development plan

The proposed development at Guilford Woods would:

• destroy about 9 acres of forest (environmental impacts would extend far beyond the building footprints)
• destroy the hillside immediately adjacent to the stream, Guilford Run
• deforest currently publicly owned (State of Maryland) land for development by a private developer
• remove trees and soils to build impervious (paved) surfaces, including an extensive road system
• encroach on the conservation easement around the stream
• increase impervious surfaces, and likely worsen flooding, in an area that already has damaging floods within the Anacostia Watershed
• destroy a part of Prince George’s County designated green infrastructure network, strategically located between the Northwest Branch and the Northeast Branch, with its associated green trails and wildlife corridors
• destroy one of the only remaining parcels of forested land adjacent to the University of Maryland campus

Guilford Woods site as it is now (top) and with proposed development (bottom).

Lidar map showing topography of the Guilford Woods site, including significant elevation differences and the channel of Guilford Run. From MD iMAP, annotated.

specific concerns

• this development is not smart growth or sustainable development
• this development follows an outdated model of “business as usual” development – deforestation for profit
• the development amounts to campus sprawl – the University of Maryland is already a highly deforested area (an areal view of the area makes that evident), and this project would extend the deforestation footprint of the University
• the project would significantly decrease tree canopy in the area, paradoxically at a time when there are efforts across levels of government (local, University, County, State, Federal) to preserve and increase tree canopy
• in decreasing carbon sequestration at the site, the project runs counter to efforts to address climate change
• the project would destroy scarce forest to build roads and parking
• the project would remove ecosystem services of the woods and stream headwaters, especially important in stormwater management, potentially putting downstream communities at greater flooding risk
• replacing forest with impervious surfaces worsens urban heat island effects
• deforestation would decrease transit accessible nature in this area
• the project would contribute to inequities in the region by developing upstream communities and negatively impacting downstream communities, which inherit poorer water quality and excess stormwater, and also by removing transit-accessible nature from the area
• the project would be inconsistent with the University of Maryland Facilities Master Plan which is summarized by UMD here, excerpted as follows: “Our aspiration is to build a green campus that is an oasis in an increasingly urban area, “an academic park in the city,” green in the abundance of plants, trees, and open spaces that are a defining signature of the University of Maryland and green in its commitment to leadership in sustainability practices and environmental stewardship. The land on which our campus rests is an invaluable resource. The strategies in the 2011-2030 Facilities Master Plan fully embrace our desire to conserve, preserve, develop and restore our land in the best interests of the University community, the citizens of the region, and the State and global environment.” 

Heat islands across the DC region from NOAA (https://www.climate.gov/news-features/features/detailed-maps-urban-heat-island-effects-washington-dc-and-baltimore). The University of Maryland and The Mall at Prince George’s are pronounced heat islands in the region. Guilford Woods and other natural areas maintain cooler than average temperatures. LA – Lake Artemesia, GP – Greenbelt Park.

a better vision

alternatives to destruction of Guilford Woods and Guilford Run headwaters

Graduate students are key members of the UMD community, often living in the region for many years, and they deserve affordable, excellent housing options. There is widespread support for establishing more and better graduate housing on or close to campus. However, the current plan to develop at Guilford Woods is seriously flawed, and there are far more desirable and appropriate locations for graduate housing. Just a few possibilities are described below.

Guilford Woods (green) and several more desirable locations for graduate housing (blue) close to the University of Maryland campus (red)

Develop part of Lot 1. UMD’s Lot 1 is an extensive parking lot at the western edge of the campus. Developing graduate housing on part of this site, such as the southwestern edge of Lot 1, would offer many advantages.

• true smart growth – converting existing surface parking lot to housing near the site of work/study is exemplary smart growth, reducing car-oriented pavement while simultaneously establishing housing that minimizes the need for commuting and cars (the Purple Line will reduce parking demand at this site, and redevelopment would also provide opportunities to reduce sprawling surface parking with modern vertical parking solutions)
• no new deforestation – the site is already deforested
• improved stormwater management – Lot 1 stormwater is currently very poorly managed, contributing to the damaging flooding in the region. Developing part of Lot 1 would present opportunities to improve stormwater management from this part of the UMD campus, decrease flooding of Guilford Run and of downstream communities
• close to nature – the housing would be very near Guilford Woods, offering a natural space for leisure and providing mental health benefits
• convenience of living on UMD campus – student residents would be on the UMD campus, with all that it has to offer
• transit accessible – the housing would be near the future Purple Line stop, a short walk or bus ride away from two Metro stations, and multiple bus routes
• walkable to many businesses and amenities – the housing would be right by businesses and amenities at the western edge of campus (e.g., near the Domain) and the Terrapin Row area, and close to Downtown College Park

Redevelop Graduate Hills & Gardens. The current Graduate Hills & Gardens is a complex of apartment buildings on the southeastern edge of the UMD campus that is focused on graduate student residents. Developing graduate housing on this site would offer many advantages.

• sustainable development – redeveloping this site for new graduate student housing would represent genuine sustainable development, reusing an existing developed site for higher density and modernized housing at a location that minimizes the need for commuting and cars
• site already being considered for renovation or redevelopment – this site is already being considered for renovation or redevelopment to better accommodate graduate students
• no (or minimal) new deforestation – the site is already mostly deforested, and redevelopment could be an opportunity to increase the tree canopy at the site
• close to nature – the housing would be very near Guilford Woods, offering a natural space for leisure and providing mental health benefits
• convenience of living immediately adjacent to the UMD campus – student residents would live adjacent to the UMD campus, with all that it has to offer
• transit accessible – the housing would be near the Route 1 transit corridor, including regular bus service, and would also be a short walk or bus ride to two Metro stations and the planned Purple Line
• walkable to many businesses and amenities – the housing would be right by businesses and amenities of downtown College Park and the Terrapin Row area, and would also be close to the Domain area at the western edge of campus

Redevelop Old Leonardtown Community. The current Leonardtown Community Residence Halls are a complex of student apartments on the eastern edge of the UMD campus. Developing graduate housing on this site would offer many advantages.

• sustainable development – redeveloping part of this site for new graduate student housing would represent genuine sustainable development, reusing an existing developed site for higher density and modernized housing at a location that minimizes the need for commuting and cars
• site already being considered for renovation or redevelopment – the older part of this residence hall complex is already being considered for renovation or redevelopment to better accommodate students, providing an opportunity to incorporate graduate student housing
• no (or minimal) new deforestation – the site is already mostly deforested, and redevelopment could be an opportunity to increase the tree canopy at the site
• convenience of living on the UMD campus – student residents would live on the UMD campus, with all that it has to offer
• transit accessible – the housing would be near the Route 1 transit corridor, including regular bus service, and would also be a short walk or bus ride to a Metro station and the planned Purple Line
• walkable to many businesses and amenities – the housing would be right by businesses and amenities of downtown College Park and relatively close to the Terrapin Row area
• close to nature – the housing would be very near pedestrian trail systems (the Trolley Trail and Northeast Branch Trail system), Paint Branch Stream Valley Park and Lake Artemesia, offering natural spaces for leisure and providing mental health benefits

Increase within-home rental units. Residential neighborhoods surround the University of Maryland campus, and many existing homes could accommodate additional residents, such as graduate students. Graduate students are typically highly desirable tenants. Incentives to establish additional within-home rental units could greatly increase the number of available rental units in the areas surrounding the University.

• sustainable housing – increasing within-home rental units would increase the density of residential neighborhoods without the need for deforestation or new development
• vibrant, mixed-age communities – graduate student residents would be embedded within vibrant, mixed age communities, enriching these neighborhoods which have typically been a great fit for graduate students
• enhanced town-gown relations – graduate students living within existing homes would allow for more extensive and close connections between university graduate students and local residents
• no deforestation – no new development is needed to accommodate additional residents in existing homes
• depending on the specific neighborhood, such housing would have additional benefits such as being transit accessible (bus, Metro, MARC, planned Purple Line), being walkable to many businesses and amenities (e.g., downtown College Park, Domain area, Terrapin Row, Prince George’s Plaza), and being close to nature (Guilford Woods, Trolley Trail and Northeast Branch Trail systems, Paint Branch Stream Valley Park, Lake Artemesia), offering natural spaces for leisure and providing mental health benefits