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BrookvilleRoadMarketAnalysis

as part of the
aspartofthe

GreaterLyttonsvilleSectorPlanProcess
CommunityMeeting
C
it M ti
GwendolynE.CoffieldCommunityRecreationCenter
April29thfrom6:30pm 8:30pm
preparedby

BolanSmartAssociates

Introduction MarketAnalysis

MNCPPC

FocusedonBrookvilleRoad
Industrialpreservation
Industrial preservation
Retailopportunities
Residentialimpacts

Focus Area

PrimaryTasks

Marketconditions
Developmentscenarios
Industrialareaexamples
Planningimplications

PL Station

PolicyObjectives
Industriallandusepreservation(retainingexisting
supplynetofPurpleLineuses)
Nospecifiedretailorresidentialrelatedobjectives
Overlayofconnectivity,landusecompatibilityand
l
f
l d
bl
d
environmentalstewardship
BottomLine MarketgroundedConceptualPlan

MNCPPC

PresentationRecap
Presentedmarketconditionsassessmentand
redevelopmentscenarios1/21/2015

MNCPPC

RedevelopmentConsiderations
EconomicFactors
Viableindustrialsubmarketforavarietyofusers
Existingpropertyvaluescanexceedredevelopmentvalue
Futuredensification,butnothighrise(costconstraints)
Limitedmarketsupportforstructuredparking

RegulatoryImpacts
Regulatory Impacts
Somezoningconstraintsforretailandresidentialuses

MarketProspects
Somebutlimitedadditionalretailopportunities
Potentialfordiversificationofresidentialtypes

MNCPPC

PurpleLineImpact
PurpleLineimpact
Contributingtochange,butnotmarkettransforming
Continuedpredominantlanduses
p
industrialandinstitutional
Mayenhanceoverallneighborhoodbalanceoflandusesand
connectivity (infill opportunities proximate to Brookville Road
connectivity(infillopportunitiesproximatetoBrookvilleRoad
ifcoupledwithmodifiedzoningprovisions)

MNCPPC

PotentialRedevelopmentScenarios
1. MinimalPlanningChanges(510
years)

Continuedindustrialusesand
someinfill

SSomeconvenienceretailadded
i
t il dd d
alongBrookvilleRd

Redevelopment&residentialinfill
Redevelopment
& residential infill
eastoftracks

Generalpreservationofexisting
p
g
affordablemultifamilyresidential

Purple Line Lyttonsville Station


Some convenience retail
Residential infill and redevelopment

MNCPPC

PotentialRedevelopmentScenarios
1. MinimalPlanningChanges
+
2. ModeratePlanning/
Investment(10+years)

Industrialconversionto
mediumdensityresidential
zoning east of tracks
zoningeastoftracks

Pedestrian/bikeway/open
space improvements
spaceimprovements

BrookvilleRoadenhancements

Purple Line Lyttonsville Station


Brookville Road enhancements
Industrial conversion to medium density residential

MNCPPC

PotentialRedevelopmentScenarios
1. MinimalPlanning + 2.ModeratePlanning/Investment
+

3. MajorInvestment(1020years)

Improvedneighborhood
Improved
neighborhood
connectionsandroadnetworks

Some additional retail


Someadditionalretail

Additionalretailandresidential
mixedusewestoftracks

NomajordensitychangesinIM
zone(existingFAR/heights)

Purple Line Lyttonsville Station

Preservationofexistingindustrial/
flexlanduses

Some additional retail and residential mixed-use


Industrial conversion to medium density residential
Improved neighborhood connectivity

MNCPPC

StatusUpdate
Whatweheard1/21/2014
Whatandhowmuchretail?
a a d o
uc e a
Whattypeandamountofresidential/impact?
Whataboutthreatstofutureindustrialinvestment?
What about threats to future industrial investment?

MNCPPC

Retail/HybridRetail
Convenience/NeighborhoodRetail
Tradeareaanalysis(demandandsupply)
Mixedmarketpatronage(residential,industrial,institutional)
Surroundedbyotherretail
Surrounded by other retail
Unmetdemandfor30,000to40,000additionalSF

HybridRetail
Subregionalservices/showrooms
Sub regional services / showrooms
Makerspaces
20,000+SF

MNCPPC

Residential
LimitedPurpleLineimpactonmultifamilyprice
Background
Backgroundmarketupwardimpactonsinglefamily
market upward impact on singlefamily
pricing
Olderpropertiesrenovations
Old
ti
ti
Somemultifamilyortownhomeinfillofvacant/
underdevelopedsites
d d l
d i
Potentialnumberofadditionalunitsnotlikelyto
transformexistingneighborhoodcharacter
f
hb h d h

MNCPPC

ExamplesofIndustrialPreservation
SixInnerSuburbanAreaExamples
Survivebasedonacriticalmassofindustrialuses
Catertoawiderangeofusers
Stable,notnecessarilyincreasing
Stable not necessarily increasing amountofindustrialuse
amount of industrial use

SustainabilityFactors
Limitedupzoningorothernewregulatoryprovisions
Flexible approach
approachtovariedusergroups(access,parking,etc.)
to varied user groups (access, parking, etc.)
Protectionfromnuisancebufferingtoaccommodatenew
alternativeuses
Dedicatedpublicresourcestosupportsmallbusiness

MNCPPC

PlanningApproachestoFutureDevelopment
Subareatargetzoningrespectiveofexistingadjacent
b
f
d
uses
Overlaymixedusezonefortransitionareas(IMzone
doesnotallowforconvenienceretailorresidential)
Notmandatingamixofuses,butalsonotrestricting
alternativeuses
Allowingforcosteffectiveparking(surfaceandstreet)

MNCPPC

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