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DOWNTOWN BETHESDA PLAN
RETAIL PLANNING STRATEGY
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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
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DISTRICTSSTUDIED
ARLINGTONSOUTH
BETHESDAROW
METRO
PEARLDISTRICT
WISCONSINNORTH
WISCONSIN
SOUTH WOODMONTTRIANGLE
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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.
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OVERALLCONDITIONOFRETAILSUPPLY
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EXISTINGINVENTORY
ARLINGTONSOUTH(18retailers)
BETHESDAROW(106retailers)
METRO(62retailers)
PEARLDISTRICT
(3
retailers)
WISCONSINNORTH(51retailers)
WISCONSINSOUTH(18retailers)
WOODMONT
TRIANGLE
(161
retailers)
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CLASSOFSPACE(BY#OFSPACESNOTTOTALSF)
CLASSA
33%
CLASSB
51%
CLASSC
14%
BTS
2%
CLASSA CLASSB CLASSC BTS
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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
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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
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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
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RETAILDEMAND(2034)BYDISTRICT
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UNMETRETAILDEMAND(2034)BYDISTRICT
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WHATSHERENOW?
ARLINGTONSOUTH(18retailers)
BETHESDAROW(106retailers)
METRO(62retailers)
PEARL
DISTRICT
(3
retailers) WISCONSINNORTH(51retailers)
WISCONSINSOUTH(18retailers)
WOODMONTTRIANGLE(161retailers)
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NOADDITIONALSQ.FT.OFSUPPORTABLERETAIL
WOODMONTTRIANGLE:concentrationofClassAspacesupplementedbyWTfunkyspace
METRO:
Sameamount
of
space betterquality,appropriatelocations
WISCONSINSOUTH:RethinkwhatWisconsinAvenue
retail
means.
Smallerstores,possiblenichemarket
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ADDITIONALSQ.FT.OFSUPPORTABLERETAIL
WISCONSINNORTH: RetailspaceclusteredatnorthernedgeandgatewaytoWT
PEARL:Retailforthe
workplace,focused
in
awalkableenvironment
BETHESDAROW: Buildonwhatsworking
ARLINGTONSOUTH:
Urban
collectionoflargeformattenants,vehicularoriented
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PROJECTEDRETAILNODES
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PROJECTEDRETAILNODESFORWHOM?
GATEWAYScommuters/residents/employees
NEIGHBORHOODCTR
residents/employees
PHYSICALCENTERcommuters/employees
REGIONALCTR
commuters/employees
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DOWNTOWN BETHESDA PLAN
RETAIL PLANNING STRATEGY