Candidate Question Five: How to Promote Development and Protect the Environment

Patch posed five questions to the . We will publish their answers in separate posts. Candidates were asked to answer in 200 words or less.

Question 5: Given the challenging state of the economy and real estate market, some are looking to promote development and new business to bring in revenue. If this is accomplished, can you keep it from having a negative impact on the environment?

: Pursuing an economic development strategy is essential if we are go to be better able to handle tough economic times. Look at what Annapolis did just last year to lessen the negative impact of the current economic condition - they created an economic development corporation.

You must include the environmental concerns as part of your plan.  They need not be mutually exclusive in a transit oriented district.

Density should be considered; many Greenbelters, however, do not recognize that the original design for housing in original Greenbelt was considered to be fairly high in density. But, with the open space, playgrounds, trees, and the easy access to the amenities, folks were willing to accept smaller houses and close proximity to others. The original design actually increased the chances for developing a sense of community and cooperation. Developers of Greenbelt West need to use the same concepts as original Greenbelt so folks who live, work and play can walk or bike to those service. Transportation also is key to integrating any new development into a truly connected city, a much better approach than to build developments where only the zip codes are shared with the balance of the community.

: All new business and development must meet the high standards that define Greenbelt. As a city, we are always called, “non-business friendly,” but in reality that is not really true. We are simply trying to preserve our environment and make sure that whatever is or will be built is of the best possible quality and will be the least damaging to the environment.

Greenbelters are very outspoken and do not say, “yes” to many projects or proposals. We are proud of our name, “Greenbelt,” and want to make sure we always live up to the name by staying green. 

Greenbelt does not have zoning rights.  This makes it much more difficult to enforce Greenbelt’s beliefs and to negotiate high quality development. We do need to look to the future and development will be a necessary part of our future. However, all development needs to be controlled with great care and done correctly. We must, as a council, listen to our residents and maintain an open dialogue about all development. If we do this and insist that every single project meet the highest standards possible, we can minimize any potential negative impact on our environment and keep the “Green” in Greenbelt. 

: The greenest building is the one that already exists. As I travel through the region for my business, I see empty office and commercial properties everywhere, not just here in Greenbelt. There are also many foreclosed homes in the area, and property values have plummeted. We need to promote the use of these existing properties rather than promoting new development that has no demand. However, if there is new development, we need to maintain the highest environmental standards. We need to be patient and not simply accept any development for the sake of development.

Judith F. Davis: New development or redevelopment, be it commercial, residential or retail, could be a boon to Greenbelt if it is designed to fulfill the city’s needs and adhere to strict environmental standards. “Green” techniques such as pervious surfaces, on-site storm water retention, and alternative sources of energy should be required throughout a project. A viable mix of uses should be incorporated to include opportunities for jobs, services, and affordable workforce housing that meet current and future needs as determined by visioning activities facilitated by the city. Good design includes areas for passive and active recreation, places to gather and socialize, outdoor art, and protected greenspace. Transportation connectivity, including pedestrian, bicycle, and transit, to all parts of the city is also a key component to the overall design.

A comprehensive, integrated, well thought out plan can protect the environment, enhance our citizens’ quality of life and increase the city’s economic vitality. This was accomplished 75 years ago when Greenbelt was built and can be replicated again with innovative planning, active citizen participation and strict oversight by council and staff.

Edward V. J. Putens: Greenbelt is largely built out, with little space left for new development. The notable exception is the proposed Metro area development, which would have a huge impact but so far has not happened. The extensive commercial and office development in the original plan could, if rumors are true, be replaced by an office development focused around the FBI or some other federal agency. This would also be good for business as it would generate new businesses, provide many new customers for existing city businesses, lower the current vacancy rate in Greenbelt offices, and increase demand for housing. This would probably be a developer-owned leased building, not government-owned, so it would bring in significant revenue with very little cost.

I am confident that environmental impacts will be effectively managed. For as long as I have served on the council, new development has been subjected to an intense review process to ensure it is consistent with environmental standards and contributes to the quality of life. Many development proposals have been rejected over the years, to the city’s benefit. The city and citizen groups made sure that the Metro area plans included provisions for environmental cleanup and restoring Indian Creek.

Emmett V. Jordan: One goal of future community development efforts should be to encourage the redevelopment of existing commercial areas to diminish their impact on the environment and on our quality of life. Like many Greenbelters, I am passionate about the preservation of open space, protecting the watersheds, reducing our carbon footprint, and expanding the tree canopy.

Land use patterns (residential & commercial) are well established in Greenbelt. The boundaries of our neighborhoods are constrained by existing walkways and roads that will not change much in the near future. There is little room for new development (except around the metro station). We need to find ways to encourage existing property owners to redevelop their facilities to meet future standards.

The city should establish best practices with its own facilities to set the standard for the redevelopment of commercial areas. For example, around Roosevelt Center and the Community Center area, I want the city to “green” our impervious parking lots using bio swales and rain gardens now. Many of our neighboring municipalities have received grants last year for this purpose. Perhaps Crescent Road (between Kenilworth and St. Hughes) can be converted into a “Green Street” with relatively little effort or cost.

: Development redevelopment is appropriate and necessary to achieve a positive impact on the environment. From the intersection of Good Luck and Hanover, and east maybe to Cipriano, a logical annexation, to Cherrywood and the core South-North road to its’ west and of course Greenbelt Road, our main main street, higher residential density and commercial uses should be encouraged/mandated with activity nodes restricted to these avenues, multiple main streets, with less density continuing on our residential side streets. Acres and acres of at-grade “free” parking with their accumulated runoff in Beltway, Greenway, and even Roosevelt Center, Capitol Office Park, Trade and Commerce Centers, and other odd stuff in between should be made in to transit-connected walkable pockets of activity day into night.  Redeveloping single-use sites to mixed use would strengthen the local economy, increasing the value of commercial uses, obviating the perceived need of corporate property owners to request abatements on their real estate taxes (which the city should always oppose, even currently in this “challenging economy.”)

: Development and respect for the environment are not mutually exclusive. Development and new business can be “green.” Filling empty spaces and offices with people is a better use of existing buildings. 

New development can be mixed-use providing jobs and housing and can be near Metro stations and transit centers. New building can feature green techniques. Energy efficiency, strong stormwater management, green building strategies, renewable energy all help the environment. And, these green features are becoming less expensive as more experience is gained in their use. An initial investment in “green” means long-term savings.

The East/West divide or disparity between the western parts of the metropolitan region and the eastern parts is detrimental to the physical and social environment. More jobs are outside of Prince George’s County, forcing many of our citizens to drive long ways to work. Vehicles account for 30-40 percent of ozone-causing pollutants. Reducing this driving time would result in cleaner air. Long commutes also means having less time to spend with the family and be involved in community life. Development and new businesses in Greenbelt would mean a shorter commute – even a walkable commute.  Both our social environment and the physical environment would benefit.