Benning Minnesota Study
-
Upload
veronica-davis -
Category
Documents
-
view
227 -
download
0
Transcript of Benning Minnesota Study
-
8/3/2019 Benning Minnesota Study
1/39
SWOT Analysis, Retail Demand Analysis, Strategy and Preliminary Planning DiagramsBenning Road - Minnesota Avenue
DC Retail Action Strategy
December, 2009
-
8/3/2019 Benning Minnesota Study
2/39
Benning Road - Minnesota Avenue SWOT Analysis
-
8/3/2019 Benning Minnesota Study
3/39
Currently, this submarket is perceived as economically challenged, with lagging socioeconomic
indicators and aesthec appeal. Despite this appearance, the area around Benning Road and
Minnesota Avenue is experiencing signicant redevelopment and has the potenal to become
a more robust and integrated submarket. It is a true transional community with various
community assets, including a strategic locaon: it is proximate to a D.C. government oce
building (currently under construcon) and the Parkside development and it has excellent
access via two Metro staons, as well as East Capitol Street, Minnesota and Kenilworth
Avenues, and Benning Road.
Minnesota Avenue is zoned as commercial forthe enrety of the submarket. Running parallel
to Minnesota Ave is a disnct commercial-
light manufacturing corridor along Kenilworth
Ave/Metro rail tracks. Benning Road is zoned
sporadically as commercial major areas include
the East River Park center near the intersecon
with Minnesota Avenue, as well as the second
node by the Benning Road Metro stop. The
surrounding area is otherwise residenal, with
several large parks including Anacosa Park, Fort
Dupont, and the Naonal Arboretum, as well as
smaller parks such as Forts Chaplin and Mahan.
Zoning
Overview
Introduction
Boundaries
Node 1: Minnesota Avenue from Grant Street
NE to East Capitol Street; Benning Road and Dix
Street, both from Minnesota Avenue to 40th
Street NE.
Node 2: Benning Road from Blaine Street to A
Street, SE
= Core commercial area
-
8/3/2019 Benning Minnesota Study
4/39
Retail Opportunity
Minnesota Avenue
The intersecon of Minnesota
Avenue and Benning Road marks
the major retail node of this
submarket. Compared to other
commercial areas in the vicinity,
it has more potenal to become a
neighborhood-serving, and perhaps
even a regional, desnaon. This
area has crical mass, especially
around the East River Park
shopping center, which currently
has mulple anchors like CVS,
Safeway, and Murrys. The majority
of retail is price-point sensive,which is consistent with the areas
economic indicators. Change in
this submarket is parcularly
evident in this node; a large-scale
redevelopment is currently being
considered for both sides of the
main intersecon anchored by East
River Park (see 1B on map).
Benning Rd and E. Capitol StThe area around Benning Road and
East Capitol Street is more limited
as a retail desnaon compared to
Node 1. Blocks here have limited
depth and less crical mass because
of adjacent housing. Parkland also
makes much of Benning Road feel
residenal. Retail, which begins
around 44th Street, is local and un-
anchored by a major retail tenant.
1
1A
2
NODE 2
KFC
Food Mart
Dennys
Shrimp Boat
Popeyes
Footlocker
Subway
Yums Carry-Out
Hair and Wig
Liquor
1B 21C
NODE 1
H+R Block
Apex Pharmacy
New Garden Carry-Out
First Cash Advance
AutoZone
Shop Express
RainbowLocker Room
Yums Carry-Out
Susan Fashion
CVS
Safeway
Shoe City
Eddies Outlet
Lot Stores
Beauty Zone
Subway
99 Days
Murrys
Payless Shoe Store
Liquor shop
Shoe Stop
Foot Locker
McDonalds
Cibank
Wachovia
Bank of America
Pizza Hut
Laundromat
Dominos
Dannys Subs & Chinese
Discount Mart
1
2
Note: Tenant lists do not include all businesses located in the submarket.
-
8/3/2019 Benning Minnesota Study
5/39
Retail Node 1: Minnesota Avenue
The Minnesota Avenue corridor can be divided into
3 sub-nodes: Upper Minnesota, Middle Minnesota,
and Lower Minnesota.
B - Middle Minnesota Avenue is more engaging,
with an old theater and a colorful mural in East River
Park. However, major retail anchors are not visible
from Minnesota Avenue. Fast-food and banks cluster
near Dix Street. The Chartered Family Health Center,
set far back on the west side of Minnesota Avenue,
breaks the retail streetscape. Good depths represent
a great opportunity for redevelopment.
C - Lower Minnesota Avenue gains a southbound
lane, has a starker streetscape, and is lined with gas
staons and carry-out shops. However, the east side
of the street is very residenal.
A - Upper Minnesota Avenue is anchored by the
Minnesota Avenue Metro and construcon of a D.C.
government building. Across the street is a shallow lot
with a strip mall and auto shops. The intersecon of
Minnesota Ave and Benning Road is a clear boundary,
as Benning Road slopes up to Kenilworth Avenue.
A
B
C
= Major Intersecon
= Minor Intersecon
= Neighborhood Intersecon
= Sub-node A
= Sub-node B
= Sub-node C
-
8/3/2019 Benning Minnesota Study
6/39
Retail Node 2: Benning Rd and E. Capitol St
B - East Capitol Street and the
Benning Road Metro staon are
the center of this small retail node.
This part of Benning Road, which
is surrounded by houses, is doed
with gas staons and fast food
chains. There are a few vacant yet
eclecc older buildings which lend
charm and authenc appeal to the
node. The Benco Shopping Centercontains several marginal goods and
services tenants.
A - Fort Mahan Park (which separates
nodes 1 & 2) lines much of Benning
Road from Minnesota Avenue to 42nd
Street, giving the street a woodsy,
residenal feel. Buildings here
are community-orienteda public
library (undergoing renovaon),
the Marshall Heights community
development center, and a Bapst
church are all located here. Benning
is residenal unl 44th Street.
The smaller Benning Road corridor
can be divided into 2 disnct sub-
nodes: Fort Mahan Park and East
Capitol Street.
A
B
= Major Intersecon
= Minor Intersecon
= Neighborhood Intersecon
= Sub-node A
= Sub-node B
-
8/3/2019 Benning Minnesota Study
7/39
Retail Inrastructure
In general, the streetscape along
Minnesota Avenue is stark, with
wide concrete sidewalks that have
patches of brick and grass but fewtrees. Minnesota Avenue south of
Benning Road is the dominant retail
corridor; however, even in this
area, there are large gaps of non-
retail uses and parking lots occupy
signicant space by the street,
which gives the corridor a heavily
paved appearance. There are 2
lanes of trac in each direcon
unl Blaine Street, when the street
widens to 3 southbound lanes.
Along Benning Road, the street is
more residenal than Minnesota
Avenue. Fort Mahan Park runs
alongside a large stretch of Benning
Road; across the street, a narrow
sidewalk is surrounded by grass.
This residenal feel connues unl
44th Street, the beginning of thesecond retail node.
Streets & Blocks Intersections Buildings Alleys & Service
The main intersecon is located
at Benning Road and Minnesota
Avenue. Here, Benning Road
experiences a signicant elevaonchange leading to a raised
highway, Kenilworth Avenue. This
intersecon experiences major
commuter trac from the Maryland
suburbs because of limited bridge
crossings. The southern half of the
intersecon marks the beginning
of the areas major retail center,
while the northern half contains
marginal retail such as auto shops.
Minnesota Avenues intersecon
with East Capitol Street is large,
but the blank streetscape and
underulized corner lots do
not reect that. Another major
intersecon is located at Benning
Road and East Capitol Street.
This intersecon includes several
gas staons, as well as the BencoShopping Center.
Most of the buildings along
Minnesota Avenue are older 1-
story stone buildings. Typically,
the lower part of the facade is glasswith an awning overhead. There
are a few notable buildings in the
area: an old theater that currently
contains a Subway and Beauty
Zone, a mural on a building in the
East River Park parking lot, and
a bright pink restaurant at 4414
Benning Road. The residences
lining Benning Road and the lower
secon of Minnesota Avenue are 2-
or 3-story brick apartments. South
of East Capitol Street, new single-
family homes are in good condion
along Minnesota Avenue, but run-
down near Benning Road. There
are also several buildings under
construcon, most importantly a
350,000sf D.C. government oce
building adjacent to the MinnesotaAvenue Metro staon.
There is no dedicated space for
service and loading for most of the
submarket. The excepon is larger
anchors such as Safeway, whichhave a dedicated rear loading zone.
There are a few visible dumpsters
at the larger buildings (e.g.,
McDonalds and some apartment
complexes). The sidewalks along
Minnesota Avenue are lined with
trash cans, so the streets appear
to be relavely clear of lier. Trash
is more noceable along Benning
Road, which has a more isolated,
residenal feel alongside Fort
Mahan Park.
-
8/3/2019 Benning Minnesota Study
8/39
Strengths
The construcon of a large D.C. government oce will bring new employees to the area and increase retail demand
The Benning-Minnesota submarket is expected to have signicant residenal growththe Parkside development in parcular, with its small retail
component, will help to build market credibility in this area of the District
Redevelopment along the rivers edge (ie. Baseball district, Poplar Point) is pung pressure on this upstream neighborhood to change The area has a large amount of open parkland, including Fort Mahan and Fort Chaplin Parks
It has easy Metro access to 2 stops: Minnesota Avenue and Benning Road
The area has access to 2 major arteries: I-295 (Kenilworth Avenue) and East Capitol Street
The future streetcar terminus has been proposed at Minnesota Avenue
There are many new development opportunies in the gaps along major commercial corridors
Weaknesses
Mulple ownership of commercial buildings translates into a lack of control and consensus among stakeholders
The streetscape is stark and there are several gaps
Pedestrians are secondary to auto traffic on Minnesota Avenue
Major retail anchors are hidden at East River Park, breaking retail rule of clear access and visibility
Lack of retail diversity shows there is no comprehensive merchandising strategy (there are 2 Foot Lockers and Subways)
Physical retail space is not in good condition
Railroad tracks impose a strict boundary, exacerbang the Anacosa Rivers physical/psychological barrier
Opportunities
Develop retail and other mix of uses appropriate for a future transit hub (with scale-appropriate Transit-Oriented Development), with Minnesota
Avenue as a clear main street
Create a main street, utilizing land all the way to the railroad tracks Create a merchandising strategy, especially to accommodate demand from an increase in employees
Brand the district to improve the poor-quality streetscape
Implement streetscape guidelines to promote a pedestrian culture on Minnesota Avenue
Redevelop underulized Discount Mart lot to establish a stronger corner at Minnesota Avenue and East Capitol Street
Plan for an evolving market (for example, a more auent Benning Heights)
Threats
Multiple ownerships might not work together to support the overall merchandising strategy and prepare/engage change
The success of Benning Rd - Minnesota Ave also depends upon improvement of neighboring areas (ex. Nannie Helen Burroughs)
There is no organization of the district to create an urban brand or fabric
SWOT Analysis
-
8/3/2019 Benning Minnesota Study
9/39
Benning - Minnesota Preliminary Planning Diagrams
-
8/3/2019 Benning Minnesota Study
10/39
Planning Analysis Node 1: Minnesota Avenue
General Observaons about Exisng Area:
1) A concentraon of retail exists near the
intersecon of Minnesota Avenue and Benning
Road; however, poorly maintained storefronts
and lack of visibility for anchor tenants areimpeding the success of retail in this node.
2) The major intersecon of Benning Road and
Minnesota Avenue has poor retail visibility and
inconvenient pedestrian connecons; these
problems are exacerbated by Benning Roads
steep grade change near where it is elevated
above the railroad tracks.
3) Currently, there are weak transions from
commercial zones to low-scale residenalneighborhoods.
Retail Planning Principles:
1) Focus on developing mixed-use buildings
where large site depths allow for opmal building
and parking footprints.
2) Cluster retail together to provide a more
consolidated shopping experience.
3) Create a more dened hierarchy of
intersecons, starng with the intersecon of
Minnesota Avenue and Benning Road as the
communitys focal intersecon.
4) Scale down building height and density as new
development approaches low-scale residenal
neighborhoods.
= Major Intersecon
= Neighborhood Intersecon
= Node 1
= Minor Intersecon
-
8/3/2019 Benning Minnesota Study
11/39
Planning Concepts Node 1: Minnesota Avenue
The following concept diagram is intended to be used as a general guide for retail improvement opportunies.
Actual building conguraons and mix of uses should be reviewed on a parcel-by-parcel basis.
HIGH-DENSITY, MIXED-USE AND MULTI-USE DEVELOPMENT
OPPORTUNITIES
The intersecon of Minnesota Avenue and Benning Road serves as
the prime corner to the neighborhoods retail experience. Engaging
all four corners of this intersecon with the built environment is
vital to creang an animated sense of place.
Deeper site depths along Minnesota Avenue allow for a higher
density mixed-use and mul-use program. A strong inial
oering in these areas is crucial, as it will drive the success and
direcon for the rest of the Minnesota Avenue. In these areas,
structured parking can be considered; however, this market is
primarily suburban and a parking strategy should therefore serve
consumers who drive. As the program moves closer to residenal
streets (especially east of Minnesota Avenue), the density should
decrease to a scale more appropriate to low-rise residenal
homes.
= Prime Corner
= Major Intersecon
= Neighborhood Intersecon
= Minor Intersecon
= Mixed-Use Opportunity
= Single-Use Opportunity
= Mul-Use
= Consolidaon Opportunity
Redevelopment Opon 1
-
8/3/2019 Benning Minnesota Study
12/39
Planning Concepts Node 1: Minnesota Avenue
The following concept diagram is intended to be used as a general guide for retail improvement opportunies.
Actual building conguraons and mix of uses should be reviewed on a parcel-by-parcel basis.
REINVESTMENT/REPOSITIONING OPPORTUNITIES
Consolidang exisng properes will alleviate concerns about
the lack of control and consensus among mulple landowners.
Merging properes will also increase site dimensions and provide
more desirable leasing depths.
SINGLE-USE/TRANSITIONAL OPPORTUNITIES
Transional programming should reect the same character as
the denser mixed-use environment. However, it should be at a
smaller scale so as not to compete with quiet residenal streets.
Implemenng streetscape and storefront design guidelines will
ensure that the submarket maintains the goals of a successful
Main Street throughout its many years of growth.
= Prime Corner
= Major Intersecon
= Neighborhood Intersecon
= Minor Intersecon
= Mixed-Use Opportunity
= Single-Use Opportunity
= Mul-Use Opportunity
= Consolidaon Opportunity
Redevelopment Opon 1
-
8/3/2019 Benning Minnesota Study
13/39
Planning Analysis Node 2: Benning Rd and E. Capitol St
General Observaons about Exisng Area:
1) The East Capitol Street and Benning
Road intersecon presents dicules for
pedestrian movement due to its expansive
width and heavy vehicular trac.
2) The Benning Road Metro Staon should
be an amenity to the neighborhood. As
it currently stands, however, the Metro is
disjointed from the street.
3) Due to shallow property depths and
mulple ownerships, the retail character in
this node is composed of small format inline
and pad retailers.
4) This node is more residenal and smaller
in scale compared to the Minnesota Avenue
node.
Retail Planning Principles:
1) Restore a sidewalk pedestrian experience
with buildings that embrace the streets
edge.
2) Create a retail merchandising strategy that
beer serves the needs of the surrounding
community.
3) Connect the Metro back with the
streetscape.
= Major Intersecon
= Neighborhood Intersecon
= Minor Intersecon
= Node 2
-
8/3/2019 Benning Minnesota Study
14/39
Planning Concepts Node 2: Benning Rd and E. Capitol St
Redevelopment Opon 1
The following concept diagram is intended to be used as a general guide for retail improvement opportunies.
Actual building conguraons and mix of uses should be reviewed on a parcel-by-parcel basis.
= Prime Corner
= Major Intersecon
= Neighborhood Intersecon
= Minor Intersecon
= Single-Use Opportunity
= Consolidaon Opportunity
REINVESTMENT/REPOSITIONING OPPORTUNITIES
Larger leasing depths provide an opportunity to lease to anchor
tenants that will draw more consumers to this retail node.
Consolidang exisng properes can assist in increasing the
density of a site as future phases develop.
Signage and landscaping strategies that draw on the Main Streetconcept will e the Metro and surrounding open space back to
the community.
Clear signage and aracve landscaping is needed to help knit
together the fragmented retail oerings framing the intersecon
of East Capitol Street and Benning Road.
SINGLE-USE/TRANSITIONAL OPPORTUNITIES
Neighborhood-serving retail within single-use/transional zones
help link larger retail desnaons. Implemenng a Main Streettype of program can transform a typical suburban shopping strip
into an integrated retail experience that serves as a community
desnaon.
-
8/3/2019 Benning Minnesota Study
15/39
Benning Road - Minnesota Avenue Retail Demand Analysis
-
8/3/2019 Benning Minnesota Study
16/39
Submarket and Trade Area Boundaries
The Retail submarket has two separate nodes:1) Along Minnesota Ave. rom Grant St. NE to E Capitol St. and Benning Rd. to Dix St. NE;2) Benning Rd. rom Blaine St. to A St. SE and along East Capitol St. rom Texas Ave. to 46th St., SE
Trade Areas
Tradeareasassessresidentsand
other potential customers that could be
drawn to the site
Theprimarytradeareaencompasses
the block groups within a mile o the
retail submarket; the secondary tradearea includes the block groups within a
mile o the retail submarket (reason-
able walking distances or pedestrian
shopping)
Primarytradearearesidentsare
expected to be requent customers,
with a ocus on those living closest to
the site; secondary trade area residents
are expected to be consistent, but notrequent customers
Potential customers who are not pri-
mary or secondary trade area residents
are accounted or by an inow actor;
this is a percentage applied to potential
expenditures at the site
-
8/3/2019 Benning Minnesota Study
17/39
Benning Road-Minnesota Avenue Trade Area Population
Moderateincreasesareprojectedin
population and housing units in the Ben-
ning Road-Minnesota Avenue NE trade
area over the next fve years
Newresidentialprojectsindevelop-
ment pipeline may add 1,861house-
holds or approximately 5,841 new
residents (based on average household
size in each trade area). This addition is
accounted or in the 2012 estimates or
population and households
Totalpopulationinthetradeareais
projectedtoincreasefrom27,537in
2007to33,378in2012;anaveragean-
nualgrowthrateof3.9percent
MajornewprojectsincludeLotus
Square, Parkside, and Woodson
Heights
Source:ESRIBusinessAnalyst;ERA2007
Source:ESRIBusinessAnalyst;ERA2007
Source:ESRIBusinessAnalyst;ERA2007
TradeAreaPopulationGrowth,2007and2012
TradeAreaHouseholdGrowth,2007and2012
-
8/3/2019 Benning Minnesota Study
18/39
Benning Road-Minnesota Avenue Trade Area Households Income & Ethnicity
Medianhouseholdincomeintheprimarytradeareais$37,041;
$28,868inthesecondarytradearea.Thisdierenceisalsofoundbetween the two areas in median amily income and median net
worth
Thelargerdierencebetweentheprimaryandsecondarytrade
areasinmediannetworth($68,462v.$34,362)maybeafunction
o home ownership
Theprimarytradeareahouseholdscouldbecategorizedas
middle and lower-middle income; the secondary trade area in-
cludes more moderate income households
Raciallyandethnically,thetradeareaismajorityAfrican-Ameri-
can(98%)*
*LatinoandHispanichouseholdsmayidentifyasblack,white,orotherincensus
data. Typically, Other includes mixed racial populations or sel-identifed as
such.ThegroupmayincludeLatinosorHispanicswhodonotidentifywith
anotherrace.LatinoandHispanicareethnicgroups,notracial,butmayinclude
people o several racial groups
Source:ESRIBusinessAnalyst;ERA2007
IncomeStatistics,2007
RacialandEthnicGroups,2007
-
8/3/2019 Benning Minnesota Study
19/39
Trade Area Population Age Cohorts
Agecohorts35through44willseeadeclineinpopulationover
the next fve years, a negative indicator or residential demand
Growthinthe55to64cohortwillincreasedemandforgoods
and services associated w/ Empty Nesters and those heading
towards retirement
Strongpopulationgrowthamongthe15to19and20to24age
cohorts indicates continued demand or amily-oriented goods and
services and young adult household ormation-oriented items such
as inexpensive urniture, quick service restaurants, bars, and pre-
prepared oods at supermarkets
Source:ESRIBusinessAnalyst;ERA2007
AreaPopulationbyAge,2007and2012
-
8/3/2019 Benning Minnesota Study
20/39
Benning Road-Minnesota Avenue NE Trade Area Household Profle
Ahigherpercentageofhouseholdsrenttheirhomes
(67%)thanown(33%)inthetotaltradearea.The
planned introduction o newer or-sale residential units
inthedevelopmentpipelinewillbegintoadjustthisratio
over time
Reviewingthetradeareashouseholdexpenditures
provides a snapshot o how households spend their
disposable dollars. In order to increase opportunities or
retail sales in the community, the retail submarket needs
to be able to capture more o the total expenditures
available
In2007tradearearesidentsspentatotalof$116mil-
lion on products and services in the categories repre-
sented on the graph. This is total spending everywhere,
notjustinthetradearea
Groceryrepresentsthehighestexpenditurescategory
in the trade area. Increasing the number o available ood
and drink establishments in the retail submarket may
oeranopportunitytoincreasemarketshareoftotal
available expenditures
Source:ESRIBusinessAnalyst;ERA2007
HomeOwnership,2007
HouseholdExpenditures(InMillions)byCategory,2007
-
8/3/2019 Benning Minnesota Study
21/39
DevelopmentPipelineofUnderConstructionandPlannedProjects
PipelineProjects
Plannedprojectsincludeatotalof:
1,861Residentialunits
44,480squarefeetofretailspace
712,553squarefeetofocespace
Inthefollowingprojects:
LotusSquare
285residentialrentalunits
ParksideMixed-UseDevelopment
500,000squarefeetocespace
1,500residentialunits(20%
aordable)
30,000squarefeetretailspace
MinnesotaBenningGovernmentCenter 14,480squarefeetofretailspace
212,553squarefeetofocespace
WoodsonHeights
76newresidentialunits
Source:ESRIBusinessAnalyst;ERA2007
-
8/3/2019 Benning Minnesota Study
22/39
Overview o Retail Market Demand Analysis
The purpose o the market analysis is to provide quantitative data that, combined with qualitative analysis in the Strengths-Weaknesses-Opportunities-
Threats (SWOT) section, inorm the retail development strategy or the submarket and provide a tool to DC government, private developers and retailers,
and community organizations or developing retail business opportunities.
Developing Estimates o Supportable Square Footage
A key component o the quantitative analysis is determining how much retail space is supportable in each submarket. To calculate this, retail demand or
spending within the trade area along with an estimate o the spending that the submarket could capture are measured. Various actors are taken into ac-
countindevelopingsubmarketcapturerates,suchasthequalityofexistingretailoeringsandtradeareacompetition.Retailspendingpotentialforeach
majorretailcategory(ConvenienceRetail,SpecialtyRetailandFood&Beverage/RestaurantsotherFoodService)isdividedbytheretailindustrystan-
dard or sales-per-square oot (sometimes called retail sales productivity) to arrive at an estimate o retail square ootage that the submarket can support.
Submarket demand is compared to supply by subtracting the existing retail inventory to determine the net supportable square eet or retail space.
Forpotentialfuturedevelopmentin2012,pipelineresidentialandcommercialprojects,andassociatedincreasesintradeareaexpenditures,arefactored
intofuturedemand.Onthesupplyside,thepipelineofunderconstructionandplannedretailprojectsissubtractedfromtheestimateofsupportable
retail space, as it is assumed that the new space will absorb an equivalent amount o space at the threshold productivity levels.
Generally speaking, retail market demand analysis should not be considered conclusive, as it combines typical and industry average perormance
measureswithprofessionaljudgmentbasedonlocalconditionsandknowledgeofthemarketandretailindustry.Thereareseveralfactorsthatwilldeter-
mine the success or ailure o any individual retail business; that is why the industry is constantly changing. This analysis is intended to guide the Retail
Action Strategy to opportunities to recruit potential successul retail categories based on estimated demand potential.
*Estimated retail spending potential is based on household spending patterns, household income and household composition as reported by the Consumer Expenditure Survey prepared
by the US Census or the US Bureau o labor Statistics. For retail sales productivity rates, ERA used a range o retail industry-based sales per square oot estimates based on the compa-
nysexperienceinurbancommercialdistrictssimilartoeachindividualsubmarket,asshoppingcenterindustrystandardsdonotalwaysreectcomparableperformanceineithermarket
orientation or fnancial structure by locally-owned businesses or by smaller/older commercial buildings.
-
8/3/2019 Benning Minnesota Study
23/39
Retail Demand: Primary Trade Area Supportable Retail Space
Retailersmeasurebusinesssuccessbycomparingtheirsalespersquarefootorproductivityagainsttheircostsandrevenueobjectivesaswellasreport-
edretailindustrystandardsforcomparabletypesofstores.Theamountretailerscanaordtospendforrentisalsodeterminedbyannualsales(boththe
total amount and sales per square oot per year). Retail rents usually range between 8 percent and 12 percent o total annual sales. This industry stan-
dard is a benchmark by which retail perormance can be determined.
Localretailerswhosesalesfallbelowtheseindustrystandardsmaybeconsideredtobeunderperforming;thereasonsforunderperformancemaybe
a result o the size o the market, stronger competitors with better merchandise, merchandising, and/or better pricing, or undercapitalization. Under-
perorming retailers may cause the analysis o supportable square ootage to be underestimated. The higher perorming operators can capture market
share rom existing retailers as well as new customers not currently patronizing a commercial district. When considering a commercial location or district
such as the submarkets included in this analysis, retailers oten review the levels o rent achieved by property owners as an indication o the level o sales
that other retailers are generating.
Loweraveragerentlevelsalsoinuencetheamountthatpropertyownerscanaordtoinvestinpropertyimprovementstoretainexistingtenantsor
recruitnewones.Ifpropertyownersareunabletooertenantimprovementsbecauserentsaretoolow,theretailersarethenrequiredtoincreasethe
amount they must spend to prepare a building to become a store, ca, or consumer service business. The greater the amount the retailer is required to
invest in space improvements, the greater the fnancial risk, resulting in additional fnancial pressures during the early years while the retailer is becoming
establishedandbuildingacustomerbase.Districtspresentingahigherriskoffailurehavedicultyattractingwellmanaged,wellcapitalizedbusinesses.
Thisrelationshipestablishestheconnectionbetweenthetotalsalesthatretailerscanachieve,theamounttheycanaordtopayinrent,andwhetherthe
propertyownerswillbewilling(orable)toinvestinmajorneededbuildingupgrades(electricalsystems,HVAC,tenantimprovements)toattractorretain
retail tenants.
-
8/3/2019 Benning Minnesota Study
24/39
Trade Area Resident Spending
Retailopportunitiesaremeasuredusingtradearearetail
expenditures, which describe consumer spending patterns
Expenditurestypicallycoverresidentspending,buthave
beenadjustedtoincludeworker,visitor,andotherspend-
ing, as appropriate
Keycategoriesinclude:
ApparelandApparelServices
EntertainmentandRecreation
PersonalCare
HouseholdFurnishingandEquipment
Grocery
FoodandDrinkAwayfromHome
EntertainmentandRecreationincludesexpenditures
such as ees and admissions, TV/video/sound equipment,
pets, toys, recreational vehicles, sports equipment, photo
accessories, and reading
PersonalCareincludesstoressuchas,drugstores(ex-
cluding prescription drugs) cosmetic stores, and services
(nail salons, hair salons, shoe repair, etc.)
Grocery(foodanddrinkforconsumptionathome)
absorbs the most expenditures or the households in the
trade area
Source:ESRIBusinessAnalyst;ERA2007
TradeAreaExpendituresByCategory(InMillions),2007
$116MillionTotal
-
8/3/2019 Benning Minnesota Study
25/39
Capture rates
A capture rate is calculated as a percentage o sales
expected rom households or inow shoppers in the entire
trade area.
Therateisdevelopedbyexaminingthetradeareasex-
istingretailoerings,qualityofretailers,thepotentialfor
increased sales with improved retail operations, size o the
tradeareaandaprofessionaljudgmentconsideringnearby
competition and other available retail purchasing opportuni-
ties or customers.
The analysis utilizes capture rates specifc to the trade area
to calculate likely on-site spending within the retail submar-
ket. For example:
A10%capturerate=$10ofevery$100spentwilloccur
in the retail submarket
Notethat100%capturerateisnotpossible,astherate
reects all retail purchasing opportunities available to the
shoppers in the trade area
Thecapturerateisgenerallyamajordeterminateofa
retailsubmarketsviability
Source:ESRIBusinessAnalyst;ERA2007
Benning-Minnesota Submarket Capture Rates By Category
-
8/3/2019 Benning Minnesota Study
26/39
Estimated Captured Spending within the Retail Market
CapturedspendingintheBenningRoad-MinnesotaAv-
enuetradeareawasestimatedtobe$19.8millionin2007
comparedtototaltradeareaspendingof$116millionin
the same year
CapturedspendingintheBenningRoad-Minnesota
Avenuetradeareaisexpectedtobe$22.8millionin2012
comparedtototaltradeareaspendingof$140millionin
the same year
ERAestimatesby2012thatGroceryspendingwillac-
countformorethan$12.2millionannuallyandFoodand
Drink(awayfromhome)willaccountformorethan$4.4
million annually
Capturedspendingintheretailtradeareaisexpectedto
increasebyalmost$3millionbetween2007and2012,due
mostly to changes in population and income levels
Source:ESRIBusinessAnalyst;ERA2007
EstimatedCapturedRetailTradeAreaSpending,2007
Estimated Captured Retail Trade Area Spending, 2012
$19.9Million
$22.8Million
-
8/3/2019 Benning Minnesota Study
27/39
Productivity and Typical Store Size
Acalculationofstoreproductivityistypicallybasedon
optimal perormance o quality retailers, not actual opera-
tors
Howeverthelowerqualityoftheretailspaceavailablein
this retail submarket requires that a lower than optimal
productivityratemustbeusedtoadjustthesupportable
square ootage calculation
Thesquarefootageofretailtypedoesnotindicatenum-
ber o stores since stores sizes vary
Typical stores sizes might be:
Apparel3,500SF
Accessories2,00010,000SF
PersonalCare2,00010,000SF
HouseholdFurnishings3,50010,000SF
GroceryStores-30,000to65,000
Restaurants3,0006,000+SF
QuickServicefood1,2003,500SF
Theretailsubmarketoeringscouldbeanchoredbya
supermarket, a collection o restaurants, and neighbor-
hood-ocused goods and services
Thebestwaytoestimateasitesproductivityistoassessannuals
salespersquarefootforcomparableprojects
Thetypeofretailoftenimpactsthesalespersquarefoot(i.e.jewelry
versus urniture)
While the productivity rates used or this submarket were based onnational averages as reported by the International Council o Shopping
Centers (ICSC), ERA used the lower national rates to reect space limi-
tations and likely perormance in the submarket. The rate still reects the
minimum productivity that would be needed or a quality retail operation
return on investment.
Source:ESRIBusinessAnalyst;ERA2007
Benning-Minnesota Submarket Comparable Productivity
-
8/3/2019 Benning Minnesota Study
28/39
2007NetSupportableSquareFeet
Basedonthecurrentandprojectedlevelofhouseholdsspendingin
the market area, the Benning Road-Minnesota Avenue NE submarket
cansupportbetween52,100and69,300squarefeetofretailin2007
Theexistingretailinventorytotals450,026squarefeetwithintheretail
submarket. In order to take into account the lower quality space it was
discountedto283,516squarefeet(seedetailedexplanation)
Theretailsubmarkethasanegativenetsupportablesquarefootrange
between(231,416)and(214,216)in2007
Althoughadditionalresidentialunitsandemploymenthavebeenin-
cluded in the calculation, signifcant existing inventory creates a situation
o negative demand potential
Source:ESRIBusinessAnalyst;ERA2007
EstimatedNetSupportableSquareFeet2007
-
8/3/2019 Benning Minnesota Study
29/39
2012 Net Supportable Square Feet
Basedonestimatedtradeareaexpendituresandcapturerates,the
Benning Road-Minnesota Avenue NE submarket can support between
59,800and79,700squarefeetofretailin2012
Thereisapproximately44,480squarefeetofnewretailplannedfor
the trade area including retail at Parkside and the Minnesota Benning
Government Center
Theexistingretailsquarefootageandplannednewprojectsaresub-
tracted rom the subtotal to arrive at net supportable square ootage or
2012
Thereanegativenetsupportablesquarefootrangebetween(286,196)
and(248,296)by2012
Althoughadditionalresidentialunitsandemploymenthavebeenin-
cluded in the calculation, signifcant existing inventory creates a situation
o negative demand potential. Redevelopment, reconfguration and/or
selective reduction o existing inventory may help reduce the total nega-
tive net supportable square eet
Source:ESRIBusinessAnalyst;ERA2007
Estimated Net Supportable Square Feet 2012
-
8/3/2019 Benning Minnesota Study
30/39
What Does Negative Supportable Square Feet Mean?
Negativesupportablesquarefeetindicatesthat,atacertainpointintime,theremaybemoreretailspacethanthecurrentmarketexpenditure
potential can support
ManyexistingretailersinWashingtonDC
Operateinlowerpricedspacesthatcanbeconsideredfunctionallyinecient/obsolete(toosmall,tooshallow,inpoorcondition,etc.);or
Arenotwellcapitalizedtocompeteinanimprovedenvironment.ERAhasdiscountedthesquarefootageoftheseretailersinmany
areastoreectthequalitative/competitivedierencesinoperatingcapacity
Marketsevolveandshiftastheamountandtypeofavailableretailchanges;whattodaymayappeartobeoversupplycanattractnewspendersfrom
outsidetheimmediatetradeareaandbecomepositiveovertime(suchasAdams-MorganordowntownWashingtonneartheVerizonCenter).Anega-
tivesupportablesquarefootageestimatein2012doesnotmeananareaispermanentlyoversupplied
Retailsubmarketsmayhaveastoremiximbalanceandunfullledretailpotential.Theseareasmayhavetoomuchofonekindofretailandnot
enough o other types. An improved retail mix could increase demand and reduce the perceived oversupply o space.
Theretailsubdmarketstrategieswillincludeprogramsandincentivestoassistlocalretailersoperatingingrowth/expandingmarketswheresubstan-
tial new retail is being introduced
-
8/3/2019 Benning Minnesota Study
31/39
Commentary on the Current Retail Inventory
According to CoStar Group Real Estate Inormation Services, there is
450,510 square eet o retail space in the Benning Road-Minnesota
Avenue retail submarket. To determine net supportable square eet, the
existing retail space is subtracted rom the gross supportable square
feet.Onemajordeterminantofopportunityreliesonthequalityofthe
existingspacehowcompetitiveisthespacerelativetotherestofthe
trade area and other competitive districts?
ArecentstudyofGreatStreetsneighborhoodretailfortheOceofthe
Deputy Mayor or Planning & Economic Development studied the quality
o the existing retail space in several commercial districts to determine
the easibility o a tax increment fnance ( TIF) district, including Benning
Road-Minnesota Avenue. While the study area did not coincide directly
with the trade area, the assessment o the relative quality o the existing
building stock suggests the general condition o the property inventory
in the area.
Thestudyconcludedthat37%oftheretailinventoryinthetradearea
was Grade C, or inadequate, or contemporary retailing needs. It also
statedthat30%ofspacewasclassiedasbuildtosuit(BTS),mean-
ing space constructed or a specifc purpose or tenant in such a manner
thatmakesconversiontoanotheruseortenantimpractical.Only9%
and24%wereratedClassAandB,respectively.Inordertocalculate
supportable square ootage, the existing space was discounted by
removing the Grade C inventory rom the equation.
Retail opportunities are limited in the retail submarket partially due to
poor quality o existing retail space, limited household incomes, and a
lower concentration o households.
Source:DCOceofDeputyMayorforPlanningandEconomicDevel-
opment
-
8/3/2019 Benning Minnesota Study
32/39
Multiplefactorswillultimatelyaectthesupportablesquarefeetandsuccessoftheretailsub-marketsoeringsoverthelong-term
The success and appeal o a retail district is directly linked to its
merchandise mix and its unction as a destination.
Incorporating other uses and programs may limit retail space,
butcomplementoverallproject
The trade areas are capable o spending a certain amount. Imore$$arespentinonestoreless$$willbespentelsewhere
Astoressize,placementwithinthedistrict,interiorandstorefront
design are part o total appeal or customers
Price-points and merchandise should accurately reect the demo-
graphics and liestyle characteristics o the customers
Merchandise quality/price positioning/merchandising/mark-up
relative to cost o goods, as well as store size and other operating
factors,inuencearetailersprotability(Sales/SF)
FactorsAectingStoreSupportableSquareFeet,2007
FactorsAectingStoreProductivity
Well-formedMerchandise Mix
Higher Store Productivity
Incorporation of OtherUses
(231,416) (214,216) SF(225,716) SF
Stores Cater to MarketCharacteristics
Location, Design, &Configuration
Type of Store
Low Sales / SF High Sales / SF
-
8/3/2019 Benning Minnesota Study
33/39
Detailed captured retail spending on site by category and market
2007PotentialCapturedSpendingonSite 2012 Potential Captured Spending on Site
-
8/3/2019 Benning Minnesota Study
34/39
Benning Road - Minnesota Avenue Strategy
-
8/3/2019 Benning Minnesota Study
35/39
Benning Road-Minnesota Avenue
Introduction
The area around Benning Road and Minnesota Avenue is experiencing redevelopment and has the potential to become a more robust and in-
tegratedsubmarket.ItisatransitionalcommunityandstrategicallylocatedontwoMetrolines(BlueandOrange),andwithmajorthoroughfares
runningthroughoraroundtheareaincludingEastCapitolStreet,MinnesotaandKenilworthAvenues,andBenningRoad.Theareaisproximate
toaDCgovernmentocebuilding(currentlyunderconstruction)andtheParksidedevelopment.Totalpopulationinthetradeareaisprojected
toincreasefrom27,537in2007to33,378in2012;anannualaveragegrowthrateof3.92%.
However,thesubmarketisfacingredevelopmentandretailgrowthchallenges.Theaveragehouseholdincomeinthetradeareaisjustunder$33,000,
indicating a low to moderate amount o trade area buying power. Income and median net worth is greater in the primary trade area than in the sec-
ondary because o a higher percentage o homeownership. The primary trade area contains stable neighborhoods, single amily homes and lower-
middle income amilies. The secondary market contains more single head o household amilies with children living in multi-amily rental apartments.
Highest household annual expenditures in both areas are or ood and drink away rom home.
The retail inventory in this submarket contains a substantial amount o lower quality space. According to the Retail Market Demand Analysis about37%ofthetotalexistingretailspaceisGradeC,orofdiminishedqualityandmaintenance.
The Benning Road-Minnesota Avenue submarket currently has signifcantly more retail than the consumer base can support, explaining the poor
quality o much o the existing retail. Signifcant new residential development is planned or the submarket over the next fve years, though not
nearly enough to absorb all the excess retail. The key to retail development in this submarket is to create a central location with a critical mass o qual-
ity retail that can serve both existing community needs and attract commuter/regional shoppers. Existing retailers capable o adapting their business
modelstothenewcentralshoppingdistrictshouldbesupportedintheireortstorelocatetothenewmixed-usedevelopmentpropertiesforim-
proved retail perormance.
Based on the SWOT Analysis, Retail Demand Analysis and Preliminary Planning Diagrams completed as part o this submarket analysis, themostecientapproachtomaximizingthevalue,mixandappropriatenessofretailinthissubmarketrequiresacknowledgingthefollowingbasic
assessments o the area and then taking the specifc actions listed below.
Merchandising Concepts
RedevelopmentoflargeparcelsattheintersectionofMinnesotaAvenueandBenningRoadoertheopportunitytoimprovetheoverallmerchan-
dising o the submarket by bringing retail tenanting decisions under control o ewer property owners. As a community shopping center, striving
to become a regional center, East River Park Shopping Center should recruit a mix o restaurants and large ormat retailers. To continue to serve
neighborhood needs, the best existing retailers rom throughout the submarket should be given the opportunity to re-locate to the new center.
-
8/3/2019 Benning Minnesota Study
36/39
ThesuccessoftheBenningRoadDennysRestaurantsouthofEastCapitolStreethasdemonstratedthepotentialforotherrestaurantstocre-
ate a small cluster around the Benning Road Metro. This would be a positive enhancement o what is otherwise primarily neighborhood-serving
retail.
Thepositioningstrategiesforthetwonodesshoulddier,basedonthescaleoftheopportunitytorepositioneachsub-area,aswellasthecom-
petitive position o each. The opportunity to reposition the small commercial cluster at the Benning Road Metro station is constrained by both
the limited site capacity (shallower store depths and less land area) and more limited space to create a greater critical mass o retail and services.
Node 1- Minnesota Avenue: The concept or this node is to create a new destination shopping center that will serve North East DC and
adjacentPrinceGeorgesCountyneighborhoods.Thisnodehassucientparcelsizeanddepthstocarrylarge-formatandmid-formatretail.
Large-formatcategorydominanttenantssuchasPetcoorPetsMart(rangingfrom8,000to12,000squarefeet),and/ormid-formatprice-point-
sensitivefashionsuchasMarshallsorT.J.Maxx(15,000to25,000squarefeet)shouldanchorthisnodeforapparel,accessoriesandgifts.The
price point o these stores is appropriate or the income level and rental/ownership mix o the primary and secondary trade areas; there is little
retail in the two nodes today that would compete with these concepts. Additional tenants might include a well-known ftness center such as
GoldsGym,WashingtonSportsCluborResultsGym(typicalsizesrangefrom3,000to5,000squarefeetofspaceforcommercialgymfacilities);
a Curves gym uses less space, as little as 2,500 square eet. Additional space should be planned or quick-service and table-service restaurants
andacafe/bakerytoappealtobothresidentsandcommuters(suchasDunkinDonutsorJavaHut)andabroadrangeofneighborhoodgoodsand services such as a bank, dry cleaners, hair care or other service uses (see next paragraph). The number o rental units in the area may also
suggestadditionofanewLaundromatlocatednearfoodandbeverageandservicebusinesses.Additionoflargerformatstoresandrenovation/
re-tenanting o the existing (but underperorming) retail center properties at the intersection o Minnesota Avenue and Benning Road would ad-
dressbothresidentneedsaswellascapturingagreatershareofcommuterexpenditures,whichtodaymaybegoingtoPrinceGeorgesCounty.
Node 2- Benning Road Metro Cluster: The retail positioning strategy or this node should ocus on a selected range o convenience and
neighborhoodservingretailuses.Quick-servicerestaurantssuchasCluckU;abankwithATMaccess;independentorsmallchaincoeeshop
(suchasMayorgaCoeeorDunkinDonutsatabout850to1,200squarefeet);adrugstoresuchasCVS(approximately6,000to8,000square
eet) and a dry cleaners with tailoring to provide services to Metro passengers (at about 1,000 to 1,500 square eet) would serve both resident
and commuter spending needs, and would ft into the existing retail buildings and site capacities than larger tenants.
Urban Design Improvements
The East River Park Shopping Center and other developments along Minnesota Avenue south o Benning Road should be oriented to ace Min-
nesotaAvenuetoprovideaninvitingandvisiblefacetoallthepedestrianandautomobiletrac.Thiswouldalsotakeadvantageofthewide
sidewalks along this corridor to truly animate the area as a shopping location. Streetscape guidelines should be implemented to promote a
soter, pedestrian environment along Minnesota Avenue. At the southern end o the Minnesota Avenue node, the Discount Mart lot should be
redeveloped to better establish the corner o Minnesota Avenue and East Capitol Street.
-
8/3/2019 Benning Minnesota Study
37/39
In the Benning Road node, the area is ar more residential with limited potential or retail expansion. Streetscaping should seek to improve the
pedestrian experience with planting, street urniture and other means o sotening the landscape while providing improved automobile access
to Benco Shopping Center and the restaurants surrounding the Benning Road Metro station. In both nodes, connections to the Metro station
should be improved to provide saer access or pedestrians.
Transportation Improvements
Several transportation inrastructure issues have already been raised as part o the Great Streets Initiative analysis o Benning Road. Benning
Road, with its raised approach to Minnesota Avenue rom the west, creates both a north-south barrier and a challenging pedestrian experience
even moving east-west across Minnesota. I the approach itsel can not be improved, the addition o a proposed streetcar line and better Metro
connection would still be signifcant steps.
Site & Market Capacity or Improvement
ThesubmarketiscomprisedoftwonodesalongMinnesotaAvenueandalongBenningRoadthathaveverydierentpotentialfordevelop-
ment based on their existing lot sizes and the retail ootprints they could support.
Minnesota Avenue, particularly surrounding the intersection with Benning Road, is home to large parcels that are, or could eventually be con-
trolled by single owners. In particular, the East River Park Shopping Center is a prime redevelopment opportunity. Its proposed redevelopment
as a mixed-use residential/retail center should be supported. The other corners o the Minnesota-Benning intersection could eventually be
assembledanddevelopedtocreateatrueregionalshoppingdrawthatwouldcapitalizeonthecommutertracandeachstageofnewresiden-
tialandocedevelopmentinthearea.EastRiverParkShoppingCenterisapriority;however,asitisnotencumberedbytheautomobileand
pedestrianchallengesposedbytheraisedBenningRoadasitapproachesMinnesotafromthewest.Qualitystorefrontdesign,signageand
wayfnding can modiy but not eliminate the challenge o the raised road.
Retail Support
TheDistrictthroughtheDepartmentforSmallandLocalBusinessDevelopmentorthereStoreDCprogram,shouldprovidetechnicalassis-
tance to existing retailers in the submarket to reposition their businesses to capitalize on market changes and to better serve the existing market.
Specifc assistance should be ocused on identiying retailers capable o competing and succeeding in newly redeveloped mixed-use centers,
with a program similar to that used in Columbia Heights to identiy local retailers or inclusion in new developments.Supportable Square Footage and Evolving Markets
The Benning Road/Minnesota Avenue NE study area is characterized by conditions that exist in many o the underserved areas o Washington
DC. There is a market or retail goods and services, but there is also a large concentration o existing retail space that is substandard, in need
o substantial reinvestment and a limited amount o incremental new market support. Approximately 44,500 square eet o new retail space is
proposedintheParksidemixed-usedevelopment(30,000squarefeet)andabout14,500squarefeetofretailspaceintheMinnesota-Benning
BenningRoadMinnesotaAvenue
-
8/3/2019 Benning Minnesota Study
38/39
GovernmentCenter.Whenthesepipelineprojectsaretakenintoaccountalongwiththelargeamountofspaceinneedofsubstantialreinvest-
ment and improvement to be considered competitive, the Benning Road/Minnesota Avenue NE nodes will include more retail space than is
supportable under existing and near-term market conditions. This estimate, sometimes indicated by so-called negative supportable square
footage,shouldnotbeviewedasapermanentcondition,andwillbeaectedbybothnear-termimprovementsaswellaslonger-term(beyond
theve-yearstudyperiod)growththroughprojectssuchastheprojectsdescribedinthemarketanalysistheyareprimarilyresidential,and
would add approximately 4,400 new residents to the study area. Available expenditures and the rate at which retail businesses in both the Min-nesota Avenue node and the smaller Benning Road Metro station node can capture a share o those expenditures will depend on both potential
increases in median household income levels over time as well as by the quality and quantity o retail uses that are either retained or recruited to
the area.
To put into perspective the incremental resident demand needed within the primary and secondary trade areas to balance the planned under-
supported/negativespace,twoprimaryfactorswereconsidered.Usingadisposableincomeestimatebasedonpresentandprojectedmedian
household income levels or the primary and secondary trade areas and reasonable capture rates, expenditures rom approximately 55,500 addi-
tional households would be required to place retail supply and demand in balance, ar more than the 2,122 units currently proposed. The larger
conclusion which might be drawn is that there could be too much underutilized and underperorming retail space in this zone and the develop-
ment momentum will not be present in the near term to support all o it. It should also be noted that market balance is not solely dependent onresidentconsumers,althoughthatisthebenchmarkmeasurementused.Additionofover700,000squarefeetofocespacewouldalsoadd
incremental retail support or the same convenience, consumer service and ood service that would attract residents.
Based on capturing a reasonable percentage o household income spent on retail/dining/consumer services and an assumed rate o capture
reectingagood,typicalmixofavailableoerings,eachnewresidentinacommercialareasupportsbetweenfourandsevensquarefeetofretail
space. Each new employee will support between two and fve square eet o space. Because this study area does not contain destination visitor
attractions,thevisitormarketisnotexpectedtobeamajorfactorinsupportingretailineithernode.Inareasthatincludevisitorattractions,each
visitortypicallysupportsbetweenone-halfandoneandone-halfsquarefeetofretail,farlessthaneithertheresidentoroceworkermarketseg-
ments.Inallcases,therangeofsupportablesquarefootageisbasedonavailableretailoerings,thequalityofthepublicspacesandcontinuity
o retail within the corridor, and relative proximity to where people live and work.
KeyRecommendations
1. Treat the Minnesota-Benning submarket as two distinct retail nodes, with intensive, higher-density development o large ormat retail in the
Minnesota Avenue node and support or an improved mix o smaller-scale, neighborhood serving retail in the Benning Road node to serve local
needs around the Benning Road Metro station.
2.IntheMinnesotaAvenuenode,urbandesignanddevelopmenteortsshouldtargetthefollowing.
-
8/3/2019 Benning Minnesota Study
39/39
a. Redevelopment o retail centers should orient stores to ace Minnesota Avenue
b. Streetscape guidelines should be implemented to promote a pedestrian environment along Minnesota Avenue.
c.TheDiscountMartLotshouldberedevelopedtobetterestablishthecornerofMinnesotaAvenueandEastCapitalStreet.
3.IntheBenningRoadnode,urbandesignanddevelopmenteortsshouldtargetthefollowing.
a.Makestreetscapingimprovementsvialightingandtraccalmingtoimprovethepedestrianexperiencewhileprovidingimprovedauto
mobile access to Benco Shopping Center and the restaurants surrounding the Benning Road Metro station.
4. Transportation Improvements should include the ollowing.
a. Improving street-level connections to Benning Road west o Minnesota Avenue
b. Implementing plans or a proposed streetcar line along Benning Road.
c. Improving pedestrian connections to Metro stations.
5.Supportexistingretailersbyprovidingtechnicalassistancerelatedtoadaptingtotheirevolvingmarketandtheareaschanging
demographics, including:
a. Revising their merchandise mix
b.EstablishingaprogramtoidentifyandassistlocalretailersinsecuringstorelocationsaspartofanymajorredevelopmentofEastRiver
Park Shopping Center.