Port Towns Sector Plan Existing Conditions

According to the U.S. Census Bureau, the Port Towns population is 21,404—almost double that of 2009. ​

Port Towns has 7,009 occupied households with a median household income of $71,384. ​

The median age is 33 years old, and the prominent age groups are:​

• 25 to 34 years (15%)​

• 35 to 44 years (14%)​

• 45 to 54 years (11%)​

• 5 to 9 years (11%).​

As for the racial background of plan area residents:​

• 47% are Black or African-American​

• 33% are another race, and ​

• 12% are White. ​

Of those races, nearly 44% are Hispanic or Latino.  ​

The average household size is 3 people. Of the area population: ​

• 36%  are married-couple households,​

• 31% are households with one or more people under 18 years, and ​

• 1% are households with one or more people 65 years and older. ​

• 37% of the plan area zoned for residential use​
• 7,423 housing units: 45% are single-family, 55% are multifamily​
• 7,009 units are occupied, 414 (6%) are vacant​
• Port Towns renters are 62% of the population, owners are 38%​
• Most concentration of renters: Bladensburg ​
• Most concentration of owners: Edmonston​
• Median value of owner- occupied units: $311,017​
• 84% of residents live in pre-1980 structures​
• For renters:​
  • Median rent: $1,160​
  • 43% pay a rent of $1,000-$1,499​
  • 38% pay a rent of $1,500-$1,999​

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Port Towns is rich with locally- owned, culturally diverse businesses. From the Mexican bakery, grocery, florist, and taquerias to the north of the plan area to the Jamaican restaurant in the heart of the Bladensburg shopping district, ethnic and independently operated retail and eating-and-drinking establishments set the area apart.

The area's diverse population shares its rich culture and heritage through a variety of businesses including pharmacies, auto parts, and meat markets.

Land Use and Zoning

The Port Towns are primarily residential land use areas. The existing land use map shows two nodes of residential use - one in the northeast section and the other in the southwest side of the plan area - separated by an industrial use area.​

The southwest residential node, consisting of the towns of Colmar Manor and Cottage City, is compact and primarily composed of single-family dwellings flanked by parks and open space. The northeast residential node, consisting of the towns of Edmonston and Bladensburg, is more diverse and includes – multifamily and attached dwellings as well as institutional uses. While some parks and open spaces are located in the northeast node, the majority is in the southwest. ​

The predominant zone type for the area is Residential, with 754.81 acres, followed by Rural and Agricultural with 596.71 acres, Nonresidential with 212.34 acres, and Transit-Oriented/Activity Center, with 50.53 acres.​

The issues and concerns with density and zoning since the 2009 approved Port Town sector plan remain the same. While industrial-zoned land is important to the County and regional economy, the industrial economy is not the prime target for the County for growth.​

Port Towns is in a prime location, as it is an inner-ring suburban community bordering Washington, D.C. It offers easy vehicular access to the Capital Beltway and major Maryland state routes.​

 US 1 Alt (Bladensburg Road)  is a gateway to communities in northern Prince George’s County from the District of Columbia and a major commercial thoroughfare for several of the Port Towns communities.​

 US 1 Alt (Baltimore Avenue)  and  MD 201 (Kenilworth Avenue)  are both primary north-south routes for truck traffic and other important commercial corridors in the area. ​

 MD 450 (Annapolis Road)  and  MD 202 (Landover Road)  are primary east-west routes from the area to Landover, New Carrollton, and Annapolis.  ​

Portions of the Port Towns plan area are part of incentive programs intended to stimulate sustainable economic development in the community.​

Designations include:​

•  Historically Underutilized Business Zone (HUBZ)​ 
•  Enterprise Zones (EZ)​ 
•  Priority Funding Area​ 
•  Revitalization Tax Credit​ 

In addition, the state designated Port Towns as a Sustainable Community in 2012 and again in 2019. ​

 Sustainable Communities  are places where public and private investments and partnerships seek to:​

• Develop a healthy local economy; ​

• Protect historical and cultural resources; ​

• Offer a mix of land uses; ​

• Provide affordable and sustainable housing and employment options; and ​

• Protect the environment and encourage walkability. ​

The Sustainable Community designation allows Port Towns to access resources that support community development, revitalization, and sustainability.​

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Industrial-zoned land is important to the County and regional economy even though the industrial economy is not a prime growth target.​

There is an ecosystem of light industrial and construction in Port Towns that presents an opportunity for niche industrial activities in green infrastructure, metalworking, and artistic fabrication.​

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Port Towns has major transportation routes and commercial corridors that impact the visual character, economic viability, walkability, and bikeability of these close-in suburban communities. The roadways and CSX railroad are barriers to pedestrians and vehicles alike when accessing the waterfront, park amenities, and historic sites. ​

Pedestrian and bicycle safety issues are major concerns. Pedestrian infrastructure, including sidewalks, curb ramps, footpaths, trails, crosswalks, and pedestrian signals are:​

• incomplete in some areas, ​

• obstructed, ​

• in need of repair, ​

• not in compliance with the Americans with Disabilities Act design standards, or ​

• ineffective in mediating conflict between pedestrian and vehicle traffic. ​

Bicycle infrastructure includes striped on-street bicycle lanes, protected on-street bicycle lanes, shared roadways, shared-use paths, and bike share rental stations. There is a lack of protected and connected bicycle infrastructure and no bike-share stations in the area. ​

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Although the Port Towns communities are located less than 3 miles from Washington D.C., with easy vehicular access to the Capital Beltway and major Maryland state routes, they have less than adequate access to public transit. ​

While several WMATA and TheBus routes are in the study area, Metro stations and the future Purple Line light rail are located outside the area’s boundaries and are more easily accessed by car for many Port Towns residents.​

Port Towns’ current housing stock is either single-family detached or multifamily buildings of 20 units or more with few options in between. There has been little change in housing stock since 2009.​

Residential neighborhoods are primarily composed of modest single-story houses that sit comfortably on tree-lined streets. ​

Most housing was built before 1980, which contributes to naturally occurring affordable housing in the region. However, older homes increase the need for repairs and maintenance and deter occupants who prefer move-in-ready options. ​

The regional shortage of affordable housing means the vacancy rate in the area is very low (6%), contributing to overcrowding, with multiple families in one unit.​

While the area has several natural resources and significant environmental features, it is also home to aging flood control and stormwater management systems, and 39% of the area is classified as impervious surfaces - think buildings, parking lots, sidewalks, and roads. ​

Much of the area was developed before stormwater management regulations were enacted, and the construction of flood control infrastructure in the 1950s significantly altered the natural flow and function of the river and its adjoining floodplains and wetlands. Flooding and stormwater management issues are pervasive. Businesses are getting flooded in the area. ​

Inequitable spatial distribution of forest and tree canopy contributes to environmental hazards and health threats associated with environmental injustice. The Maryland Environmental Justice Screen Tool assigns an EJ score from 0 to 1, with 1 representing the greatest environmental justice concern. Much of the Bladensburg has an EJ score of .76 to .9 while Edmonston, Colmar Manor, and Cottage City have scores of .51 to .75.​

Rights of Way Placemaking focuses on facilitating community and identity through wayfinding, traffic calming, and visual cues of entry and exits. ​

In Port Towns, there are 7 locations identified as beacons to creating community. These areas primarily include slip lanes.

Click on each of the stars to see more information about each site.

Vacant lot placemaking focuses on facilitating community through vacant lots and abandoned existing buildings. This method of placemaking supports:​

• reclaiming the area for public gatherings and other uses,​

• identifying development needs, and​

• creating mixed-use development. ​

In Port Towns, there are 4 locations identified as opportunities for creating community. ​

Click on each of the stars to see more information about each site.

The prior Mixed Use Transportation (M-X-T) oriented zoning in the Port Towns area that allowed high density and a variety of residential, commercial, and employment uses, was not taken advantage of by property owners. In 2022, the M-X-T zones were rezoned to:​

• Neighborhood Active Center (NAC), which provides for lower-density, small-scale, mixed-use centers; ​

• Commercial Neighborhood (CN) zone that provides for small-scale, retail uses and Commercial, General; or ​

• Office (CGO) that provides for a diverse range of retail, business, civic, and mixed-use development at major intersections and other highly visible and accessible locations.​

The new zones are intended to promote:​

• moderate density​
• high-quality and vibrant mixed-use development​
• small-scale retail to serve the surrounding neighborhood, and ​
• a diverse range of retail, businesses, civic, and mixed-use development at major intersections. ​

You can see the comparison between the old M-X-T zoning (left side) versus the newer NAC, CN, and CGO zoning (right side). You can also use the arrows to "slide" between the old and new zoning designations in Port Towns.