Visions of Urban Areas in
Montgomery County
Next Up: Bethesda Central Business
District
Presented by Lerch, Early & Brewer...
Gwen Wright
Director
Montgomery County
Planning Department
From Wedges and Corridors
to Centers and Boulevards
Montgomery County
in the 21st century
Montgomery County:
what are we known
for?








Stream Valley Park System
Agricultural Preservation Program
MPDU ...
Montgomery County today
 The County is changing – it is getting more diverse, it is
getting older, and the population is ...
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, Friendsh...
Challenges ahead







Developing plans that create a hierarchy of unique, livable
centers, which address economic fu...
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...
Bethesda’s Evolution:
1980’s
Stage I: Metro Core
Stage II: Development Competition:
• Sector Plan Amendment
• Development ...
Bethesda’s Evolution:
1990’s
New Sector Plan:
• Retail development
• Creation of Public Amenities
• Theaters
Public Projec...
Bethesda’s Evolution Continues:
2000’s
• Build-out around Bethesda Metro Center Continues
• Focus on Woodmont Triangle per...
What’s Next? 20 Year Tune Up
 Bethesda as a sustainable downtown
 Build on current “10 minute living” traits
 Reinforce...
“Men come together in cities in
order to live; they remain
together in order to live the
good life.”
Aristotle
Matt Hopkins
Director of Architecture
and Sustainability
Streetsense
M
MAINTAIN MIX
TRIANGLE
MORE CONNECTION
MORE OFFICE
URBAN MIX
MORE PARKING
LOCAL
ENTERTAINMENT
MORE PARK
WALK / BIKE
NG&S

M...
Active Street = Open Wallet

Pedestrians are the Lead Species Indicator of a Healthy Environment
James McCandless
Director of Retail
Streetsense
EMERGING RETAIL
TRENDS

Streetsense.
TOPICS:

Changing Face of Retail

 Vibrant Street’s Strategy
Changing Face of Retail
100 YEARS OF RETAIL IN AMERICA
Shopping Center Growth Curves
1.

OVER SUPPLY OF MAJOR RETAIL
BRANDS
 Leading up to the downturn in
2008, Wall Street and the
Investor Market was drivi...
2. MAJOR CHANGE IN CONSUMER
BUYING PATTERNS
 Po s t 2 0 0 8 t h e Ba b y Bo o m e r s
s t a rted t o c u t b a c k s p e ...
PLACE MATTERS TO TODAY’S RETAILERS…
T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L
R ETAIL H AVE N EVER BE...
PLACE MATTERS TO TODAY’S RETAILERS…
T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L
R ETAIL H AVE N EVER BE...
PLACE MATTERS TO TODAY’S RETAILERS…
T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L
R ETAIL H AVE N EVER BE...
Vibrant Streets
DEFINING RETAIL
PURPOSE OF RETAIL
Retail as Identity
Retail as Amenity
Retail as $$$ Generator

Retail as Civic Use
Retail as Commerce
SUPPLY/DEMAND

equilibrium
RETAIL CATEGORIES

Neighborhood Goods & Services
Saturday errands

Food & Beverage
Dinner date, Game day

General Merchand...
NEIGHBORHOOD GOODS &
SERVICES (NG&S)

•Grocery
•Pharmacy
•Florist
•Dry Cleaners
•Nail/Hair Salon
•Wine/Liquor Store

Basic...
FOOD & BEVERAGE (F&B)

• Restaurant
• Cafe
• Bar
• Coffee Shop
• Sub Shop
• Ice Cream Store
• Fast Food

Dining Out
GENERAL MERCHANDISE, APPAREL,
FURNITURE & OTHER (GAFO)
• Clothing Store
• Shoe Store
• Furniture Store
• Electronics Store...
RETAIL MARKET FUNDAMENTALS
study of model vibrant streets

Model Vibrant Retail Streets
Small-Scale Shopping
Streets
Madison Park • Seattle, WA
Caryt...
study of model vibrant streets

Researching Common Elements
No. of
Tourists

Civic Uses

Supported by
an
Assoc./Org.

Mix ...
VIBRANT STREETS PROCESS
ABOUT MORE THAN RETAIL
For more information
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■

Lerch, Early & Brewer, Chtd.
3 Bethesda Metro Cen...
www.lerchearly.com
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
lerch early seminar -  visions for urban development in montgomery county
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lerch early seminar - visions for urban development in montgomery county

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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.

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  • National Association ofCity Transportation Officials - NACTOUrban Street Design Guide
  • Form Code - Smart Code
  • lerch early seminar - visions for urban development in montgomery county

    1. 1. Visions of Urban Areas in Montgomery County Next Up: Bethesda Central Business District Presented by Lerch, Early & Brewer’s Land Use Practice ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ ■ . www.lerchearly.com November 15, 2013
    2. 2. Gwen Wright Director Montgomery County Planning Department
    3. 3. From Wedges and Corridors to Centers and Boulevards Montgomery County in the 21st century
    4. 4. 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
    5. 5. 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
    6. 6. Wedges and corridors are evolving into centers and boulevards
    7. 7. Transit is the answer.
    8. 8. 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
    9. 9. 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
    10. 10. Case Study: Bethesda Evolution from a suburban strip to a 21st century, fully functioning downtown
    11. 11. 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
    12. 12. 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
    13. 13. Bethesda’s Evolution: 1990’s New Sector Plan: • Retail development • Creation of Public Amenities • Theaters Public Projects: • Public parking • Housing • Schools • Continued emphasis on open space
    14. 14. 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
    15. 15. 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
    16. 16. “Men come together in cities in order to live; they remain together in order to live the good life.” Aristotle
    17. 17. Matt Hopkins Director of Architecture and Sustainability Streetsense
    18. 18. M
    19. 19. MAINTAIN MIX TRIANGLE MORE CONNECTION MORE OFFICE URBAN MIX MORE PARKING LOCAL ENTERTAINMENT MORE PARK WALK / BIKE NG&S MORE RESIDENTIAL MORE CONNECTION LESS RAISED PLAZAS URBAN OFFICE ND METRO ACCESS REGIONAL BUSINESS 2 M STREET DESIGN LUNCH ONLY 1ST FLOOR FACADES ACCESSORY RETAIL CBD MORE RESIDENTIAL MORE CONNECTION MAIN STREET RETAIL MORE PARKING MORE PARK REGIONAL DESTINATION WALK/BIKE NEEDS CENTER MIXED RETAIL THE ROW
    20. 20. Active Street = Open Wallet Pedestrians are the Lead Species Indicator of a Healthy Environment
    21. 21. James McCandless Director of Retail Streetsense
    22. 22. EMERGING RETAIL TRENDS Streetsense.
    23. 23. TOPICS: Changing Face of Retail  Vibrant Street’s Strategy
    24. 24. Changing Face of Retail
    25. 25. 100 YEARS OF RETAIL IN AMERICA Shopping Center Growth Curves
    26. 26. 1. OVER SUPPLY OF MAJOR RETAIL BRANDS  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 five years
    27. 27. 2. MAJOR CHANGE IN CONSUMER BUYING PATTERNS  Po s t 2 0 0 8 t h e Ba b y Bo o m e r s s t a rted t o c u t b a c k s p e n d i ng , p a r t icu lar ly wi t h r e s p e ct t o G o o d s a n d G e n e r al M e r c h a ndi se  Th e X & Y G e n e r ati on i s b e c o m i ng a s i g n i f ica nt b u yi n g f o r c e f o c u se d o n “ Exp e r i e n ce ” o ve r “ Th i n g s ”  Th e n e w s h o p p er i s b r a n d C o n s c io us b u t n o t b r a n d L o ya l a n d vi e ws m o s t n a t i o na l r e t a i l ers a s a c o m m o di ty  N a t i o na l a n d L o c a l R e t a i l e r s a r e a d j u sti ng t o t h e n e w b u yi n g p a t te rns a n d t r yi n g t o r e g a i n t h e i r f o o ti ng ….Th ere wi l l b e s o m e wi n n e r a n d l o s e r s
    28. 28. PLACE MATTERS TO TODAY’S RETAILERS… T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L R ETAIL H AVE N EVER BEEN ST R O N G ER Annual gross sales over $1,000/sf Washington DC’s F Street
    29. 29. PLACE MATTERS TO TODAY’S RETAILERS… T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L R ETAIL H AVE N EVER BEEN ST R O N G ER Annual gross sales: $500/sf The Shops at Wisconsin Place
    30. 30. PLACE MATTERS TO TODAY’S RETAILERS… T H E C O N N EC T ION BET W EEN D ESIG N AN D SU C C ESSF U L R ETAIL H AVE N EVER BEEN ST R O N G ER Annual gross sales over $1,500/sf Bethesda Row
    31. 31. Vibrant Streets
    32. 32. DEFINING RETAIL
    33. 33. PURPOSE OF RETAIL Retail as Identity Retail as Amenity Retail as $$$ Generator Retail as Civic Use Retail as Commerce
    34. 34. SUPPLY/DEMAND equilibrium
    35. 35. RETAIL CATEGORIES Neighborhood Goods & Services Saturday errands Food & Beverage Dinner date, Game day General Merchandise, Apparel, Furnishings & Other Durable goods, Gifts
    36. 36. NEIGHBORHOOD GOODS & SERVICES (NG&S) •Grocery •Pharmacy •Florist •Dry Cleaners •Nail/Hair Salon •Wine/Liquor Store Basic Needs
    37. 37. FOOD & BEVERAGE (F&B) • Restaurant • Cafe • Bar • Coffee Shop • Sub Shop • Ice Cream Store • Fast Food Dining Out
    38. 38. GENERAL MERCHANDISE, APPAREL, FURNITURE & OTHER (GAFO) • 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 Shoppers’ Goods
    39. 39. RETAIL MARKET FUNDAMENTALS
    40. 40. study of model vibrant streets Model Vibrant Retail Streets Small-Scale Shopping Streets Madison Park • Seattle, WA Carytown • Richmond, VA North Market Street • Frederick, MD Bethesda Row • Bethesda, MD Main Street • Manayunk, PA East Davis Street • Culpeper, VA Charles Street • Boston, MA O’Donnell Square • Baltimore, MD Oak Street • Chicago, IL Atlantic Avenue • Brooklyn, NY Destination Streets Walnut 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 First, we studied, measured, and investigated 16 model vibrant streets…
    41. 41. study of model vibrant streets Researching Common Elements No. of Tourists Civic Uses Supported by an Assoc./Org. Mix of Retailers # of Bus Routes No. of Blocks in Length Retail Vacancy Rate Median Household Inc Located within a BID Locals : Nationals Daytime Population Underground Utilities? Condition of Ownership? Upper Floor Uses Cultural Anchor? Primary Customer? Residential Population Vehicles per HH Average Retail Rents Parking Facilities Avg. Building Height Year Establishe d Crime Statistics Site Condition walkscor e Average Daily Traffic Count Within an Historic Dist.? Subway/LR/ Streetcar Stop From these streets, we extracted data in 39 different research categories. Avg Sidewalk Width Streetscap e Design
    42. 42. VIBRANT STREETS PROCESS
    43. 43. ABOUT MORE THAN RETAIL
    44. 44. For more information ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ ■ Lerch, Early & Brewer, Chtd. 3 Bethesda Metro Center Suite 460 Bethesda, MD 20814 (301) 986-1300 www.lerchearly.com Thank you for your participation 52 © Lerch, Early & Brewer, Chtd. 2013 www.lerchearly.com
    45. 45. www.lerchearly.com

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