True Revitalization For Oakland Mills

Well, here it is the long awaited streetscape enhancements to Robert Oliver Place. Here it is in all its glory, the very thing promised to revitalize Oakland Mills both the Village Center and the Community as a whole. Nope, this isn't a small piece of the project this is the whole project. If this is the Village's idea of true revitalization, then it's no wonder the Village is struggling. For Oakland Mills, true revitalization will have to come in the form of redevelopment both in the Village Center and surrounding Communities throughout the Village.

Most of the "thru" streets in Oakland Mills have been resurfaced in the past couple months. Only Stevens Forest Road received a lane for Bikes. I've heard differing opinions regarding the Stevens Forest Road Bike Lanes. I am in favor of them, in fact I believe they should extend further towards the Village Center and other "thru" streets like Thunderhill Road, White Acre Road, Basket Ring Road, and Kilimanjaro Road should all get the Biker Markings. Not only that, they should get the streetscape enhancements Robert Oliver Place did which will unify the Village.

The survival of the Village Center's Independent Merchants is nothing short of miraculous. It's also miraculous that Oakland Mills, with the failure of several prior Supermarkets has been able to attract and keep its current Food Lion Anchor.
That being said, there is still a lot of room for improvement in the Village Center. There are vacant storefronts and vacant lots on Stevens Forest Road and the Community Policing Office is in an unattractive trailer. Now riddle me this; where's the Village Green?

The predicament of not having the Village Green, in my opinion is what needs the most attention. I think in order to achieve this, a lot of redevelopment will need to take place. This is good because although I believe in certain fundamentals, Columbia should not be placed in a time capsule.
One of those fundamentals is a Village Green. First and foremost the current building that houses the Second Chance Saloon has to be demolished.
The new Second Chance Saloon will be in a new building on the grounds currently occupying the Bankok Garden Restaurant. Since the Meridian Square Development didn't go through, I think subsidized Senior Housing should where it was proposed to be (the old Exxon Grounds) named "Parkview at Oakland Mills".
Qualified Seniors currently living in Oakland Mills will get first pick. Now, the Meridian Square design should be used to redevelop the outdated Stevens Forest Professional Center on Santiago Road. Speaking of Santiago Road, the Interfaith Center is prime for redevelopment.
One thing requested in the Village Center Master Plan was Spiritual Community Green Space outside the Interfaith Center. Redeveloping the Interfaith will recognize this goal and it will face the extended Thunderhill Road to truly integrate the Interfaith Center into the Village Center. More Green Space will be provided around the fountain outside the current Second Chance Saloon.
The Interfaith Center Green Space and the Retail Center Green Space will be "connected" through the current Robert Oliver Place Streetscape Enhancements as a promenade. All this for a Village Green? Yes and it's worth it! This also allow for Thunderhill Road to be extended past Santiago Road/Robert Oliver Place all the way to Stevens Forest Road.

Before I get to the Retail portion of the Village Center I must send out an SOS to the Columbia Ice Rink. It's outdated and redvelopment is essential. Doing so would allow for outdoor ice skating space, a wish that would be granted from the Village Center Master Plan.

Now for the Retail Portion of the Village Center. Given that I'm calling for major redevelopment Village Wide, the income mix around the Village Center will reflect the need for more upscale merhcants.
Also with increased competition from new Grocers it's time the Village Centers began attracting them as tenants as well. Food Lion has an upscale counterpart known as Bloom. Since Food Lion is the Anchor Tenant a switch to Bloom won't be unreasonable.
Between the Food Lion/Bloom and the Ice Rink is an open space that would be great for a Starbucks. Imagine the appeal Shoppers will have when approaching the Village Center from Thunderhill Road and seeing a Starbucks.
Also with the Second Chance Saloon Building demolished, there's room to expand from the Liquor Store towards the barns. New tenants would include a Coldstone Creamery, a FedEx Kinkos, and a proper space for the Community Policing Office. Along Stevens Forest Road there's room for change too.
The old Bank Building will be the new location for Sam's Mart. It will be the convience store (with a Krispy Kreme Donuts and Boardwalk Fries) for the Shell Gas Station with a touchless Car Wash. That's right after ten long years I'm bringing a Gas Station back to Oakland Mills.
Where Sam's Mart currently is, will become home to an Outback Steakhouse and a Bonefish Grill.

Now for the residential change in Oakland Mills, although I'd like to minimize displacement when possible it's high time that new construction made its way to Oakland Mills. Just like every other old Columbia Village, its higher density housing stock is old, tired, and dated. the Village can't move forward without major redevelopment.
We'll start at Stevens Forest Apartments, originally intended to Senior Housing in my plan it's now for all ages at a 100% Market Rate Home Ownership housing for all ages.
Now Grand Pointe, varying from Garden Apartments to a High Rise its replacement; Talbott Springs Pointe will boast 55% Market Rate Home Ownership 30% Market Rate Rentals, 10% Affordable Home Ownership and 5% Affordable Rentals.
Autumn Crest, renamed Talbott Springs Overlook, will have 60% Market Rate Home Ownership, 20% Market Rate Rentals, 15% Affordable Home Ownership, and 5% Affordable Rentals.
The Verona at Oakland Mills will retain its name but will ultimately hit the wrecking ball. It will include 35% Market Rate Home Ownership 30% Market Rate Rentals, 20% Affordable Home Ownership, and 15% Affordable Rentals. As you can tell from the pictures what I have envisioned for the new developments will be of the same density as their current predecessors however, they include all modern conveniences that newer parts of Howard County are known for.

Now for the hard part, redeveloping privately owned developments. Just like the rentals they too have seen their day in the sun. Again we want displacement to be minimal and there will be some "buyouts" mostly to people who rent out their homes in the first place.
First up will be the Shadow Oaks Condos. In it place will be Oakland Mills Town Centre. It will be 40% Market Rate Home Ownership, 50% Market Rate Rental, and 10% Affordable Home Ownership.
Next comes the Cinnamon Tree Quads, they have suffered from poor maintenance and low Home Ownership Rates as well as high turnover. Cinnamon Tree has two sites one on Thunderhill Road, the other in Stevens Forest. Both sites make for an entrance from nicer Single Family Homes into the blighted part of the Village. The perception of safety plummets upon entering through Cinnamon Tree. The Thunderhill site will be renamed The Townes at Talbott Springs I
and the neighboring Emerson Hill Development will be renamed (after redevelopment) The Townes at Talbott Springs II. The new Stevens Forset Cinnamon Tree will be called the Towns at Stevens Forest.
Going down Kilminjaro Road we come to a Town Home known as Antorun. After redevelopment the new homes will feature one car garages and better front door street access.
Past the High School we come to Tarleton, perhaps the ugliest Town Homes known to man. Like, Antorun they will be redeveloped with two car garage Town Homes that will be larger and taller. Finally we come to Holly Court, just like other Town Home Developments it's dated and is ready for redevelopment. It will also feature Town Homes with two car garages.

Now I haven't forgotten Single Family Homes they will be developed not redeveloped where? Blandair! That piece of land was to be developed as part Rouse's original dream and I think we should honor him by doing just that. The park idea was brought about by aging hippies who think a time capsule is the best form of revitalization. I just showed you what real revitalization is, it has road bumps and many of you will disagree with me but this is the way to a successful 21st Century Oakland Mills.

If you Redevelop It They Will Come

One thing I've neglected to mention when I put up posts is that they all fit into a broad Master Plan I have for Columbia. Every post is a piece to that puzzle. When I do redevelopment posts, Village Center Posts, reinvestment posts, new School construction posts, or mass transit posts; I have that entire vision in my mind and every post is crafted carefully to "fit in the puzzle" Let me give you an example.Well here's a surprise, my example is Wilde Lake Village Center. I'm sure you're sick of me constantly writing about and being convinced that it can attract a Full Service Grocer. Well, I'm kind of sick of writing about it myself but it doesn't have one yet so I will write on. Now, why did Giant leave? Because it refused to compete larger Grocers nearby and did not want to commit to expansion which would be its only means of doing so. Now how may I ask will that convince another Grocer to build a larger store in the same spot and compete with the same Grocers Giant waved a white flag at? The truth is, it can't and it won't.So, does that mean I have given up on Wilde Lake? Of course not. My plan for Wilde Lake Village Center fits into a puzzle of other things I would like to see throughout Wilde Lake and Columbia. What has been true for Village Centers across Columbia for the most part has been the old saying "if you build it they will come" by "They" I mean Grocers. With Wilde Lake that's not possible seeing as the Village is 43 years old and is built out. However, new home construction can do wonders in attracting merchants to an area and old outdated construction with a reputation for crime can do wonders in keeping them away. But that old saying continues to stick with me, If you build it they will come.Now this isn't a lost cause, we just have to fine tune the old saying to fit Wilde Lake. How about "if you redevelop it, they will come"? If you remember a post I did back in 2008 regarding the need for redevelopment and new construction in Wilde Lake to broaden the income mix and make Wilde Lake viable on the ever evolving Real Estate Market known as Howard County? Suppose I wasn't just thinking of Wilde Lake's housing stock when I inked that post back then? Truth be told I wasn't. I looked over that post and I realized I left something out, something very important; the new found potential and leverage brought about by lots of new construction around the Village Centers will make Grocers take a second look at Wilde Lake. The demographics and statistics of the Village Center's surroundings i.e. "the Market" will be more favorable to a perspective Grocer or any new Village Center Tenant for that matter. If you redevelop it, they will come. Still not convinced? Let me take you around Columbia and see how the "if you build it they will come" mentality has shaped Columbia's Village Centers.Now Harper's Choice Village Center in the mid 1990s was doomed just like Wilde Lake is today. The Center's pathetic excuse for an anchor; Valu Food which was much smaller than today's average CVS, had closed and the Center was desolate. But how did it come back? As you can see it's anchored by a very large and modern Safeway today. The answer is in part new construction. Hobbit's Glen, the Village's newest Neighborhood was mostly built in the 1990s as were Neighborhoods across Route 108 along Homewood Road which Harper's Choice I'm sure was eager to draw. See? If you build it they will come.
Long Reach, in the late '90s was in danger of loosing its small Safeway. Unlike the Wilde Lake Giant, Safway was convinced to expand and modernize its store to the standards of the time i.e. relocating the front doors to face the parking lot instead of the parking lot. Kendall Ridge, was still under construction during the expansion of the Safeway bringing a larger Market to the Village Center's door step. The past several years has dealt several blows to the Long Reach in the form of newer, fancier, and specialty Grocers in Columbia's Big Box Centers and Out-parcels. Safeway stores (including the new one in Harper's Choice) have all been renovated lately, the one in Long Reach has not and it doesn't seem to be happening any time soon. Could Safeway be letting its lease run out?Owen Brown Giant, for a long time was the only game in Town for East Columbia. Oakland Mills Giant failed in comparison, the Long Reach Safeway as well, and the newer Valu Food in King's Contrivance was not a draw to the Center (smaller tenants were draws in and of themselves) So it really wasn't a surprise when Owen Brown Giant became dated and obsolete, it didn't loose much of its Market Base. When Oakland Mills has lost Grocers time and time again, Owen Brown has captured up its Market Share time and time again. Owen Brown Giant has since been expanded and renovated several times. Although past due, that Giant stayed viable the rest of the Village Center was not so lucky. Time will tell how Owen Brown Giant will react to newer Super Markets throughout the region. I do think it can gain a larger customer base through redevelopment throughout the Village. If you redevelopment it they will keep coming.
(Remind to take a picture of the completed redevelopment) Now Kings Contrivance for all intensive purposes survived very well without an anchor from its opening in 1986 to 2008 when it had two lame duck anchors. From 1986 to Thanksgiving 1999 it was a Valu Food and when that chain went belly up, Safeway had signed a lease within days end. Safeway was just like Valu Food in terms of attracting a customer base, the Center itself kept the lot full not the Grocer. When Safeway left in 2006 the amount of cars in the lot remained virtually the same. In the summer of 2008 marked an historical day for Kings Contrivance; the arrival of a brand new Harris Teeter. This was also the first and only Specialty Grocer to open in a Village Center. Now wait a minute.. Kings Contrivance's build out was 20 years ago, how could it attract such a prize? Well, look to the south to new Communitys like Maple Lawn and Emerson Kings Contrivance is not far from them at all. It might not have been in the Village itself but the Market share in Kings Contrivance grew due to new housing. If you build it, they will come.Dorsey's Search marked a new era for the size of Giants. Although renovated this Giant has not expanded since its opening in 1989. Dorsey Hall was nearing completion at the time of the Center's opening but Fairway Hills was just beginning. The Neighborhoods of southern Ellicott City; Burleigh Manor, Font Hill, and Gray Rock Farms also grew with Dorsey's Search and account for a large chunk of its Market Share. If you build it they will come. Hickory Ridge is different. The Village Center opened in 1992 but two of the Village's Neighborhoods were built in the mid to late 1970s. Clary's Forest however, was built in the 1980s. A few final touches came up in the '90s but Hickory Ridge went without a Center for a good 18 years from when its first houses came up and the Village Center opened. The Giant, although new in Village Center Years was new and large in 2008 inside it was showing its age. It has since undergone a massive renovation making brand new once again. If you build it they will come, 18 years later but they came none the less. I saved Oakland Mills for last because it defies logic! How could three Supermarkets fail yet it was able to attract a Food Lion? The Surrounding Village has stood in a virtual time capsule from 1971 with the exception of its renovated Village Center. Oakland Mills needs more redevelopment than Wilde Lake. Did I forget to mention that Oakland Mills Village Center has perhaps the worst location and the lowest traffic count of any Village Center. Just because it has a Food Lion doesn't put Oakland Mills out of the woods, I'd like to see more renovations, a larger tenant roster, and massive redevelopment throughout the Village. Perhaps the Food Lion could level up to a Bloom giving Oakland Mills a "niche".Now that I've showed you other Village Centers and the Historys of their Grocers, in most cases you will see that the construction of new homes has played an integral part in attracting Grocers to a new Village Center, keeping it at an older one, or reviving an old one. So it's obvious, to get a new Grocer for Wilde Lake there will have to be new construction around the Village Center. For further reading, I refer you to my Wilde Lake Redevelopment post here and my Wilde Lake Reinvestment post (not redevelopment, new exterior facades on viable housing) here.

Wilde Lake Village Center: The Plans Are In!

Photo from the Columbia Flier

Now I made a promise to myself that I would wait until Kimco unveiled its plans for Wilde Lake Village Center before I ripped them to shreds. And rip them to shreds I will. Those of you who attended the meeting this past Thursday heard me ask where the Full Service Grocer was (I was called on first) Kimco remains firm that no Grocer is interested. Now being the good little residents that we are have no option but to believe them. If you've ever read this blog you will know that I am anything but and I will question how strongly Kimco pursued Full Service Grocers.

Now would I bad mouth Kimco's plan if I didn't have my own plan? Nope, it's easy to bad mouth something without a viable solution of your own (just ask a member of the Tea Party) but a big reason I don't like what Kimco has brought to the table is because I do have a viable solution that includes a Full Service Anchor and the Apartments Kimco is so enthusiastic about. I was never against them. At one point I had a plan that a Full Service Grocer AND all 500 apartments. This one has the 215 that Kimco's current calls for.This parking lot and the vacant Giant (far left) once demolished will be the site of the new Full Service Grocer. It will face Twin Rivers Road and will be easily accessible through any part of the Center whether it be the old Village Green Shops or Lynx Lane. It will house Offices above it. I'm thinking a Mars or a Superfresh would love to stake a claim in West Columbia which is dominated by Giants and Safeways to capture its share of the Market which will undoubtedly grow with 5500 new units of housing in Town Center. The building will be demolished to make way for additional parking. The Village Green in the foreground will remain and may be enhanced to provide more plush landscaping and better lighting. Although the Village Green will stay intact, some trees may have to be cut down in favor of shorter vegetation to give a more open feeling. All the businesses in the demolished buildings except for Pizza Bolis will be reloacted to a new building on Lynx Lane.
One thing that got my attention in Kimco's plan was the idea of locating the Bank in its own Building. I support this so the Columbia Bank will get its own Building at the southern end of Lynx Lane just before Cross Fox. This will allow for the demolition of the Columbia Bank's current drive up banking structure. Now the Columbia Bank paired with the second entrance to the vacant Giant (pictured below) once housed as any as three businesses; Ridings Liquors, The Cheese Shoppe, and the Butcher Shoppe.This "new" entrance to the vacant Giant (early 1990s) paired with the Columbia Bank, which will gets its own building will make room for three new tenants. The one closest to Star Nails will be a new Pharmacy Counter similar to the departed Medicine Shoppe. The new Grocer may not have a Pharmacy of its own. In the middle will be a Pizza Bolis. Its current foot print is way too big for its purpose. Nobody EVER sits at its tables and they add to the desolate feeling in the Village Green. All other Pizza chains that are delivery based have very small foot prints. Now the space that roughly housed the old Ridings Liquors will be a home to "Yogi Castle", a Frozen Yogurt place that just opened in Ellicott City and has been a draw to that Shopping Center and with its strategic location in Wilde Lake, it will draw patrons into the Village Green.David's will move roughly to where the vacated Produce Galore sits (more about that later) Here is where the demolished businesses will relocate (The current David's will be demolished and a new building will rise in its place). Above will be one of the four story Apartment Buildings with 108 units. Below will be the Melting Pot, Wilde Lake Karate, The Bagel Bin, Quiznos, and Tokoyo Cafe. These are some of the healthiest businesses in the Center most notably the Melting Pot and Wilde Lake Karate. This may also be a good opportunity for some of the Businesses moving here to retool and recapture their market share. The Bagel Bin can shift its focus on Coffee and Tea and market itself as a Coffee House. There was desire by a meeting attendee for a Starbucks and a Starbucks will drive the Bagel Bin out. When Tokyo Cafe opened several years ago Japanese Restaurants weren't a dime a dozen like they are today. It needs a gimmick to set it apart. My suggestion? Have the cooks prepare your meal table side. The Quiznos will be a new business that will be a draw. West Columbia lacks one yet EVERY other Village Center in West Columbia and two in East Columbia have a Subway. This will further set Wilde Lake apart and draw patrons into the Center.
Now the vacated Produce Galore will be demolished and just like the Kimco plan will house 27,000 Square feet of retail. David's will take 18,000 and the remaining 9,000 will be divided evenly to the other three existing Lynx Lane businesses (Acheiver's Hair Salon, The Ups Store, and Hunan Family) and the other 107 Apartments. I would like to point out that Lynx Lane was once home to a lot more retail businesses. Both Produce Galore and David's expanded once their leases expired. David's was tiny it has since taken over Wilhides Flowers, Mailboxes Etc, Omaha Steaks, a Bakery, a Maternity Consignment Shop, JK Pub, and Duron Paints. Produce Galore was also small, it shared its building with a Hardware Store which it over took and the Building's footprint was expanded at least twice during the 1990s to house the growing business. It's quite remarkable that Produce Galore thrived in the same Village Center for over 25 years.Now Kimco's plan for the Apartment Buildings is to give them their own green spaces in the back. I'm scrapping that because of their ground floor retail. But in between the two I will put in a second Village Green roughly where the above picture was taken. This would have been a parking lot in Kimco's plan. My plan gives not only a Full Service Grocer but more public Green Space.Now back to the Village Green. With the Melting Pot building demolished the Village Green will be visible from Twin Rivers Road. This will make back filling the vacancies left by the Medicine Shoppe and Feet First easier. Also struggling businesses (with the help of the new Grocer) will see new business. I'm thinking a Day Spa for the old Feet First space and a maybe a Jewler and a Florist for the Medicine Shoppe.Now this covered area will remain largely the same. Of course the vacant Giant in the background will be demolished and the end of the covered area will lead to the new Grocer which will be set back from existing retail. Well that's my plan for Wilde Lake Village Center. It includes keeping the Gas Station (Kimco's doesn't) a Full Service Grocer, (Kimco's doesn't), and two Village Greens (Kimco's doesn't) now be warned Kimco, I'm not convinced that you've exhausted all Full Service Grocer options. I will be trying to get in contact with a number of potential tenants to see if you've wooed them. If you haven't, I will and I would suggest to anyone reading this post who agrees with me to do the same.

Now in order for this to work, Wilde Lake as a Village needs both reinvestment and redevelopment of older blighted properties. With Wilde Lake full of new construction, new tenants for the Village Center will be easier to attract. Below are links to older posts I've published calling for reinvestment of existing housing stock and the redevelopment of housing stock that's too far-gone.
http://columbiafuture.blogspot.com/2010/01/wilde-lake-reinvestment.html
and
http://columbiafuture.blogspot.com/2008/12/wilde-lake-redevelopment.html