Photo showing Westphalia in context with the surrounding DMV region.
Image source: M-NCPPC.

ULI Washington recently released a Technical Assistance Panel report documenting existing challenges and recommendations for the future of Westphalia in central Prince George’s County, Maryland. The study area as defined in the 2007 Approved Westphalia Sector Plan and Sectional Map Amendment contains about 6,000 acres, and is bounded to the north and east by Ritchie Marlboro Road, to the west by the Capital Beltway (I-95/I-495), and to the south by Pennsylvania Avenue (Route 4/MD-4). Within the 6,000 acres of the Westphalia Sector Plan, approximately 692 acres make up the Westphalia Town Center.

Westphalia Town Center by Walton.
Image source: Buzz Buzz Home.

Westphalia Town Center by Walton.
Image source: Gutschick, Little & Weber, P.A.

Technical Assistance Panels, or TAPs, provide expert, multidisciplinary advice to public agencies and private sector clients facing complex land use and real estate issues in the Metropolitan Washington Region.

Due to COVID, the Panel discussed and worked through virtual meetings. Over the course of five days, a team of eleven ULI members endeavored to understand the existing challenges in Westphalia. Panelists toured the study area virtually, interviewed a wide range of stakeholders and analyzed the existing conditions.

The TAP was sponsored by The Maryland-National Capital Park & Planning Commission (M-NCPPC). The TAP was conducted virtually, and the Panel’s goal was to evaluate development opportunities and strategies for Westphalia.

Land Use Plan as per Approved Westphalia Sector Plan and Sectional Map Amendment.
Image source: M-NCPPC.

The 2007 Sector Plan outlined a vision for the new community including proposed retail, office, industrial, residential, and public facilities as well as connections to the Washington region’s transit infrastructure and a possible new Washington Metropolitan Area Transit Authority Metrorail station. Since the publication of the plan, the majority of active and completed development on site has been residential, while other land uses identified in the plan have been slower to develop. Larger trends in real estate and development both within Prince George’s County and the Greater Washington region have challenged implementation of the plan’s envisioned mix of uses and densities, which anticipated greater connectivity to the WMATA system. The proposal to build a metro station at Westphalia and connecting it to the existing Branch Avenue metro station would cost several billion dollars, was soon rejected. Recognizing the 2007 plan may no longer reflect an achievable vision, Prince George’s County Councilmember Derrick Leon Davis convened his staff, M-NCPPC staff, and ULI Washington in an effort to evaluate the development potential of the area while considering the 2007 plan, the needs of today’s stakeholders, and how to best achieve desired land use outcomes.

At the outset of the TAP, Panelists had the opportunity to interview multiple stakeholders including representatives from local government agencies, residents and developers. Throughout this process the Panel members heard several common themes, including shared struggles and frustrations from their various viewpoints. Residents expressed that developers had not built the Town Center amenities they had anticipated. They were primarily frustrated by the lack of a grocery store and local-serving retail. They stressed the lack of transparency and consensus building and breakdown in communication between the County, landowners and homeowners. Moreover, there are trust issues, which creates a barrier to successful planning and implementation. Stakeholders stressed the lack of cohesion and connectivity within Westphalia Town Center – incomplete road projects, disconnected sidewalk and trail networks, lack of branding and wayfinding. According to them, there was a need for an overall vision and marketing plan for the Town Center recognizing development phasing and prioritization of public improvements.

On a positive note, Panelists heard about Westphalia’s many attributes. This included a range of housing typologies, affordable market-rate housing, and access to outdoor amenities. The Panel distilled this information, presented key findings and arrived at the conclusion that: Westphalia has nothing but opportunity, it just needs to be reimagined.

Townhomes and developable land in the Westphalia Town Center.
Image source: Walton.

Single family home at the Parkside development in Westphalia.
Image source: Buzz Buzz Home.

According to the Panel, Westphalia is an untapped resource. It is one of the largest undeveloped land assemblages left in the region with close proximity to Washington D.C. and major transportation routes. The housing in Westphalia is affordable for the region, and a dream home is obtainable here. However, Westphalia’s development has stalled. The 2007 vision for a large, mixed-use development has not proceeded as anticipated. Single-family townhouses have succeeded, but the commercial development has stalled.

The Panel’s goal was to assist M-NCPPC with land use and development issues addressing:

• Land use options
• Short and long-term development potential
• Prioritization and financing of infrastructure and amenities
• Current transportation options and future public transit potential
• Consumer/developer preferences
• Strengthening Westphalia’s identity and sense of community
• Governance models
• Compatibility of desired uses with existing entitlements and approved land uses

Panel members brainstormed and made recommendations in three categories – land use, governance and funding mechanisms.

1. Update the 2007 Westphalia Sector Plan
2. Adapt to trends and current market conditions
3. Establish alternative transit and streetscape
4. Create short-term activation
5. Create an umbrella organization (“Westphalia Civic Association”)
6. Strengthen Westphalia’s identity
7. Jumpstart a virtuous cycle for development and funding of amenities and infrastructure in Westphalia

Panelists concluded that Westphalia is a gem – a large undeveloped swath of land with close proximity to Washington D.C. and major transportation routes. Westphalia has nothing but opportunity, it just needs to be reimagined.

The TAP was chaired by Suzie Battista, Fairfax County Department of Planning and Development; Members of the Panel included: Robert Diamond, Reed Smith LLP; David Flanagan, Elm Street Development; Ruth Hoang, Jair Lynch; Chris Kabatt, Wells + Associates; Troy Marrocco, BCT Design Group; Abbey Oklak, Cooper Carry; Josh Olsen, Monument Realty; Daughan Pitts, Hayat Brown LLC; Sherman Ragland, Tradewinds Realty Partners LLC; Craig Stoner, EDSA; and Kaushambi Shah, local Urban Designer.

A final version of the report may be found here.