Reader Poll Result: Commercial Development

Last week, I asked readers if given the choice, would they support commercial redevelopment with new restaurant and shopping options if it meant adding high-end apartments to shopping areas (similar to Waugh Chapel)?

With 406 responses, the results were:

Yes: 38% | No: 36% | Unsure: 26%

I'll be asking for reader feedback in occasional newsletter polls. There are no policy changes directly resulting from these surveys–these are first and foremost for discussion.

Eight years ago, business quality almost never came up in Bowie. In the last two years, it has come up online, in my inbox, in door-to-door conversations, and in public sessions as much as any other issue.

As a result, I spend a lot more time in meetings and on calls with local business owners, big and small. And they all basically have the same message: if you want more businesses, especially more upscale businesses, give us more customers willing to support us.

Businesses, especially small and independent restaurants and retail, are on the front lines of inflation, labor shortages, ever-increasing taxes and businesses regulations, and were already facing steep competition from delivery and larger chains before the pandemic.

Some are able to remain profitable thanks to die-hard local followings. But many increasingly prefer locating in communities with high-density, market-rate housing.

Neighboring towns have taken note and are drawing in high-end shops and stores by encouraging large, high-density housing developments along usually already busy corridors. We can see this close by along 301 in Anne Arundel County.

In addition, many neighboring jurisdictions are increasingly offering tax breaks and direct cash payments for specific businesses. These results are especially noticeable in Hyattsville, Largo, and College Park. The combination of more housing density, tax breaks, and even direct payments, is bringing new choice businesses and stores to communities all around us.

Coming back to Bowie, a lot of development decisions are ultimately outside of the city's control. We don't have land use power. We're usually just issuing recommendations on projects as a part of our public review process. But we do have a voice, and are often involved in development deals where we are given leverage over specific projects.

We stopped the Whitemarsh Development by refusing an annexation deal. We stopped the maglev train bisecting local neighborhoods by effectively lobbying Governor Hogan. We prevented private development on the Bowie Race Track by working successfully with our state legislators. We do have some influence, if we use it effectively.

Where I believe Bowie needs to focus its energy in the short-term is by having candid, honest conversations with residents about economic development trade-offs. Were I not on the City Council, I too would probably be wondering why Hyattsville turned around their Route 1 corridor while Bowie was seemingly attracting more chains and gas stations (in fairness, Hyattsville has plenty of those, too).

Personally, as a resident, I would much rather Bowie avoid the game of using tax breaks to try and attract different businesses to town. I opposed the tax deals at South Lake and Mill Branch. My view is they would add considerable new growth to the 301 corridor while effectively making taxpayers partially subsidize these projects.

While both development projects could bring new and more upscale stores, they would come at the cost of tax subsidies born by residents. To me, personally, that isn't worth the price when virtually all Bowie residents have cars and are a 30 minute drive from virtually every type of business imaginable.

Not to mention, new growth won't generate tax revenue for schools and roads if that revenue is given away. Nevermind the corrosive impact that selective developer tax breaks have on resident trust in the development process.

Overall, my preference would be for the city to be a neutral arbiter applying consistent rules and encouraging those businesses to open here that have the customer base needed to keep them profitable. But that's just my view. I realize there are plenty of reasonable people who might disagree.

My hope is that is that going forward, we can have a broader, honest conversation about the realities of taking a different approach to economic development. Nothing stops Bowie from making the kinds of deals that other communities have to try and attract a different class of business. But those deals involve major trade-offs that residents won't always like. So it's critical we start with open, honest conversation.

As always, you thoughts, questions, and feedback are always welcome at mesteve@cityofbowie.org.