Cafritz Team Withdraws Preliminary Plan
The developer was unable to secure approval to build a CSX crossing on property belonging to the American Center for Physics.
Photos
After receiving a strongly worded letter from the American Center for Physics (ACP), Calvert Tract, LLC has decided to temporarily withdraw its preliminary plan of subdivision (PPS) from consideration by the Prince George's County Planning Board.
“We were working very diligently to try to get a letter from the American Center for Physics before the hearing date consistent with one of the conditions of approval. Unfortunately we will not be receiving that letter from ACP before the [Jan. 17] hearing date," said Chris Hatcher on behalf of Calvert Tract, LLC, the owners of the Cafritz property.
At last week's meeting, the Riverdale Park Town Council raised several concerns about the plan, the placement and funding of the bridge among them. And in a recent report on the PPS, staff for the planning board recommended disapproval of the plan because it failed to meet several conditions, including placement and funding of the CSX crossing.
“In light of all those facts and our commitment to keeping our word, we have decided to withdraw our application," Hatcher said.
Below is a copy of the ACP letter, dated Jan. 15 and sent to the towns of Riverdale Park, University Park, and College Park. Copies were also sent to the developer's legal counsel:
Dear Mayor Tabori, Mayor Fellows, and Mayor Archer,
The American Center for Physics (ACP) has just begun a detailed study of the possible impact of the CSX crossing that has been proposed by the Cafritz project to cross our property. The results of this investigation will take several months or longer. Until our independent analysis is complete, the ACP Board will not make a decision on this issue.
The ACP Board is angry that a letter was provided at the Monday, January 14th, meeting of the University Park Town Council, which erroneously appeared to present ACP’s support for having a roadway across our property. That letter was never reviewed or authorized by the ACP Board.
Thank you for your attention to these matters.
Sincerely yours,
Beth A. Cunningham
President, American Center for Physics
CC: Richard “Chip” Reed, Thomas Haller
The developer will be sending an official letter to the towns and to the Planning Board confirming the withdrawal of their PPS on Wednesday, said Hatcher.
Council member Jonathan Ebbeler (Ward 1) suggested that if the town does not receive the letter in a timely manne,r the council should reconvene in a special session to address the matter. Mayor Vernon Archer and the other council members present agreed.
Asked when Calvert Tract, LLC planned to resubmit its prelminary plan, Hatcher declined to comment.
Ken Montville
7:10 am on Wednesday, January 16, 2013
What an unholy mess! All this for economic development which will only service to increase the prosperity of the area. This is really beginning to look like a battle between the haves and have nots.
Jenni Pompi
8:23 am on Wednesday, January 16, 2013
Do you think the project should have been allowed to go forward without having a location and funding plan for the CSX crossing, or are you glad they have withdrawn the preliminary plan until they can meet all of the conditions? Tell Patch here in the comments!
mike arnold
12:45 pm on Wednesday, January 16, 2013
Meeting the requirements of the covenants is important for exactly the reason they have withdrawn their application at this time. A development of this magnitude should and generally cannot be rushed, and the issue of a good connections across CSX is paramount and wisely required by UP and RP.
This also gives the Town of Riverdale Park, UMD and team Cafritz the opportunity to revisit the alignment/location of the bridge. I believe an access point through the ERCO site (carefully considered, proposed alignment “B” by developer in attached image) would be better for the Town, connecting and causing the University to consider an inclusive approach to how that important historic site might be adaptively reused and incorporated into a walkable mixed use project.
This bridge alignment could better serve the adjacent neighborhood and not simply turn its back on the town as the rest of the University’s unfortunately very Suburban M-Squared development has done so far. As a bonus its circuitous nature on the East side of CSX would help to discourage that fretful, but inevitable cut-through traffic (desirable for retailers btw!).
So the solution rests a much on the Town and the University to make good urban design decisions (better vehicular and more numerous pedestrian access points across CSX) which will improve the quality of citizen/business access between the existing Town neighborhoods and both of its “newest” neighborhoods: The Calvert Tract and M-Squared.
AF
10:36 am on Wednesday, January 16, 2013
I'm ambivalent as to whether the bridge is necessary or even will actually help. However, the ACP letter is alarming. While I haven't seen the letter to which it responded, it looks like the developer tried to deceive us, stepped on the feet of a partner it needs, and retreated with egg on its face. Not very confidence-inspiring.
Pachacutec
10:50 am on Wednesday, January 16, 2013
When this "plan" was first introduced, it sounded like everything was in place and good to go; more and more it's sounding like the Three Stooges development company is in charge of everything. Just like SO many "improvement" projects, those involved just bumble along and only consider potential problems,etc., after the fact.
morgan gale
12:23 pm on Wednesday, January 16, 2013
Perhaps the developer drafted the letter with the idea that it would be approved by the ACP and they were mearly suggesting language. .... either way it doesn't pass the smell test as it was released to the councils of the 3 communities affected.
This fight is NOT one of haves and have nots. It is about what the communities want. They have a direct stake in what happens and it's their future. Acp took the action because one party chose to play by sident rules. Any developer would face the same issues if they played on the up and up.
Peggy Anne
10:27 am on Saturday, January 19, 2013
"Well goody goody" as Hannibal would say. The trees will remain unmolested for awhile.
Myrissa Martin
2:55 pm on Saturday, January 19, 2013
If I may add my 2 cents, I don't believe Riverdale is the place for a Whole Foods store in the first place. Anything retail store in Riverdale, University Park, College Park or within a 3 miles radius has closed, or is not surviving from lack of support from the community. I think folks will choke on the prices alone at Whole Foods. The spaces in the Art District up and down Rt. 1 have yet to be filled. All the spaces available in Riverdale by the train station and that University area on East-West Hwy...empty! They made the right choice if it has anything to do with spending patterns in the area.
Myrissa Martin
10:55 pm on Sunday, February 17, 2013
I don't live in Riverdale, but I travel to the area frequently. I based my 2 cents on what I see in the area. The lack of support for businesses that are already there or that have closed due to lack of support from your own community is amazing. If you can't handle what's already there, how will you handle a Whole Foods? I'm not talking about everybody in Riverdale, but surely the majority will choke on Wholefoods prices alone. Not to worry, the store will draw people from other areas, it's closer than driving to Annapolis! One other problem that could be a major factor in that area, is that the price per square foot for retail space is unbelievable. A small business owner would have to charge higher prices just to survive. I didn't say make a profit, but just to survive. Again, high prices will obviously not work in that area. I don't think it's by choice that store owners have to charge more, but more necessity! If you don't believe me, do some checking around, you can see for yourself. $45.00 to $50.00 per square foot is ridiculous. You might as well go to a mall and have real traffic everyday! BTW, these are general statements, these are facts!
BigDan
8:30 pm on Saturday, January 19, 2013
Good! Give up on these stupid hipster stores. What are they going to do when Busboys and Poets loses it's newness/hipsterness and it sits abandoned like the Lustine properties did for many years?
Someone said "prosperity". LOL Such a joke. This area is in a steady decline. Hyattsville only cares about keeping the paint clean on Rt 1 or East/West Highway.
Several friends bought homes in recent years and PG county (let alone Hyattsville) is a complete joke to them.
The old BB&T building sits vacant, the WSSC continues to get broken into, the Safeway building turned into a Bestway has less cars in the lot than when Safeway was there.
If it's not on Rt 1, the council and the mayor can't be bothered with it.
Peggy Anne
8:53 pm on Saturday, January 19, 2013
Well, it has always bugged me when any town has vacant strip malls, etc, and "planners" come up with a "new" idea to "save the town", and it's more of same. I live in a cow town out west (but come from PG County) and out here we can't keep anything going for more than a year than a dollar store, dinky grocery from hell, 5 churches and Post Office. I can only imagine how sad I would feel walking around Riverdale Park, and wincing at some of the debacles.
I love the heart and soul of vintage US one, and the Older memories of Riverdale, etc, but I don't want to see it turned into a trendy architectural prostitute. I recall the days of neon, Mom and pop. OK I'm old, and I will stop ranting.
Michael B. Cron
12:34 am on Monday, January 21, 2013
Time for Safeway or Whole Foods to re-visit and evaluate the University Town Center property. There are eight ingress/egress access points. Better than one at the Cafritz property.
Donald James
12:28 am on Wednesday, January 23, 2013
It's amazing to me that most of the negative Nancy's that post on here are the ones who live in the area, but don't want to see any type of progress happen. Whether you like it or not, there is a lot of money on the table and this development will happen regardless. The developers of University Town Center didn't approach Whole Foods about locating there, the Cafritz owners did. Some of us want something different besides Shoppers, Giant, and Safeway.