Академический Документы
Профессиональный Документы
Культура Документы
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
MNCPPC
PotentialRedevelopmentScenarios
1. MinimalPlanningChanges
+
2. ModeratePlanning/
Investment(10+years)
Industrialconversionto
mediumdensityresidential
zoning east of tracks
zoningeastoftracks
Pedestrian/bikeway/open
space improvements
spaceimprovements
BrookvilleRoadenhancements
MNCPPC
PotentialRedevelopmentScenarios
1. MinimalPlanning + 2.ModeratePlanning/Investment
+
3. MajorInvestment(1020years)
Improvedneighborhood
Improved
neighborhood
connectionsandroadnetworks
Additionalretailandresidential
mixedusewestoftracks
NomajordensitychangesinIM
zone(existingFAR/heights)
Preservationofexistingindustrial/
flexlanduses
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