MINC meeting 2003 Pipelines: analyzing structural MR data Jason Lerch.
lerch early seminar - visions for urban development in montgomery county
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■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ Visions of Urban Areas in Montgomery County Next Up: Bethesda Central Business District November 15, 2013 Presented by Lerch, Early & Brewer’s Land Use Practice . www.lerchearly .com
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Developers, property owners, architectural and engineering consultants, real estate brokers, smart growth advocates and lenders joined the attorneys of Lerch, Early & Brewer's land use practice at Columbia Country Club for a discussion on the future of urban areas in Montgomery County. Primarily concentrated around metro stops, these areas drive the economic growth of the County. Transit-oriented development in White Flint, Silver Spring, Wheaton, Gaithersburg, Germantown Rockville, and Bethesda is pivotal to Montgomery County as the area seeks to attract an increasingly diverse, technologically savvy, well-educated population looking for walkable places to work, live, and play. In 1994, the Bethesda CBD Sector Plan was created as a blueprint for Bethesda's development. Since then, Bethesda has emerged as the economic engine of Montgomery County and a showpiece for mixed-use, transit-oriented development. What's next? The upcoming Bethesda CBD Sector Plan review is a significant harbinger of planned urban design for the County. The Sector Plan process reevaluates original functions, design goals, and the desired environment. It also provides opportunities for new development and opens debate about what "smart growth" means for Bethesda and Montgomery County's future.
Transcript of lerch early seminar - visions for urban development in montgomery county
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Visions of Urban Areas in Montgomery CountyNext Up: Bethesda Central Business District
November 15, 2013
Presented by Lerch, Early & Brewer’s Land Use Practice
.www.lerchearly.com
Gwen WrightDirector
Montgomery County Planning Department
From Wedges and Corridors to Centers and
BoulevardsMontgomery County
in the 21st century
Montgomery County: what are we known for?
Stream Valley Park System Agricultural Preservation
Program MPDU Program Downtown Silver Spring Downtown Bethesda Great single family
neighborhoods Good schools
Montgomery County today The County is changing – it is getting more diverse, it is
getting older, and the population is increasing at a slower pace
Use of transit is being embraced…transit rich neighborhoods are changing
We are not as attractive to millennials as a number of other jurisdictions in the area
To keep pace, we need to focus on the transit rich areas and build communities that offer “10 minute living”
We need a continued focus on infill and redevelopment near transit instead of “greenfields” development
We need a finer-grained approach to planning
Wedges and corridors are evolving into centers and
boulevards
Transit is the answer.
Establishing Landmarks and Icons: Strathmore Hall/Corby Mansion Strathmore Concert Hall D.C. Marker, Friendship Heights Madonna of the Trails, Bethesda Bethesda Crescent Building and Public Art Bethesda Naval Medical Building
Challenges ahead Developing plans that create a hierarchy of unique,
livable centers, which address economic functions and roles:• Mixed-use downtowns with density near transit• Specialized centers (for example, NIH or Shady
Grove Life Sciences Center)• Housing and more typical suburban centers • Historic and rural villages
Putting the “T” in TOD Providing high quality open spaces including urban
parks and public spaces Establishing place-making features and recognizing
the unique characteristics of different parts of the County
Case Study: Bethesda
Evolution from a suburban strip to a 21st century, fully functioning downtown
Bethesda’s Evolution:1970’s-Focus on Transit• Metro Location Decisions• Public Projects• Planning Policies:
• New Sector Plan• New incentive zoning tool – CBD
zones• Staging of development
Bethesda’s Evolution: 1980’s
Stage I: Metro Core Stage II: Development Competition:
• Sector Plan Amendment• Development Guidelines and Selection
Criteria:– Housing – Compatibility– Connection to Metro and streetscape– Visual and functional effectiveness– Public open space and amenities– Public art
Bethesda’s Evolution:
1990’sNew Sector Plan:• Retail development• Creation of Public Amenities• Theaters
Public Projects:• Public parking • Housing• Schools• Continued emphasis on open space
Bethesda’s Evolution Continues:2000’s• Build-out around Bethesda Metro Center Continues• Focus on Woodmont Triangle per Sector Plan goals• Continued development in Bethesda Row Neighborhood
What’s Next? 20 Year Tune Up
Bethesda as a sustainable downtown Build on current “10 minute living” traits Reinforce and enhance as a retail and entertainment destination Character of Wisconsin Avenue and other streetscapes – how buildings meet the street More special urban gathering places
“Men come together in cities in order to live; they remain together in order to live the good life.”
Aristotle
Matt HopkinsDirector of
Architecture and Sustainability Streetsense
M
M
TRIANGLEURBAN MIX
LOCAL ENTERTAINMENT
NG&S
CBDURBAN OFFICE
REGIONAL BUSINESS LUNCH ONLY
ACCESSORY RETAIL
THE ROWMAIN STREET RETAIL
REGIONAL DESTINATIONMIXED RETAIL
MAINTAIN MIXMORE CONNECTION
MORE OFFICEMORE PARKING
MORE PARKWALK / BIKE
MORE RESIDENTIALMORE CONNECTIONLESS RAISED PLAZAS2ND METRO ACCESS
STREET DESIGN1ST FLOOR FACADES
MORE RESIDENTIALMORE CONNECTION
MORE PARKINGMORE PARKWALK/BIKE
NEEDS CENTER
Active Street = Open Wallet
Pedestrians are the Lead Species Indicator of a Healthy Environment
James McCandless Director of Retail
Streetsense
EMERGING RETAIL TRENDS
Streetsense.
Changing Face of Retail
Vibrant Street’s Strategy
TOPICS:
Changing Face of Retail
100 YEARS OF RETAIL IN AMERICA
Shopping Center Growth Curves
Leading up to the downturn in 2008, Wall Street and the Investor Market was driving Retail Expansion
Many major retailer lost sight of sound expansion strategies resulting is store cannibalization and dilution of brand
National retailers will be scaling back on new growth moving forward with some stores reducing the store count by 50% over the next fi ve years
1. OVER SUPPLY OF MAJOR RETAIL BRANDS
Post 2008 the Baby Boomers started to cut back spending, part icularly with respect to Goods and General Merchandise
The X & Y Generation is becoming a signifi cant buying force focused on “Experience” over “Things”
The new shopper is brand Conscious but not brand Loyal and views most national retai lers as a commodity
National and Local Retai lers are adjusting to the new buying patterns and trying to regain their footing….There wi l l be some winner and losers
2. MAJOR CHANGE IN CONSUMER BUYING PATTERNS
PLACE MATTERS TO TODAY’S RETAILERS…THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL
RETAIL HAVE NEVER BEEN STRONGER
Washington DC’s F Street
Annual gross sales over $1,000/sf
PLACE MATTERS TO TODAY’S RETAILERS…THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL
RETAIL HAVE NEVER BEEN STRONGER
The Shops at Wisconsin Place
Annual gross sales: $500/sf
PLACE MATTERS TO TODAY’S RETAILERS…THE CONNECTION BETWEEN DESIGN AND SUCCESSFUL
RETAIL HAVE NEVER BEEN STRONGER
Bethesda Row
Annual gross sales over $1,500/sf
Vibrant Streets
DEFINING RETAIL
Retail as Amenity
Retail as Commerce
Retail as Civic Use
Retail as Identity
Retail as $$$ Generator
PURPOSE OF RETAIL
equilibrium
SUPPLY/DEMAND
Neighborhood Goods & ServicesSaturday errands
Food & BeverageDinner date, Game day
General Merchandise, Apparel, Furnishings & Other
Durable goods, Gifts
RETAIL CATEGORIES
Basic Needs
•Grocery•Pharmacy•Florist•Dry Cleaners•Nail/Hair Salon•Wine/Liquor Store
NEIGHBORHOOD GOODS & SERVICES (NG&S)
Dining Out
•Restaurant•Cafe•Bar•Coffee Shop•Sub Shop• Ice Cream Store•Fast Food
FOOD & BEVERAGE (F&B)
Shoppers’ Goods
•Clothing Store•Shoe Store•Furniture Store•Electronics Store• Jewelry Store•Bookstore•Home Décor Store•Hardware Store•Sporting Goods Store•Card Store•Office Supplies Store•Pet Store•Toy Store•Discount Variety Store•Thrift Store
GENERAL MERCHANDISE, APPAREL, FURNITURE & OTHER (GAFO)
RETAIL MARKET FUNDAMENTALS
Small-Scale Shopping StreetsCarytown • Richmond, VA
North Market Street • Frederick, MD
Main Street • Manayunk, PA
Charles Street • Boston, MA
Oak Street • Chicago, IL
study of model vibrant streets
Destination StreetsWalnut Street • Philadelphia, PA
Newbury Street • Boston, MA
North Michigan Avenue • Chicago, IL
Third Street Promenade • Santa Monica, CA
Champs-Elysees • Paris, France
Omotesando Dori • Tokyo, Japan
Madison Park • Seattle, WA
Bethesda Row • Bethesda, MD
East Davis Street • Culpeper, VA
O’Donnell Square • Baltimore, MD
Atlantic Avenue • Brooklyn, NY
First, we studied, measured, and investigated 16 model vibrant
streets…
Model Vibrant Retail Streets
study of model vibrant streets
Upper Floor Uses
Avg Sidewalk
WidthStreetsca
pe Design
Located within a
BID
Supported by an
Assoc./Org.
Within an Historic Dist.?
Underground Utilities?
Residential Population
Median Household
IncDaytime Populatio
n
Average Retail Rents
Condition of
Ownership?
Retail Vacancy
Rate
Mix of Retailers
Locals : Nationals
Cultural Anchor?
Average Daily Traffic
Count
walkscore
Vehicles per HH
# of Bus
Routes
Subway/LR/ Streetcar
Stop
Parking Facilities
From these streets, we extracted data in 39 different
research categories.
Crime Statistic
s
Site Conditio
n
Civic Uses
No. of Blocks in Length
Primary Customer?
No. of Tourists
Avg. Building Height
Year Establish
ed
Researching Common Elements
VIBRANT STREETS PROCESS
ABOUT MORE THAN RETAIL
© Lerch, Early & Brewer, Chtd. 2013 www.lerchearly.com
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For more information
Lerch, Early & Brewer, Chtd.3 Bethesda Metro Center
Suite 460Bethesda, MD 20814
(301) 986-1300www.lerchearly.com
Thank you for your participation52
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