University Park Council Says No CSX Crossing, No Support for Cafritz

One thing is clear — University Park’s council will not support development on the if there isn’t an additional entrance over the CSX tracks.

The council discussed the Cafritz property for 1.5 hours Monday night going over several topics including traffic, rezoning, stormwater management, public service, and design and density.

Traffic, Stormwater Management Biggest Concern

Council members said the town’s biggest concern with the project is the traffic issues that will stem from the development’s amenities and residences.

Currently the project only has planned entrances and exits on Route 1, and the council said the planners and Riverdale Park should consider a Maryland Avenue entrance and a vehicular bridge over the CSX tracks.

“You have to have another access point there’s no doubt about it,” Ward 2 Councilman James Gekas said. “To me it’s fundamental.”

Susan McPherson, councilwoman for ward 3, said it’s already hard enough to get into her ward, which is bounded by Route 1 and Queens Chapel Road.

“We’d be forced to fight traffic on our way home,” McPherson said.

Ward 4 Councilman Len Carey voiced concerns about the developer’s traffic study, which doesn’t account for midday and weekend traffic.

“I would oppose rezoning unless there’s a backdoor access,” Carey said. He added that the developers should invest in a shuttle and limit designated parking spots for residents.

Although many of the council members said they weren’t experts on stormwater management, they said the developers could easily partner with municipalities to create a smart plan. Carey said the developers could take many steps to create on-site stormwater management. He added that he’d like to see parking garages with green roofs and a buffer of trees between the shops and the roadway. 

Re-zoning, Design and Density Could Make or Break the Development

Although the initial conceptual design plan adhered to a Mixed Use Infill (MUI) within a Transit Development Overlay Zone (TDOZ), recently developers have said that they are (MUTC) zoning.

But Ward 5 Councilwoman Tracey Toscano, a former Riverdale Park councilwoman, said she rather not see the development be designed under MUTC.

“I’ve watched MUTC closely; it has killed an awful lot of opportunity,” Toscano said. “I agree with some of the MUTC pieces, but I don’t think giving Riverdale Park all of the rights of this would be right.”

She believes if the development is rezoned as MUTC, University Park would not have any say over the design of the property, since many of the design decisions would be left to a committee.

Carey also wants University Park to have some say in the design of the property, but says MUTC does require a lower density than what the planners had in mind.

But McPherson is more concerned about how the developers are asking for a zoning change without indicating what phase two of the project may look like.

“Once the rezoning takes place, we’re out,” she said. “It’s whatever they want and I’m very uncomfortable with that.”

Mayor John Tabori said MUTC has no transportation plan associated with it because of its pedestrian-friendly nature. That could be an issue, he said, because of its location next to a major artery of the region rather than Riverdale Park’s town center, which MUTC was planned to help develop, that’s tucked away in the town.

McPherson and others on the council are also concerned with the density of the site. She questions why the developers think the region needs another gym or a hotel.

Council Says Public Safety Concerns are High

With an additional traffic light at Van Buren Street, Tabori said there would be more accidents and the University Park Police Department will become first responders, since the police departments signed a memorandum of understanding.

The council was concerned about people parking in their neighborhood to walk to the development, as well as the safety of pedestrians crossing or walking along Route 1.

Ward 7 Councilwoman Jacqueline Bradley Chacon said she believes Riverdale Park’s police department should open a substation on the property. Bradley Chacon is also concerned about more children going to already overcrowded schools.

“People will be attracted to live here because of the schools, not just the Whole Foods,” she said.

Although developers could pay nearly $8 million dollars towards the county’s public schools as a part of a development tax, Carey said the money has historically gone to schools in the west and south part of the counties.

Ward 6 Councilman Michael Cron is also concerned with safety in general on the property with restaurants, retail and residences planned.

“We need to have that infrastructure is in place. It can’t be an afterthought,” Cron said. “But how do you plan for this when they don’t know what they are going to do?” 

Council members noted the town would need two additional officers, which the town would have to pay for, unless they got support from the developers.  

Toscano added that she believes Riverdale Park should move their town hall to the Cafritz Property, if developed, and let the old town hall building be used as an extension of Riverdale Elementary.  

Tabori said he would draft a letter with council input and send it to the developers and Riverdale Park.

Council will vote on the content of the letter at an upcoming meeting in October.