05 Phase 1 playground parcel G (1)

Project Description

Client/Builder/Developer:  Haverford Homes, Inc.
LocationRitchie Marlboro Road, Upper Marlboro, MD 20772
Market: Mixed Use – Townhouse and retail
Size20.67 Acres
Zoning: M-X-T
Density0.61 FAR overall, 275 townhouses, 10,000 sf retail

Recent Projects

The Challenges

Westphalia Row is a mixed-use (residential and retail) development located adjacent to the eastbound exit ramp from the Capital Beltway onto Ritchie Marlboro Rd.  Reducing the impact of noise from vehicles exiting the beltway was important for the success of the project. Extensive road improvements along Sansbury Road and at off-site locations were required to mitigate failing levels of service at nearby intersections. Existing Fernwood Drive (which runs through the property) alignment did not allow for an efficient layout to maximize density and provide a desirable layout of a townhouse neighborhood.  The property is located at one of the “gateway entrances” to the Westphalia Town Center as outlined in the Westphalia Sector Plan and required special treatment. Our client wanted to develop the project in three phases to allow townhouse sales to stay even with land development construction.

The Solution

GLW provided planning, landscape architecture, engineering and surveying services throughout the entitlement, permit and construction processes.  The project layout is a high density, compact, urban design, with a centrally located recreation center and numerous landscaped activity areas intermixed throughout the development.  A realignment of Fernwood Drive through the center of the property allowed for more evenly spaced areas for greater flexibility to lay out development blocks. Along the common property line to the Capital Beltway exit ramp a concrete noise wall was designed and constructed.  The noise wall was designed to look like brick and extensive landscaping was used to reduce the impact of the wall seen by homeowners and motorists. A special gateway sign and landscaping was designed to announce entry into the Westphalia Town Center area and to compliment the Westphalia Row project.

GLW created added value to the project by proposing to use an adjacent off-site surplus property owned by Maryland State Highway for a stormwater management pond.  A negotiated land swap between our client, an adjacent property owner and the Maryland State Highway Administration allowed a stormwater management pond to be built off-site but adjacent to the property resulting in a higher unit yield.