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:

The left edge of the “V” is Veirs Mill Road. The right edge is Georgia Avenue. Tucked into the middle is a broad swath of green space. On all sides is a mix of retail and residential, anchored by a parking garage topped by residences just north of the central green. Here is a central community space that’s greener than Silver Spring, friendly to pedestrians and features a built-in customer base for business through integrated residential in the core.

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.

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.

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.

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.