8/10/2019 Bethesda Retail Study

1/19

DOWNTOWN BETHESDA PLAN

RETAIL PLANNING STRATEGY

8/10/2019 Bethesda Retail Study

2/19

STUDYMETHODOLOGY

Inventoryof

Retail

Appropriate

Spaces

Assessment

ofExisting

and

Proposed

Retail

Competition

Spendingby

Existing

Customer

Basesand

Anticipated

NewOnes

Calculation

ofUnmet

Retail

Demandby

Districtand

Downtown

Documentation

andEvaluation

ofExistingRetail

Clusters

PlanforRetail

Redevelopment

andGrowthin

Appropriate

Locations

RETAILMARKETAN

ALYSIS

RETAILPLANNING

8/10/2019 Bethesda Retail Study

3/19

DISTRICTSSTUDIED

ARLINGTONSOUTH

BETHESDAROW

METRO

PEARLDISTRICT

WISCONSINNORTH

WISCONSIN

SOUTH WOODMONTTRIANGLE

8/10/2019 Bethesda Retail Study

4/19

8/10/2019 Bethesda Retail Study

5/19

DOWNTOWNBETHESDARETAILOBSERVATIONS

Trafficvolumesandnumberoflanesareunavoidableobstaclesto

making

Wisconsin

Avenue

into

a

retail

main

street. OldGeorgetownRoadhasthesameissue.

Businessesininferiorretailspacesstruggle.

Interiorand

subterranean

retail

spaces

dominant

the

Metro

district.

ResidentialtoretailconversionshindertheWoodmontTriangle

district. BethesdaRowssuccessistiedtoparking,spacesthatmeet

modernretailrequirements,moderatetrafficlevels,and

concentrationofrestauranttenants.

8/10/2019 Bethesda Retail Study

6/19

OVERALLCONDITIONOFRETAILSUPPLY

8/10/2019 Bethesda Retail Study

7/19

EXISTINGINVENTORY

ARLINGTONSOUTH(18retailers)

BETHESDAROW(106retailers)

METRO(62retailers)

PEARLDISTRICT

(3

retailers)

WISCONSINNORTH(51retailers)

WISCONSINSOUTH(18retailers)

WOODMONT

TRIANGLE

(161

retailers)

8/10/2019 Bethesda Retail Study

8/19

CLASSOFSPACE(BY#OFSPACESNOTTOTALSF)

CLASSA

33%

CLASSB

51%

CLASSC

14%

BTS

2%

CLASSA CLASSB CLASSC BTS

8/10/2019 Bethesda Retail Study

9/19

RETAILCATEGORYDISTRIBUTION

NEIGHBORHOODGOODS&

SERVICES(NG&S)

GENERALMERCHANDISE,APAREL,

FURNISHINGS

&

OTHER

(GAFO)

FOOD&BEVERAGE(F&B)

NG&S

35%

F&B

30%

GAFO

35%

NG&S F&B GAFO

8/10/2019 Bethesda Retail Study

10/19

EXISTINGSUPPLYVS.DEMAND

50,000

100,000

150,000

200,000

250,000

300,000

350,000

400,000

Arlington

South

Bethesda

Row

Metro Pearl Wisconsin

North

Wisconsin

South

Woodmont

Triangle

ExistingSupply ExistingDemand

8/10/2019 Bethesda Retail Study

11/19

0 50,000 100,000 150,000 200,000 250,000 300,000 350,000 400,000 450,000

WoodmontTriangle

WisconsinSouth

WisconsinNorth

Pearl

Metro

BethesdaRow

ArlingtonSouth

ExistingDemand 2019Demand 2024Demand 2029Demand 2034Demand

DEMANDPROJECTIONS

ExistingSupply

20,876SF

44,383SF

39,941SF

82,375SF

8/10/2019 Bethesda Retail Study

12/19

RETAILDEMAND(2034)BYDISTRICT

8/10/2019 Bethesda Retail Study

13/19

UNMETRETAILDEMAND(2034)BYDISTRICT

8/10/2019 Bethesda Retail Study

14/19

WHATSHERENOW?

ARLINGTONSOUTH(18retailers)

BETHESDAROW(106retailers)

METRO(62retailers)

PEARL

DISTRICT

(3

retailers) WISCONSINNORTH(51retailers)

WISCONSINSOUTH(18retailers)

WOODMONTTRIANGLE(161retailers)

8/10/2019 Bethesda Retail Study

15/19

NOADDITIONALSQ.FT.OFSUPPORTABLERETAIL

WOODMONTTRIANGLE:concentrationofClassAspacesupplementedbyWTfunkyspace

METRO:

Sameamount

of

space betterquality,appropriatelocations

WISCONSINSOUTH:RethinkwhatWisconsinAvenue

retail

means.

Smallerstores,possiblenichemarket

8/10/2019 Bethesda Retail Study

16/19

ADDITIONALSQ.FT.OFSUPPORTABLERETAIL

WISCONSINNORTH: RetailspaceclusteredatnorthernedgeandgatewaytoWT

PEARL:Retailforthe

workplace,focused

in

awalkableenvironment

BETHESDAROW: Buildonwhatsworking

ARLINGTONSOUTH:

Urban

collectionoflargeformattenants,vehicularoriented

8/10/2019 Bethesda Retail Study

17/19

PROJECTEDRETAILNODES

8/10/2019 Bethesda Retail Study

18/19

PROJECTEDRETAILNODESFORWHOM?

GATEWAYScommuters/residents/employees

NEIGHBORHOODCTR

residents/employees

PHYSICALCENTERcommuters/employees

REGIONALCTR

commuters/employees

8/10/2019 Bethesda Retail Study

19/19

DOWNTOWN BETHESDA PLAN

RETAIL PLANNING STRATEGY