By Karen Cordry, Matt Schmidt and Holly Olson.
This is in response to the Gazette’s article of February 3, 2010 about County Executive Ike Leggett’s decision to not move the Wheaton Library. It is time to set the record straight about where this idea came from and how it was handled by the County Executive.
In 2008, the County hired the International Downtown Association (IDA) to take a look at all of the County's assets along Georgia Avenue to see if they could potentially be utilized to spur development in the downtown core area of Wheaton. In March 2008, IDA met with panels of community leaders, business leaders, and community residents in the Wheaton area to understand and report back to the County on what the community wanted for Wheaton. It was the overwhelming consensus of the community members who volunteered their time for this panel that having the Wheaton Library relocated to the downtown core would not only jumpstart development there but could also be a potential anchor to an internationally themed cultural center for the community. It was also thought that having the Library more centrally located in the downtown would better serve the large and growing neighborhoods located south of the Wheaton Triangle. The idea of moving the Library came from the community volunteers, not IDA. Matt participated in that process, in his capacity as then-chair of the Wheaton Redevelopment Advisory Committee (“WRAC”). Holly and Karen were Matt’s predecessor and successor, respectively, as Chair of WRAC.
After the report was released, there was a community meeting held at the library to discuss the topic of moving the library. In our view, that meeting was premature and ill conceived in that there was no current financial ability to move the library, much less any concrete ideas about what such a project would entail. As a result, it was easy for those satisfied with the existing situation to rally around “saving” the library, while there was no realistic or concrete alternative that could be looked at or discussed. .
The result of the County’s failure to properly prepare and present a realistic proposal on this issue created a serious rift within our community that cannot be helpful to the shared goal of improving and revitalizing Wheaton. Residents adjacent to the current location argued that the Library “is ours,” while giving short shrift to the needs of residents who live south of the Wheaton triangle. There were also fears expressed about venturing into the downtown core (scarcely half a mile away from the current location!) based on a false impression that the crime rate in downtown Wheaton is greater than that in the vicinity of the Library's current location. Although police reports show to the contrary, the widespread dissemination of such claims only serves to undercut ongoing efforts to make the downtown a more lively and vibrant place that will both be – and feel - safe for all.
What has been most apparent about this process, though, was that this idea was thrown out without context, detail, or sufficient fact, so everyone was left to speculate about what might be done. That is no way to run a decision-making process – and, even worse, to simply drop this concept on the basis of that highly flawed process, without making any attempt to provide a meaningful proposal to which the whole community can react. Worst of all is that the County has shown that it has no vision or plan to replace the library as a focus and an anchor for assisting downtown Wheaton, its residents and its small businesses.
If the revitalization of Wheaton is to be anything more than just a pious set of fond wishes, the County Executive and the County Council need to have a vision and a plan and be prepared to present – and defend – that plan when questions are raised. Ruling out any consideration of moving the library, in view of the way the issue has been dealt with to date, does not show that sort of vision or dedication. Similarly, providing a large subsidy to Barry’s Magic Shop so it could move out of Wheaton, after it rejected numerous accommodations, rather than using those funds to assist Wheaton’s existing small businesses, was no more helpful.
Now, the County is considering whether to use $4 million to assist in bringing Costco to Westfield. We are skeptical over whether two companies worth billions of dollars actually need taxpayer money to bring Costco to a space that is ideally located for it to tap into the lucrative downcounty market. But, whether such funds are approved or not, they should not be a substitute for the spending needed to spur redevelopment efforts and help struggling small businesses in the downtown. One of WRAC’s main focuses has been to maintain the small business character of Wheaton during redevelopment. As far as we know, the County has not done any study as to whether a Costco would have an affect on small businesses in Wheaton, nor has there been consideration of how bringing Costco to Wheaton would fit into a larger plan for this area.
The County has been working on a sector plan for Wheaton. If that plan is not just to be words and drawings, the County needs to demonstrate that it has a real vision that it will stand behind and work for. We’re still waiting.
Karen Cordry is the former Chair of the Wheaton Redevelopment Advisory Committee, 2008-2009.
Matt Schmidt is the former Chair of the Wheaton Redevelopment Advisory Committee, 2007-2008.
Holly Olson is the former Chair of the Wheaton Redevelopment Advisory Committee, 2005-2007.
Wednesday, March 10, 2010
The Man With(out) a Plan
Monday, January 18, 2010
Ike’s Grand Idea for Wheaton
By Holly Olson.
At first blush, the thought of a Costco in Wheaton might be exciting. No more trekking out to Beltsville or Gaithersburg to stock up on bulk goods at low, low prices! But before you jump on the “Let’s Bring Costco to Wheaton” bandwagon, I want to share with you how Bigbox stores like Costco and Wal-Mart can affect local economies. What a bore, you might say. But this type of economic development has huge implications for Wheaton, so community members that care about the future of Wheaton should listen up.
The story goes something like this: Bigbox retailer comes in. Everyone is excited because the Bigbox brings convenience. People from all over the County come to Wheaton to shop at the Bigbox — and then they leave Wheaton after they finish shopping at the Bigbox. No going to the small retailers on the triangle, no going to any of the local restaurants. Get in and Get OUT. The local retailers continue to lose business, the restaurants don’t see any additional customers, traffic on University and Veirs Mill becomes exponentially worse, subsidies that could have gone to support local business owners go to the Mall instead, and the County gets a bunch of low-paying jobs for workers that don’t even live in the County — thank you very much.
With that said, let’s take a look at two major questions regarding this project:
1. How does adding another Bigbox impact the local business community?
2. Is this the best use of taxpayer money to create economic development in Wheaton?
As interest in developing local economies has increased, so has the research on how Bigbox stores affect them. While you can always find a study to support your point of view, there is a growing body of research suggesting that Bigboxes are not the economic panacea that they are made out to be.
In a December 2009 a study from the Center for Urban Research and Learning at Loyola University Chicago, by Davis et al called, “The Impact of an Urban Wal-Mart Store on Area Businesses: An Evaluation of One Chicago Neighborhood’s Experience,” looked at local employment, wages and sales in an inner city area after Wal-Mart opened. It surveyed retail establishments within a 4 mile radius of the Wal-Mart location. The study concluded that the closer a retail establishment was to Wal-Mart, the greater the likelihood that the establishment would go out of business. For each mile out, the probability of closing dropped by 6 percent. (It should be noted that not all types of retail establishments were affected equally.) When employment was examined, the study found that the addition of Wal-Mart did not lead to a net gain in jobs. Rather, any employment gains created by Wal-Mart were offset by employment losses from the surrounding businesses. Finally, the study looked at the impact of Wal-Mart on retail sales by zip code. In Wal-Mart’s own zip code, there was no evidence of an increase in sales. When the 18 months before and after Wal-Mart opened were examined, the data showed a decline in sales.
In a 2007 discussion paper, “The Effect of Wal-Mart on Local Labor Markets,” Neumark, Zhang, and Ciccarella reported in their findings that Wal-Mart resulted in a decline of non-Wal-Mart employment. They concluded that each new Wal-Mart store reduced county-level employment by about 150 workers, or 1 Wal-Mart worker replaced 1.4 non-Wal-Mart retail workers.
We can also examine the effect of Bigbox stores in terms of how much economic activity they generate. Most research has concluded that locally owned businesses generate as much as two to three times the local economic activity that chains do. In a joint study by the groups Urban Conservancy & Civic Economics, “Thinking Outside the Box: a Report on Independent Merchants and the New Orleans Economy,” they examined two models for returning commercial services to New Orleans. The suburban model included large format retail on large parcels, anchored by Bigbox retailers and augmented with a mix of medium and smaller stores. The urban model involved the restoration of urban commercial corridors. Civic Economics projected that if Orleans Parish customers shifted 10 percent of their economic activity from chains to local merchants, it would result in $60 million dollars being re-circulated into the local economy that otherwise would have left the area. At the metropolitan level, the same shift would result in an additional $235 million into the local economy. The study also showed that local retailers generate twice the annual sales, re-circulate revenue at twice the rate, and have four times the economic impact on a square foot basis when compared to leading chain competitors. Their conclusion was that in order to stimulate growth, the city should maximize local businesses in new and revitalized developments.
My second question deals with whether the County is spending its $4 million dollars wisely, particularly in relation to other projects that could be funded in Wheaton. This question is rather difficult to answer, because the County lacks an economic development plan for Wheaton. If the County did have a plan, it would be easy to assess how the $4 million dollars should be used to further Wheaton economic goals and objectives. Without a plan, the County risks spending money on projects that do not represent the best use.
If we use the Sector Plan goals as a paradigm for measuring effectiveness, then the project certainly fails. In no way does a Costco support smart growth principles, transit-oriented development, or a more walkable urban district. And just to clarify, the mall is not the urban district.
If we assess the $ 4 million dollar subsidy in terms of job growth, the project also will likely fail. As indicated above, research has shown the potential for zero net growth in jobs, and in fact may lead to a slight decline in employment. If this is the case, then MoCo will suffer from a double whammy. Not only will the Costco jobs go to those outside the county (because few people can afford to live in MoCo on a Costco salary), but we will lose local business owners that are likely to be residents of the County.
What this deal smells of is a County Executive desperate to show that he has accomplished something in Wheaton. But I for one had hoped for something a bit better than a Bigbox retailer. Wheaton deserves better, and so do its small businesses.
Holly Olson is a former Chair of the Wheaton Redevelopment Advisory Committee.
Friday, April 24, 2009
BOP Update
By Holly Olson.
*** WARNING: This post contains no political content whatsoever. Read on at your own risk. ***
I admit that when I found out I was pregnant with Baby Olson-Pagnucco (BOP), I became quite curious as to whether people would start to treat me differently. Would people hold the door open for me? Would they give up their seat on the metro for me? Would drivers at the Intersection of Death (IOD) let me cross the intersection without nudging their cars up my butt?
As I suspected, the answer came back a resounding NO. No passes for the pregnant lady, thank you very much. This is DC after all, where everyone has places to go, people to see, and little time to show any extra courtesy to a pregnant lady. I recently heard about a new show called ‘In the Motherhood’ on ABC, and in the premiere, the story line included a woman who faked a pregnancy to receive preferential treatment. Obviously, this story was written by a Man, because I don’t believe that this happens in real life - at least not where we live.
Even in my own home, I don’t get much of a break. The vision of me lounging around on the sofa while my husband fans me and feeds me grapes is only that - a vision in some alternate reality. Instead, I find myself still doing my usual chores, cooking dinner, and yelling at Adam to stop blogging as midnight rolls around. And those pesky D4 debates did not help my cause. [Note to the politicians: Could you please not hold any more special elections? I am tired of seeing my husband disappear three nights in a row during the work week because you all need to have campaign debates.]
And so rather than the universe stopping to revolve around me, I find that it continues on, just as it always did. Instead, what I find is that my life is now filled with A LOTS. I have to go the bathroom, A LOT. I eat, A LOT. I am tired, A LOT. My belly has grown, A LOT. You get the picture...
As the big day approaches, we are trying to get ready as countless parents have done before us. We ordered the crib, set up the baby registries, and are scheduled for lots of baby classes at Holy Cross Hospital. There is the ‘How the hell do I make it through labor class’, the ‘What do I do now that he is out class’, and the ‘How do I prevent him from electrocuting himself class’ (i.e. baby safety). Somehow I couldn’t convince Adam to attend the breast feeding class with me - he wanted to go to a D4 debate instead. Go figure. [Note to assorted politicians: Adam WILL be attending baby classes throughout April and May. Tuesday nights will no longer be free. Please adjust your schedules accordingly.]
There are also the usual worries: will there be any complications during delivery, will he have any health problems, will he terrorize us both with endless crying. Adam is particularly concerned about all the diapers that he will have to change. I am concerned about whether he will try to blog while changing the diapers. But such is life.
All in all, things are going pretty well (knock on wood). BOP continues to grow, and as far as we know, he is healthy. He moves around a lot, and I am sure that if he could take a mini-laptop into the womb with him, he would be typing out his daily updates on Facebook. So keep us in your thoughts. Only 2 more months, and out he comes - get ready world!
Friday, March 06, 2009
Wheaton Library: What's the 411? Part Three
By Holly Olson.
In Part Three of my series, I discuss the benefits of relocating the library to downtown Wheaton, both in terms of the redevelopment effort as well as the community. But first, some background information on how we got to this point.
In 2008, the International Downtown Association put together an advisory panel of redevelopment experts to assess redevelopment prospects in Wheaton. The focus of their review was to identify how County assets might be used as an impetus for Wheaton’s redevelopment.
One of the key recommendations of the report was to relocate the library to Wheaton’s Central Business District (CBD). The report states: Building an outstanding library in a signature building located in the heart of the business district will signal to potential investors that downtown Wheaton is moving in the right direction. This is particularly important in terms of office tenants, as the County seeks to expand the tax base in downtown Wheaton through the construction of new office buildings.
Furthermore, the panel recommended that the library should be relocated to the southern end of Lot 13 (currently the site of the Mid-County Services Center) and would be part of a mixed-use facility that would also include an arts and cultural center, offices, residential, retail, restaurants, and parking. This facility, combined with Lot 13 (designated for open space) and the Bozzuto and Metro air rights sites, would create a sizable area for the start of a “town square” environment.
So of all the County facilities, why is a library so important to jumpstarting redevelopment? First, the libraries of today are not your grandmother’s library. Libraries are no longer just a place to check out books. They serve as anchors - creating a sense of place and strengthening our community. They function as community centers, providing meeting space and the opportunity for any number of cultural activities and community programming.
Second, libraries can help to stimulate local economic activity. In a report by the Urban Libraries Council entitled, “Making Cities Stronger: Public Library Contributions to Local Economic Development,” they note that Center City library developments have “created vibrant public spaces that attract a steady stream of visitors to areas that often lie dormant after business hours and during weekends.” One of the big issues in Wheaton is a lack of foot traffic during the weekday. Many of the restaurants are dead during this period, and some have stopped serving lunch during the week. The report tells the story of how a Memphis library relocated from a quiet residential neighborhood on the Southside to a retail strip in an economically depressed industrial section of the town. (Sound familiar?) Initially, six of eight storefronts in the retail strip were vacant. After 4 years, there were no longer any vacancies.
Third, the increase in foot traffic generated by a downtown library has the benefit of adding “eyes on the street.” As I mentioned in Part Two, this is an important concept in urban planning popularized by Jane Jacobs. The idea is that increased activity deters crime and enhances the public’s perception of safety. It is a simple, but powerful concept. Given that many members of the community feel that Wheaton is an unsafe place to be, a well-used public library could go along way in helping to combat this image.
Fourth, relocating a library to the CBD would send a powerful message to developers that the County is serious about investing in Wheaton. If the library does move to the CBD, it will likely be part of a mixed-use development. Because libraries are long-term tenants, this reduces the financial risk associated with building such a development. In addition, as anchor tenants, libraries bring in foot traffic without competing directly for commercial sales - another benefit to potential tenants that might consider leasing space in such a development.
OK, but what about the community? How does it help us? First, relocating the library to the CBD will improve accessibility. At its current location, the primary way to get to the library is by auto (unless you live in the immediate neighborhood). By positioning itself in the heart of the downtown, the community can now access the library by metro, bus, foot, and auto. And given that libraries are built for the people, by the people (with our tax dollars), one of the main priorities of a library should be making itself as accessible as possible.
Second, relocating the library to the downtown would minimize the time the library is closed. If the library is renovated at its current site, the library would be closed for up to two years. If the library is relocated, the closure time would be limited to a matter of weeks to allow for the transport of books and equipment.
Third, moving the library to the CBD enhances the urban experience. Many County residents enjoy being able to park their car and do multiple things in one trip. If the library moves to downtown, it would mean that individuals could combine a trip to the library with other things in the downtown - a lunch, a shopping trip, a coffee break etc. At its current location, the library is almost an out of the way destination - something that deserves its own trip. By moving it to a more central location, individuals may be more likely to patronize both the library and the businesses of Wheaton. In short, the CBD becomes a destination location — and this helps not only consumers, but many of our small business owners who are also part of the Wheaton community.
The times that we currently live in aren’t so good. As a result, I think our natural instinct is to close in on things that feel safe and familiar. We are less likely to take risks and to think outside of the box. So for many, it can be hard to see how the library fits in to the big picture of redevelopment in Wheaton, particularly when Wheaton isn’t looking so hot these days. But it is important to remember that the library is only one part of the redevelopment vision. There are lots of other pieces - and together, they form a beautiful mosaic of a new and vibrant downtown.
So if you will indulge me for a moment, I would to share with you my vision for the future. Picture a Wheaton that looks like this:
It is a beautiful, sunny Saturday afternoon in early June. Adam and I take our young son out to one of Wheaton’s great restaurants - maybe some Vietnamese, Thai, or Salvadoran, and dine at one of the outdoor tables. After we finish with lunch, we head over to the library, which is known throughout the County for its children’s section. After our son picks out a few books, we head over to Marchone’s Italian Deli to buy a cookie or two. We finish out the afternoon by enjoying our cookies on the new public plaza while we watch a pick-up game of soccer on the grassy area.
I don’t know about you, but that sounds like a pretty nice day to me.
Holly Olson is a former Chair of the Wheaton Redevelopment Advisory Committee.
Thursday, March 05, 2009
Wheaton Library: What's the 411? Part Two
By Holly Olson.
In Part Two of my series on the Wheaton Library, I discuss the arguments raised at the February 9th meeting in favor of renovating the library at its current location. MPW readers can find additional information about the position of those opposing relocation at their website.
The majority of the attendees at the February meeting were opposed to relocating the library. The main concerns that they raised about relocation included: accessibility, parking, crime/safety, the library as a community resource, and uncertainty about the future use of the site.
Parking
Opponents’ view: The current library facility provides ample parking that is both free and safe. If the library is relocated to the Wheaton Central Business District (CBD), patrons will likely have to park in a metered garage. Residents also expressed concerned about the County’s ability to provide adequate safety in public garages.
I am not going to sugar coat this one. Parking availability is a legitimate concern, particularly given that Lot 13 (the open air surface lot bounded by Reedie and Blueridge) is targeted as open space in the County’s redevelopment plans.
With that said, the County is well aware of its parking needs. In 2008, the International Downtown Association reviewed Wheaton and developed a series of short and long term recommendations for how redevelopment in Wheaton should proceed. In their Phase 1 recommendations, (0-3 years), they specifically called for development of replacement parking for Lot 13. Phase 2 (5-10 years) recommends that the County adjust parking supply and location to support Phase 2 development. Phase 3 (10+ years) calls for the County to continue to assess and adjust parking needs and supply.
Bottom line: Parking in Wheaton will need to be reviewed and monitored through all phases of redevelopment. Developing a concrete and pro-active strategy about how parking will be addressed could go a long to assuaging community concerns about parking availability.
Accessibility
Opponents’ view: In its current location, neighbors are able to walk or bike to the library. If the library was moved, they would no longer do this. Residents also noted that the current library location is well situated in terms of public transit, given its location on GA Ave ( a major bus route).
Walkability both to and within the CBD is a long-standing issue. An extensive study on this issue, “Wheaton Metro Station Area Pedestrian Safety Evaluation,” was conducted in 2004 by Kittelson and Associates for the MD Department of Transportation. And while the County has made some strides in terms of improving pedestrian safety, future redevelopment plans will need to go much further in terms of developing Wheaton into a walkable downtown.
It is worth noting the current and planned development along the GA Avenue corridor between Blue Ridge and Arcola should significantly improve the pedestrian experience. Currently, this corridor is a dead zone, and offers little in the way of activity and streetscaping. But with both the Centex development at the Good Council site nearing completion, and Avalon Bay planning a mixed-use development at GA and Blueridge, the corridor will be activated, making it a more enjoyable and safe route for pedestrians to access to the CBD.
As to the last point regarding transit access, the current location of the library is inferior to a location within the CBD. Yes, patrons can access the current library site by using the bus routes on Georgia, but that is nothing compared to being located on a metro station.
Bottom Line: Future redevelopment plans must emphasize pedestrian safety and walkability. New/planned development projects north of the CBD will activate the Blueridge to Arcola zone and create more opportunities for streetscaping. Relocating the library to the CBD will increase transit accessibility for many more library patrons.
Crime and Safety
Opponents’ view: Residents do not feel safe in downtown Wheaton, and in particular would not go there at night.
The perception of crime is a long-standing issue in Wheaton. The fact of the matter is that the data shows us that crime in Wheaton is generally no better or worse than other parts of the county. Nevertheless, the perception that crime reigns supreme is Wheaton is in full force, as evident at the 2/9 meeting. Residents talked about a whole host of violent criminal activity plaguing Wheaton, including murders, break-ins, muggings, shootings, etc. You name it, and according to them, Wheaton has it.
Bottom Line: The County needs to do a better job of combating this perception and addressing “nuisance crime” in Wheaton. But this is nothing new-- all one needs to do is review the Wheaton Public Safety Audit from 2004.
But frankly, until redevelopment occurs, and Wheaton has less closed store-fronts, more activity during all periods of the day and night, and is physically more attractive, people will continue to feel unsafe. This very notion of using ‘eyes on the street’ to combat both actual and perceived crime is one of the basic tenants in Jane Jacobs’ “The Death and Life of Great American Cities.”
Community Resource
Opponents’ view: The library is an important resource to the community immediately surrounding the library. These neighborhoods have been left behind in terms of redevelopment and should not be asked to sacrifice their library for the sake of redevelopment in the CBD.
It is important to remember that a library belongs to the community. And in this case, the community is very large. It includes not only the surrounding neighborhoods, but the entire 20902 zipcode (which covers a huge swath of territory), and finally, the County as a whole. In terms of determining whether to relocate, one of the driving factors should be how well the current site serves the community. If relocating within the CBD will improve accessibility and increase usage, then the answer becomes quite clear-- relocate the library.
Bottom Line: The library would be moving a few blocks down the street—not miles. Residents in the neighborhood would still have the Rafferty and Rec Center, and if the County is smart, they will use the vacated library to house another type of public facility that will benefit the entire community.
Uncertainty about the Future of the Site
Opponents’ view: If the library relocates, the current site will first be offered to other County agencies, and if there are no takers, it will be sold. There has be no assurance that the site will not be sold to a developer for more townhomes.
This is a very legitimate concern. The community should not have to be asked to make a decision about whether the library should move without having a clue about what the vacated property will become. After all, who wants to give up a library and get more townhouses in return? The County did a disservice to the community by walking into the meeting on 2/9 and not offering any ideas about what would happen to the site.
My personal suggestion would be to create a children’s performing and visual arts center - where kids could take classes and exhibit their work. This would tie in with Wheaton’s designation as an Arts and Entertainment district. Housing and exhibit space could be created for adult artists in the CBD, with the children’s facility would be located just up the street. This would strengthen the ties between the CBD and the Wheaton rec corridor, while providing an alternate use for the library space.
Bottom Line: The County, along with the community, needs to generate ideas for alternative site uses that do not involve selling the property to a developer for moderate to high density residential. In particular, the County should try to maximize the site’s potential given its proximity to the Wheaton Rec Center and Rafferty Center. This would be a wonderful opportunity for the neighborhood to explore other site uses that would benefit them as well as the broader Wheaton community.
In the end, this is about more than just whether to move or not move a library. It is about what defines our community. There are no good guys or bad guys in this discussion - only different points of view. It can be easy to try and place people in distinct groups - the antis, the pro-development, etc. But in the end redevelopment is never that black and white, but rather it consists of shades of gray. I would urge all members of our community to take this notion to heart as this discussion progresses. What unites us is much stronger than what divides us - and in this case, what unites us is that we all share a stake in the success of Wheaton.
In Part Three of my series, I will discuss how relocating the library will benefit both the redevelopment effort and the community.
Holly Olson is a former Chair of the Wheaton Redevelopment Advisory Committee.
Wednesday, March 04, 2009
Wheaton Library: What's the 411? Part One
By Holly Olson.
The crowd was angry and the mood was dark. If you got there late, and didn’t snag one of the 80 seats, tough luck - they didn’t care if you were old, sick, or pregnant (as yours truly was at 24 weeks). And if you disagreed with the masses, well, then consider yourself lucky if you weren’t lynched on the spot.
Was this some medieval gathering to watch a beheading? Or perhaps a Salem witch trial? Hardly. It was a meeting about a library - specifically, whether the Wheaton library should be renovated at its existing site or moved to a new location in the center of downtown Wheaton.
Since the meeting was held on February 9th, there has been a lot of discussion about this topic. Just Up the Pike has had several posts about the issue and the Gazette ran an article and several Letters to the Editor about the topic. So of course, I couldn’t stay out of this for long (albeit somewhat belated - blame it on pregnancy fatigue) because I truly care about what happens to Wheaton.
In Part One of this series, I will provide some basic background information on the library and the renovation process. In Part Two, I will summarize the community concerns expressed at the library meeting and assess the validity of each argument. In Part Three, I will lay out the benefits for relocating the library to the Wheaton Central Business District (CBD).
So before I get into the nitty gritty, let’s talk about the library’s history. The Wheaton library was erected at its current site at Georgia Avenue and Arcola in 1960. Interestingly enough, prior to its current location, the library was situated in downtown Wheaton, roughly where Ferdinand’s restaurant currently is.
As a general rule, the County likes to renovate libraries every 20 years. However, the actual period between renovations is now running about 23 to 25 years. The Wheaton library last went through a full renovation in 1983 and a minor renovation about 7-10 years ago. This minor renovation was cosmetic in nature and involved things like sprucing up the paint, changing the shelving, and creating space for the computer room. So, at 26 years since the last major overhaul, the library is definitely due.
During a major library renovation, the County upgrades the building and its systems. In addition, the library may also be redesigned to accommodate changes in service needs. For example, older libraries are often upgraded to account for technological changes such as the increased use of computers and the internet. If a library is renovated at its existing location, it is typically shut down for a period of 1.5 to 2 years. If a library is moved to a different site, the shut down period is temporary; typically only weeks while the content of the building such as books and equipment are moved.
In 2008, the International Downtown Association issued a report examining Wheaton’s prospects for redevelopment. In particular, the report focused on the use of County assets for jumpstarting redevelopment. One of the primary findings of the report was that the library should be relocated to serve as an anchor for a town square in the center of the Central Business District (CBD).
The Wheaton Library was initially scheduled to be in the 2005-2010 CIP. However, it was removed from the CIP when the County Council requested the County further study the issue of relocation versus renovation. One of the ways that the County solicited input was through the community meeting on 2/9. There was also a public comment period (which ended on 3/2) during which the community could provide input online. After input has been received, the County will decide how to move forward and whether the library should be placed in the 2009-2014 CIP in September.
It is worthwhile to mention here that the County has recently shifted its strategy in terms of redeveloping Wheaton. The County is now looking at the approach used in Silver Spring, which would entail using a master developer to develop the area around Lot 13 (the parking lot in the center of the CBD). If the library was relocated, it would likely be part of a mixed-use development that would be executed by the Master Developer. This process would take some time, and therefore, the library would continue to exist on its current site until the redevelopment project was complete. In order for the library to continue operations at its current site during redevelopment, some minor renovation work would be required - such as addressing HVAC issues, upgrading indoor and outdoor lighting, and fixing the entry doors.
In Part Two of this series, I will address some of the concerns raised by the community at the meeting on February 9th.
Holly Olson is a former Chair of the Wheaton Redevelopment Advisory Committee.
Friday, January 09, 2009
Changes Are Coming
By Holly Olson.
Over a year ago I made a suggestion that would change my life forever. I told my husband that he should start blogging. So, for better or for worse, I am in great part responsible for the beast that I have unleashed on Montgomery County, and to a lesser extent, the state of Maryland.
It started off harmlessly enough. I frankly was tired of coming home every night and having to listen to my husband rant for hours on end about assorted local political drivel. Why should I be the only one to be enlightened (suffer) by (from) this endless source of wit and wisdom? So, I did what any good wife would do — I tried to push it on someone else. My husband was a frequent reader of Just up the Pike, so it seemed natural for him to provide the occasional guest post. Soon, he began guest posting on MPW — and from there it steamrolled. Now he is the main contributor, typically posting at least once a day. He even has a Facebook page, where MPW readers can become ‘fans’. As if his ego isn’t big enough already...
My husband still shows no signs of slowing down. However, there is something that may just put a kink in his plans for mass domination of the Maryland liberal blogosphere — a baby. Yes, Adam and I have a bun in the oven — a little baby Olson-Pagnucco (BOP) due in the first week of June.
So to prepare you all for what is to come, I feel that I must lay down some rules (for my own personal sanity) — for if Adam had his way, he would probably continue to call up his ‘spies’ and post from a wireless laptop while we are in the delivery room. So come June, here are Holly’s NEW RULES:
1. No more ‘calls’ to/from local politicians after 7pm. It always amazes me how he can yap for an hour or more to one of the pols — I swear he is like a teenage girl in high school, but instead of gossiping about who is going out with who or what so-and-so wore, he talks about who is running for x seat or who is on the outs with Mike Miller. Pleasseeee...
2. No more week night ‘dinners’ with local politicians (or weekend dinners for that matter). OK, I have to give Adam some credit here. He has improved. He went through a spell this past summer where he was going out to dinner with some local muckity muck at least three times a week. Um — hello, you do have a wife! After about a month of that behavior I threatened to remove certain body parts essential to the male anatomy, and he straightened up quick. But just so he doesn’t start fantasizing about getting out of diaper duty so he can drink beer with a new ‘informant’, I figured it would be good to reinforce this rule.
3. The final and most important rule is a biggie. It will take the most self-discipline, and probably require a bit of help from you all. Adam must blog less. The daily postings, the staying up till all hours of the night, the weekend afternoons dedicated to blogging, MUST be minimized. Yes, Adam will still be up all hours of the night — but it will be for taking care of BOP and not MPW. I realize that this will probably take great will power on Adam’s part, for in many ways, blogging has become a bit of an addiction. It may even require an intervention. So I am asking all of the readers, females in particular, that if you see Adam posting too much, you must remind him of his parental responsibilities. Tell him that instead of dishing the latest local political dirt, he should instead be removing the last round of poop.
So there you have it folks. Get ready for BOP! I expect BOP to be quite feisty. When I had an ultrasound several weeks ago, the technician commented on how active it was and difficult to pin down (sound familiar?)! But have no fear, I am not banning Adam completely from blogging. I will still allow him to post on occasion. And I might add that this would be a great time for all of you wanna-be bloggers to step up to the plate and start providing guest posts. There are plenty of insightful, witty, and thoughtful readers out there who could offer a post or two a month. So let’s keep MPW alive and active — but let’s do so as a community endeavor. After all, I know that you all will continue to need your political fix — baby or no baby.
Monday, August 25, 2008
Ode to the Blogger Spouse
By Holly Olson.
Today, you may have logged on to MPW looking for your daily dose of my husband’s witty rhetoric. (He paid me to say that). Unfortunately (or for the better), you’ve got his wife instead. Why you may ask — is Adam in the hospital? Does he have carpal tunnel syndrome? Have the shower nuts taken him hostage and are holding him for ransom? Hardly. Rather, we are on our annual summer vacation.
So, in honor of taking this week "off," and to prevent him from blogging while we are away, I will take up the mantle for a day. I would also like to take this opportunity to do something a bit different. I would like to dedicate today’s blog to the unsung heroes of the blogosphere: the Blogger Spouses.
The blogger spouse is an unusual creature. We must exhibit extraordinary patience, an uncanny ability to listen, and a boundless enthusiasm for the most inane subject matter. To give you a sense of what I endure as a blogger’s spouse, I’ve included several examples of issues that I frequently deal with.
1. You’re going to write about what??!!
As with any writer, there are lots of ideas that never see the light of day (and rightfully so). Luckily for you, I listen to all of those bad ideas so you don’t have to. This is how the situation typically plays out.
I arrive home from a long day at work. My beloved has not bothered to put away the dishes, feed the dog, or start dinner. Instead he has been playing computer games (or, you guessed it — blogging). So I head into the kitchen to do what he has neglected to do. As I do so, I am bombarded by my husband who has been thinking about all of his new ideas on his drive home listening to Iron Maiden. Being the dutiful wife, I (half) listen to these ideas as I make dinner. My criteria for eliminating ideas are fairly straightforward. Anything that might result in the following is immediately banned:
• Adam being lynched
• Adam being fired
• A bag of flaming dog-s*** being placed on our front door-step
• Protestors outside of our house (a la George Leventhal)
2. Why are you talking about Mike Miller again...
If I have to listen to one more blog idea about Mike Miller I think I am going to scream. Let me be blunt: I have had more discussions about Big Daddy in the past year than I ever want to in an entire lifetime. I know so much about Mike Miller that he might as well include me on the invitation list to his next birthday party. No wait — cancel that. If I did go, Adam would want to tag along and ask him why Montgomery County isn’t getting its fair share of money back from the state.
3. What do you mean you can’t take a vacation from blogging?
As we all know, the DC area pretty much shuts down in August. For almost a year now, my husband has been a fairly regular, if not daily blogger. So, I thought it would be good for him to take a break. Why not just take the whole month off? The response I got was fairly typical. He said he could not take a break because: a. one of his readers complained about another blogger taking a week off, and b. because most of the other bloggers were continuing to post during the month. Heaven forbid that he should be outdone or outblogged by anyone.
But this was not the end of it. This morning, as my beloved and I were about to head to the beach for a swim, he asked me if I would go to an event with him this Tuesday evening. A play? A concert? An evening cruise on the bay of the Eastern Shore? Hardly. Instead, he asked if I wanted to go to the local planning commission hearing. Yes, you heard me. A PLANNING COMMISSION MEETING. My true love wants to go to a public hearing about a new development in Cape Charles, Virginia while we are on vacation.
So there you have it. This is the life of a blogger spouse — unsung heroes of the blogosphere. The next time you see one of us, feel free to extend your thanks, or your sympathies, for all that we endure.
Wednesday, July 16, 2008
Wheaton: Ready, Aim, Aim, Aim….
A Guest Blog by Holly Olson.
On June 30th, the International Downtown Association (IDA) presented its study findings on redevelopment in Wheaton. IDA is a membership association for professionals in the field of downtown revitalization, commercial district management, and economic development. In addition to conference events, IDA provides consulting and information services to downtowns worldwide.
In the case of Wheaton, IDA evaluated redevelopment opportunities within the Wheaton area, with a special emphasis on how County property and facilities could serve as the impetus for revitalization. A panel of experts was convened, focus groups and one-on-one interviews were held with various community stakeholders, and a report was delivered with their findings.
As those that have been involved in the Wheaton redevelopment effort know, studies in Wheaton are nothing new. In fact, we’ve actually had lots of studies (some of which I list below).
• Wheaton Business Survey, 2005
• Wheaton Metro Station Area Pedestrian Safety Evaluation, 2004
• Wheaton Public Safety Audit, 2004
• National Main Street Visioning Study, 2000 (PP presentation)
• MTA Sponsored Study by Nelessen Associates, Wheaton MD Options for Redevelopment, (PP presentation)
So, does the IDA report offer new enlightenment? Is it the Holy Grail for Wheaton redevelopment? The short answer is that we’ll have to wait and see. Most of the report’s findings have been noted in earlier studies, discussed extensively among Wheaton’s two advisory committees, or brought up by the community at large—yet very little progress has actually been made. The true measure of success will be whether the County actually acts on the recommendations.
With that said, let’s take a few moments to review the findings, which are divided into three main sections: strengths, weaknesses, recommendations. (Please note that this is not a comprehensive summary of IDA’s findings. The full report can be read on-line here and Dan Reed’s take can be found here.)
Strengths
Among the strengths listed by IDA were Wheaton’s strategic location, the stable mix of housing, the unique mix of restaurants and shops, and the involvement of citizen groups and advisory committees.
New findings: Prime county assets include Mid-County Service center, Wheaton library, and Wheaton Regional Park.
Weaknesses
Weaknesses noted by the report included poor communication within the government and to residents, inadequate marketing of the downtown, property owners that are unresponsive to tenants needs, niche businesses that are not maximizing their potential, a high level of frustration in the community about the lack of redevelopment progress, a downtown that is not pedestrian friendly, and a perception that the CBD is too restrictive when it comes to development.
New findings: Current use of County facilities does not represent the "best and highest use," connectivity, linkages, and wayfinding between CBD and Wheaton regional park could be improved.
Recommendations
IDA recommendations include creating a quality town center on "Lot 13" that would be unique to the region, developing an aggressive marketing campaign that includes branding Wheaton’s civic identify, developing a comprehensive economic development plan for the entire CBD, and creating the most pedestrian-friendly urban environment in the County.
New recommendations: Parking Lot "13" and Mid-County Regional service center should serve as "ground zero" for the first phases of redevelopment. Library should be relocated to downtown and housed in a signature building that includes an arts and cultural center along with retail, office, residential, and parking.
So, what does this report actually do? First, it does an accurate job of summarizing the issues facing Wheaton. This is particularly helpful for those that may be new to Wheaton or unfamiliar with the redevelopment effort. Second, it independently validates much of what the community and advisory committees have been saying for years. Third, it lays out a plan of action that is divided into three phases for the next ten years, something the county has been unwilling or unable to do thus far. Finally, it points out the real potential of Wheaton — that Wheaton can go beyond being the forgotten step-sister of Silver Spring and Bethesda, and become the beautiful princess that the locals know she can be.
With that said, there is still the question of whether this is yet one more study that ends up languishing in the bowels of the County’s website. In County Executive Ike Leggett’s introduction, he encouraged patience with the redevelopment process, and emphasized that it is more important to proceed wisely than to rush forth. This sentiment was later echoed by Betsy Jackson, (an advisory panel member and presenter of the findings), when she likened the planning and redevelopment process to one of, "Ready, Aim, and Fire." She said that many central business districts often commit one of two mistakes: They are forever in the aim (planning) mode, or they don’t spend enough time planning and head directly into "Fire" (development). Now that we are going on our second redevelopment study in the last 10 years and updating our sector plan this fall, I know that I am ready to FIRE!
Holly Olson is the former Chair of the Wheaton Redevelopment Advisory Committee.
Friday, January 11, 2008
Reflecting on Wheaton
Could Wheaton look like this someday?
So why have we been talking about Wheaton? After all, this blog is called Maryland Politics Watch, not Wheaton Watch. There are two reasons.
First, Holly Olson, author of the prior three postings, is my long-suffering wife. To get a sense of that suffering, imagine having to hear maximum-volume rantings about such things as the Baroness of Montgomery 24-7. One reason I blog is because she ordered me to “get it out of your system.” The least I can do is return the favor and give her a conduit for expressing her thoughts, which are infinitely better-formed than mine.
But second, and much more importantly, Wheaton represents the future of Montgomery County, the state of Maryland and the United States. Its bustling, chaotic streets, its teeming masses of every language and color and its combination of private-sector optimism and skepticism of government hearken back to our roots of a century ago. If we can bring Wheaton to its full potential, we will have a formula that could be applied broadly to every main street in America.
For those of you who are unfamiliar with Wheaton, it lies at the junction of three of Montgomery County’s great avenues: Georgia Avenue, University Boulevard and Veirs Mill Road. Along with Silver Spring and Takoma Park, it is one of the county’s three truly diverse urban centers.
Wheaton does not have the prosperity or sheer population size of Silver Spring. It does not have the municipal government of Takoma Park. But it does have a friendly, welcoming spirit along with astounding diversity. In one small shopping center along University Boulevard, two Jewish food establishments co-exist with a Thai grocery, a Chinese restaurant and a Pho kitchen. Right across the street are a couple Latino restaurants. An Italian pizza joint is on the next block up and a Korean restaurant is around the corner. At several Wheaton businesses, when the owner hears I have walked in, he comes out, slaps me on the back and asks if my wife (who is invariably present) has gotten rid of me yet. (She usually answers, “First he buys me lunch.”) Unfortunately, Sabang was one of those places.
But Wheaton has its problems. Holly discussed the economic ones. In addition, I see a more basic one: the difficulty of communication and building relationships within the community. I worked with Holly and the Latino Economic Development Corporation (LEDC) on the inspiring parking meter revolt of last summer. One of our strategies was distributing 3,000 handbills to business owners protesting the new hours, which they could then give to their customers. Now I’ve spent many years in the labor movement, so cold calls are no big deal to me. But Wheaton was a different experience. In some of these businesses, the music was blaring and bodies were flying. Others were barren and empty. Many, many languages were spoken. Many workers looked at me with a stare that said, “Are you here from the government to mess with us?” In some places, I could not identify the manager or owner. All of this causes me to have immense sympathy for the employees of the county’s Mid-County Regional Services Center who have to deal with all of these establishments.
This polyglot of polysyllables extends to the organizations in Wheaton. There are three county advisory committees with jurisdiction in Wheaton. There are several civic associations who are inside and nearby. There is both a Wheaton-Kensington Chamber of Commerce and a new association for local, small businesses being created by LEDC. There is also the management of Westfield Wheaton, the giant mall just outside the central business district. There is one county services center, but its brave, overworked staff faces the daunting task of dealing with all of the above as well as similar issues in many other areas outside Wheaton. The central communication challenge for politicians and outsiders is that while many people speak for a part of Wheaton, no one speaks for all of Wheaton.
But we are going to have to resolve that problem because Wheaton is changing, and not necessarily for the better. Holly discussed the continuing exodus of many long-time businesses due to rising rents. Many believe that redevelopment is necessary, and the county has long recognized its need. In 2006, County Council Members Marilyn Praisner and Tom Perez championed a new zoning text amendment that raised allowable building heights and relaxed obstacles to building improvements in the central business district, all while encouraging small square footages in new retail spaces. To date, not a single new development has taken advantage of the opportunities in this new amendment.
Instead, the market seems to be creating two Wheatons. On the outskirts of the CBD, high-end housing projects have been sprouting like gilded mushrooms, including a new one above the eastern Metro entrance. Until the recent housing crash, some of the new townhouses were selling for over $600,000. But inside the CBD, there’s not much going on. One low-rise project is under construction at Georgia and University, but it has failed to maximize its location’s potential and will have little impact on the district’s retail capacity. And as Holly has said, businesses are leaving. It seems that Wheaton has two possible paths before it: continued bifurcation or a general decline along the lines of Langley Park.
It doesn’t have to be that way. Wheaton is the last great opportunity for revitalization among the county’s four downtowns. It has Metro access and bus access. It has one of the area’s most diverse stocks of retail and restaurants. A few years ago, local residents worked with the county government to produce a vision of what a revitalized CBD could look like, and that concept appears at the beginning of this post. Here’s another view:
What about the existing businesses? Preventing further exodus is a high priority for both Wheaton’s business community and its devoted customers (including this author). How about getting the developers to build retail condos, grandfathering the existing businesses as owners and subsidizing their condo mortgages? Come on, guys, this is MoCo. We’re smart, we care and we’ve got resources, so we can get this done.
But somehow, the above vision has been lost in the bureaucratic shuffle and Wheaton is starting over – again. Just as in the past, resources are being directed elsewhere, a situation exacerbated by a tight budget. Businesses continue to feel disconnected from the government and some are leaving. Residents continue to wonder what, if anything, is happening. And rumor has it that the county is coming up with a new “theme” for Wheaton. Why does it have to be re-invented again? When will we stop planning and start doing? What are we waiting for?
The future of Wheaton, and the future of America, await.
Wednesday, January 09, 2008
Power to the People
Part Three of a Three-Part Series by Holly Olson. (View Parts One and Two.)
In Part Two of my post on Wheaton, I was perhaps a little hard on our County Executive. It is not my intent to make him out to be the bad guy, but I do believe that we all need a little tough love every so often to get our butts in gear. And since I am an equal opportunity distributor of tough love, I feel that I must now turn my attention to the Wheaton community.
If there is one truth in politics, it is this: politicians pay attention to you if you make some noise. What do I mean by noise? Noise can take a lot of forms. It can be subtle (political contributions), it can be loud (letters, emails, public testimony), or it can be electoral (voting for candidates based on whether they support your issue).
Wheaton does many things well, but the one thing that the community does not do so well is MAKE SOME NOISE. Does this mean that there are no activists? No civic associations? No business groups? Absolutely not. In fact, many of them are vocal in sharing their concerns about Wheaton. But too often this takes place on a singular level. They do not speak with a united voice, and therefore they lack power. But when Wheaton does speak with a unified voice, the impact can be significant. I offer the following story to illustrate my point.
This past summer, the County was going to extend parking meter hours in the urban district parking lots. Businesses in all the affected urban districts were understandably upset. Downtown Silver Spring launched a massive campaign to get this reversed. And, lo and behold, Ike Leggett was listening. In fact, he listened so well to Silver Spring that he was going to reverse the hours for Silver Spring but not for Wheaton.
Given how precarious the businesses climate was for many of our restaurants, a group of us in Wheaton realized that we could not let this happen. We could not, and should not, be at a competitive disadvantage with other areas in the county. So, at the urging of County Council Member Valerie Ervin and with the help of the non-profit group LEDC, we created our own anti-parking meter campaign. Together, we launched an on-line petition. We canvassed business owners and encouraged them to write to the politicians. We gave them 3,000 flyers to give to their customers so that they could write as well. We solicited letters from community associations. We had a block of people testify before the county council: business owners, non-profits, citizen associations, and activists alike. In short, we ran a multi-faceted campaign to let the politicians know that we were not going to take this.
When we first launched the campaign, there was a sense of resignation among the business community. They had been so used to just taking whatever the County dished out that they felt like there was nothing that they could do that would make a difference. But gradually, that changed. And for the first time since I have been active in the Wheaton community, I saw hope in the faces of business owners. They began to realize that their actions did matter, and that they could make a difference. Why? Because they were united, they spoke with one voice, and they mounted an aggressive campaign to fight back. I share this story because I truly believe that more of this type of action needs to take place in Wheaton. Not just within the business community, but all facets of the community.
As we speak, there are efforts underway to do just that. The Latino Economic Development Corporation (LEDC), a non-profit that provides technical assistance, training, and financing in the area is working with Wheaton business owners to launch a Wheaton Small Business Alliance. The goal of this group is to advocate and support local businesses while promoting the principles of diversity and economic and environmental sustainability. This is an important first step because it seeks to unite the business community, which has long been fragmented. If this is successful, I believe it will serve as a catalyst for other such efforts to give a voice to Wheaton.
In the end, the bottom line is this. If the Wheaton community wants to be a political priority in Montgomery County, they must unite and pursue their interests more aggressively. There must be constant pressure. They must demand to be treated with the same respect as other urban districts such as Bethesda and Silver Spring, and they must hold their politicians accountable when they do not. The only ones that can fight for Wheaton are the community itself — therein lies the power of the people.
Holly Olson is the former Chair of the Wheaton Redevelopment Advisory Committee.
Monday, January 07, 2008
Where is the Love for Wheaton?
Part Two of a Three-Part Series by Holly Olson. (View Part One here.)
While serving on the Wheaton Redevelopment Advisory Committee for three years, I had the opportunity to talk to a number of residents and business owners about redevelopment issues. A typical conversation would usually begin with me relaying the recent news about redevelopment and discussing some of the options we saw for the future.
It was at this point, that if I happened to be talking with someone who was a long-time resident, the following would inevitably happen. Their eyes would kind of take on this soft, pitying look that seemed to say, you seem like a nice girl, and we appreciate you telling us this, but we’ve been around for awhile. And then they would say, “Yes, but they have been telling us Wheaton would redevelop for the last 10+ years, and it hasn’t happened yet.” It was never said with meanness, simply resignation.
This reaction was so prevalent that I took to calling it the F squared factor: fatigue and frustration. Fatigue comes from having been told for many years that redevelopment is right around the corner. “Just be patient,” the community is told. “Redevelopment is coming. Things will get better.” They have heard this for so long and seen so few results that it no longer means anything to them. It is simply an empty promise. Frustration comes from the fact that they are seeing millions of dollars being pumped into the revitalization efforts of other communities in the County, while Wheaton considers itself lucky to get a few crumbs.
In many ways, Wheaton is an oxymoron. It is an urban center located on a metro stop. It is a diverse community with tremendous spirit. By all accounts Wheaton should be serving as a national model for redevelopment — incorporating the principles of smart growth, economic and environmental sustainability, and demographic diversity. And yet it doesn’t. Instead it just sits.
Ok, you say — but it hasn’t been all gloom and doom. There has been some progress. True enough. But given the economy over the last 10 years, the demand for housing, and the increased energy directed towards revitalizing older urban centers, the pace of redevelopment has been snail-like. Wheaton has faced an uphill battle in many ways including an outdated sector plan, and up until recently, zoning within the urban core that was less than conducive for development.
Development hang-ups due to technical issues such as zoning and sector plans are important and should not be underestimated. However, one of the major factors I see in the lack of redevelopment is that Wheaton is simply not a priority for many of our politicians. In particular, Wheaton seems to have gotten little play with our County Executive. On occasion, I hear statements indicating that the County Executive is committed to Wheaton. But I don’t see that in his actions. Instead, what I see is that he continues to pump millions of dollars into Silver Spring (most recently evident in his deal to bring in Live Nation) while Wheaton continues to receive very little.
As the County faces a looming budget crisis, it is naïve to think that Wheaton will be getting any deals of its own this year. But what I do hope is that the County Executive will make some concrete and tangible efforts towards helping the Wheaton redevelopment effort. Perhaps even that is too much to ask in this environment. But the community needs hope. They need to know that their County Council and the County Executive care about them and are committed to the future of Wheaton.
So, I ask you, County Executive Leggett, “Do you have love for Wheaton?”
Holly Olson is the former Chair of the Wheaton Redevelopment Advisory Committee.
Thursday, January 03, 2008
Wheaton, We (May) Have a Problem…
Part One of a Three-Part Series by Holly Olson.
The Wheaton community suffered another loss recently when restaurant owner Victor Lantang closed his Indonesian restaurant, Sabang. If you never had an opportunity to visit Sabang, I can tell you that you missed out. They had one of the best lunch buffets in town.
The closing of Sabang comes on the heels of two other Wheaton businesses closing their doors: Bonifant, a used bookstore, and Barnaby’s Sports Pub and Restaurant. What these three businesses all had in common was that they were long-time members of the Wheaton community.
The fact that businesses close is nothing new. Costs have been increasing and rents in the Wheaton area have been rising — perhaps at a rate higher than justified by the market. And, as re-development in Wheaton continues (albeit slowly), many business owners will have to either adapt or will themselves close. This is part of change and a reality that we all must face.
However, for three long-time businesses to have closed in such a short time period is worrisome. Yes, the vast majority of small businesses are still operating, but how many have to close or relocate before this becomes a trend? When does it become a problem? Personally, I would rather err on the side of caution and hope that the county would be as proactive as possible in terms of providing assistance to our small business owners. So what should the County be doing to help them?
My sense is that the County actually does a pretty good job in terms of providing services. There are in fact, lots of services available — everything from technical assistance to loans. The deficiencies in Wheaton seem to exist more in the area of outreach. Therefore, I have laid out five outreach components that I believe are essential for helping Wheaton small businesses survive.
1. Develop relationships with the business owners.
Let me blunt about this: Many Wheaton business owners do not trust the County. Period. The only way to gain that trust back is to develop a positive working relationship with them. They need to know that the County is there for them and that they have someone that they can go to – whether it is about the latest redevelopment “gossip” or to discuss resources for training assistance.
2. Anticipate the needs of the businesses
Even organizations with the best of intentions can misconstrue the needs of their customers. By building relationships with business owners, the County will be able to better anticipate their needs. So, instead of the County providing businesses with what they think they need, they can provide them with what they actually need.
3. Recognize Wheaton’s diversity
Wheaton has tremendous diversity in terms of the demographic composition of its owners and the types of businesses available. Demographically, it means that there will be language and cultural differences that the County will need to account for. In terms of businesses, it means that the County can not just focus on one type of business, such as restaurants, but all types of businesses.
4. Partner with external organizations
The bottom-line is that the County simply does not posses the resources to be everything to every one of the small businesses. To be so would be incredibly inefficient and a waste of taxpayer money. That is why it is essential that the County continue to partner with organizations such as Latino Economic Development Corporation (LEDC) to help fill in the gaps. LEDC is a non-profit organization that provides technical assistance, training, and financing to small business owners. Although fairly new to Wheaton, they have already provided a number of micro-loans to area businesses and have been essential in conducting outreach to many of Wheaton’s ethnic business owners.
5. Communicate, communicate, communicate
This is perhaps the area that the County needs to work on the most. Despite the multitude of services available, most business owners don’t know they exist. In addition, like any small community, rumors abound among business owners—particularly about redevelopment. Many of these rumors are false and often involve some variant of a business getting kicked out for the sake of redevelopment. This creates a sense of paranoia and distrust among the business owners. To effectively communicate, the County needs to do so through a variety of modes: internet, email, hard-copy flyers and newsletters, seminars, town halls, and in-person visits. When businesses are well-informed, they will feel more confident that the County has their back.
Some of what I have just discussed is already taking place through the Wheaton redevelopment office. But this office does not have the resources to handle all of the above work alone. For this effort to truly be successful, it will take a commitment from the County and resources from all facets of the County government.
Holly Olson is the former Chair of the Wheaton Redevelopment Advisory Committee.
