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BLADENSBURG ANNEXES FORMER HOSPITAL SITE, SETTING UP LEGAL CLASH WITH CHEVERLY

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A conceptual rendering of mixed-use redevelopment on the former hospital site at
3001 Hospital Drive, Cheverly.
Urban Atlantic
By Dan Brendel – Staff Reporter, Washington Business Journal
Dec 20, 2024
Updated Dec 20, 2024 3:27pm EST

Preview this article 1 min

To one, it's a sneak attack. To the other, it's just prudent economic
development.



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A recently erupted squabble between Cheverly and Bladensburg about which town
will annex a big development site — and new tax base it promises — will likely
escalate into a legal battle, potentially upsetting or imperiling the project.

The Bladensburg Town Council voted Thursday night to annex the 45-acre
development, where Urban Atlantic plans a 1.5 million-square-foot mixed-used
known as Cheverly Hill. It previously was home to the now-shuttered Prince
George’s County Hospital.



The annexation, a procedural matter with no discretionary approval required from
the state, brings Cheverly Hill’s economic development potential into
Bladensburg's municipal fold, essentially beating the town of Cheverly to the
punch.

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The site sits between the two incorporated towns on Cheverly’s side of Route
295. Cheverly had long planned to annex the land — currently owned by Prince
George’s County and its redevelopment authority, technically with a Landover
address — into its municipal boundaries, though never initiated to process to do
so.

On the map below, the Cheverly Hill site centers roughly on the red pin, on the
south side of Route 295 / Baltimore-Washington Parkway. The town of Cheverly is
adjacent to the southeast. The town of Bladensburg is about half a mile to the
northwest.



Bladensburg’s annexation of the site, which the town wants to redub Bladensburg
Overlook, would take effect in the new year.

Cheverly didn’t return a request for comment, and Urban Atlantic, the lead
developer, declined to comment. But Cheverly and county officials said expressly
in public letters earlier this month that they’d pursue legal action if
Bladensburg went ahead formally with its annexation plan.



From Bladenburg’s point of view, it’s just a prudent economic development play.

“Annexation represents more than just a technical process. It's part of
Bladensburg's larger sustainable and economic growth and development strategy,”
Town Administrator Michelle Bailey-Hedgepeth said at Thursday's meeting.
Bladensburg’s officials “want to provide a better future and proper growth for
their municipality, ensuring that its tax base supports the services that are
being provided,” she added.

But the move, which Cheverly sees as a kind of sneak attack, could lead to
“prolonged litigation” that could “stall development for years and burden
taxpayers with additional costs,” Cheverly Mayor Kayce Munyeneh told her
Bladensburg counterparts Thursday.

Urban Atlantic and its development partner, Hometeam5, have been in discussions
for some time with Cheverly and also publicly protested Bladensburg’s move.
Managing Partner Vicki Davis told me in a statement before Thursday’s vote that
initiating a new round of planning with a new municipal government could be
“disruptive” to the project, or even cause “detriment.”

She didn’t expound the reasons. But it’s not difficult to imagine why a new
wrinkle of uncertainty and likely litigation would unsettle investors and
lenders. Urban Atlantic and Hometeam5 won a bid to redevelop to site in 2022,
and they have been working with Cheverly officials on the extension of certain
county roads into the site’s proposed new street network.


expand
How Bladensburg (blue) would annex the Cheverly Hill development site (contained
in but smaller than the yellow-shaded area).
Town of Bladensburg


A local government can only annex land that is “contiguous and adjoining,” and
without creating an isolated “enclave” of unincorporated land within the
expanded municipal area, according to the Maryland Municipal League’s Municipal
Annexation Handbook. Cheverly is adjacent to the Cheverly Hill site, while
Bladensburg isn’t. However, by also annexing a stretch of Kennilworth Avenue,
connecting the development site to Bladensburg proper, but without completely
cordoning off an island of county land within the new town limits, Bladensburg
argues it’s within the letter of the law.

Bladensburg intends to pursue subsequent annexations, which would fill out the
town’s expanded boundaries, such that the thin connective tissue down
Kennilworth Avenue won’t look so gerrymandered in the future. That’s according
to John O’Connor of Municipal Grant Services, Bladensburg’s annexation
consultant, in an interview.

For comparison, O’Connor pointed to the incorporated town of Seat Pleasant,
which in 2020 annexed a long stretch along Central Avenue, from the D.C. border
all the way to the Capital Beltway. That was also only a first step, with Seat
Pleasant now in the process of annexing the Addison Road Metro station and other
surrounding property, he said.


expand
The purple areas are incorporated towns. The long, thin purple stretch along
Central Avenue was annexed by Seat Pleasant.
M-NCPPC


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