s demands. Generally this has not occurred; rather, the City Council, community and staff have become more expert in defining and advocating for the City’s interests. But if and when it has happened that a development plan that disregards the interests of Greenbelt is approved, the City has continued to call upon every option available to make sure that the proposed development is undertaken in a fashion that builds on the strengths and character of the City.

If there are questions about this article, please forward them to the Planning Department at 301-345-5417 or email pcd@greenbeltmd.gov. The next article will describe Tax Increment Financing (TIF).