WESTBARD SQUARE | Front + Center
With Phase II of the MV+A designed master plan having recently commenced, we thought it an appropriate time to revisit the project in greater depth to explore the ways in which this transformational project is informing the evolution of the Westbard District in Bethesda, MD.
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2016 Sector Plan
Westbard, a long-established community in southern Montgomery County, has seen little change over the past 30 years despite its proximity to Bethesda, Friendship Heights, and Washington, D.C.
The 2016 Maryland-National Capital Park and Planning Commission [M-NCPPC] Westbard Sector Plan updates a 1982 plan, which sought to phase out heavy industrial uses, improve streetscapes, and expand green space—much of which never realized. This renewed plan takes a holistic approach to revitalization, addressing aging infrastructure, evolving housing and retail needs, traffic concerns, and environmental challenges while coalescing a cohesive district design approach to promote walkability and a village-like sensibility.
Some key goals include redeveloping Westbard Avenue into a pedestrian-friendly corridor, highlighting the Capital Crescent Trail and restoring Willett Branch creek as a natural amenity, expanding housing with a focus on affordability, and modernizing public spaces with while reducing hardscape and improving storm water management. By integrating smart growth strategies and community feedback, the plan provides a framework for Westbard’s transformation over the next 20 years.
At the heart of the sector plan is the Westbard Avenue District [area 1 above]. Of all the sector plan districts, this district represents the most ambitious and dramatic transformation and as such is understood as critical to implementing the sector plan. A majority of new development in this district will occur on a parcel originally occupied by the Westwood Shopping Center—which has since been rebranded as Westbard Square—a very successful and popular retail destination despite having a wholly uninspiring architectural presence and a sprawling asphalt parking lot.
Working with longtime client Regency Centers, MV+A’s vision for Westbard Square builds on the success of the former Westwood Shopping Center, transforming it into a walkable, mixed-use destination that better integrates with the surrounding community. A key improvement is reorienting the retail frontage to face Westbard Avenue, replacing the long-standing service façade that once dominated the streetscape. The project enhances pedestrian and bike access, expands housing and public green space, and supports local businesses, all while embracing sustainability initiatives like the naturalization of Willett Branch. Westbard Square creates a vibrant, community-focused hub that balances growth, accessibility, and thoughtful urban design.
Left: Approved Westbard Square Site Plan | Right: Original Westwood Shopping Center with Phase I Demo Outline
Phase I | Future Forward
Any project of this scope, scale, and logistical complexity requires an effective first phase start-up to ensure and capitalize upon momentum. The principle challenge for Westbard Square Phase I was building the new mixed-use retail building, including a new 60K+ SF Giant Food store, while the existing Giant Food store and other retailers remained fully operational. In the end, Phase I was a major success; the project was completed on time, on budget, and is already fully leased.
In addition to the new Giant Food anchor, the new commercial building replaces the former Westwood retail and then some with 30K SF of inline retail space—reoriented to Westbard Avenue to the east and activating a central public space to the north. Additionally, 30K SF of commercial office space has been added to the local market reinforcing live-work-play objectives of the M-NCPPC sector plan.
Moreover, the full redevelopment includes a full realignment of Westbard Ave at River Road to improve vehicular access (now complete), 101 distinctive new EYA townhomes, the Brownstones at Westbard Square (underway), and The Kensington Bethesda, a caring, loving assisted living community at the intersection of River Rd. and Westbard Ave (wrapping up).
Left: Phase I Construction Sequencing | Right: Fully Cleared Phase II Project Site
Completed Phase I Retail Building Photos
Proactive Placemaking
Public space and proactive placemaking plays a major role within the Westbard Sector Plan. Considerable County planning went into evaluating existing natural and greenspace assets and strategizing potential linkages to leverage. The Capital Crescent Trail [CCT] is a very popular, heavily traversed trail following an abandoned railroad right of way and extending 11 miles from DC’s Georgetown to Silver Spring in MoCo. Willard Branch Creek was identified as an underutilized natural asset and a potential to engage and disperse CCT activity within the Westbard Sector.
These two assets, working in tandem, offer tremendous potential in transforming this former industrial neighborhood into a vibrant and dynamic community while providing and highlighting some historic commerce context—the abandoned railway and creek water source.
2016 M-NCPPC Westbard Sector Plan | Public Green Space Diagrams with Westbard Project Site Superimposed [red dots]. The Capital Crescent Trail [Yellow Line | Right Side] is a Major Sector Asset with Planned Long-term Linkage.
At the approximate center point between the north and south nexuses of these two linear circulation routes, a planned linkage connects the new Westbard Square project vis-a-vis a central greenspace—the Westbard Civic Green— that will serve as major new destination within the district. A second green space, at the north end of the site, will serve as a county park and playground.
Taking cues from the neighborhood’s industrial history, the Civic Green is anchored by two structures: the Canal House retail pavilion and an appropriately scaled ‘front porch’ structure for the community. Both structures utilize locally quarried stone which can be found in the historic Milton-Longborough house and mill [blue dot above right] located along the Willard Branch creek just south of the CCT nexus. Their overall architectural expression is evocative of early industrial structures such as the lock houses of the C+O Canal which constitutes the first leg of the CCT as it traverses the length of Georgetown.
MV+A Renderings of the Civic Green
Civic Green Construction Photos | Landscape Architecture by LandDesign | Civil Engineering by JBA
Phase II | Mixed-Use Multifamily
Following up on the success of Phase I the next phase of the Westbard Square project will bring 200+ new residential units to the neighborhood along with an additional 22K SF of inline retail fronting the civic green and further activating the Westbard Avenue streetscape. The project, led by renowned multifamily developer Greystar, is well positioned to provide the transformative potential envisioned by the Westbard Sector Plan coalescing this new neighborhood and spurring subsequent development initiatives across the district.
Renderings of the Proposed Phase II Mixed-Use Multifamily Building
From it’s inception nearly a decade ago, Westbard Square has proven a remarkable journey for our team at MV+A. We take great pride and stock in the opportunity to transform such a notably underutilized site into a dynamic new community within the broader context of a truly ambitious sector plan. We’re grateful for our visionary clients, our amazing project team, and the many critical stakeholders who are making Westbard a meaningful destination on the greater regional map!
