COMMUNITY WORKSHOP #1 W H I L E Y O U AR E WAI TI N G. . . P L E - - PowerPoint PPT Presentation

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COMMUNITY WORKSHOP #1 W H I L E Y O U AR E WAI TI N G. . . P L E - - PowerPoint PPT Presentation

Nov 19, 2022 496 likes •954 views

WELCOME WMATA NORTHERN BUS GARAGE REDEVELOPMENT COMMUNITY WORKSHOP #1 W H I L E Y O U AR E WAI TI N G. . . P L E AS E M AR K Y OU R C AL E N D AR S F OR TH E N E X T W OR K S H OP ON 2 / 11 F OR 6 P M , H E R E ! 1 WELCOME +

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WELCOME

WMATA NORTHERN BUS GARAGE REDEVELOPMENT

COMMUNITY WORKSHOP #1

W H I L E Y O U AR E WAI TI N G. . . P L E AS E M AR K Y OU R C AL E N D AR S F OR TH E N E X T W OR K S H OP ON 2 / 11 F OR 6 P M , H E R E !

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WELCOME + INTRODUCTIONS

Time Item Person In Charge 6:00 – 6:15 Sign In / Grab Seats / Snacks Streetsense 6:15 – 6:25 Opening / Introduction Councilmember Todd 6:25 – 7:30 Kickoff Meeting Presentation Heather Arnold (Streetsense) 7:30 – 8:00 Voting and Comments Prior to Departure Streetsense

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WELCOME TO THE MEETING SERIES

BUILDING ON VARIOUS TOPICS

Today’s Meeting: Kick-Off

  • Goals and Process
  • Thinking about a

Commercial District

  • Examine Development

Opportunity

  • Retail Market
  • Overview of Non-Retail

Uses

  • Invite Your Initial

Feedback

Defining Retail/Community Activation Opportunity Activation Space Q1 Quarterly Project Meeting Streetscape/ Commercial District Opportunity Sidewalks, streets, landscaping and furniture Unified Vision Presentation on Workshop Outcomes and Community Recommendations

*

February 4 February 11 TBD TBD February 25

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WHO ARE WE?

Streetsense DCOP Central 14th Street Vision Plan and Revitalization Strategy 2010 DCOP Central 14th Street selected as a Vibrant Streets neighborhood 2013 Central 14th Street Commercial District Retail Inventory Update 2017 Northern Bus Garage Retail Study 2020

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WHAT ARE WE DOING?

  • Understanding Market

Potential

  • Identifying the Root and

Specifics of Community Vision

  • Testing Retail and Non-Retail

Opportunities

  • Translating Ideas to the

Streetscape

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THINKING ABOUT THE 2-BLOCK DISTRICT

  • Complementary, not competitive.
  • Opportunity to get ideas started
  • n both sides of the street.
  • How does improved streetscape

change how people look at this area?

  • What resources can be used to

bring the best opportunities to both sides of the street?

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RULES OF ENGAGEMENT

  • Assume that everyone has the

best intentions.

  • Share all relevant information.
  • Explain reasoning and intent.
  • Come out of a position corner.
  • Listen.
  • Don’t be afraid to ask questions,

but please hold them until the end

  • f each section.
  • One question per person until

everyone who wants a chance has

  • ne.

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RETAIL ECONOMICS IN 10 MINUTES

Retailer Site Selection Corridor Composition Sales Requirements Right-Sized Retail

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RETAIL 101 ECONOMICS OF RETAIL

Retail as Amenity Retail as Commerce Retail as Place-Creation Retail as Identity Retail as $$$ Generator

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NEIGHBORHOOD DISTRICT RETAIL

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RETAIL 101 ECONOMICS OF RETAIL

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RETAIL 101 ECONOMICS OF RETAIL

Who wants a bakery in

  • ur neighborhood?

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HOW RETAILERS THINK ABOUT OPPORTUNITIES

Trader Joe’s Aldi Mom’s Organic Wegman’s Whole Foods $21M $12M $8M $86M $36M

  • Est. Annual Sales
  • Est. Annual Sales
  • Est. Annual Sales
  • Est. Annual Sales
  • Est. Annual Sales

EXAMPLE: Food at Home

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RETAILER SITE SELECTION: HOME DECOR

Example Neighborhoods Population: 35,000 + within 3 miles Avg HH Inc: $50k+ within 3 miles

  • Min. Education:

College Competitive Environment: Low to Moderate Appropriate Site Available

N1 N2 N3

39k 52k 16k $63k Grad College High Low $83k

3,000 sf signed

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RETAILER SITE SELECTION: NAIL SALON

Example Neighborhoods Population: 5,000+ within 1 mile Avg Household Income: $25,000+ Daytime Population: 10,000+ within ¼ mile Competitive Environment: High Appropriate Site Available

N1 N2 N3

32k 17k $45k 9k 11k High $38k

1,200 sf signed

8k High

1,800 sf signed 1,000 sf signed

18k High $82k

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RETAILER SITE SELECTION: ORGANIC GROCER

Example Neighborhoods Population: 10,000+ within 1.5 miles Avg Household Income: $45,000+ Traffic Count: 12,500 AADT+ Applicable Incentives: Priority Development Area Appropriate Site Available

N1 N2 N3

30k 18k $85k 14k $62k 27k

6,500 sf signed

22k Yes $44k 7k No

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RETAIL IS CHANGING (AND IT’S NOT)

Customer Behaviors Overbuilding Willing to Take Risks Mixed-Use / Experience

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RETAIL MARKET EVOLUTION

What’s Changing Regional retailers (in particular) are venturing into areas where the typical numbers wouldn’t have justified a new location in the past. What’s Not Changing Retailers still need to be able to generate minimum sales.

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RETAIL MARKET EVOLUTION

What’s Changing High-risk opportunities are having some success in low- density neighborhoods. What’s Not Changing High risk opportunities are also failing.

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RETAIL MARKET EVOLUTION

What’s Changing Retail is not the only answer to sidewalk activation. What’s Not Changing Communities still view retail as validation.

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COMMERCIAL DISTRICTS IN 5 MINUTES

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WHAT DOES IT MEAN TO HAVE A HEALTHY RETAIL ENVIRONMENT?

  • Low vacancy
  • Competition for spaces
  • High enough sales to warrant reinvestment

…sometimes, less is more!

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APPLY THIS HERE!

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CONTEXT: SURROUNDING RETAIL DEVELOPMENT

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RETAIL OPPORTUNITY: COMPETITION

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RETAIL OPPORTUNITY: COMPETITION

  • Major grocers think they have you

covered

  • Some small grocers may be willing

to depend on customers within walking distance

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TRADE AREA

  • Primary Trade Area
  • Approximately 3,400 households
  • Daytime population of

approximately 2,300 people

  • Most likely to purchase NG&S on

a regular basis

  • Secondary Trade Area
  • Approximately 14,000

households

  • Daytime population not

considered

  • Options closer to home, is

unlikely to go out of their way for convenience based trips

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RESIDENTIAL DEMOGRAPHICS

PRIMARY TRADE AREA SECONDARY TRADE AREA MEDIAN ANNUAL HOUSEHOLD INCOME $105,000 $70,000 AVERAGE AGE 41 35 PEOPLE PER HOUSEHOLD 2.6 2.6 FAMILY HOUSEHOLDS 55% 55%

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DAYTIME POPULATION DEMOGRAPHICS

EMPLOYEES (PTA) EDUCATORS* 600+ WMATA EMPLOYEES/ BUS DRIVERS 400+ HEALTHCARE AND SOCIAL ASSISTANCE 300+ *Number likely to be reduced by 90 employees at closing of the Kingsbury Center.

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TOTAL RETAIL DEMAND FOR THE CORRIDOR

32,300 SF of existing space occupied by retail tenants

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UNMET RETAIL DEMAND FOR THE CORRIDOR

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SOURCES OF RETAIL MARKET DEMAND

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WHAT DOES THAT MEAN?

What retail we could have

  • Small-format neighborhood

goods

  • Neighborhood services
  • Small-format food & beverage
  • National chains willing to
  • perate in small spaces

What we couldn’t have today

  • Big box retail
  • Boutique general

merchandise cluster

  • Full-service grocery store
  • Childcare facility (on Bus

Garage site)

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RETAIL MARKET DEMAND

15,000 Market- Supportable Square Feet of Retail New Space at the Bus Garage What does that mean?

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RETAIL APPROPRIATE/COMMERCIAL FLEX SPACE

Contribute to street Non-Retail Potential Retail Potential Public/Private Space

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ACTIVATING SPACE

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STRATEGY FOR ACTIVATING WITH COMMERCIAL SPACE

  • Sidewalk activation
  • Community building
  • Residential amenity
  • Place-making
  • Gathering place
  • Walkable environment

Retail Uses Non- Retail Uses

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INITIAL IDEAS FOR NON-RETAIL USES

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BUILDING A NEIGHBORHOOD COMMERCIAL DISTRICT HERE

Identifying Anchors Considering Strategy Activating Space Recognizing Local Conditions

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RETAIL IMPEDIMENTS AND OPPORTUNITIES

Challenge Limited Visibility Opportunity Devoted Customer Base

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RETAIL IMPEDIMENTS AND OPPORTUNITIES

Challenge Limited Parking Opportunity WMATA as Property Owner

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RETAIL IMPEDIMENTS AND OPPORTUNITIES

Challenge Difficult Physical Spaces Opportunity Distinctive Architecture

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HOW ARE WE GOING TO DO THAT?

Market Potential Site Selection Physical Conditions Mission Community Input Tenanting Strategy

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VOTE THE ROOM

VAL ID ATIO N S EXER C ISE

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THANK YOU

www.streetsense.com / DC / MD / NY / SF

NBGretail@streetsense.com