First Look: Tanger Outlets at National Harbor Renderings
We're only a week into 2012 and already it's shaping up to be a great year! I thought I would use my inaugural blog post (yes, I am blogging now) to debut a rendering of Tanger Outlets at National Harbor and share some thoughts on why this project is representative of a paradigm shift not only in the Outlet Industry, but for retail development as a whole.
When The Peterson Companies first started exploring the concept of adding an Outlet Center into the mix at National Harbor a little over two years ago, it was a bit of a radical idea because outlet centers historically located well outside of major metropolitan areas.
However, the country was in the midst of an economic collapse that has had a profound and lasting impact on consumer spending patterns. The outlet model, with its emphasis on designer brands at value prices, National Harbor’s prominence as the region’s premier waterfront resort with unparalleled interstate access, and a strong demographic base that was grossly underserved from a fashion retail perspective created a compelling argument.
As one of the premiere outlet developers in the country with over 38 centers in 25 states, Tanger was a natural partner who was uniquely positioned to capitalize on several key trends in the industry and help us create Tanger Outlets at National Harbor.
Retailers embrace outlets as an important distribution channel so regional proximity is no longer an issue - I’m very encouraged by Tanger’s recent track record of successfully opening centers with leading national brands such as Coach Factory, Gap Outlet, Tommy Hilfiger, J Crew, Banana Republic Factory Store, Brooks Brothers, Jones NY, Nine West and many more designer outlets.
Architecture Matters - The notion that an Outlet Center should LOOK like an Outlet Center so consumers feel like they’re getting good value is no longer valid. As you can see in the rendering, we’ve raised the bar in terms of architectural quality and finishes to create a comfortable and relaxed environment featuring, inviting entrances, landscaped promenades, open plazas that provide an opportunity to pay homage to the history of Salubria farm, and other consumer friendly amenities.
Outlet Centers are moving into major metropolitan areas – No longer limited to the hinterlands, most of the new outlet center developments will be located in major metropolitan areas where they can benefit from repeat shoppers as well as tourists. With unparalleled access off Interstates 95/495 and 295 Tanger Outlets at National Harbor will not only appeal to the millions of tourists visiting DC and Gaylord National but it will also serve as a convenient option for regional residents in MD, VA and DC.
When it opens in 2013, Tanger Outlets at National Harbor will represent the best our industry has to offer in terms of retail brands at value prices, first-class shopping environments and unparalleled regional access. We also believe it will be a model for future developments throughout the country.
We are proud to be working with an industry leader like Tanger and are looking forward to sharing more details in the coming months as we work through the approvals process and plan for a groundbreaking later this year.
Here’s to a successful 2012!
Taylor Chess is Senior Vice President, Retail for The Peterson Companies. As head of the Retail Development department, Chess oversees 5 million square feet of retail which is owned, managed and leased by The Peterson Companies.
The Peterson Companies Blog
News and views on retail, office and residential real estate development from The Peterson Companies’ leadership team along with a peek into what makes the company a great place to work.
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Posts
- Signs of Real Estate Recovery in DC
- What is #2MSQFT?
- Washington D.C.-region Housing Market Outlook: Encouraging
- Tanger Outlets at National Harbor Receives Planning Board Approval
- First Look: Tanger Outlets at National Harbor Renderings
- Seasons Greetings!
- Welcome to Our New Blog
- On Retail and the Holiday Experience
View of Tanger from Indian Head Hwy
First, I'm a huge supporter of what you're doing in the area. I just hope you have the neighboring communities in mind as well. Traffic on Oxon Hill Rd and Indian Head Hwy have already been addressed, but I also want to address asthetics.
I live in Fort Washington. Several thousands drive up Indian Head Hwy each day and will pass by the backside of Tanger Outlets as they approach 495. I want to ensure this angle, seen by people entering and leaving our communities, will also be visually pleasing and welcoming.
To be honest, I can say I'm not pleased with how disconnected National Harbor is to the commmunities. It's a fortress, guarded by gates with only one way in and out, creating a contrast between the neighboring towns. When you disconnect yourself and put up walls, I'm afraid it makes us look even more insignificant.
It would also be great if you added a second entrance to the backside of NH. Why stop at a premier community when you can create a premier city? That said, please consider all visible angles of the mall for the sake of everyone
- Fort Washington Resident
Thanks for all the feedback and comments!
Thanks for all the feedback and comments! Like many of you, we’re excited by the prospect of bringing high-quality fashion brands to the area. I’d also like to take a moment to respond to some of the comments related to traffic on Oxon Hill Road. It is important to us that our local and regional guests have a positive experience and traffic is something we’ve taken very seriously. For local residents, the planned improvements to Oxon Hill Road in the vicinity of the Outlet Center - including a widening to four lanes plus turning lanes - should provide less congestion at the Center’s main access. For regional visitors, there are several access options from 495/95/295 which eliminate the need to travel on Oxon Hill Road. Guests from Northern VA on 495/95 can use ramp E1 to access Harborview Avenue without ever touching Oxon Hill Road. For Maryland/DC guests coming south on 495/95/295, the National Harbor exit provides easy access to Harborview Avenue where they will cross Oxon Hill Road at the traffic light. Thanks again and we look forward to the continued discussion.
Different Point of View - Oxon Hill Resident
I live in Oxon Hill and I have way too many feelings about this proposed Tanger Outlet when Peterson’s own property Rivertowne Shopping center (Right down the street) is a FLOP!
Have anyone ever been to the Rivertowne Shopping center? I have and I was scared to death in that so-called movie theatre; I am not sure how it makes ticket sales. Let me tell you about my experience... First when you walk into the movie theatres you have to bypass the original ticket booth to go to the popcorn counter to buy tickets... There was a girl there with a a cash register that appears to be taped to the candy counter. The same girl that sales you your ticket for the movie also fixes the popcorn... SMH.. Now tell me how is that a renovation? Also when I go into watch the movie I feel like I am stuck back in the 80's.. the seats are old and smelly and the paint on the walls has to be 15 inches thick from all the repainting they have done over the years. I am surprised a big roach didn't run past my foot!
Rivertowne is owned by Peterson Companies and it is NOT renovated and NOT up to par! Now Peterson Companies is going to build a new Tanger Outlets?? I am soo confused as to why everything on the National Harbor side is new and up to date... but Peterson's own property on Oxon Hill Rd down the street is run down!. Personally the whole Rivertowne shopping center should be REALLY Re-WORKED and needs a new sparkle to Oxon Hill, MD. I really feel I know the reason why Peterson failed to truly renovate the movie theatres and it is soo sad.. there are actually two reason I came to..
1. Peterson Companies needs a tax write off... they need to write off the business that they own that are not doing well or
2. Peterson companies wants to intentionally keep the neighboring oxon hill properties in rut to decrease the value of the land they are going to take over for the Tanger outlets.
Its also sad that Peterson claims to bring 900+ jobs to the county... excuse me how much are these people going to make? 8-13 an hour? We need high pay jobs in Maryland! How about an office park, or a high-end store like Gucci, LV, Barneys! Bring something like a Tyson's Corner to Maryland! Now those type of stores add value to a neighborhood.
I am looking for businesses that incorporate the neighborhood or help revitalize the neighborhoods surrounding. The Tanger Outlets may bring value BUT Peterson companies have to pick up the ball on Rivertowne shopping center! All areas surrounding should match point blank period!
We'll just have to suck it up...
Not that its entirely your problem or fault but although additional lanes may make it easier to get in and out of Tanger Outlets, Oxon Hill Rd will still remain an absolute mess in my opinion. I think about all of the "smart folks" that were involved with the planning of Potomac Yard and its still a nightmare to drive past along Rte 1.
According to an email that I just received from the county, "The road is moving forward as a two-lane, environmentally sensitive roadway design, which was the request of the overall community. The plans are in the final phase and we anticipate that the RFP will be let in the spring for bid solicitations." I know from participating in the planning meetings that the goal was to avoid creating a parallel version of Indianhead Highway by restricting speed via a narrow 2 lane road with sidewalks and bike paths, and traffic circles. There will be no speed bumps. Its going to be so congested but we will have to suck it up in the name of progress.
By the way, there should be no paying to park. It won't discourage those that will attempt to hang out. What will is the same PG County Police, Park Police, and private patrol presence that frequents National Harbor.
Residents have too much power..
Maj.. that's the problem with listening to residents. They don't know what's best for them or their property value.
Traffic and Historic Preservation
I have to totally agree with all the people who are concerned with the traffic. I am a commuter and I park at the Oxon Hill parking lot to catch the express bus to downtown DC and sometimes the NH1 bus going to Branch Avenue. And yes, I dont think the company is examing the traffic flow close enough mainly pertaining to traffic in the area starting at 3pm. It is just crazy in this area after 3pm. Secondly, I understand that "the county's Historic Preservation Commission agreed to remove the site's environmental and historic designations." Please explain what that means.
YAY!!!! Keep Bringing It.....the Local Area needs this Badly
I say bring it on!!!! The local area really needs this badly. There's nothing here and now finally we have something that we don't have to drive for miles to get to anymore.
I am a local resident impacted by this growth and wish there were more of me to vocally support this progress rather than the few squeaky wheels that get heard and virtually win their cause to stunt some of this progress.
The Peterson Companies have nothing to do with the lack of progress on Oxon Hill Road improvements; it is the local residents that are stopping the 4 laning of Oxon Hill Road. Oxon Hill Road needs to be 4-laned and the many years ago design had included that improvement but it was a long term plan so it wasn't built 4-laned. Now is the time and the local residents are protesting the 4-lane plan and the County is giving in and Oxon Hill Road will now not be 4-laned.
Signed,
Local Resident Who Is Happy That National Harbor Is Here!
Welcome to the neighborhood!
I bough a single family home in Fort Washington for two reasons: 1. Houses are the price of a tiny condo in VA. 2. I knew National Harbor would spread into the community, increasing the value and appeal of the area.
Peterson Companies: Thank you for bringing class to this area and setting a new standard for P.G. County. The renderings look beautiful and I know it will be a catalyst for even bigger things to come. Please ignore the cynical residents who fear positive change. Oxon Hill/Fort Washington is prime real estate that has remained undeveloped far too long.
I highly suggest you add paid parking to keep out the loiterers and problem causers. $2 parking won't chase away real customers.
Again, we welcome you to our neighborhood. You have my support.
Thanks for Planning New Retail Options
It is truly great news that nearby residents will no longer be required to travel to another county to access premier retail options, so thanks very much! For too long, the local community has been underserved in so many ways and I, for one, am pleased to see the vision of The Peterson Companies realized in Prince George's County after witnessing the huge positive impact of its development of Downtown Silver Spring. Perhaps, this PG County Executive will spend more time focusing on the infrastructure needed to support developments such as the Tanger Outliets and will lead in the development of traffic flow enhancements.
Once again, I am concerned
Does "a strong demographic base that was grossly underserved from a fashion retail perspective" mean Black?
I am quite concerned when retail construction takes a priority over schools, infrastruction and employment in those "underserved" communities. Additionally, I hope that the management positions will be filled from the area and that managers are not "imported" from better-served communities, as usually happens.
"Imported" Management
I would have to say that while I can appreciate the concern of "imported" management, in the beginning, it may well be necessary. Being born, raised and still residing in PG County (raised in Oxon Hill), I know the lack of customer service that exists in our area. If it takes having imported management from other areas, to at least train and set the tone of what is to be expected, then I believe that is what should happen.
Thanks for taking the time to
Thanks for taking the time to respond to our blog post. We believe that this project will not only bring fashion retail brands to Prince George’s County but will also create over 900 jobs for local residents and contribute millions of dollars in tax revenue to support County needs.
Ignorance
Jello - Does "import from better-served communites" mean white?
Actually, what he meant by 'underserved" communities is that P.G. County lacks shopping options. They are underserved in retail. So please put that worn out race card away.
Also, Peterson has nothing to do with the schools and infrastructure. You can blame the government officials you elected for that one, and you can thank this team for bringing more jobs, money and class to the county.
Once again, I am conerned also!
When the first announcement was made concerning an outlet mall at National Harbor, I do believe that Premium Outlets was mentioned and I was very excited because Premium Outlets has the high-end of the outlet stores.
Now once again, Prince Georges County is slighted and given the low-end and we are supposed to be happy about it. Tanger Outlets -- YUCK!!!
Once again, I am conerned also!
When the first announcement was made concerning an outlet mall at National Harbor, I do believe that Premium Outlets was mentioned and I was very excited because Premium Outlets has the high-end of the outlet stores.
Now once again, Prince Georges County is slighted and given the low-end and we are supposed to be happy about it. Tanger Outlets -- YUCK!!!
Thinking Different
Architectural choices in retail reflects an expectation of who the customers shall be, or expresses what is thought about them. Thank you for expressing high expectations of your customers from Prince George's County and Beyond. So far, my family and I really appreciate the role that National Harbor plays in this region. My hope is that there will be a persistent push to keep building upon the service record of the hotel workers, the quality of the current retail, and the overall experience one has when visiting.
Good luck to all of us....there are mutual benefits in store.....
Outlets Welcome
With growth and opportunity there are always some disatisfaction, I believe there are more positives than negatives for the local people and while we may have some inconviences we will have no more than other what our locals in neighboring counties felt as they experience economic growth,
I just hope the opportunties follow by hiring locally.
Thrilled, but...
As a long time resident of this area, I am certainly pleased with all that the Peterson Companies have done with both Rivertown Commons and especially National Harbor. I do have concerns about how the Outlet Center will effect traffic on Oxon Hill Rd. A difficult commute usually turns into a nightmare when trying to drive south on Oxon Hill Rd in the evenings. I can't imagine that it will get any better when us "locals" will now have to compete with folks trying to shop at the new stores on weeknights. I'm hoping that the county is working with you to ensure that improvements are being made to Oxon Hill Rd and Indian Head Highway. A lot of the congestion on Oxon Hill Rd comes from Southbound 210 drivers using it as an alternative/parallel route.
Keep up the good work, but please find a better way to keep local residents informed. I previously attended local information seminars when National Harbor was being "sold" to us local residents. I haven't seen them advertised recently, if they are being held at all.
Looking Good, Feeling Good!
The Tanger Outlet design concept is great! Yet, I am even more impressed with the Peterson Company's willingness to give progressive development a chance in Prince George's County. Our County has a lot more to offer than most people realize. As transit-oriented development continues along with smart growth, jobs for our citizens will follow. It seems the Washington Region is finally acknowledging the County's strong tax base, strategic location and abundance of land. It is also great to see corporate leadership work closely with local communities to support historical recognition of places like the "Salubria" farm. With Broad Creek now gaining national historic preservation status, this makes two big wins for the County, Fort Washington area residents and the South County community. Add to this the County's continued Triple A credit rating, the best is only yet to come. Nevertheless, as noted in previous posts, traffic congestion is a real challenge and must be addressed. Developers and the Community need some real paradigm shifting here (overpasses, bus depot center, shuttle service, bike lanes, pedestrian paths, access to light rail, Metro, etc). Yes, the future is bright. Perhaps, going forward, we may be looking at the new "City of National Harbor." Food for Thought.
Finally quality shopping in Southern PG but.........
What about the traffic nightmare that it will cause on Oxon Hill Road??
I am a long time resident of the Harbor/Oxon Hill Road area and I think it's exciting to have an Outlet Center in the area.
Are there any plans to reconfigure/expand Oxon Hill Road which is currently (and has always been) a nightmare during rush hour with residents (nearby and from Charles County) commuting to the downtown area as well as to the beltway.
I ask that the Peterson Companies take careful consideration of the traffic concerns for Oxon Hill Road.
Concerned Long Time Citizen
The residents along that
The residents along that stretch of Oxon Hill Road protested and won on any expansion of Oxon Hill Road. In fact, there will be numerous circles at the intersecting streets and speed humps.
Not entirely correct...
Residents such as myself were invited to participate in a review of the designs of Oxon Hill on August 1st, 2007. At that time, I can guarantee you that the participants had any idea of how bad traffic on Oxon Hill would become, and discussion of "Tanger Outlets" wasn't even discussed as a concept. The bad news is that there isn't anything we can do about it. I have had numerous email exchanges with Susan Hubbard, the PG County Department of Public Affairs and Transportation Public Information Officer. I received the following this morning. "The road is moving forward as a two-lane, environmentally sensitive roadway design, which was the request of the overall community. The plans are in the final phase and we anticipate that the RFP will be let in the spring for bid solicitations." The bottom line is that I feel that in the next couple of years, my only route home to the Fort Foote area will be to bypass my own exit off of the beltway (Oxon Hill Rd or Rte 210) and reach my home via St Barnabas Rd/Livingston Rd/Kirby Hill Rd. Not something to look forward to but I guess I'll just have to "take one for the team" in the name of progress for southern PG county.
Bittersweet
I agree with your comments. Only someone who actually lives in the area knows what a nightmare traffic is on Oxon Hill Road and the 210 corridor. There has to be an alternate route and improvements to the existing traffic pattern for this to work successfully for local residents.
This Is Great News!
It's great to know that in a year I won't have to travel a great distance for outlet shopping unless I choose to!
I hope the county and your company can come up with a plan to alleviate area congestion which will be neccessary for an ultimate experience for both tourist and local residents!
Thrilled
Many of us cannot wait to see the outlet mall come to reality. This community needs a project of this scale. However, we are also cautious of how it will affect traffic on Oxen Hill road.
Great News!
Wow! I love to shop at the Tanger Outlet near my Mom’s place in Ft. Myers, Florida and now I'll have one convenient to me. For people who live in the Mt. Vernon area, this new outlet will be much easier to get to than Pentagon City Mall. I can't wait for 2013!
Lonzo
Make sure it's metro accessible
Local Opinion
I own and live approximately 5 minutes away from the intended Tanger Outlets. My wife and I are very excited about the soon coming outlets and area development. Though I have no personnal opinion involving the history of the Salubria farm, it is nice to see a large investment firm taking into consideration and reaching an agreement with the conservationist groups. Maybe with the proposed open-air, walking friendly design the artistic concept portrays, a tastelful display of historical signifants will be a nice touch and help those visiting as well as us locally to reflect on some aspects of its history. Anything is better than the sparce roughly kept field that currently exists. The outlet really is a great location for tourists and residents alike. We moved out of the Northern Virginia area with all its outlets and stores because traffic is never ending and with the location of these outlets just off of such major roads it won't cause the same level of congestion as seen just across the river. I think the only challenge will be to get tourists sightseeing in Washington out to these Outlets because public transportation isn't easy to this location. No one wants to figure out the metro systems using the green line as a trial and error then try to navigate a bus route through SW DC in the same day. Maybe a tourist friendly ferry ride or bus from Alexandria in addition to a non-metro provided revolving bus trip between the Harbor and Outlets would appeal to anyone intending to shop Coach and Gucci stores.
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