Plan Amendment 2017-CW-6CP Non-Office Building Repurposing Meghan - - PowerPoint PPT Presentation

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Plan Amendment 2017-CW-6CP Non-Office Building Repurposing Meghan - - PowerPoint PPT Presentation

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Plan Amendment 2017-CW-6CP Non-Office Building Repurposing Meghan Van Dam Department of Planning and Zoning May 8, 2018 1 Agenda Board authorization Research of retail trends Retail repurposing examples Discussion, questions,

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Plan Amendment 2017-CW-6CP

Non-Office Building Repurposing

Meghan Van Dam Department of Planning and Zoning May 8, 2018

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Agenda

  • Board authorization
  • Research of retail trends
  • Retail repurposing examples
  • Discussion, questions, and direction
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In Introduction and Objective

Repurposing: Conversion to alternative use not

  • riginally envisioned for structure

Board of Supervisors directive (December 5, 2017): “Evaluate repurposing of vacant structures in addition to office buildings”. Concern is that rapid changes in retail markets may require additional Plan flexibility to avoid vacancy issue.

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Scope of f Analysis

  • Study focused on existing non-office commercial buildings (countywide)
  • Traditional customer-oriented retail uses
  • Other commercial uses:
  • Gas Stations, Auto Service
  • Daycare Centers
  • Restaurants and Fast-Food
  • Low-Rise Banks
  • Excludes industrial, public and institutional properties.

E Lee Ave., Richmond Highway

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National / / Regional Retail Trends

“Experiential” / Entertainment Uses “Creative” Uses (makers, entrepreneurs) Subdivision of Larger Retail Space Downsizing or “No Inventory” Store

Source: www.lsretail.com Source: www.ncarchitects.com Credit: Kofi Boone Source: www.nova-labs.org Source: www.cnbc.com

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National / / Regional Retail Trends

  • Regional Resources – Adjacent Jurisdictions
  • 2017 Montgomery County “Retail Market Strategy Study”
  • 2016 Loudoun Co. “Retail, Entertainment and Culture Cluster Study”
  • 2015 Arlington County revision to earlier “Retail Action Plan”
  • Findings:
  • Loudoun and Arlington counties both identified retail oversupply

issues – which dilute health of overall retail markets, while Montgomery County has relatively healthy retail market, due to restrictive policies on retail in the past resulting in no oversupply.

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Fairfax County His istorical Vacancy Rates

Economic recession caused vacancy rates to “peak” in 2009 (as they did nationwide). Rates returned to lower levels by 2011 and have mostly declined since. 2017 shows slight uptick (to early to tell if trend has reversed).

Data source: CoStar.

Vacancies peaked during recession Low of 1.5% in late 2016 Vacancy uptick in 2017

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CoStar Retail St Structure Types

Property Types:

  • General Retail
  • Shopping Centers:

– Strip – Neighborhood – Community – Lifestyle Center – Power Center – Regional Mall

General Retail Strip Center Lifestyle Center

Image source: County pictometry.

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Fairfax Vacancy Analysis – Recent Data

Rates rose nearly 2% for some types Other types remained more consistent

Data source: CoStar.

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Repurposing Examples (L (Local)

“Experiential”/Entertainment Use Launch Trampoline Park, Herndon, VA Subdivision of Larger Retail Space Sears Department Store, Fair Oaks Mall

Source: http://launchherndon.com Source: http://skycity2.blogspot.com

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Repurposing Examples (R (Regional)

Department Store Conversion to Mixed-Use

  • Sears Conversion,

Hagerstown, MD

Source: www.onyxcreative.com

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Repurposing Examples

Arcade Providence “micro-units”, Providence, RI

  • Subdivided former mall into

“micro-units”

  • 1st floor retail (Avg. 400 sf)
  • 2nd floor residential (225 sf

– 275 sf)

Source: www.ncarchitects.com

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Repurposing Examples (N (National)

Repurposing for Public Use

  • Former Walmart,

McAllen Public Library, McAllen, TX

Source: Lara Swimmer, www.archdaily.com

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Comprehensive Pla lan Aspects of Retail Repurposing

Existing guidance:

  • Area Plans and Plan Map:

– Retail or Other Commercial Uses – Mixed-Use and Alternative areas

  • Policy Plan:

– Guidelines for Interim Improvement of Commercial Structures

Comprehensive Plan Map

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Conclusions

Consider including in Comprehensive Plan:

  • County retail repurposing goals and
  • bjectives.
  • A broad definition of “Retail and Other

Commercial Uses” to increase Plan land use flexibility.

Town Center, Sterling, VA

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Next St Steps

  • Move forward with developing proposed Plan guidance
  • Gather stakeholder feedback
  • Present proposed Plan amendment back to DPC
  • Hold Public Hearings

May 8, 2018

  • DPC initial presentation

Summer 2018

  • Develop Plan Language,

Stakeholder Feedback

Late Summer 2018

  • Return to DPC

Fall 2018

  • PC/Board Public

Hearings

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Questions or Comments?