Vantage Point Reinvestment

Town Center is almost exclusively new housing. Banneker was built in the mid 1990s and that's the second oldest part. Vantage Point is the oldest part and most think of it as an extension to Running Brook (I grew up in Vantage Point and had to explain it that way when somebody asked where I lived). I didn't even count Creighton's Run (Davidge Drive) as Town Center because it's too weird to think of that as Town Center. Vanatage Point is full of subdivisions that were built from 1974-1986. Vantage House was completed in 1990 but I'm concentrating on all ages housing stock. How about we reinvest in Vantage Point and make it look brand new just like the rest of Town Center? Also the part of Running Brook that Vantage Point abuts to I would have redeveloped.
First lets start off with the Condos on Smooth Meadow Way. They were built in 1983 and with a minor facelift they can look brand new.The new look for Smooth Meadow I'm taking cues from Island Club Apartments in Dorsey's Search which believe it or not were built in 1986 and just received a face lift themselves.Now we come to Ring Dove Lane town homes built in 1974 these were the first homes in Vantage Point, I resided at 5477 from 1988-2003 age 4-19, I attended Running Brook Elementary and Wilde Lake Middle and High. They've already received face lifts in 2000 but I'd like to kick it up a notch. Two story town homes will lose the front storage patios (which were always a carpenter bee's haven) to make way for larger front yards and more decorative front windows. The bedroom balconies and bump outs will be taken out as well. Up stairs windows will be moved away from the sides to allow for decorative shutters. The bricks that separate each home will be done away with.The three story town homes will have garages built where the carports currently are. Front doors will be bumped out to reflect this as well. Balconies will be done away with just like the two stories for decorative windows as will the separating bricks. Windows here are in a much better location for shutters.Here's what I have in mind for the two stories, notice the clean fresh appearance and the decorative features currently lacking. The three stories, now garages will give Ring Dove Lane a more modern look than the dated car ports and will make them a bigger selling point.
Waterbury town homes have held up quite well. Built in 1984, a good 10 years after the first houses in Vantage Point they still use wooden siding and every row of houses uses the same light blue color.
I'm using Foregate on the Green in Dorsey's Search as a good idea for putting on new siding in Waterbury. It will use vinyl siding and use different colors to create a more interesting mix of homes.Now we come to Glen Meadows, which consists of both Condos and Town Homes. Built in 1986 they're Vantage Point's newest homes yet they look the most dated. The dark wood siding and the lack of front windows over the front doors don't do these homes any favors. The condos, although their siding is dated don't need any real design changes. The new siding will take care of everything. I might add enclosed building entries as a safety measure.I took design cues from a rental Apartment/Town Home Complex known as Kaiser Park in Ellicott City. Although it was built from 2003-2004 a good 17-18 years after Glen Meadows it's easy to plug in the design of these homes into Glen Meadows. I'm aware Glen Meadows has garages and these don't but look beyond that. The condos are even easier to transform. Just add new siding and an enclosed building entry and there's your new Glen Meadows. These are the Apartments at Kaiser Park in Ellicott City same development as the Town Homes.Water's Edge is Vantage Point's second development. Built in 1975 these town homes are huge! They use a stucco exterior which is dated and that's putting it nicely. Unlike the rest of Vantage Point it's hard to grow grass here. That's a sign that the trees here are sickly and need to be replaced with new healthy trees allowing grass to grow once again.For Waters Edge I used Summerfield at River Hill as a design cue. Their brick fronts provide a fresh modern look. They also have fireplaces in the front like Waters Edge which has and this shows this design can look in the 21st century.

Well that's for Vantage Point, the neighborhood that raised me, after the housing stock is updated it will look brand new just like the rest of Town Center making it fit in perfectly.

Owen Brown Reinvestment

Like I've said before Owen Brown has some of Columbia's most dated housing stock yet it one of the fewest number of rental properties of any Columbia Village. Also the size of most homes in Owen Brown are very large. These reasons and more are why redevelopment on a large scale in Owen Brown isn't the answer to put it in the 21st century.
Other Villages warrant redevelopment so much more than Owen Brown but that doesn't mean Owen Brown doesn't need a massive face lift to stay viable. So, I will start a serious of posts that support the massive over haul of exterior facades in almost all Columbia Villages starting with Owen Brown. So here's the reinvestment of Owen Brown.First we start with Southwick. Southwick is a town home development located on both Knighthood Lane and Talisman Lane. The uniform brick design leaves a lot to the imagination. There is also a lack of windows here. The windows that are here have no decorative trimmings and bump outs on the front doors.
Although these are apartments, they were built in 1974 and underwent a massive exterior facade overhaul. It's a mixture of the original uniform bricks coupled with siding, shutters, and slanted roof decorative trimming. This would be a great new look for Southwick although they're town homes.Elkhorn Landing town homes also need a major overhaul. The chimneys on the front need to disused to create a more uniform appearance. The homes use wooden siding and brick fronts. Elkhorn Landing is located on Lasting Last Way and Winter Rose Path. Vinyl siding with stone and shutters and bay windows would make a great new appearance to Elkhorn Landing. Also there are many more windows in the new Elkhorn Landing allowing for more natural lighting.Here we are in Woodlake, whose design is similar to that of Southwick only the homes are much larger. The front yards here have also turned for the worse. Old and sick trees have caused grass to stop growing around their bases. A good investment in this neighborhood would be to remove said trees and plant new healthy ones in their place and reseeding lawns. Woodlake is located on Kerry Hill Court, Mossy Brink Court, and Hickory Log Circle.This new design concept is probably the easiest to see. The homes here are split foyer like those in Woodlake, and are brick front. They incorporate many more windows which in Owen Brown are an endangered species or at least they were in the mid to late 1970s when these homes were built. One thing to point out is that newer town homes have a uniformed look to their backs. This is something that homes in Owen Brown currently lack and that should be incorporated in its reinvestment.Swanpoint is probably Owen Brown's modernist looking development. That's probably because it's newer having been built in the 1980s rather than the '70s. All it needs is some new siding for a fresher appearance. Swanpoint is located on Swanpoint Lane and Harbor Lane.As luck would have there is such a development built just a few years later in Clary's Forest which Swanpoint can model itself after.The last two developments off of Cradlerock Way that are blighted look exactly the same and their new look will also be the same. The are Dockside and Lakeside and they're located on Dockside Lane and Broken Staff respectively. The trees here are also sick and need to be cut down and replaced with healthy ones to allow grass to grow.
I looked to Baltimore for inspiration on the Dockside/Lakeside renewal. I used the Townes At Orchard Ridge which is a redevelopment in and of itself. It replaced the Claremont Homes and Freedom Village Public Housing Projects. You can see some of them are two stories and others are three just like the homes they're modeling to be.The Duplexes in Hopewell at the end of Carved Stone and Stag Horn Path could use a freshening. Like Woodlake, the landscaping is at the mercy of sick and old trees. It's time to replace these tress as well with healthier ones to let the grass grow.These town homes don't look much different than the duplexes but like I said they just need a freshening.

Well that's it for the reinvestment of Owen Brown. Along with the redevelopment, Owen Brown will look completely renewed and you'll barely recognize it.

Dorseys Search Village Center

Dorsey's Search Village Center set the benchmark when it opened in 1989. First, it was the first Village Center to be built with an open air strip concept, it was the first Village Center in West Columbia to be built in 18 years, and it was the first Village Center to use a large Grocery which, 20 years later is still the same size and needs no expansion.
Dorsey's Search has set the benchmark for newer Village Centers and the redevelopment of old ones.
Over the years, like many Village Centers Dorsey's Search has hosted many tenants in its life time. They include; Video Library, Crown Books, Sundaes, Roy Rogers, Amore Italian Deli, Venture Travel, Party Party Party, Bruggers Bagel Bakery, ZiPani, The Dark Room, Cingular Wireless, European Touch of Beauty, Nationwide Insurance Office, and Beverly's Hallmark.
Today Dorsey's Search plays host to a lot of restaurants and hair salons. The current tenant roster is Giant (which was just renovated inside), Parcel Plus, Cleaners Plus, Great Clips (from Wilde Lake), Hunan Legend, Subway (I worked there from late 2000 to February 2002) Honey Baked Ham (nee Heavenly Ham), Dorsey's Search Wine & Spirits, Avalon Hair, Nails & Spa, Trattoria Pizza Pasta & More, Casey's Coffee, Master Barber, Blockbuster Video (Going Out of Business), Chevy Chase Bank, and a Sunoco Station.
Just like any Village Center or Retail Center for that matter Dorsey's Search has had a turnover of tenants and expansion into different spaces. Video Library left and Party Party Party took over its space, Crown Books left and in came Bruggers then ZiPani then Subway (Subway took most of the space while Hunan Legend expanded into the rest. Venture Travel left after 9/11 and Heavenly Ham (now Honey Baked Ham) expanded into that space.
The Dark Room left and hosted a couple short lived businesses; Cingular Wireless and a Nationwide Insurance Office, now it's home to a Great Clips. Amore, a seemingly successful Italian Deli left or was bought out by the far Superior Trattoria Pizza Pasta and More (They own several Restaurants in Howard County) Sundae's left a while ago and Casey's Coffee has made good use of that space.
When vacancies came on the scene at Dorsey's Search, they were back filled pretty quickly. The vitality of the Center has kept it "hot spot" for chains and Mom & Pop businesses alike. Roy Rogers was the only long standing vacancy in the Center. There is one vacancy right one whose last tenant was Beverly's Hallmark (formerly Party Party Party) this is a large vacancy which may be hard to back fill with just one business.One reason that the old Roy Rogers space stayed as long as it did (roughly three years late '96 to late '99) was that McDonalds bought out Roy Rogers and there were rumors that the Golden Arches might take over the space. This never came to fruition and a Blockbuster ultimately moved in. Now 10 years later, the last Blockbuster in a Village Center (this one) is closing its doors. I don't blame the location or the bad economy for this, I blame the evolution of retail i.e. Netflix. Netflix has killed the Blockbuster chain. Blockbuster is fighting back with its own Mail Order Video Rental and boasts that rather than sending back your rentals through the mail, you can simply return it to your neighborhood Blockbuster, too bad they're all closing.
I don't see this space as being any easier to back fill in 2009 than it was in the late 1990s. This time, it's the economy rather than McDonalds deciding what to do with it. Luckily, I have my own ideas about how to back fill not just the soon to be vacant Blockbuster Space but Dorsey's Search Village Center as a whole. In case you haven't figured it out all my posts eventually tell people what I think needs to be done. Kimco (the Center's Owner) can look within the Center to back fill Blockbuster. Yes, it's Subway as pictured above.
Although it spent a the past 10 years as a Blockbuster, the space still has the bones of a Fast Food Restaurant. Pictured above is the retired Drive Thru path and Window used when the space was a Roy Rogers. Currently, the Subway doesn't have a Drive Thru here but there are Subways that do have them. Moving Subway here will give it a cutting edge advantage of being the only area Subway with a Drive Thru Window. It will also increase business. It's a win win all around.Drive Thrus have evolved since the departure of Roy Rogers and before Subway can take it over, there will have to be some minor changes. The biggest one being the addition of a second window. Judging by the appearance of the back of the space this can be easily accomplished. One window is for paying, the other for picking up your order. That's how Drive Thrus have evolved in recent years. Of course an ordering screen and speaker will have to be reinstalled.
Now we didn't decrease any vacancies with the Subway move we just made a shift in the location of one tenant. The current Subway Space will now be vacant and would have to be back filled. I would suggest a Jeweler. The area boasts a very high median income especially when one factors in that Ellicott City Neighborhoods such as Font Hill, Burleigh Manor, Dunloggin, and Grey Rock Farm use this Village Center as well. Maybe a Jared's or another Everett.

Now to back fill the large space vacated by Beverly's Hallmark. Like I said before, I don't foresee it being one large business but two or three smaller ones. Like I also said before, Dorsey's Search has a lot of Restaurants and Hair Salons so to mix up the Tenant Roster it would be wise not to add more of those. Half of the space can be a High End Consignment Boutique. There's been a successful one in Hickory Ridge forever and one just opened in King's Contrivance. This part of the retail niche has been a good alternative to buying new during the recession. One fourth of the space could be a "Tan Stand" a tanning salon, and the last bit could be a photo framer. In Waverly Woods Village Center there's a great example of one and perhaps the Owners of that one could open another location in Dorsey's Search.

Casey's Coffee is a business that I think of as a competitor to Dunkin Donuts and Starbucks. Now Dunkin Donuts also host a Baskin Robbins these days, a good way for each business to expand while keeping costs manageable. I think Casey's Coffee, although indepently owned has room to host another business within itself. The Other Business? Smoothie King. Smoothie King is a rapidly growing business that needs to find a niche in Columbia. I suggested one for Owen Brown Village Center and now I'm suggesting one here in Dorsey's Search. I think the brand recognition of Smoothie King will in turn boost business in Casey's Coffee. Another win win. I'm not suggesting Casey's Coffee is struggling by any means I'm just saying that when was the last time a Business Owner has said: "I wish we didn't have so many Customers"

Chevy Chase Bank has been a long time tenant (I believe it's an original) but when facing Dorsey Hall Drive it appears its free standing building is vacant. This picture faces the main strip where the Bank appears as it should; Open For Business.I took this picture when I was getting gas at the Sunoco Station adjacent to the Bank. This is what is seen from Dorsey Hall Drive. I thought Chevy Chase had left the Center because I hadn't taken any pictures yet. There needs to be an illuminated sign and perhaps a second ATM on this side of the Building to attract more Business from Dorsey Hall Drive.Now for some minor Cosmetic Improvements to the Center. There are archways that are freshly painted bright white. This makes the siding and stucco trim in the Center look washed out and faded. So, the siding should be replaced with the same bright white color and the stucco should be painted that same white as the archways. This will give the Center a new and refreshed look. In 2000, the Rouse Company (Center Owners at the time) put up signs to let people know what Businesses were in the Center. One thing that signs don't have for the most part are logos for chains and they're not illuminated for night time passers by. This is an improvement I'd like to see and it will pay off.Last but not least is the intersection of Dorsey Hall Drive and the Main Entrance to the Village Center. This has become difficult to negotiate during peak day time hours and a traffic signal should be installed here to control the growing traffic volume.

Now, Dorsey's Search is one of Columbia's healthiest most vibrant Village Centers yet I wrote a very long post about it, Like any Village Center or any Retail Center for that matter, it needs to be closely examined to make sure it continues to do so.

Owen Brown Redevelopment

Owen Brown has some of the most dated housing stock in all of Columbia. That being said, it has very few rental complexes; two to be exact and one is still new.
Redevelopment in Owen Brown will be constricted to areas along Cradlerock that have struggled with crime and can't be modernized with major exterior facade over hauls. Other older Columbia Villages have more of this housing stock, therefore much more of their housing stock falls in the redevelopment category. Owen Brown's housing stock has gone stagnant and much of its housing stock needs a massive exterior face lift that will be discussed in another post. Now for the redevelopment of Owen Brown.
First off, will be the "Chimney's of Cradlerock. Their dated appearance and safety issues and lack of maintenance have put a damper on this "entrance to Owen Brown" when entering Cradlerock via Broken Land Parkway. There is also a lot of Section 8 housing that home owners in neighboring Communities are concerned about. In its place will be new Apartments/Condos known as "Owen Brown Crossing that will greatly improve and renew the appearance of Owen Brown when traveling on Cradlerock and Broken Land Parkway. This will also allow for affordable home ownership in Howard County in 25% of its units with the rest being market rate rentals. This surely will revamp outside interest in Owen Brown and East Columbia as a whole.The next development is privately owned town homes on Quiet Hours across from the Chimneys at Cradlerock and the East Columbia Library has long been the victim of loitering and spill over problems from other Communities. There are also lots of rentals here that have been neglected. The small size of these homes have made them less attractive to buyers where a larger could be found at the same price. Exterior facade improvements can't make the houses bigger.In its place will be "Dasher Green Pointe" which will consist of "stacked" two level town homes that are wider than what is currently there allowing for larger homes without compromising density with two homes where there used to be just one. These will be 65% Market Rate Home Ownership and 35% Market Rate Rentals.
Now we come to Greenleaf. This neighborhood has seen its share of crime over the years. The homes are some of the ugliest Columbia has to offer and the ones with separate basement Apartments have created problems with their upstairs neighbors. There have been lots of rentals here in the past adding to the blighted appearance. Landscaping is barren and makes the homes that much more prominent. During the late 1990s the drug trade raided this neighborhood. Pathways along here have become less safe as well.The redeveloped Green Leaf will be named "Broken Land Crossing" and although they're larger One Car Garage Town Homes there will be more units. The infrastructure will be completely redone and will stretch closer to Broken Land Parkway to further reiterate the new Owen Brown.The Cradlerock Mart and Cleaners replaced the long vacant High's Store. The High's Store left due to robberies and petty theft. This has been a blighted eyesore on Owen Brown for far too long. The Cradlerock Mart has also been the victim of robberies and has barred windows. We're not in West Baltimore people!Royal Farms would make a great replacement for the blighted Cradlerock Mart. Shown here is a Flagship Royal Farms Store that Owen Brown should follow when redeveloping the Convenience Store. The Day Care Center on Homespun Drive is the last part of Owen Brown that needs to be redeveloped, this is Elkhorn's Neighborhood. There should have been another pool and Elementary School here.I'm not proposing the New Building be a Goddard School but they should use this as a model.

Well, like I said there's not much in Owen Brown that needs redeveloping. Stay tuned for the Owen Brown Reinvestment Post that will cover more of Owen Brown and really renew Owen Brown.

Harpers Choice Redevelopment

I'll be the first to say that Harper's Choice has made a huge come back in the past several years but is that enough? It needs to be more visual than that just a drastic reduction in crime, higher School Test Scores and higher property values.
There are still pockets saturated with blighted section 8 housing that may deter future homeowners and renters. With older Columbia Villages it's all about creating a sense of new. Why buy an older home in Columbia when you can buy a newer one in Ellicott City or Elkridge. Lets at least give them an option of new construction in Columbia. So with that, I give my redevelopment plan for Harpers Choice.

First, we'll start off with Harper's Forest Apartments and Ranleigh Court Town Homes. Harper's Forest Apartments is market level rentals with a few Section 8 units thrown in. The buildings are old and tired looking. Despite recent renovations to the interiors it still lacks the modern conveniences that dwellers of modern day complexes take for granted such as a washer & dryer in the unit and walk in closets to name a couple. Ranleigh Court is a Community Homes development consisting exclusively of section 8 units.
In place of both developments will be new condos and apartments that look like these. It will be a mixed income community known as "Swansfield Crossing." A possible street connection making turnabout lane even with Twin Rivers Road should be considered. The name appropriate because the new community would be visible to passers by on Little Patuxent Parkway and will make a good impression of Harpers Choice. The income mix will be 45% Market Rate Homeownership, 40% Market Rate Rental, 10% Subsidized Homeownership, and 5% Subsidized Rentals.Next we come to Fall River Terrace, perhaps the worst Community Homes development. It's struggled with drug dealing, loud parties, and messy common areas. The redevelopment of Fall River Terrace will be very symbolic in the continued renewal of Harper's Choice.What will now grace the grounds of Fall River Terrace will be "The Townes of Harper's Choice." which will consist of two car garage town homes with said garage located in the back of the home. These wider town homes have a few narrow units made to look the width one of the normal ones. The narrow ones will be the subsidized units. The income mix will be 100% Home ownership 75% Market Rate and 25% Subsidized.
Next we come to the Meadows Town Homes located both off of Eliots Oak Road and Hesperous Drive. This is the first Community in Harper's Choice I'd like to see redeveloped that is Owner Occupied. That would make redevelopment all the more difficult when acquiring land and property from dozens of owners rather than just one or two, but "if you don't dream big don't dream it all" that's been my motto when writing these blogs. The meadows has become dated and the small size of the homes are not compatible with the needs of a modern family. Homeowners have tried very hard to maintain their homes but there are somethings they can't change. The streets located in the meadows are as follows; Hildebrand Court located off of Eliots Oak Road closest to Harpers Farm Road, Fallriver Row Court between Hildebrand Court and Hesperous Drive, Mystic Court located off of Hesperous Drive closest to Eliots Oak Road and Endicott Lane located farthest from Eliots Oak Road. The location of these streets will play a pivotal part in their redevelopment. Notice the two different style of Town Homes I chose for this new Community. The first picture is of one car garage "stacked" two level town homes which will be on the outer edge of the new Community titled "Longfellow Pointe" The outer portions include the southern part of Hildebrand Court, the northern, eastern, and western ends of Mystic Court, and all of Endicott Lane. The inner portions of "Longfellow Pointe will include the northern portion of Hildebrand Court, all of Fallriver Row Court, and the southern portion of Mystic Court. These homes will be one or two garage "back to back" town homes where what you think is the back of a home is actually the front of a totally different home with a different street address. That's why I positioned these particular homes in the middle of the Community where they will only face each other. These will be 100% Market Rate with a 50-50 Homeowner/Rental split.
Capistrano Villas are town homes with an apartment underneath located between Fenland Fields Apartments and Harper's Choice Village Center. Their dated style and lack of exterior maintenance make them ripe for redevelopment. Also being near Fenland Fields Apartments has had a negative effect on this development (you have to drive Fenland Feilds to access it.)
In its place will be "Joesph Square Overlook" the original name for Harper's Choice Village Center was just that, Joesph Square. Capistrano Villas overlooked the Village Center and so will its replacement hence the name. I like to throw in a little history when I can. Joseph Square Overlook will be laid out the same as its predecessor; two story town homes with an apartment underneath. The town homes are accessible by going up the flight of stairs and the apartment entrance is at ground level. Upon entering the apartment, you'd go down a flight of stairs first. Joseph Square Overlook will be 100% Market Rate Home Ownership. This vacant parcel at the corner of Harpers Farm Road and Rivendel Lane overlooks the Golf Course and would be prime for over priced condos. I'm choosing a different method for this piece of land.What I have in mind is Senior Apartments ages 62 & Better. They will be 100% Subsidized Rentals and displaced Seniors from Ramleigh Court, Waverly Winds, Fall River Terrace, and Harper House will get first dibs. The new development will be called "The Fairways at Hobbits Glen."Harper House (nee Abbott House) was once Harper's Choice's most dangerous development. There was drug dealing in the stair wells, loud parties, and even a shooting or two. There have been numerous drug related arrests here that have calmed things down in the mean time. The building is dated and casts a blighted shadow at one of Harper's Coice's most heavily traveled intersections; Cedar Lane and Harpers Farm Road. Currently this is 100% subsidized rentals.In is place will be three mixed income buildings like this one with underground parking. They will be built on the grounds of the former Harper House, its parking lot, and green patch adjacent to it. The income mix will be 55% Market Rate Home Ownership 35% Market Rate Rentals 5% Subsidized Home Ownership and 5% Subsidized Rentals. The new development will be called "Swansfield Grove."Harper's Village (Grand Banks Road) has seen better days (and worse.) Being located between two Section 8 developments (Harper House and Waverly Winds) has taken its toll on these owner occupied town homes. Although similar developments will be spared (Harper's Glen and Merion Station) and its Section 8 neighbors will be redeveloped, Harper's Village needs to be redeveloped as well to streamline the new development in Harper's Choice.
In its place will be "Swansfield Overlook", two story town homes with basements. These town homes pictured have two car garages in the back but Swansfield Overlook will not have garages and will utilize existing on street parking. Swansfield Overlook will be 100% Subsidized Home Ownership and will help moderate income families become home owners in Howard County.Waverly Winds, the final "Community Homes" development has struggled with crime and drugs in the 1990s and still has a ways to go. In an effort to create a broader income mix throughout Harper's Choice, Waverly Winds will be redeveloped.
In its place will be the mixed income Community known as "The Crescent at Swansfield", which will feature three level two car garage town homes. The garages will be located in the back of the homes. The income mix will be 50% Market Rate Home Ownership 40% Market Rate Rental and 10% Subsidized Rentals.

Fenland Fields Apartments are sprawled in three different sections along Harpers Farm Road. Each section therefore, should be redeveloped differently. The first section (pic coming soon) is located at the intersection of Harpers Farm Road and Eliots Oak Road. It's between the Athletic Club and Fall river Terrace.

In its place will be "Longfellow Crossing", three story non garage "back to back" homes. It will utilize existing on street parking and paths leading to homes whose fronts aren't accessible through the parking lots. Longfellow Crossing will be 100% Market Rate Rentals. The second section is located between the Athletic Club, The Village Center, and Kahler Hall. Needless to say, this is a weird place for Apartments. So I pose this question to you; Why redevelop it with more of the same if something else the Village Center is lacking maybe a better suit for it? What do I propose for it? An Interfaith Center, Harper's Chocie doesn't have one and there's no other land in the Village available to build one on. The last and largest section of Fenland Fields is lcoated between the Village Center and Rivendell Lane. Part of the redevelopment will include a Traffic Signal at Harpers Farm Road and Rivendell Lane and Cedar Lane and Route 108 due to the higher density of the redeveloped Fenland Fields and both intersections warranting them anyway.

In its place will be will be a new mixed income community of condos. The new community will be called "Parkside at Cedar Lane" due to its breath takign views of Cedar Lane Park. Parkside at Cedar Lane will contain the income mix of 60% Market Rate Home Ownership, 35% Market Rate Rentals, 3% Subsidized Home Ownership, and 2% Subsidized Rentals.

Well, that's it for the redevelopment of Harper's Chocie. This will ensure the continued revitalization and renewal of Harper's Choice that the Village has been enjoying since the real estate market surged after the turn of the century. It's time for new construction to go along with it.

The Recession: The Time to Take Stock of Town Center

My focus has always been that of the Villages, not Town Center, Why? because I actually agree with the Town Center Master Plan. Yes, a 25 year Howard County resident 19 of those in Columbia agrees with the Town Center Master Plan. If you read books published about the creation of Columbia, you will see that Town Center would be built in stages and when the Villages were complete, Town Center will be built out.
Our economic recession has for now, thrown a monkey wrench into the Town Center Master Plan. If there's one thing FDR's new deal has taught us, it's that we can be creative to keep things afloat during tough times. My "creative solution" for Town Center is to consolidate Office Space, Demolish dated and obsolete Buildings to assemble parcels for future redevelopment, dig underground parking garages, demolish above ground garages, reconfigure the south entrance to the Mall to allow for better pedestrian access, create promenades between Lord & Taylor and Wincopin Circle and Symphony Woods and the Mall, create "Wincopin Street", and extend Twin Rivers Road from Broken Land Parkway to "Ring Road." Sounds like a lot huh? This is just "prep work" for the 3000-5000 new homes, and additional retail and office space both of which numbers in the millions of square footage.
I'm sure the Merill Lynch Building can absorb Office Space from Buildings that need to be demolished. The current parking garage that serves the Merill Lynch Building will be demolished to make way for an underground parking garage. The land that the current parking garage sits on would be used for future development.The American City Building, believe it or not encompasses a good example of what the redeveloped Town Center should be. It's easily accessible, and has good ground floor retail. However, its facade is extremely dated and uses adjacent surface lots. Well it's time to start digging a new underground garage and update the exterior facade.GGP's headquarters (formerly that of the Rouse Company) is not one of my favorite buildings for a variety of reasons; one its location on the waterfront makes it difficult if not impossible for underground parking, two it's dated and ugly, three preservationists are obsessed with saving it despite Architect Frank Gehry's blessing to have it demolished. Despite all that, it can stay. I don't feel like blasting those who want to preserve it. I'm already dodging people who live in the Lauaraville area of Baltimore. I gave an honest critique of their neighborhood and they want my head. I don't need more people who want my blood, at least not now. Don't worry my next post will be very controversial I haven't lost it or sold out.

It's parking garages like these on the south side of the Columbia Mall Office Buildings that keep this area from being Pedestrian oriented. Shown here would be the north end of a pedestrian promenade that would extend from Symphony Woods across Little Patuxent Parkway in between the existing buildings. The Parking Garages can serve as footprints for new construction. The southern Mall Road can be reconfigured to reflect this and allow for a better Pedestrian connection between the Mall and the Buildings south of it.Here is yet another example of how parking garages can obstruct Pedestrian access.
The south portion of the Mall Ring Road has room to be extended to Broken Land Parkway connecting the Ryland Homes building both via car and on foot to the mall.

On the other side is a vacant parcel of land that will surely be developed when the time is right.The extended "south ring road" will let here, at the entrance to the Gramercy Apartment Complex and will most likely warrant a traffic signal.
Shown here is an example of how a parking garage can act act as a foot print for future development. This is also where the Mall Ring Road bends and the southern connector to Broken Land Parkway will begin shown at a different angle.The One Mall North Building is located in exactly the wrong place. Its parcel is huge yet its location smack dab in the middle doesn't allow for future development on the parcel. The One Mall North Building may have to hit the wrecking ball in favor of a higher density mixed use residential/retial/office complex. Despite the high density, where the current building sits is the perfect place for a courtyard. Another goal in the Town Center Master Plan would be to create "Wincopin Street." It would be comprised of what is now a part of Wincopin Circle (shown above), a Courtyard next to the American City Building, and surface parking lots for existing buildings. The finished product will be a two lane pedestrian oriented urban boulevard that runs parallel to Little Patuxent Parkway from the Southern Mall Entrance to Sterrett Place. Wincopin Street will begin at the far end of this photo and make a sharp left (not shown here) and begin its run parallel to Little Patuxent Parkway roughly at the GGP building. This surface lot in the foreground will be sealed off for future development.Shown here is another stretch of Wincopin Street. The parking lot here will be separated by curbs and the street, instead of making that mandatory left turn towards Little Patuxent Parkway will continue straight into the current courtyard. Here is that courtyard that Wincopin Street will run through. It currently features three of Columbia's most well known Statues. First off there's "The Hug" a young girl receiving, you guessed it a hug. Then there's a Mother Bear feeding her Cubs. Lastly there's a Statue of the man himself; Jim Rouse. The Statue is just his head but roughly 10 years ago it was subject to constant vandalism. This brought tears to my eyes when I read about it, in fact it still does. Jim Rouse was always a personal hero of mine.Finally Wincopin Street will end at Sterrett Place near the original Cross Keys Inn. Again the surface lots will have to be reconfigured and separated by curbs to create a true street. The surface lots, once again will be sealed off for future development. The intersection of Wincopin Street and Sterrett Place will be a roundabout.Now it's time to focus on development along Wincopin Street. This dated parking garage is a waste of space that is a pivotal part of the redevelopment of the Wincopin Street part of Town Center. The Columbia Sheraton and the Office Building that replaced the old Rusty Scupper will have to park elsewhere, perhaps under the building that will replace this garage, a shared underground garage if you will.
The old Welcome Center has seen better days i.e. having a first floor tenant. The restaurants below can find a new home in the new mid rise building on the old grounds of the Columbia Cinema.There is space for ground floor retail here that is unfilled and putting Sushi Sono and Jesse Wong's Asian Grille here will create the ground floor retail feel needed for Wincopin Street.This is where the controversial 22 story high rise will go. Our economy and "Concerned Citizens" trying to uphold "Jim Rouse's dream" have thwarted these plans in the mean time. Those of you who have read Mr. Rouse's biography will know that he planned for buildings 30-50 storys high where if you look out the south window you can see DC and look at the north window you will see Baltimore. This building will only be a mere 22 storys, all you "Concerned Citizens" should read a book and stop warping Jim Rouse's vision to fit your own agenda.These three buildings located on Sterrett Place or Little Patuxent Parkway are either vacant or outdated in design. The two office buildings should have Little Patuxent Parkway frontage when redeveloped into mixed use buildings and the vacant Gas Station site should be raised so new development won't slope down for better visibility from the road. Their current parking lots on Sterrett Place will be used for additional development on Wincopin Street.These two buildings, coupled with the site of the 22 story condo building will make a great redevelopment site when put together. If the 22 story building were built without redeveloping its neighbors would make all the buildings look out of place.Now we come to the Lord and Taylor promenade. As seen from Wincopin Circle it looks like a "no man's land." This intersection warrants a traffic signal with countdown pedestrian signals. The land itself should be leveled and a pathway from Wincopin Circle to Lord and Taylor should be created complete with a brick walkway, elegant lighting, landsacping, and furniture. The promenade should branch off to the Merril Lynch Building as well. The pedestrian bridge currently in this area should be demolished as it creates a barrier between the two rather than a connection.
Last but not least we have the Twin Rivers Road connection. Even as a three way intersection like it is now it warrants a traffic signal. Obviously of Twin Rivers Road is extended to meet the Mall's "Ring Road" it will become a four way intersection making the need for traffic signal that much clearer. Well that's it, we've completely prepped Town Center for its redevelopment. Lets get to work so when the market turns around the 3,000-5,000 new residences and the millions of square feet of Office and Retail space can be added right away.

It's Back!: Colunbia Exxon

Well they sure had me fooled! Columbia Exxon has reopened under new management. It looked so dead and forlorn. I've seen so many Businesses change hands and they haven't closed a single day let alone months at a time! I don't remember it saying: Reopening soon or anything to that effect either. Well the good new is Columbia Exxon is back and instead of being one of the most expensive Gas Stations in Town it's one of the least!
Now I've wondered if this would signal a reopening of the Sterrett Place Exxon but it hasn't. But then again Columbia Exxon reopened so suddenly that the Sterrett Place Exxon may follow suit. In fact, I remember when I was younger that same Station closing and reopening. I'd say about 15 or 20 years ago? So it's not unheard of having that close and reopen again.
I guess since Exxon's mascot is a tiger which is in the Cat Family and Cats have nine lives Exxon Stations in that capacity do as well! I can honestly say that Columbia Exxon fooled me and fooled me good!

How to best Redevelop Wilde Lake Village Center

Ever since the Giant closed in the fall of 2006 all I've heard were complaints. The complaints are justified, Wilde Lake Village Center is crumbling before our very eyes. One thing I haven't heard much of has been solutions. Kimco, the Center's owners have given up due to the economy and the County thinks Village Centers don't need a Grocer Anchor to stay vital. Before Kimco gave up however, they came up with ground floor retail and 500 apartments or condos.
This was not popular, neither was idea of David's Natural Market moving into the Giant Space. I fund that to be short sighted. Legislation that made easier for Property Owners in Columbia to redevelop i.e. not going through GGP was not passed. That same session, a Zoning Ordinance was passed allowing Walgreens to build a store in Oakland Mills further draining its Village Center. That's democracy inaction for you.
I still believe that Wilde Lake, after the recession can attract a Full Service Grocer. I also believe that a Village Center needs one in order to stay a vital neighborhood draw. I'm neutral on the apartments above as long as there's a Full Service Grocer within the plan. It's been close to three years and a viable for Wilde Lake hasn't surfaced...Until Now! You didn't think I'd bash the system without showing them the solution they can't come up with.
Kevin Allen, who's been with Kimco since Rouse sold the Village Centers to them has said that Wilde Lake is "landlocked" which doesn't allow for a huge Grocery Store that's present in almost all the other Village Centers. He said this in a Community Meeting back in 2006 long before Produce Galore closed its doors. Wilde Lake is still landlocked but Produce Galore's closing will prove to be a huge part of my redevelopment plan.
Well lets get started with Produce Galore. It will be knocked down and in its place will be a strip of existing stores. The stores will be The Melting Pot, Wilde Lake Karate, Bagel & Deli, Pizza Bolis (this will be much smaller without the tables), Tokyo Cafe, Wilde Lake Cleaners, and Today's Catch. Below is a picture of a Shopping Center Strip with a modern facade that I think Wilde Lake should adapt.In the place of the aforementioned strip will be additional parking as will the Courtyard and Fountain.
Don't fret, the Fountain will be relocated along Lynx Lane in its Courtyard pictured below.Now the million dollar question is where will the new Grocery Store go?Well, it will face Twin River Road and it will be expanded upon the existing vacant Giant.That's why I had that strip and Courtyard demolished, most of the existing parking lot will be taken up by the new Grocer. All this will be built over making the new Grocery Store 55,000 to 62,000 Square Feet. I know Kevin Allen has said that 46,000 Square Feet is the largest Wilde Lake can accommodate (still twice the size of the current vacant Giant)but that was before Produce Galore closed. Produce Galore closing allowed the size of the new Grocery Store to be bumped up considerably. The expansion will be behind Twin Rivers Road toward Cross Fox Lane and to the right towards Lynx Lane. Mars is my personal preference for Wilde Lake. Pictured above is a Mars that opened in Ellicott City in late '03 early '04. It's a beautiful store, that's clean, well stocked, and would be an invaluable asset to Wilde Lake. Their prices aren't unreasonable so all around it would be great. The opening of this Ellicott City signaled Mars expansion into the Howard County Market. I would bet that once the economic climate is right Mars would like to expand into Columbia. Wilde Lake is ready and willing for a Mars. The above picture should give you an idea of what you should see when approaching Wilde Lake on Twin Rivers Road.
Still more demolition for parking. The Columbia Bank Drive Thru, whose facade is terribly dated will hit the wrecking. In the background, you can see the front of the new Grocery Store and how it's blocked by the Drive Thru.
The new location for the Columbia Bank's Drive Thru will be here. Just to the left of David's near Cross Fox Lane. The new Drive Thru's design will be in keeping with the new facade I'm proposing for the whole Village Center.
Also effected by the new facade will be the Crown Gas Station and the KFC which Kimco should acquire from its current property owners.
A great addition to the KFC would be a second Drive Up Window that up to date Fast Food Restaurants.
Some good news! Despite the troubles of Wilde Lake, it has attracted a new tenant. A Full Service Hair Salon will be replacing Great Clips which moved to Dorsey's Search. On the Village Green Star Nails has expanded into the space vacated by Ridel's Florist. This shows a strong commitment to Wilde Lake and they don't have plans to vacate any time soon. Not only that, they have a strong Customer Base.The doors leading to the Second Floor Offices would move to the left of Star Nails making space for a Police Satellite Office when paired with the old doors to the Giant.
They will not be part of the new Grocery Store.
Parts of the Village Center that won't undergo massive renovations will receive exterior facade updates and additional more adequate lighting.Slayton House, whose front doors would be masked by the New Grocery Store will have a lighted brick Promenade from the Village Green leading up to its front doors.
Not all of the Courtyard will be destroyed. The steps leading to the Interfaith Center and the red Fountain Sculpture will remain in tact.There are still two vacancies at Wilde Lake that need to be filled. The first was vacated by the Medicine Shoppe Pharmacy. I think an Ice Cream Parlor like a Cold Stone Creamery or a Haggen Das would fit the bill perfectly.
The second is Feet First who moved to Hickory Ridge. I think a Day Spa, whose popularity has surged over the past several years would be a great addition.The final improvements to Wilde Lake Village Center concern the intersection of Twin Rivers Road and Lynx Lane. New and additional "Countdown" Pedestrian Signals will be installed as well as brick crosswalks. The traffic signal itself is old and pealing. The shafts will have to be repainted. The same will be done at Twin Rivers Road and Cross Fox Lane.
Ever since Giant closed in 2006 all I've heard were complaints. Well, I'm doing something about it! I'm not going to complain, I'm going to take action. Now there's a plan that people can look to and know what they want their Village Center to look like.

Comments

I appreciate the out poor of comments on various posts but I must ask that any and all racial slurs be omitted. This is a family friendly blog and any comment that promotes racism and bigotry will be deleted on the spot.

Farewell Columbia Exxon Farewell

Columbia lost another business that had been there from day one; Columbia Exxon. There are several Exxon Stations in and around Columbia but this particular one had the distinct privilege of holding the title of Columbia Exxon for 42 years at the southwest corner of Little Patuxent Parkway and Banneker Road.
This was one of the only stations that still offered "Full Serve" Pumps. Full Serve is where a Gas Station Attendant pumps the gas for you without you leaving the comfort of your car. My Mother utilized this service when I was a little kid eventually getting with the times around '91 or '92. Needless to say, she used Columbia Exxon a lot.
Columbia Exxon was far more than just a filling station. It had a Car Wash, Convenience Store, Waterloo Pizza and Subs, Western Union Telegram, Rental Cars, Courtesy Shuttle, and a whopping 12 service bays.
Growing up, our cars were, for lack of a better word old. Living in Vantage Point we obviously gave Columbia Exxon a LOT of business to keep our old cars on the road. Our cars died each with well over 100,000 miles and each well over a decade old. With us having new cars, the need to use Columbia Exxon dwindled. With the exception of me constantly blowing tires and oil changes we didn't need the services of Columbia Exxon. Also, more and more Gas Stations opened up and their gas prices were cheaper.
I shared my story of Columbia Exxon because I think it reflects that of many Columbia Residents and their habits. Columbia became a wealthier area where people don't hold onto their cars like they used to making the need to get their cars serviced became less of a necessity. Car Dealers eventually became the neighborhood Mechanic offering free scheduled maintenance to lure customers.
With higher gas prices and the loss of people holding onto their cars left Columbia Exxon vulnerable. With such a large complex operation it became harder and harder to turn a profit. Oil companies raising gas prices sky high has not helped gas station owners. Maybe the owner of Columbia Exxon decided to retire and in this economy was unable to find a buyer and just threw in the towel.I can only speculate why the Station closed but what I can say is; Farewell Columbia Exxon, Farewell