[RP TownTalk] m-utc report from this week

[Alice Ewen Walker]

Town Talk,

I thought I'd provide some quick notes on the M-UTC meetings this
week.  I will plan to post the detailed minutes once they are
completed.

M-UTC Workshop (Monday)

Thanks to the town and Danielle for organizing the M-UTC educational
workshop monday.  I thought it was good and hope that those attending
found it a helpful orientation. A full guide to our M-UTC zoning can
be found online at: http://www.mncppc.org/cpd/riverdalepark.htm

One of the highlights of the workshop was discussion with EYA's Akash
Thakar (sorry if I've misspelled).  EYA is the development group doing
the Condo/Townhouse/Loft units in Hyattsville on Route 1.  In general,
he said:
- the Marc Station is an asset that makes density in Town Center make
sense. EYA looks for transit oriented development opportunities - the
Marc is an underutilized opportunity
- you should negotiate for quality materials and quality architecture
w/ developers, but expect that density pays the extra cost.
- The riverdale/hyattsville area is relatively undiscovered, so there
are good opportunities for developers
- EYA will begin pre-selling units this month

M-UTC Meeting (Wednesday)

Potomac Development group submitted its final plans for consideration
for Route 1/E-W Highway.  Without getting into a lot of detail here,
the main non-conforming elements were:
- lot coverage:  zoning calls for 60 percent of the lot to be covered
with occupied space.  the bank would cover a minimal amount of the
lot.  The bank plan was for a 4,000 sf building and 5 drive through
lanes.
- mix of uses:  The bank was single use.  The developer added height
to the building to make it appear two stories, though the 2nd story
would be non-functional.
- pedestrian orientation: The business model for the branch assumes
that most banking is conducted by car in the drive thru.  It also
assumes a very high volume of customers.  So, in general, it is a
pretty auto-oriented development.  In addition, the building's front
door and front facade did not face either main road.  The developer
did not provide much in the way of design features to compensate for
this 'lack of front' of the building.

After much discussion, the zoning committee voted to deny the
application, 4 to 1.

The developer will now pursue a 'special permit process' to build the
project. Basically, that means he will now seek a variance from the
Town Council to allow him to build the project. So, if you have strong
feelings about the development, your councilperson is the person to
talk to.

Patriot Group presented its plans in progress for feedback from the
committee and public. No vote was taken. In general, the project is in
keeping with the spirit of the zoning, but the density is higher than
zoning calls for.   Comments provided to Patriot Group for their
consideration were:
1) Building Height.  Zoning calls for 3 stories max in the historic
core and the proposal is for 5 stories.  consider reducing to 4
stories, adding step-backs to upper floors to mitigate the feeling of
height. Consider a smaller scale building with surface parking.
2) Building Materials. Use high quality materials.  siding is not
appropriate for building of this scale
3) Building Design.  Consider a mix of styles so that buildings read
as multiple buildings, not one big mass. Articulation, nicer windows,
and many other design features could be upgraded.
4) Parking.  In particular, concerns were raised that the commercial
parking provided by the project would be inadequate to support the
8,000 sf of retail/commercial.

Patriot Group took notes.  They hope that some more revisions will be
ready for comment for the next meeting.

Next meeting is May 3, 7:30 pm.  We expect that the Bookstore
Renovation project will be submitting an application at that time.
(Queensbury and Rhode Island, across from S&J)

- Alice