the businesses of langley park the impact of

The Businesses of Langley Park The impact of the sector plan, and

alternatives

The Businesses of Langley Park Zubin Adrianvala


Business as the Pulse of a Neighborhood

• The TLC preliminary sector plan places due importance on the Economic development of the neighborhood.

• The Ethnic nature of the businesses.• The importance of TOD to businesses.• Place making for business.


Predecessors The Takoma/Langley Crossroads Preliminary Sector Plan

A predecessor to the TLC Sector Plan, the 2002 ‘Prince George’s County Approved General Plan’ lists one of its goals as ‘Maintain traffic volume by encouraging alternative forms of transportation’ . This is a theme that continues in the TLC Sector Plan

But one may askWhy? And to Where?


Predecessors….

Another predecessor, International Corridor Community Legacy Plan of 2003 makes the recommendation, ‘ Improve the physical image of the ICCLA’ ,‘Make the corridor pedestrian friendly’ and ‘Promote business and commercial interests within the area’


Existing Conditions

• Strong Minority and immigrant presence• Densely populated• Multinational cultural ties• Incongruity of physical space to socio-

cultural reality• Dissected by arterials• Outdated Euclidian zoning• Bad reputation• Immense potential for mixed-use

development.


Opportunities based on Existing Conditions

• Potential evolution of an already strong commercial core

• Appetite for change and development• Demand for transit alternatives• Urbanize the suburb• Reorganize and reorder traffic, both,Pass through

traffic and local traffic


Vision of the TLC plan

VIBRANTPedestrian Friendly

International Sense of Place

Transit Oriented

•The vision for the Takoma/Langley Crossroads sector plan area is to that of a transit oriented and pedestrian-friendly community

•Acknowledge the diversity of the existing and future residents of the Neighborhood

• A neighborhood that is safe, vibrant, and has an aesthetic appeal such that it encourages residents to safely walk to their destinations

SAFE


TLC Plan Policies & Strategies (for Business and Economic Development)

Policy-Quality Commercial Design with TOD principles Strategy- Mixed-use development Appropriate Massing Workforce Appropriate housingPolicy- Avoid Standalone commercial buildings surrounded by

parkingStrategy-Mixed-use mid-rise medium density Small Ground floor retail Locate businesses based on their orient i.e. Local and

regional


Policies & Strategies…

Policy-Density recommendations to allow TOD and mixed-use development

Strategy- Inclusion of workforce housing Policy- Avoid Standalone commercial buildings surrounded by

parkingStrategy-Mixed-use mid-rise medium density Small Ground floor retail Locate businesses based on their orient i.e. Local and

regional


Alternatives…

The Plan, like many of its predecessors is well intentioned, but some of the strategies are very limited and narrow.


So what will sustain the TLC businesses?

• Place making• Affordable housing• Workforce Housing• Capital Infusion


Langley Park Plaza Mall: The Focal point of Business


Placemaking


So what makes Place…?


Its usually Architecture


A model for Place

Pienza


Pienza


The Heart of TLC today


In Summary


The Solution


A view of possibilities


Other Strategies

• Affordable housing

• Workforce Housing

• Capital Infusion

For People to Rent ….AND BUY

Based on Transit Oriented Development i.e. a new Paradigm

All workforceMixed Income

Zip code finance

Incentivize Small Business

Identify Entrepreneurs


Strategies applied to a new situation


Need a Better Place


Questions, Comments and Critiques

Thank You

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