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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=Default>Andrew,<o:p></o:p></p><p class=Default><o:p> </o:p></p><p class=Default>Notwithstanding the merits or lack thereof of the proposed development, which I take no position on, your reading of the purposes of the M-UTC zoning designation, as I understand it, is rather selective and exclusive. <o:p></o:p></p><p class=Default><o:p> </o:p></p><p class=Default>The highlight items below (the purposes of the Zone) do not require, nor pre-suppose that the M-UTC zone is laid upon an existing, run-down mixed-use area, just that the interaction between the area contemplated for the amendment to M-UTC zone designation and the existing, run-down mixed-use area meet the purposes contemplated for the zone. One can make a credible argument for either position on the proposed development, pro or con, but the basis for the zoning designation is not inconsistent with or exclusive of new development clusters. In fact, by expanding or amending to an M-UTC zone, a community can more reasonably assure that the character of the adjacent new development is consistent with an existing core or M-UTC zone. Far more so than if the zone remained within the less flexible Euclidean designations.<o:p></o:p></p><p class=Default><o:p> </o:p></p><p class=Default>A property’s zoning designation is not meant to serve as a static, permanent state of affairs. Property owners and communities are free to seek new designations and change regulations, consistent with the changing needs of the community as a whole, to serve evolving economic and living conditions. The real question for the County Council is whether or not they believe that the new development will have a salutary or harmful effect on the existing M-UTC and adjoining properties, and whether it serves the overall goals of the County’s General Plan. There is plenty of room for disagreement about that, but the strength of an argument in opposition to the project is in its impacts and the potential for mitigation of those impacts, not in the zoning designation itself. That is an important distinction for now, and for the future for Riverdale Park and its municipal neighbors. <o:p></o:p></p><p class=Default><o:p> </o:p></p><p class=Default>Best Regards,<o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Stuart Eisenberg,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Executive Director<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Hyattsville CDC </span><span style='font-size:8.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><b><span style='font-size:8.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>301.683-8267</span></b><span style='font-size:8.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> desk 301.693.0073 cell 207.470.3805 fax<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="http://www.hycdc.org/">http://www.hycdc.org</a> a 501 (c)3 non-profit organization<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>4312 Hamilton Street<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=Default><o:p> </o:p></p><p class=Default><o:p> </o:p></p><h4><a name="_Toc476384061">Sec. <span class=SecNum>27-546.09</span>. Purposes.</a><o:p></o:p></h4><p class=MsoNormal style='text-align:justify'><o:p> </o:p></p><p class=MsoNormal style='text-align:justify'> (a) The specific purposes of the M-U-TC Zone are:<o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (1) <span style='background:yellow;mso-highlight:yellow'>To create with the community a development framework that can capitalize on the existing fabric of the County's older commercial/mixed-use centers and corridors.</span><o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (2) To promote reinvestment in, and the appropriate redevelopment of, older commercial areas, <span style='background:yellow;mso-highlight:yellow'>to create attractive and distinctive community centers for shopping, socializing, entertaining, living, and to promote economic vitality</span>.<o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (3) To promote the preservation and adaptive reuse of selected buildings in older commercial areas.<o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (4) <span style='background:yellow;mso-highlight:yellow'>To ensure a mix of compatible uses which compliments concentrations of retail and service uses, including institutional uses, encourages pedestrian activity, and promotes shared parking.</span><o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (5) <span style='background:yellow;mso-highlight:yellow'>To provide a mix of commercial and residential uses which establish a safe and vibrant twenty-four hour environment</span>.<o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (6) <span style='background:yellow;mso-highlight:yellow'>To establish a flexible regulatory framework, based upon community input, to encourage compatible development and redevelopment, including shared parking facilities, that will enhance the Town Center</span>.<o:p></o:p></p><p class=MsoNormal style='text-align:justify'> (7) To preserve and promote those distinctive physical characteristics that are identified by the community as essential to the community's identity, including building character, special landmarks, small parks and other gathering places, and wide sidewalks.<o:p></o:p></p><p class=MsoNormal style='text-align:justify'>(CB-2-1994)<o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> towntalk-bounces@riverdale-park.org [mailto:towntalk-bounces@riverdale-park.org] <b>On Behalf Of </b>Andrew Farrington<br><b>Sent:</b> Thursday, July 05, 2012 9:34 AM<br><b>To:</b> towntalk riverdale; PGPool_List@yahoogroups.com<br><b>Subject:</b> [RP TownTalk] District Council to Vote on Cafritz, Monday, July 9, in Upper Marlboro<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Get your RED on!<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>The Prince George’s District Council is set to vote on rezoning the Calvert Tract from single-family residential to Mixed-Use Town Center. <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>As a reminder, M-UTC zoning is intended to revitalize existing, run down mixed-use areas, not for new development. There are many, many such appropriate places close by that we could welcome a Whole Foods into, without also accepting a thousand new dwellings unsupported by any new infrastructure other than a bridge to a business park that no-one will use.<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><br>The vote will be THIS Monday, July 9, 2012, 10 a.m.</span><span style='font-size:10.0pt;font-family:"MS UI Gothic","sans-serif";color:black'>
</span><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><br><br> County Council Hearing Room, First Floor</span><span style='font-size:10.0pt;font-family:"MS UI Gothic","sans-serif";color:black'>
</span><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><br> 4741 Gov. Oden Bowie Drive</span><span style='font-size:10.0pt;font-family:"MS UI Gothic","sans-serif";color:black'>
</span><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><br> Upper Marlboro, MD 20772<br> <br> <a href="http://www.princegeorgescountymd.gov/Government/LegislativeBranch/directions.asp" target="_blank">http://www.princegeorgescountymd.gov/Government/LegislativeBranch/directions.asp</a><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>There will be no opportunity to speak or testify, but if you oppose this, please consider showing your commitment by showing up and wearing red. And, please pass it on to your neighbors and friends.<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>If you support the proposal, please stay home, or don't take off work. =)<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Thanks!<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Andrew Farrington<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Queensbury Road<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p></div></div></div></body></html>