Greater Upper Marlboro Westphalia. A major, mixed-use development has been proposed for 310 acres west of Upper Marlboro across Pennsylvania Avenue from Joint Base Andrews. The project is part of the larger 479-acre Westphalia Town Center property. At full buildout, this part of the project could have up to 2.2 million square feet of office space, 533,800 square feet of retail, 600 hotel rooms, nearly 890 apartments, 780 townhouses, and nearly 70 singlefamily homes. The project has been delayed due to financial problems, but new owners plan completion of Phase 1 of the project in 2014. Phase 1 would include townhouses, multifamily and a retail shopping center. While the project would only come on-line near the end of the initial Greater Upper Marlboro plan market horizon, it would begin to impact on the Upper Marlboro site capture at that time. Even so, Upper Marlboro is better placed to capture retail sales generated along the US 301 Corridor and from the retail trade area, which lies mainly to the east and south of the site. MD 4 / Dunkirk. MD 4/Pennsylvania Avenue has a substantial and growing inventory of competitive retail space. There is significant retail along MD 4/Pennsylvania Avenue closer into the District of Columbia, although there is not much commercial development on MD 4 between Upper Marlboro and the Capital Beltway. However, new retail east and south of the study area in Calvert County has more impact on competition for the commuter market that passes through the area. Dunkirk Town Center. Dunkirk is a newly-developing and extremely competitive area that captures a significant
share of MD 4 commuter traffic that otherwise passes near the study area. There are several large retail centers here in “Dunkirk Town Center,” including Dunkirk Marketplace. Walmart operates a large store in the town center along with Giant Food, Mattress Warehouse, Sherwin Williams, and other “big box” stores. Dunkirk Marketplace is anchored by a Safeway supermarket. There is significant other pad and strip center retail within this node with Starbucks, Ledo Pizza, Maggie Moos, 7-11, Wawa, CVS, Sunoco, and other well-known brands. Overall, there is an estimated 550,000 square feet of retail commercial use in this node that effectively captures MD 4 retail commuter sales potential from the study area. Other MD 4. There is other retail use south along MD 4 such as at Wayson’s Corner in Anne Arundel County and
further south toward Owings, Prince Frederick, St. Leonard’s, Lusby, and Solomons Island. However, the newer Dunkirk center has the greatest impact on destination retail shopping within the study area. US 301/Waldorf. Waldorf is a major commercial node located along US 301 in Charles County. Overall, the node has nearly 4.0 million square feet of retail space. St. Charles Towne Center is a major retail facility in the area, a regional mall with 930,000 square feet and 130 stores anchored by Macy’s, JC Penney, Kohl’s, Sears, Dick’s Sporting Goods, and AMC Theatres. It is the only enclosed mall in southern Maryland. Many major regional and national retail chains are also represented in the Waldorf area in strip centers, big boxes, or pad sites. US 301/Bowie. There is significant retail development north of Upper Marlboro along US 301 and in the Bowie area. Although there are scattered retail uses just north of the study area (e.g., Gas N Go, Gateway Tractor, Wawa, and others), most of the retail is concentrated in Bowie. Collington Plaza (anchored by Giant Food), Carver Square, The Home Depot, and other major retail nodes and big box stores are located there along with Bowie Town Center. Altogether, there is an estimated 1.2 million square feet of retail space in the Bowie/US 301 area. Bowie Town Center. Bowie Town Center (located near MD 50, MD 197, and US 301) is effectively a 684,000-
square-foot regional shopping mall that was refined by Simon Property Group into a “Main Street” format with some degree of walkability and small town feel, featuring national brands. Anchors include Macy’s, Sears, Famous Footwear, and Old Navy. There are also restaurants and a food court as well as Safeway supermarket and convenience retail.
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