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LANDOVER GATEWAYSECTOR PLAN AND SECTIONAL MAP AMENDMENTSWOT ANALYSISFEBRUARY 16, 2007The Maryland-National Capital Park and Planning Commission
FOR INTERNAL USE ONLY
TABLE OF CONTENTSStrengths . . . . 1Weaknesses . . . 3Opportunities . . . 6Threats . . 8
LANDOVER GATEWAY SECTOR PLAN AND SMASWOT ANALYSISI.STRENGTHSDEMOGRAPHIC / ECONOMIC Location, visibility and accessSearsProximity to executive housing (i.e., Mitchellville to Bowie)Name and location recognition among the publicProximity to major new development (i.e., Woodmore Towne Centre)Proximity to FedEx FieldCOMMUNITY DYNAMICS “Neighborhood” atmosphereStable neighborhoods to the northTRANSPORTATION Excellent regional roadway access via roadsProximity of multiple Metro stationsGood bus servicePotential for Purple Line transit routeLAND USE AND ZONING Site Characteristicso Location of site near regional roadwayso Size of Landover Mall siteo Frontage on main roadso Potential for land assemblageo Availability of infrastructureFedEx Field proximity1
URBAN DESIGN Large, contiguous and cleared mall property Area high point with good visibility Open space potential in study area Other large, single-ownership sites in study areaOWNERSHIP Large, single-ownership sites Land owners with longstanding development track recordsENVIRONMENTAL Existing green infrastructure – tree cover in some undeveloped areas Stream valley open space/natural resourcesPUBLIC FACILITIES Excellent existing recreation facilities adjacent to study area Adjoining M-NCPPC park (Henry P. Johnson Park)HISTORIC RESOURCES No site constraints related to historic properties2
II.WEAKNESSESCOMMUNITY DYNAMICS Lack of resources and activities for youth / teensLack of access to community health servicesLimited variety of housing optionso Qualityo Rental / ownership balanceo Troubled multi-family housing on Brightseat Roado Lack of maintenance (some rental properties)Reality and perception of crimeStigma associated with area-wide crime and mall failureECONOMIC Relatively low household incomesLack of amenitieso High-end retailo Restaurant optionsSears could constrain site layout / redevelopment optionsSignificant retail competition from Woodmore Towne Centre, LargoTown CenterTRANSPORTATIONRoads Traffic congestion, especially on game daysAbility to improve roads and pedestrian network is constrained bylack of rights-of-wayIncreased parking demand on local streets during game daysAutomobile–pedestrian conflicts on MD 202Transit Distance from Metro – bus connections requiredDifficulty of getting to essential services / government resourceswithout a carFor businesses, challenge of getting employees to work (especially atoff-peak hours)3
Pedestrian, Trail and Bicycle Facilities Poor pedestrian environmento Pedestrian safetyo Pedestrian connectivityo Poor connectivity between mall site and adjacent properties,Woodmore Towne Centre, FedEx FieldLack of formal bicycle routes, on-road and off-roadLack of trail connections to study area from surrounding trailnetworksLAND USE AND ZONING Current conditions of adjacent properties (apartments, liquor store,auto repair, vacant properties)Vacant properties / retail spaceGlenarden and Maple Ridge apartments: condition and crime issuesLiquor store on Brightseat RoadURBAN DESIGN Lack of sense of placeBeltway as barrierSite topography – steep slopesGeneral appearance of study areao Property maintenanceo Lack of lightingPoor connections to, and use of, open spaceThoroughfares: lack of civic, pedestrian qualityENVIRONMENTAL Site topography – steep slopesSensitive environmental areas – floodplainNoise from I-95Potential contamination on Landover Mall sitePotential issues associated with underground Total Energy PlantPUBLIC FACILITIES Public safety4
o Lack of police coverage / presenceo Emergency response timesSchoolso Capacity – some schools are overcrowdedo Capacity imbalance – Developed Tier schools areovercrowded; Developing Tier schools can accommodateadditional studentso Quality of school facilities – some area school facilities areamong the worst in the countyParks and recreation: Need for additional open space andrecreation facilities in the study areaLack of a library in the study area5
III.OPPORTUNITIESCOMMUNITY DYNAMICS Community identity transformation / uplift /strengtheningECONOMIC Community economic development and neighborhood empowermentRegional economic potential based on adjacent development andtypes of land uses established for the areaTRANSPORTATION Improved connections to Metro stationsOpportunity for synergy with planned improvements in areao Arena Drive interchangeo Intersection of MD 202 and Brightseat Roado Evarts Street crossingPossibility of Purple Line stopPedestrian improvements throughout the study area, especially atmajor intersections.LAND USE AND ZONING Redevelopment of existing apartment complexesRedevelopment of Landover Crossing shopping center propertyOpportunity to create a precedent for a true “urban center” in PrinceGeorge’s CountyPotential example of how to bridge the Developed and DevelopingTiersPotential customer base if FedEx Field visitors can be kept in the areafor longer periods of timePossible government center complexDevelopment of uses that complement Woodmore Towne CenterPotential to remodel or relocate existing Sears storeRedevelopment of Redskins parcel at southern end of study area6
URBAN DESIGN Landover Mall site as a focal pointNew physical connections:o Between Woodmore Towne Centre and Landover Mall siteo Across MD 202Streetscape improvementsIntegration of open space into land use and urban designopportunitiesENVIRONMENTAL Potential precedent for “green” design (Green Building Initiative –Livable Communities Initiative)PUBLIC FACILITIES Renovated school facilitiesExpanded school capacity created through renovation or newfacilitiesAdditional open space and recreation facilitiesImproved public safety – perception and reality; increased policepresence in area7
IV.THREATSCOMMUNITY DYNAMICS Regional perceptions of area could continue to discouragedevelopmentContinued crime problemsECONOMIC Fewer affordable housing optionsTRANSPORTATION Potential for development-related traffic problemsoFrom Woodmore Towne Centre to Brightseat RoadoConflicts with FedEx Field traffic: Redskins may oppose anydevelopment that would pose conflicts with stadium trafficLAND USE AND ZONING Potential community concerns related to high-density developmentCommunity goals: are these compatible with market realities?OWNERSHIP Lack of county site control due to prevalence of private ownershipLerner’s priorities may not be in line with community and countygoalsGeneral impatience about redevelopment may not yield bestdevelopment productPUBLIC FACILITIES School capacity and facility issuesCounty budget constraints on improvements8
SWOT ANALYSIS I. STRENGTHS DEMOGRAPHIC / ECONOMIC Location, visibility and access Sears Proximity to executive housing (i.e., Mitchellville to Bowie) Name and location recognition among the public Proximity to major new development (i.e., Woodmore Towne Centre) Proximity to FedEx Field COMMUNITY DYNAMICS
