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Offline nacho

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Your spring has sprung
« on: July 24, 2006, 11:15:13 AM »


The extraordinary and rapid gentrification of DC's suburbs now spreads out to Wheaton.  DC's suburbs have always been odd.  The ring around the city of half a million that holds the millions of workers who bounce into the city all day to make things work.  Bedroom communities that have meshed together into one, huge, suburb and, thanks to the population, have become cities in their own right.  Because of the population, and the taxes, and the building limits, and DC's former lack of glory, the suburbs started to morph into proper high-rise cities.  First Virginia went nuts, then, on the MD side, Bethesda changed from a happy little town into a few blocks lifted from a major city and dropped on top of locally-owned stores and tiny two-story commercial buildings.

Then came Silver Spring -- the warehouse train town, abandoned and lost.  They changed it, tore out the heart, and called it "Silver Sprung" in the propaganda.  A slogan that has two meanings to those of us watching gentrification with increasing concern.  As the minorities were, simply, priced out by rents that rocketed into the clear, blue sky, the whites moved in.  Silver Spring is on year six of a 20 year plan to become a world that nobody will recognize or be able to enjoy without a long, large, black SUV filled with hundreds.

Next up -- Wheaton.  Home to the spanish and a small arm of the fleeing minorities from Silver Sprung.  The gentrification has begun.

I hate it.  It brings in the yuppie liberals.  The snoot factor.  And right in the center of this is the Great Devil.  Chris van Hollen, our districts Democratic Congressman.  The well to do yuppie liberals voted him in, primarily, because he had the "D" after his name.  Before him was Connie Morella -- long of tooth, but sharp and cool when it came to dealing with the fucks who like to pack condos next to each other as far as the eye can see and execute any semblance of community that existed in the area.  Morella was a Republican, and occasionally fell in with her party line, but she was a friend to the liberals, and an even greater friend to the sense of community in the area.  Don't tear it down in favor of condos with Shining-esque hallways and walls you can punch through, revitalize what's already there, focus on parks and gathering places.  But Van Hollen, in his slick suit, attracted the Democrats because he said Bush wuz bad and Iraq wuz bad and he had a D for Duh in his name.  The Dems came out of the woodwork and nuked Morella, who tended to always get their vote.

I met Van Hollen once at a function hosted by my weekend job.  He refused to talk to the staff.  He would ask me a question through his organizer while standing right in front of me, and when I went to reply to him he wouldn't acknowledge me -- instead he replied, in turn, to his organizer.  Like a fucking imperialist monster.  His handshake was limp, his eyes soulless and empty.  He's a man on a ladder, a friend of the realtors and developers.  A friend of the racism and classism inherent in inhuman gentrification.

I'm not saying don't rip down the abandoned warehouse that's home to all sorts of dangers.  I'm not saying, gee, the dying, filthy, crime-infested post-industrial town should be preserved.  But gentrification doesn't stop there.  Not the kind we're experiencing.  It doesn't recover the old warehouse, it turns it into a honeycomb of million dollar condos, and then it spreads out and gobbles up the shit that is nice, and safe, and traditional.  An example is in the quoted article below from today's Post. 

And there's Van Hollen's doubletalk.  Preservation.  He swings around and talks like Morella, and fights the good fight, but Barry's Magic Shop will be part of a line of condos, or an office highrise, by mid 07.  Mark my words.  Friend of the family is a high powered Kensington realtor and, behind closed doors, whisper in the ear -- Van Hollen is a friend to him.  God bless young Gary.

Morella would block, stand, dance, preserve.  But "liberals" in our region don't want that, I guess...?  Who needs community when you can just get rid of the blacks?  Who needs community, anyway?  We have community, right?  I've been living in a brand new condo here in Silver Sprung myself, and I don't know anyone here.  No names, no eye contact, no hello, no thank you, no excuse me.  We're all enemies here.  We're all distant and removed and distrustful.  That's the DC way -- why am I worried?  That was always the DC way.  But, for some, there was a hello.  Barry's Magic Shop and places like it had regular clientele.  There's the locksmith I used to go to in Triangle Plaza (which is behind Barry's and, therefore, also marked for destruction) where they recognized you, said hello, said you could pay tomorrow for work done today. 

Gentrification is good.  But when handled by the developers -- a frenzy of building, moving in chain stores, racing to fill the storefronts, and raising the rents in leaps and bounds, then squeezing out the classic landmarks -- it can also be bad.  Silver Spring, Wheaton, DC itself, all need to be revitalized and cleaned up.  But not like this.  Not by a bulldozer, a cabal of realtors and absentee landlords, a politician who doesn't care for anyone outside of his tax bracket, and no sense of the very unique communities that have existed and still thrive in pockets around the DC areas.  Communities and institutions that have clung on since the trains fed Washingtonians into the independent towns of Wheaton, Silver Spring, Bethesda, and others for quick summer shopping trips. 
 


Quote
Icon May Go Up in a Puff of Smoke
Revitalization Could Push Aside Md. Magic Shop

By Christian Davenport
Washington Post Staff Writer
Monday, July 24, 2006; B01

Check this one out, Barry Taylor is saying as he pulls a gold-colored coin from his pocket. He holds it aloft for the customers of his Wheaton magic store to inspect, then tucks it into his right fist.

He waves his left hand over the fist, opens it and -- poof -- the coin is gone. Nothing but palm and wiggling, taunting fingers. Another flash of the hands and the coin is back, conjured, it seems, from thin air.

How did you do that?

Magic, he says, grinning to the crowd.

For more than 30 years, Taylor, 53, has been performing all sorts of tricks at his store, Barry's Magic Shop on Georgia Avenue. In the cramped and dowdy boutique, where the novelties, gags and costumes are piled from floor to ceiling, he makes dollar bills float, shoots fireballs from his palm and always knows what card you're holding.

But Taylor cannot figure out how to make his problems disappear.

Montgomery County has used eminent domain and spent nearly $1 million to acquire the building that houses Barry's Magic Shop from Taylor's former landlord. The county plans to tear it down and build a walkway as part of an effort to revitalize Wheaton's downtown.

If that happens and he is forced to relocate, Taylor could be out of business because he can't afford higher rent, he said. Taylor pays about $2,500 a month to rent the two-story building. He has looked at two other storefronts in the area, but the landlords wanted to charge more than four times his present rent, he said.

Still, Taylor is hoping that his shop might be able to remain where it has been for decades. An e-mail campaign has sprung up, and U.S. Rep. Chris Van Hollen (D-Md.) and County Council member Steven A. Silverman (D-At Large) have gotten involved.

Silverman called Barry's shop an "icon in the community" and said the council committee that approved the walkway project did not realize it would be displacing the magic shop. The council will look at the situation, he said, and try to help the parties come to a resolution.

"We're in the middle right now of trying to pass a zoning change to allow revitalization of downtown Wheaton while preserving small businesses," Silverman said. "And here the other arm of the government is looking at evicting Barry's from its longtime home."

Last week, the council approved the zoning change, which would allow for more dense development and taller buildings in the downtown.

Since 1974, Barry's has been one of the few magic stores in the region and a pranksters' paradise. Pamphlets titled "The Very Modern Mind Reader" fill the racks, rubber chickens hang from the ceiling and tarot cards are piled on the counter. There are hand buzzers, spring-loaded snakes in cans, whoopee cushions. A standing store rule is that a clown making an emergency balloon stop on the way to a gig can cut the line. Even the store's mascot, a border collie named Frankie the Wonder Dog, performs by catching balls that customers kick to him.

For seasoned magicians, the store is something of a locker room, a place to hang out and swap stories and tricks. For Taylor and his wife, Susan Kang, who performs with him, it's a stage on which to dazzle customers with dollar bills that stretch a few feet long and books that burst into flames when opened. It's about eliciting smiles, but it's also about something deeper: extending the boundaries of reality.

Magic is not in making the coin disappear, Taylor knows. It's doing it in a way that makes people think, if just for a moment, that maybe the coin really has vanished. "You can take people to a different world where you're doing things they know are not possible, but yet they stop and wonder," he said.

Taylor started performing as a child, learning many of his tricks by hanging out in Al's Magic Shop in the District. He performed while attending Northwood High School in Silver Spring, where he met Kang, and then while attending the University of Maryland.

After college, he decided he wanted to make a living by selling tricks, and Kang, who was working as a nurse, said she'd help him open Barry's Magic Shop. Since then, Taylor has become one of the region's best-known magicians, performing at parties and corporate functions. He once performed at a dinner attended by Sophia Loren, he said.

"The whole nature of the business is you're buying secrets," said Al Cohen, whose store closed two years ago. Cohen sometimes hangs out at Barry's with other magicians.

"Sure, if Barry's closes, everyone will keep on living," said George Woo, a magician who is one of Taylor's regulars. "What will be gone is the tradition of magicians learning from other magicians."

Although Montgomery officials said the last thing they want is to put Taylor out of business, they emphasized that the walkway is needed to improve movement between the shops on Georgia Avenue and the parking lot behind them.

"There's a real problem of accessibility of the Georgia Avenue shops to parking," said Joseph Davis, the director of the Wheaton redevelopment program. "In effect, you have to walk all the way around the block. So this will help address that issue. It makes the businesses much more successful."

Taylor has submitted a plan to open up the alley that runs along the side of his shop, saying that could serve as the walkway and allow him to keep his store. County officials have said they'll consider it, but Taylor has been told he needs to prepare to vacate the building by the end of the year.

"Right now we're looking to see if there is an alternative to demolishing the building," Davis said.

Meanwhile, Taylor waits. He sells his tricks and wows customers, who beg him to divulge his secrets.

The other day, Bob David of Rockville, who likes to perform for his grandchildren and other relatives, came in looking for a trick he could use on a family trip.

Here's just the one, Taylor says, pulling out a deck of cards that have a different name written on the back of each: The queen of clubs is "Alec," and the nine of diamonds is "Bud." Taylor asks David to think of a card and keep it to himself. Then Taylor says he'll tell David the name his card corresponds with.

"Phil," Taylor announces after a moment. "That's the name of your card."

He rifles through the deck, pulls out the card named Phil and, sure enough, it's the card David was thinking of: the seven of clubs.

Impressed, David plunks down his money, which entitles him to a trip behind the counter, where the other customers can't overhear Taylor explaining the secret, which won't be divulged here either. Magic deconstructed isn't magic. It's a trick -- a clever ruse that when performed correctly creates a stunning illusion.

"It's all in the presentation," a deflated Taylor tells David.

Explaining the mechanics isn't any fun.

"It ruins the wonder," he says.

And the wonder is everything.

« Last Edit: April 15, 2010, 08:39:54 AM by nacho »

Offline nacho

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Re: Your spring has sprung
« Reply #1 on: July 25, 2006, 10:45:36 AM »
From the City Paper:


Quote
Hired Pen

Don’t like the condos going up around the corner? Call Lex Ulibarri.

By Huan Hsu

A few years ago, architectural designer Lex Ulibarri set out to make a stretch of Wisconsin Avenue NW as ugly as possible.

First, he calculated the maximum square footage the land could handle. Then he started cramming structures into it, a parking garage here, a 10-story condominium complex there, another seven stories on top of the Mazza Gallerie. North of Western and Wisconsin Avenues, he sketched in dozens of enormous, austere boxes.


At one point, Ulibarri got stumped, so he decided he needed some inspiration for bad, pedestrian-unfriendly architecture. “I went down to Rosslyn a couple times just to feel the ambience,” he says. “I had to put on a really ugly hat in order to come up with these ideas.”

It’s not surprising that uglying up a neighborhood didn’t come easy to Ulibarri. The 44-year-old Takoma, D.C., resident’s principal impulse is to create wonderful places, not hideous ones. His Rosslynification assignment was, strangely enough, intended to preserve the existing architecture: A Friendship Heights neighborhood group hired him to illustrate the worst-case scenario should proposed zoning regulations allowing 110-foot-high buildings go into effect.

Ulibarri’s talents are in high demand among the District’s community activists these days. New construction in Washington usually follows a familiar script: Developer wins a no-bid deal to build, and the plan is rubber-stamped by the city’s Office of Planning; the community complains about the intrusion, is worn down by the developer, and ultimately capitulates. But since 2003, Ulibarri has provided neighborhood groups with alternative designs to the hulking suburbanesque buildings that developers often force city residents to accept. Ulibarri’s work, by conceding that development will take place and instead focusing on influencing its design, neutralizes a developer’s favorite tactic: branding community activists as just a bunch of NIMBYs. “We’re not anti-development,” explains Ulibarri. “We’re just anti–inappropriate development.”

Sometimes Ulibarri’s reputation makes his services attractive to both sides of the debate. During the Friendship Heights project, Ulibarri was introduced to a local advisory neighborhood commissioner who asked him to envision a best-case scenario alongside his Rosslyn redux. He happily agreed; that rendering depicts a Friendship Heights with abundant green spaces and building heights that increase gradually.

Ulibarri got into the community-planning game shortly after he moved to Washington from New Orleans four years ago. He picked up design-build jobs almost immediately, and one of his first projects was a renovation for a Tenleytown couple who happened to live behind Martens Volvo on Wisconsin Avenue, a site that was being eyed for an apartment-complex project. The couple, none too excited about having a giant building towering over them, recruited Ulibarri to conceive a different potential structure.

So Ulibarri put together a proposal calling for varying roof heights, pedestrian corridors, and even a whimsical turret here and there, all without reducing the number of housing units. It stirred up enough support in the community that the developer, Donohoe Companies, was not only denied approval by the city but was also ordered to consult with the community before submitting another proposal.

That got the designer’s talents noticed—the Martens project led to the Friendship Heights assignments. And when Ulibarri presented those at a community meeting, Advisory Neighborhood Commissioner Nancy Macwood took notice. She had been working to push through a renovation of the Giant supermarket on Newark Street and Wisconsin Avenue NW, but the store’s sister company, Stop & Shop, which makes real estate decisions, had trouble coming up with a plan that would accommodate both the sloping topography and a previous agreement with the neighborhood to preserve certain parts of the facade.

Impressed by Ulibarri’s work and the way he seemed to grasp the community’s desires, Macwood approached him to do some drawings on behalf of the ANC to try and get things moving. “Lex has a very comprehensive way of looking at an issue,” says Macwood. “He looks at how that particular problem is related to the overall context of the area, the street patterns, and the residential patterns.” Ulibarri’s alternative design was so compelling that Stop & Shop’s architectural firm even hired him as a consultant for the project.

Despite his success—Martens Volvo is still there, Friendship Heights hasn’t turned into Rosslyn, and the Cleveland Park Giant will reflect many of his design principals—not everyone is an Ulibarri fan. His work has made him notorious within the Office of Planning. In a September 2005 e-mail exchange about community resistance to development near the Takoma Metro station, one office staffer notified director Ellen McCarthy that the neighborhood group had “enlisted the assistance of an architect named Lex.”

“Lex is, I’m sure, Lex Ullibarri [sic], who isn’t even a real architect,” McCarthy responded. “His card says ‘architectural designer’....Basically, he’s a hack who comes up with plans for citizens who don’t like density.”

“He really is the Lex Luther of Planning,” Jennifer Steingasser, a senior staffer, chimed in.

The Takoma tiff involves a piece of Metro-owned land—currently a park, bus turnaround, and parking lot—that the transit authority wants to sell to Bethesda-based developer EYA. Metro’s goal in selling the land—besides making money for itself and the city—is to promote transit-oriented development, guided by principles such as reducing automobile dependency and increasing pedestrian- and bicycle-originated transit trips.

But the EYA plan calls for an 89-town-house compound serviced by labyrinthine interior streets, with a two-car garage for each unit—not exactly the best way for Metro to gain new riders. Two weeks after he was recruited by Takoma ANC member Faith Wheeler, Ulibarri created an alternative plan that preserves much of the existing site. With a parking structure underneath the town-house complex, the bus turnaround and the park would be left largely intact. Ulibarri’s park also features a sculpture garden, fountains, and an adjacent pedestrian plaza, and it allows for bicycle racks, a kiss-and-ride, and expansion of the bus bays.

“A lot of people think of Takoma as the sort of Birkenstock crowd who’s just fighting anything that’s growth-oriented,” says Ulibarri. “That’s not the case at all. We’re actually in a position where if [Metro] insists on selling this piece of property, we just want them to plan it in an intelligent way.”

Ulibarri credits his hometown of Grand Junction, Colo., for giving him his sense of proportion. Wedged between twin mountain ranges and an expansive blue sky, the small city in western Colorado’s high desert country was surrounded by natural architecture. “In the West, things look like they should be there,” Ulibarri explains. “When I’m in the West, I understand my scale for things. There’s a context there.”

It’s that desire for balanced creations that drives Ulibarri more than, say, eco-friendliness. “It’s not that I’m a particularly green person,” he says. “I don’t drive a hybrid vehicle. I recycle to the best of my abilities, but I turn the heat up when it’s cold outside.”

Ulibarri also admits that, no, he “isn’t even a real architect.” While an architecture student at the University of Colorado at Boulder, he caught on with a few golf-course-clubhouse projects, and they were lucrative enough for him to quit school to pursue more full-time opportunities. He’s worked on myriad projects during his career, including a waterfront casino in New Orleans, spa buildings, and all manner of hotel and resort sites, mostly in Hawaii, all of which were serendipitous training for tackling problematic urban planning. “I see resort work as designing the ideal community where everybody wants to go and live forever,” says Jack Rudd, a Boulder-based architect who has known and worked with Ulibarri for two decades. “My sense is that he began to overlap the patterning of resorts into cities and towns.”

Though Ulibarri says that the alternative plan for Takoma has plenty of support in the community, Metro and the Office of Planning have been less receptive. In fact, Ulibarri has had trouble getting them to take even a look. Metro responded to charges that it was excluding residents from the planning process by putting on a March 4 workshop. Ulibarri put together a presentation for his plan but learned at the door that no alternative designs were allowed.

EYA’s plan still needs to get through a public hearing and approvals from the Metro board of directors and Federal Transportation Administration. Depending on what happens, Ulibarri says, the community will continue the fight. “If we all have to go lie in front of the bulldozer, we’ll do it,” he says.

Ulibarri’s already gearing up for his next project, the U.S. Soldiers’ and Airmen’s Home near Catholic University. To date, none of his alternative designs have actually made it off the page, but that’s not the point. “I don’t care whether something’s built or not,” he says. “I enjoy going through the creative process with groups and being a conduit for their ideas. For me to feel fulfillment, my work certainly doesn’t have to be built.” CP

Offline nacho

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Re: Your spring has sprung
« Reply #2 on: August 16, 2007, 12:03:10 PM »
Time for updates.  The skyline outside my window is starting to change as the "Gateway" condos near completion.  15 floors --

http://www.greatsociety.org/uploads/userfiles/3/gateway1.JPG (not from my window, just a drama shot from the Silver Sprign Scene blog).  It'll look like this when done --

http://www.greatsociety.org/uploads/userfiles/3/SilverSpringGateway.jpg

Quote
That residential building will be a combination of apartments and condos according to JBG sources, 285 apartments and 173 condos to be exact.

What was to house a Harris Teeter grocery store at over 50,000 square feet will only have an end result of 14,400 square feet of ground floor retail.

That'll make East West Highway a quiet nightmare.

The Silver Spring condo boom -- no joke.  The redevelopment project (which is scheduled into the 20-teens) promises nearly 7000 more units, all clustered in Silver Spring proper.  Just last week, signs went up along Bonifant street -- the last of the traditional two-storey rowhouses/businesses in the "downtown" area of Silver Spring -- announcing the future demise of the block.  That's probably where the planned mega office building is going to go. 

Two construction sites next to our krazy kondo are currently pounding away:  http://www.greatsociety.org/uploads/userfiles/3/1200_blair_site_117.JPG

More high-rise condos.  I'm searching for the plans...but the picture outside the site promises just run of the mill blocks.

edit:  http://www.greatsociety.org/uploads/userfiles/3/1200eastwest2.jpg

Quote
Gross Floor Area: 275,000 sq\ft

Site: Approx 1.40 acres

Dwelling Units: 247 residential dwelling units, 40 MPDUs

Retail: 10,600 sq\ft

Height: 142′Feet Stories: 14

Parking Spaces: 220
« Last Edit: August 16, 2007, 12:12:58 PM by nacho »

Offline nacho

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Re: Your spring has sprung
« Reply #3 on: July 15, 2008, 10:25:34 AM »
Ah, goodbye Ruby Tuesday...

Quote
The crappy generic family restaurant is the latest establishment to succumb to the black hole of commerce that is Shitty Place.  It had a good run, though - it's been in that space for years, perhaps even since the beginning, though my memory fails me on this one.

http://www.silverspringsingular.com/2008/07/silver-spring-news-n-notes.html

Offline nacho

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Re: Your spring has sprung
« Reply #4 on: September 03, 2008, 01:05:13 PM »
Haha... The new cafe gets slammed by a local blogger:

http://silverspringpenguin.com/2008/09/03/dining-71/

Silver Spring's starting a much welcomed downhill slide.  You can take the blacks out of the city...but you can't get rid of the white trash.

Offline nacho

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Re: Your spring has sprung
« Reply #5 on: September 30, 2008, 02:00:57 PM »
And... While I was out of town, Silver Spring Station just went to hell...

http://www.montgomerycountymd.gov/mcgtmpl.asp?url=/content/DOT/projects/sstc/index.asp

For the next two years, it's going to be a huge pain in the ass as they build the much talked about Transit Center.  So two years of getting off the train, funneling through a chain-link fence cattle run, crossing the Street of Death, all to get on the sad, dirty bus full of screaming high school students in the grips of a collective psychotic episode.

Considering switching to the k6 bus that goes from the Bad Part(tm) of DC, though the projects, and dumps me off a mile from my apartment.  I'll save nine bucks a week if I do that... But I'll also get mugged every night.

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Re: Your spring has sprung
« Reply #6 on: September 30, 2008, 02:12:24 PM »
Just start carrying a false wallet with $1 in it...you'll still come out on top!

Offline nacho

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Re: Your spring has sprung
« Reply #7 on: September 30, 2008, 02:26:04 PM »
Yeah, the weekly savings might just outweigh the daily muggings.

Offline nacho

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Re: Your spring has sprung
« Reply #8 on: September 30, 2008, 03:04:02 PM »
Haha...


Offline nacho

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Re: Your spring has sprung
« Reply #9 on: January 21, 2010, 12:34:51 PM »
Okay, so back to Wheaton (where this thread started years ago).

Everything is finally in place for a massive overhaul of Wheaton to bring it up to speed with modern-day mini-urban eyesores like Silver Spring and Bethesda.

The Wheaton CBD covers 11.7 acres surrounding the Wheaton Metro.  All of the area is now owned by Montgomery County, WMATA, and the Parks Commission people. They've put out a public call for project proposals:

Quote
Projects should be transit oriented, mixed-use developments that create active open space and promote pedestrian-friendly transit.


They're gonna have to send all the spanish to death camps, as we well know from how they planned Silver Spring.  But they have made a nod to the indigenous population of Wheaton:

Quote
Housing options should include moderate-income, workforce housing and live-work units such as art studios.

Tough, with Wheaton, they should have said: "Housing options should include plenty of space for MS-13 meth labs and brothels."

Set to go (in relation to my life): The parking garage (which inspired the rape flashback in Season of the Witch) on Fern St and adjacent Veteran's Park as well as the Parking garage across from the Metro facing the old Wheaton Plaza, which is the setting at the start of Judgment Day.




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Re: Your spring has sprung
« Reply #10 on: January 28, 2010, 12:11:48 PM »

Offline nacho

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Re: Your spring has sprung
« Reply #11 on: April 15, 2010, 08:31:37 AM »
And more from the Death of Wheaton:

An unknown reporter for the free Gazette has come out with a trilogy of articles somewhat unusual for that rag...


The first bashes the real-estate squeeze that was used so effectively to oust undesirables from Silver Spring:

Quote
Wednesday, April 14, 2010
Small businesses blast landlord
Property owner says he's just doing his job, supports Wheaton tenants
by Amber Parcher | Staff Writer

For the past 13 years, Janet Yu's Hollywood East Café was a popular spot in Wheaton for Chinese cuisine. And for much of 2009, Eddie Velasquez's DeJaBel Café coffee shop had been a favorite place for neighbors to stop by, socialize and sip cappuccinos.

When both shops closed during the past year, with Yu filing for bankruptcy and Velasquez saying he'll likely follow suit, Wheaton lost two of its most beloved establishments.

Yu and Velasquez have more in common than bolted doors and financial troubles — both are among about a dozen Greenhill Capital Corp. tenants who blame the real-estate company for shuttering their businesses and shattering their dreams.

Some of these disgruntled tenants accuse the company's owner, Leonard Greenberg, of charging large maintenance and penalty fees on top of their rent and then refusing to work with them as they struggle to pay, instead filing lawsuits when they become delinquent.

"I lost everything I had," Yu said. "I don't know why anybody would want to lease from him."

One former tenant, longtime Wheaton carpet store owner Bob Maloo, accused the company in a lawsuit of breaking its own strict rules by reducing Maloo's storefront's size, prompting Maloo to move his business to Rockville. The lawsuit was thrown out of court Monday on procedural grounds.

Greenhill, based in Bethesda, is a real-estate company that develops, owns and manages commercial and residential properties throughout the area. Greenhill owns 41 of about 150 downtown Wheaton properties, according to the company's Web site, making it one of Wheaton's biggest landowners.

Greenberg said the complaints and perceptions about his longtime business aren't taking into account the whole picture of the real-estate business or factoring in the reality of a dismal economy.

"We have tens of millions of dollars invested in Wheaton," he said. Greenhill has created jobs, boosted the economy and cleaned up many of Wheaton's storefronts, all while empowering small-business owners, he said.

"I'm a believer in the small businessman," Greenberg said. " ... Nothing gives me greater pleasure than to see somebody who can make it."

But some in Wheaton don't agree.

"[Greenhill doesn't] do things that are criminal, but they take advantage of people," claims Maloo's lawyer, Mark Hessel. "No landlord is required to give an inch to a tenant. You can't lambaste them for that, but you don't have to appreciate it either."

Revitalizing Wheaton

The dispute between tenants and a landlord is playing out as county planners take steps to revitalize Wheaton's business core.

Planners are looking for a team of private developers to renovate more than 10 acres of public land in the downtown area as they struggle to find a balance between big-box stores and the ethnic shops that characterize the town.

County officials and real-estate brokers point out that landlords such as Greenberg might play hardball because they have as many bills to pay as their tenants.

"What people forget is when these businesses go under, the landlord never recovers any of the money. And in this marketplace, it's very hard to replace the tenants," said Steve Silverman, the director of the county's Department of Economic Development.

Greenberg said he doesn't just have two tenants to worry about; he has about 200.

"We don't get up in the morning and say, ‘Who can we get rid of today?' " he said. "We're in the business of being entrepreneurs and running a business. We have lots of employees and lots of obligations."

The time for a tenant to negotiate the terms of a commercial lease is before it's signed, not after, said attorney Douglas Bregman, who works extensively with commercial lawsuits as a partner in a Bethesda law firm.

"The lease in the commercial world is the Bible," said Bregman, who is not a part of any cases involving Greenhill.

In the absence of explicit state laws governing commercial contracts, Bregman said it's perfectly acceptable — and even expected — for a landlord and prospective tenant to negotiate the lease.

"Every lease between the landlord and the tenant in the commercial world is hand-tailored to their particular arrangement," Bregman said.

Greenberg said he encourages immigrant and small-business owners — the majority of his clientele in Wheaton — to hire a lawyer to review the lease. And many times he said the lease comes back with changes he's willing to consider. He added his company has helped enhance the cultural fabric of Wheaton by giving equal opportunities to all people who want to start a business.

However, the area's state senator, Richard Madaleno, said he's heard frequent complaints from community activists and business officials throughout the years that Greenberg is a landlord unwilling to negotiate.

"There's a sense he doesn't have a commitment to the community," said Madaleno (D-Dist. 18) of Kensington.

Manuel Hidalgo is the director of the Latino Economic Development Corp., a Wheaton-based microloan nonprofit that has loaned $40,000 for start-up costs to three small Wheaton businesses leasing from Greenhill.

Of the eight Wheaton businesses to which LEDC had loans out in 2009, only one — a Greenhill tenant — has defaulted on a loan. Two others — both of the other Greenhill tenants who received money from LEDC —have restructured their loans, Hidalgo said.

With loans to Greenhill tenants making up 34 percent of all $118,000 of LEDC's loans to county businesses, Hidalgo said Greenhill's tactics are threatening the success of his nonprofit, as well as small-business growth in Wheaton in general.

"He's not interested in win-win," Hidalgo said of Greenberg. In many cases, Hidalgo said, "he'd rather sue somebody than come up with a compromise."

But Greenberg said that's nonsense.

The landlord said Wheaton's stagnant growth and his business have nothing to do with each other. To the contrary, Greenhill said he has provided a vehicle for new businesses as one of the main developers in downtown Wheaton.

One shop's brewing trouble

Greenberg said he's also willing to help out a struggling tenant whose business model still shows promise.

But Velasquez said he didn't fully grasp the terms of his Greenhill lease until it was too late. The owner of DeJaBel signed his lease in 2007 for a spot in Georgia Crossing at the Anchor Inn, a shopping center that Greenhill opened in 2008 at the prime crossroads of Georgia Avenue and University Boulevard.

Velasquez said he wasn't aware when he signed the lease that he had agreed to buy a sign for his café that cost $7,500. Later, Velasquez, who said he did not have a lawyer review his lease beforehand, said Greenberg rejected his suggestion to buy a cheaper sign.

Velasquez said he also knew he was taking a big risk signing up for a center that had not yet been built, but he banked that it would fill up fast and drive foot traffic into his café.

He opened in 2008 and quickly won a loyal following, but it was never quite enough. Throughout his year in Wheaton, Velasquez continually struggled to meet loan payments, rent and maintenance-fee charges.

By 2010, only four of the 25 stores available for rent in Georgia Crossing were leased, the economy had declined and Velasquez hadn't made his $5,500-monthly rent in several months.

Other tenants in Georgia Crossing include the popular Peruvian chicken shop, El Pollo Rico; the year-old bakery, Samantha's Diner and Bakery; and The Yarn Spot, a shop that opened in November.

Greenberg said the center is filling up slowly because it opened its doors shortly before the economic crash. But "it's waking up now," he said, adding he just signed the convenience store 7-Eleven and Hermosa, a local Latino women's jean store, to the center.

Operating a small business always has been risky. Since 2000, seven out of 10 small businesses that opened up stayed in business for at least two years, and five out of 10 lasted longer than five years, according to numbers compiled by the U.S. Small Business Administration. Brian Headd, an economist with the federal agency, said the 2008 economic downfall hasn't changed too many of those numbers.

"A lot of factors to people starting and stopping businesses wind up being personal," Headd said, such as owners retiring, selling their business or having disputes with their landlords.

Facing a deadline to pay his rent in early 2009, Velasquez said he asked Greenberg for an extension and was refused. The day that he fell three months behind on his rent, Velasquez said, a sheriff's deputy walked into the café and handed him an eviction notice that said he had 10 days to come up with the $18,000 he owed Greenhill in rent and late fees or get out.

Greenberg said he gives all his tenants a 10-day grace period after the first of the month to pay rent. And in the first year, depending on the nature of the business and how long it takes to open, he'll give 60 or more days of free rent, which he said he details in the lease the tenant signs.

In Velasquez's case, Greenberg said he declined to strike a deal because he didn't think Velasquez had made the best business decisions: His coffee shop wasn't open early enough, didn't stay open late enough and many of Velasquez's efforts to start marketing were too little, too late.

For example, Greenberg said he suggested Velasquez obtain a beer and wine license and even offered to pay for it, but the landlord said it took Velasquez all summer before the coffee-shop owner even submitted an application to the county, thereby missing the prime outdoor season to sell alcohol.

Panicked, Velasquez sold the green, worn-in couch that anchored his coffee shop, several paintings off its pumpkin-colored walls and his personal cell phone. He even offered customers a chance to buy DeJaBel memberships, exchanging free daily coffee for $100- and $300-dollar payments.

In the midst of the crisis, Velasquez argued that his rent, which included utility and maintenance charges, was too high.

The coffee-shop owner was paying $45 per square foot, according to the lease. Real-estate broker Nathan Pealer said that although there is a wide range of rents along Georgia Avenue, the average is about $35 a square foot.

Velasquez said he asked Greenberg to temporarily cut his rent and allow him to pay it back later, but Greenberg refused.

"Eddie was really well-intentioned, but he believed we should be subsidizing him and it was our responsibility [to fund his business]," Greenberg said.

Velasquez closed DeJaBel in February and said he plans to file for bankruptcy soon to avoid almost $30,000 of penalties and back rent he still owes Greenhill.

There wasn't much else Velasquez could have done in that situation, say observers.

There is no legal obligation requiring commercial landlords to agree to a temporary break in rent, said attorney Bregman. And rent at Georgia Crossing could go much higher than the $35-per-square-foot average, Pealer said.

"A lot of mom-and-pop tenants probably aren't going to cut it at those rent levels. It's a really prime spot," Pealer said.

Hanging by a thread

Maloo of Interior Solutions Masterworks Inc. had been selling carpet in Wheaton for seven years before Greenhill became his landlord. In 2004, Greenberg bought the building stretching along the 11400 block of Georgia Avenue that contained Maloo's store. Maloo said that in 2008, Greenberg informed him he would be remodeling the store's façade to match the new Georgia Crossing shopping center, an act that Maloo feared would reduce his storefront size and damage the entryway.

Maloo sued, arguing in Montgomery County Circuit Court the construction would hurt his business.

But a judge ruled in April 2008 that Maloo's business would not be harmed by the construction and allowed the project to continue, according to court documents.

In June 2008, Maloo claimed in court that the ensuing construction — a bridge directly over his entrance that stayed there for four months — caused chaos. Maloo said foot traffic declined so much during construction that he moved his business to Rockville last year. Then he took Greenhill to court again, claiming that the lease did not allow Greenhill to reduce the size of his building.

The case was scheduled this week for a jury trial in Montgomery County Circuit Court, where Hessel had planned to argue Greenhill violated the lease by reducing Maloo's storefront and destroying his business in the process. But the case was dismissed Monday because Hessel failed to include a claim for financial damages.

Hessel said he is barred from trying to re-file the case.

Greenberg said his actions were perfectly in his right as a landlord, especially because Greenhill inherited the lease from Maloo's previous landlord.

"A lot of the things he was complaining about were things we had nothing to do with," Greenberg said. "The lease was already in place."

And the lease did permit a reduction of the storefront if rent also was proportionally reduced, Greenberg said. His company spent $300,000 to make the store more modern, after paying $70,000 to fix Maloo's leaky roof.

"We want to protect the asset and the tenants," Greenberg said.

Hollywood East

Yu said her battle with Greenberg about the Hollywood East Café lease began when she asked during hard times last year for an extension to pay her $9,000-monthly rent on her Chinese restaurant, which consisted of three 900-plus-square-foot spaces on Price Avenue.

But when Greenberg asked for her home as collateral, Yu backed off her request because she said she thought Greenberg's offer was unfair.

Just as banks ask for collateral on a loan, Greenberg said he had every right to demand collateral on Yu's lease.

"We are no different than a bank. A bank rents money, we rent space," Greenberg said.

That's perfectly legal, said attorney Bregman, who said a commercial lease should be thought of as a business transaction.

Instead of risking losing her home, Yu instead decided to break her five-year lease with Greenhill, according to court documents. She said she found another tenant to ride out the last six months of the lease but said Greenhill required her to co-sign with the new tenant for another five years.

That, too, complies with state laws about commercial leases, Bregman said. Under Maryland law, Yu is financially responsible for all of the months she agreed to lease from Greenberg.

When Yu refused to sign with the new tenant, she said, Greenhill evicted her in December 2008.

Greenhill sued Yu and her husband, Alan Yu, for $108,000, which included the $40,000 in rent, penalties for breaching her contract and attorney fees, according to a complaint Greenhill's lawyers filed in Montgomery County Circuit Court.

Yu said her monthly revenue from the restaurant had dwindled from $70,000 in its heyday to $25,000 in 2008, a dip she attributed to the sour economy. But Greenberg said it's more likely her Price Avenue business suffered when she opened another Hollywood East, this time up the road on University Boulevard.

"She essentially diluted her business," Greenberg said. The space was tripled, the parking was reduced and her customers had to choose between two identical restaurants several blocks away from each other.

Yu filed for bankruptcy in January and claims she is leaving the restaurant business altogether. She signed over the new Hollywood East Café, which opened this month in the Westfield Wheaton Shopping Center, to her children, because she can't take out any more loans to run the business.

But Greenhill's lawyer representing the company against Yu, Rockville-based Todd P. Forster, is skeptical Yu is eligible for bankruptcy. He said he thinks she is active in the new Hollywood East restaurant.

"I have questions as to whether the business is truly owned by Janet Yu or her sons," Forster said.

Forster also said he doesn't believe Yu's financial problems are a direct result of her dispute with Greenhill.

According to court records, her bank sought to foreclose on her Silver Spring home in 1998 and in June 2008 and February 2009.

Yu said she now owes about $100,000 more on her house than it is worth and that she started falling behind on her mortgage in January of this year. She and her husband also are in debt more than $500,000; about $300,000 of which is business debt, according to bankruptcy records.

Forster said the foreclosure filings "cast doubt as to whether or not her financial problems stem solely from Greenhill."

But Yu reiterated that she wouldn't be filing for bankruptcy court protection and closing her shop if Greenberg weren't suing her.

"He's always going to charge you for something," she said.

Countywide issues in leasing

Greenhill also manages tenants outside of Wheaton.

Some of Greenhill's tenants, such as Wallied Sanie, who rents space on the first floor of Greenhill's Bethesda office for his Blackfinn Restaurant and Saloon, say the company is just doing its job.

Sanie said Greenhill is efficient and no-nonsense: If the paint is chipped on your door or the plumbing isn't up to par, Greenhill's property managers will offer the name of a painter or plumber along with a deadline to fix it.

"It's like any landlord. They take the proper steps of procedure," he said.

Mekalia Girma, owner of Addis Hair Salon on Grandview Avenue in Wheaton, says in the two years she's been cutting hair under a Greenhill roof, her monthly maintenance fees have risen from $265 to $800 to pay for nearby Georgia Crossing's maintenance.

Greenberg said the erratic fees stem from erratic taxes, electricity and weather-related maintenance bills.

"It's just the cost of running property," Greenberg said.

The dispute about what's fair and what's not has reached its way into the county government.

Although some of Greenhill's tenants have complained to half-a-dozen state and county officials, most of the officials have simply listened patiently to their stories without taking action, business owners say.

Just before Velasquez closed DeJaBel, Montgomery County Council member George Leventhal (D-At-Large) of Takoma Park said he "expressed hope" to Greenberg that he could negotiate with his tenants who have fallen on hard times. Leventhal said it's not up to the county to settle disputes between landlords and tenants, but he can encourage them to work together.

"Economic times are tough, and the county can't pay everybody's rent," he said.

Councilwoman Valerie Ervin (D-Dist. 5) of Silver Spring, who represents Wheaton, said she has empathy for both the business owners and Greenhill but that Greenberg is in his legal right.

"The guy's a private landowner. He has every right to manage his properties the way that he sees fit," Ervin said. "When people don't pay their rent, there are consequences to that."

Madaleno, the state senator, agreed with both county officials that there's not much the government can do to regulate private-property contracts.

But Velasquez disagrees. He said he thinks only a community effort that involves the county and state government can save other small businesses that rent from Greenhill from closing down as he did.

"What does it take for somebody to step up to this guy and say, ‘You're not the king here?' " he said.

To view court records from former Wheaton business owner Bob Maloo's lawsuit against Bethesda-based landlord Leonard Greenberg and Greenberg's $100,000 lawsuit against former Wheaton business owner Janet Yu, visit www.gazette.net/links.

Offline nacho

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Re: Your spring has sprung
« Reply #12 on: April 15, 2010, 08:33:24 AM »
Then the Costco issue (and a good primer on Wheaton's development issues):

(A more direct Costco article is at http://www.gazette.net/stories/04142010/chevnew224744_32554.php)

Quote
Planners hope to usher in new downtown era
Search is on for group to develop public land
by Amber Parcher | Staff Writer

County planners say they hope this year marks the beginning of Wheaton's transformation from a struggling area into one that boasts a vibrant, walkable downtown.

As one of the larger business districts in the county, Wheaton is "ripe for redevelopment," said Sandra Tallant, the lead planner for Wheaton's sector plan at the Maryland-National Capital Park and Planning Commission.

Since January, planners have been searching for a team of developers to revitalize more than 10 acres of public property, including the Mid-County Regional Services Center on Reedie Drive, nearby parking lots and garages, the Wheaton Veteran's Park and Metro properties such as the bus bay, parking garage and pedestrian bridge.

The hunt for developers comes at the same time the area's 19-year-old sector plan, which guides transportation, zoning and environmental regulations, is being updated.

But the push to develop public land focuses the spotlight on Wheaton's private businesses, and Wheaton has a mix of landlords — for example, there are 21 owners of Triangle Lane, a small strip of more than 30 stores. Each landlord has her or his own interests, and county planners recognize getting them all to agree on the same thing is going to be a headache for private developers.

"It absolutely translates into very big bucks to pull all of those together," said Natalie Cantor, the director of the Mid-County Regional Services Center. Cantor said several large developers have told her they'd be spending too much money trying to get all of the landowners on the same page.

Some involved in the process think landlords need to put their personal interests behind those of the community to make downtown prosper, but some major landlords say the county needs to act first.

Prominent Wheaton landlord Leonard Greenberg owns more than a quarter of all of downtown land through his Bethesda-based company, Greenhill Capital Corp., and some of his tenants say his unwillingness to negotiate with them during tough times has forced them to shut down their businesses in the community.

But the real culprit is the lack of urban housing in Wheaton, Greenberg said. Wheaton has been "overlooked" by the county for years, and many of its residents on the outskirts of downtown are resistant to the idea of three- or four-story townhomes sprouting up on their borders, which would bring foot traffic to Wheaton's businesses, he said. Until that growth begins, Wheaton's redevelopment will be a distant dream, Greenberg said.

"It needs to be a place; there needs to be a reason for people to go to Wheaton, not drive past Wheaton," Greenberg said.

Some of Greenhill's tenants have seen the fallout from slow redevelopment.

Eddie Velasquez, a former coffee shop owner who had to close his shop in February because he couldn't pay Greenhill rent, also complained about the shortage of foot traffic in the area.

"This isn't downtown D.C.," Velasquez said. "Here, I gotta create the market."

Until that market comes to fruition, Wheaton landlords might be wise to hang onto their properties until redevelopment boosts values, real-estate brokers say.

If landowners can afford to ride out a dismal market with vacant spaces in place of tenants who are behind on their rent, there's no reason they shouldn't, said real-estate broker Nathan Pealer, who also leases commercial property in downtown Wheaton.

County planners acknowledge that the city's revitalization could be more than a decade away.

And planners admit it's tricky to strike the perfect balance between big-box businesses that bring revenue and the ethnic mom-and-pop stores for which the area is known.

Many small-business owners in downtown Wheaton wonder how their ethnic restaurants or niche shops will survive massive construction projects and the potential influx of small chain stores, such as convenience shops and phone companies. A deal in the works between county officials and Costco to bring a membership warehouse store to the Westfield Wheaton Shopping Center has some independent shops worried they'll be sitting in a forgotten commercial wasteland.

But Westfield Group, an Australia-based retail property company that owns malls across the world and bought the Wheaton mall in 1997, claims Costco is vital to the mall's future.

With only three anchor stores since 2006, Westfield Wheaton has lost $40 million in sales, said Catharine Dickey, the mall's executive vice president for corporate communications.

But Tallant said planners recognize that ethnic businesses in Wheaton are the town's greatest draw. She acknowledged some businesses won't survive the revitalization, but for those that do, the sector plan is uniquely poised to preserve the area's character through zoning that allows a blend of big and small businesses.

As county planners wait to hear from developers, a draft sector plan is slated for Planning Board review this month. The County Council is expected to vote on the plan in 2011.
« Last Edit: April 15, 2010, 08:35:04 AM by nacho »

Offline nacho

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Re: Your spring has sprung
« Reply #13 on: April 15, 2010, 05:52:10 PM »
Ugh... Poor Wheaton...

Quote
Plans are finally taking shape in Wheaton to replace the existing Safeway and add as much as 500 residential units worth of new neighbors. The Safeway, across the street from the Wheaton Metro, dropped the idea of relocating to the AvalonBay development (a project now on hold) last fall and began working with developer Patriot Realty, creating concepts that are now starting to gel. New plans call for doubling the supermarket's size, adding retail and parking, and building an 18-story residence in three towers.

http://dcmud.blogspot.com/2010/04/wheaton-considers-18-story-metro.html

Offline nacho

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Re: Your spring has sprung
« Reply #14 on: April 30, 2010, 10:53:28 AM »
Oh-ho!  A new Wheaton blog.  Now I can piss off even more people with my hateful gentrification rants.

http://wheatoncalling.blogspot.com/2010/04/helloooo-wheaton.html