Why I won't sign the referendum petition, yet...

I have tried to keep an open mind about the referendum petition to repeal the downtown Columbia zoning legislation.  The “pop-up” group Taxpayers Against Giveaways has taken the lead on the petition signature gathering and state on their website that “Over the next several weeks we will detail how CB-59 grants huge tax windfalls to GGP, relieves GGP of infrastructure obligations typically incurred by other developers, substantially and permanently exacerbates traffic congestion, continues the exemption from State Forest Conservation requirements required of other developers, and fails to provide any environmental sustainability requirements for new construction.”

Well, it hasn’t been several weeks, but it has been more than a few.  So far, no details from the TAGs.  Have they lost steam?  I have no idea.  What I do know is that some of their arguments need some explaining before I can sign their petition, much less vote for a referendum this November.

One thing I believe is that TAG appears to be embellishing their claims. Two things that have stuck out for me has been TAG’s assertion that as a result of passing the legislation, the county “grants GGP a huge tax windfall,” and that the legislation “continues the exemption from State Forest Conservation requirements.” 

Property Tax Windfall?

Absent any concrete details from the TAGs, I started doing some of my own research.  The first claim I researched was the assertion that there is a special tax exemption in Council Bill CB-59.  I looked in the bill and could not find any specific language that provided a tax windfall to GGP.  None was found.  Getting a little frustrated, I searched the TAG website and found a link to a document called “Canvasser Flier.”  I would imagine this is flier intended to be handed out by canvassers as they ask for signatures.  This flier contains a bullet-point that states:

• Developer not taxed on increased land value for many years (probably decades)

That bullet point helped clear things up a little.  It appears that the TAGs are once again aiming at a state law that allows developers to pay property taxes as if their undeveloped acres were agricultural land.  The actual text of the law can be found in the Maryland Code of Regulations - Maryland Code – Tax-Property – Title 8. Valuation and Assessment – Subtitle 2. Assessment Procedures – Section 8-220.

Now the TAGs said they wanted to put the downtown Columbia zoning bill to a referendum vote this November because of density.  They have been emphatic that the petition drive is about density.  What we find in TAG’s literature are these references to State laws, not county laws.  The State laws deal with property taxes, not density.  To make the connection that passing a county zoning law could in any way affect the state property tax law is misleading and disingenuous.  This is a reason that the TAGs give (in written form) for people to sign the petition.

Forests

Simlarly, the TAGs have asserted that the new zoning bill (CB-59) “continues the exemption from State Forest Conservation requirements required of other developers.”  Once again, we go to the Maryland State Code of Regulations (COMAR) to find some answers.  Forest conservation is overseen by the Maryland Department of Natural Resources, and the regulations for administering forest conservation can be found in Maryland Code of Regulations - Maryland Code – Natural Resources – Title 5. Forests and Parks – Subtitle 16. Forest Conservation – Section 5-1601.

Of particular interest of this part of the code is Section 5-1603(c)(3)(ii), which states:

A local forest conservation program, when approved by the Department, may allow clustering and other innovative land use techniques that protect and establish forests where open space is preserved, sensitive areas are protected, and development is physically concentrated. 

In developing their Forest Conservation Manual, the Howard County Government did look into innovative land use techniques used in the county and inserted the following text into the Howard County Forest Conservation Manual.

A planned unit development which has preliminary development plan approval and 50 percent or more of the land is recorded and substantially developed before December 31, 1992;

It is also interesting to note that this same language appears in the Howard County Code

Now the inclusion of the above text is not taken lightly by the Department of Natural Resources.  By law, DNR reviews the Howard County Forest Conservation Manual every two years to ensure forested areas are being preserved.  The last Howard County Forest Conservation Manual revision was June, 7, 1999.  Therefore, DNR has reviewed the document on five separate occasions and has deemed no changes are necessary.

So here we are again.  The County Council passes a zoning bill for downtown Columbia and the TAGs are up in arms about Forestry regulations that were passed in 1992 and have been endorsed (in their current form) by the Maryland Department of Natural Resources for almost a decade.  This also seems like piling on and has nothing to do with the density stated in CB-59.

All I’m asking for is some straight talk from TAG.  If you wish to circulate a petition to take a zoning bill to referendum this fall, please do.  But please make a convincing argument that, as you state, the density in the legislation is incorrect.  Make your case, suggest an alternative density, and support your alternative with rigorous facts and models.

Please do not intermingle legacy issues that have no tie to the recently passed legislation.  It cheapens your cause.  Implying that the newly enacted legislation provides a new tax break to GGP is a gross misrepresentation of the facts. How many people have signed this petition thinking that?  How can I sign a petition of someone who misrepresents facts? How do you sleep at night?

Piggybacking a twenty-year old regulation that you think falls short into this petition is equally onerous.  If there is concern about how the Forest Conservation Act is applied, why not advocate for changing the Howard County Forest Conservation Manual?  The number of trees in downtown Columbia and the future density are not directly linked.  Most of the new apartments and condos in downtown will be built on existing parking lots.  And why wasn't TAG out in front of the Forest Conservation Act during the Columbia Village Center legislation?  That legislation amended the same section of the zoning code that CB-59 does, but the Forest Conservation Act was not brought up at all during testimony on that bill.Howard County Forest Conservation Manual.  The number of trees in downtown Columbia and the future density are not directly linked.  Most of the new apartments and condos in downtown will be built on existing parking lots.  And why wasn’t TAG out in front of the Forest Conservation Act during the Columbia Village Center legislation?  That legislation amended the same section of the zoning code that CB-59 does, but yet the Forest Conservation Act was not brought up at all.

TAG it’s time for you to start discussing density and the real reasons you oppose the recently enacted zoning legislation.  Otherwise, your silence on density and the forwarding of arguments unrelated to CB-59 show your group to not be truthful and your petition drive to be less than honorable.

CoFoCoDo Advocates Agenda that is Counter to Rouse

The kind, well-intentioned, leaderless organization has been railing against the GGP downtown plan. One of the primary criticisms has been what CoFoCoDo “spokesman” Alan Klein calls phasing. “Spokesman” Klein was quoted recently on the Explore Howard blog (Groups weigh in on plan for downtown Columbia):

Klein said his group would like to see GGP’s plan broken into five-year phases rather than 10-year phases, which he said would ensure that each development stage is not approved unless certain goals are met.

A few days later, Alan Klein expanded on this theme via the HCCA Yahoo-Group:

In addition, it is vital that the additional density which GGP is asking for be phased in, through separate votes by the Council over time, rather than being granted up front, as they are asking for now.

What is intriguing about this stance by the “leaders” of CoFoCoDo is its hypocrisy. On the CoFoCoDo website, the “organization” states:

CCD wants to ensure that a vibrant Downtown Columbia emerges from the redevelopment planning process and that the plan remains true to the founder's vision for Columbia.

But let’s go back and look at the beginning. When Rouse first proposed Columbia, there was opposition to the project:

Still worse from Rouse’s standpoint, the [Howard County] commissioners issued a set of “guidelines” to the Howard County planning commission that sounded like flat rejection of several indispensable ingredients of the new city. The commissioners declared themselves opposed to row-house development. They warned that they would not “in any case” rezone the entire site for the city at one time. The commissioners were, they reiterated, committed to low-density development of Howard County.
Columbia and the New Cities, Gurney Brekenfeld, pp. 267-268, Ives Washburn Inc, New York, 1971

Sounds familiar?

Another interesting passage relating to the same discussion appears in “Creating a New City- Columbia, Maryland,” edited by Robert Tennenbaum:

[R]ouse contended that it was necessary for all of the property to be rezoned in order to obtain the financing for the project.

When the Commissioners began to deliberate after the close of the hearing, there were strong inclinations by Commissioners Force and Miller to rezone only the Town Center and the first village in order to provide a basis for a trail period.
Creating a New City – Columbia, Maryland, Robert Tennenbaum, p. 101, Perry Publishing, Columbia, 1996.

CoFoCoDo – 1965 is calling…

As Rouse insisted it was essential, the [Howard County] commissioners voted to rezone the entire property at once. [Attorney for the Howard County Commissioners Lewis] Nippard explained to me why, “We’ve had extremely good relations with these [Rouse] people, even though we’ve had differences. If we zoned less than the entire tract at once, they being practical people could take the stand that the county had hedged its bet and ‘we would have to do the same.’ We decided to indicate complete faith and let them develop at the pace the market will allow. Besides, wherever we drew a line, it wouldn’t be the right place.”
Columbia and the New Cities, Gurney Brekenfeld, p. 272, Ives Washburn Inc, New York, 1971

So on one hand, CoFoCoDo declares their intention “that the plan remains true to the founder's vision for Columbia,” while taking a position that was flatly rejected by Rouse.

Hopefully the CoFoCoDo “leadership” will reconsider their position and have “spokesman” Alan Klein re-issue a statement that CoFoCoDo supports the vision and actions of James Rouse.

Forward Moving

Last Wednesday, the folks from General Growth Properties arrived at the CA boardroom to discuss downtown Columbia. Based on an agenda posted on the Columbia Association website, the topic of discussion was to be Symphony Woods. Upon arriving in the boardroom, it was clear that much more was going on. Easels were erected, festooned with large placards depicting Symphony Woods and other parts of downtown Columbia. A table had been placed in front of the CA Board of Directors “U-Shaped” dias, and chairs in the front row we reserved.

Minutes after the meeting began, it was clear that the 45 people in the audience were in for much more than a discussion of Symphony Woods. That afternoon, the ZRA for downtown Columbia had been submitted to the Howard County Government. Not only was Greg Hamm of GGP in attendance, but also Alan Ward (Sasaki and Associates) and Keith Bowers (Biohabitats).

Greg Hamm put out the larger points regarding the downtown plan, followed up by short presentations by Mr. Ward and Mr. Bowers. In the end, much of the evening did focus on Symphony Woods, but the announcement brought other aspects of downtown development in the discussion.

Much of this has been captured over on Wordbones blog.

A few points of which I would like to expand upon.

CA Board member Evan Coren (KC) and his mother, Ann Coren (OB Village Board member, but speaking as a resident) both displayed a passion for wildlife (both flora and fauna) and asked very good questions. In my opinion, Keith Bowers demonstrated a deep understanding of the issues and provided quality responses to their questions. It is clear that GGP and Biohabitats have clearly done their homework on issues regarding Symphony Woods.

A concern regarding the Lake Kittamaquandi lakefront area, first brought up by CA Board member Cindy Coyle (HC), was raised a few times.

Oakland Mills resident Barbara Russell spoke during resident speakout, which (for a change) was done after the presentation. Barbara informed the board that if Columbia had been built as first proposed, two current members of the CA Board members from Dorsey Search and River Hill would not be sitting at the table. I suppose Barbara should take solace in the fact that Dorsey Search and River Hill were there because without their residents (and also the residents of the Kendall Ridge section of Long Reach), Columbia would need downtown residents to get to the proposed population of 100,000.

Liz Bobo was in the audience, and apparently left before the meeting ended.

Joel Yesley, speaking for the Alliance for a Better Columbia, indicated that the County has insisted that Symphony Woods be maintained in its current, pristine state. I need to take exception to this charge.

Howard County’s 2000 General Plan discusses downtown Columbia on pages 177-178. On these pages, you will find the following references to Symphony Woods:

Open Space. Enhance Downtown open space, such as the edges of Lake Kittamaqundi and Symphony Woods, to promote enjoyment by the growing numbers of Downtown residents and visitors.

Symphony Woods. Encourage measures that enhance Symphony Woods as an attractive, inviting open space resource for families and individuals to enjoy natural beauty within the urban setting.

It appears that the actual text calls for enhancing Symphony Woods, not maintaining a pristine state. As far as pristine is concerned, the GGP report on Symphony Woods and adjacent properties shows that invasive species have degraded the area.

Downtown Zoning Change Submitted

This afternoon, Councilperson Mary Kay Sigaty filed a zoning regulation amendment that has been proposed by General Growth Properties. The proposal calls for 5,500 additional dwelling units, 5 million square feet of office space, 1.25 million square feet of retail space and 1,000 hotel rooms.

The amendment will first be reviewed by the Howard County Department of Planning and Zoning.

This topic was discussed at length at tonight's CA Board meeting. I will have a recap of the meeting, and some discussion of the zoning in the next day or two, but right now I have some reading to do. In the meantime, here are two quick links:

Wordbones encouraged people that attended the CA Board meeting to email him thier take on the meeting, check his blog for comments.

GGP's Town Center Webpage has info on the zoning.

The 5500

5500. Sometimes, it’s a hard number to comprehend. I do not believe I have 5500 of anything in my house. (Blades of grass? Perhaps). My son has about 150 Lincoln Logs. Given how they look when spread out on the family room floor, I would loathe the thought of 5500 logs.

On the other hand, 5500 can, at times be put into perspective. Anyone who possesses a valid drivers license has certainly lived more than 5500 days. 5500 seconds passes by in just over 90 minutes. Most people will put 5500 miles on their car odometer in about six months.

The point here is that the number 5500 can seen as both a large or small number. In the recent past, we have heard some make outlandish claims about the perceived impact of 5500 units. Four times the size of Wilde Lake (uh, incorrect), more residential units than Wilde Lake and Oakland Mills combined (er, not quite). The largest project in Howard County since the approval of Columbia. Well, I’m not so sure.

Of the examples I have provided above, the odometer example is most telling. The 5500 miles could be characterized as driving approximately 20% around the equator. Or it could be characterized as six month of normal driving in this area. Both are valid, but each paints a different picture. What I believe is crucial in the odometer analogy (and the proposed housing units) is that both are described in terms of a magnitude and a time.

Moreover, if a temporal aspect is placed into the examples stated above, the 5500 pales in comparison; given that Wilde Lake and Oakland Mills were both 95% completed within ten years, and that combined both Oakland Mills and Wilde Lake are slightly more residential units than the proposed 5500. As stated, the 5500 time line is 30 years. So downtown development will create less units than Oakland Mills and Wilde Lake combined, and the proposed development will occur at a pace three times slower than that of Oakland Mills and Wilde Lake.

With respect to the largest project, this theory is on fairly shaky ground. Census data reveals that over 90% (92.43%) of the 92,818 housing units built in Howard County were built after 1960. So let’s compare. In the last 48 years, 85,790 housing units were built in Howard County (of which approximately 30,000 units are in Columbia). GGP proposes building 5500 units over the next 30 years.



Breaking this down by decade:

The entire downtown development proposal could have easily been accomplished during the 1960’s. Three downtowns could have been accommodated during the 1970’s, four downtowns in the 1990’s and five downtowns in the 1980’s.

Another way of looking at historical development in Howard County is by housing permits issued. I have charted data obtained from the Baltimore Metropolitan Council of Governments (Economic Outlook 2006) below:



To provide context, here are the terms of office of each of the Howard County Executives.

1969-1973 Omar J. Jones
1974-1978 Edward L. Cochran
1978-1986 J. Hugh Nichols
1986-1990 Elizabeth Bobo
1990-1998 Charles I. Ecker
1998-2006 James N. Robey

Certainly, each administration, since the creation of the Howard County Executive, issued enough permits during his/her tenure to allow for a downtown Columbia to be built.

In conclusion, 5500 as a number can appear to be very large. However, given its application over time, 5500 is not as big a number as some may perceive. Given the prolific construction of over 80,000 units in the last forty years, 5500 units in the next thirty is small by comparison. Moreover, each past administration has seen fit to approve housing permits well beyond the scale of the proposed downtown development.

Symphony Woods History

I have been thinking about Symphony Woods lately. Actually, I have been thinking about Symphony Woods A LOT lately. Currently, General Growth Properties has suggested placing a Small Cities Institute, the Columbia Association Headquarters, and a Library on the site. As can be noted in the Letters to the Editor on the Explore Howard website, some are none too pleased about this proposal.

Here in Columbia, nearly everything was something else before it became something. I have heard and read many people (including CA) refer to the “natural” setting in Symphony Woods. I say not so. Before being purchased in the mid 1960’s, the land that is most of town center was owned by a man named Isadore Gudelsky. An account of Mr. Gudelsky can be found in the book Creating a New City, edited by Robert Tennenbaum. The following passage appears in the Chapter Land Acquisition: The Realtor’s Perspective and written by the realtor employed by Rouse, Robert Moxley.

The Gudelsky family was in the sand and gravel business (known as Contee) as well as the concrete and asphalt business. They owned thousands of acres of land between Baltimore and Washington, which they mined for the aggregate existing thereon.

They always bought land, but never sold any. They would, however, develop commercial buildings on it once the sand and gravel had been removed. Isadore Gudelsky was the administrator, so to speak, of all the family businesses while his brother, Homer, was in charge of operations. Another brother, Henry was in the concrete block business. Most of the Guldelsky land was titled in the family name or Contee or Percon, but it was all generally referred to as Contee property.

One of the parcels Contee owned was located on U.S. 29 in the very center of the targeted 15,000 acres being purchased by the Howard Research and Development Corporation (HRD), as the successor to CRD. Further, it was the planned location of the town center of the new city. Of course, Isadore Gudelsky was aware of the buying spree being conducted in Howard County, but he did not know for what purpose or by whom.

Another account of the land owned by Gudelsky can be found in the book Columbia and the New Cities, by Gurney Breckenfeld (1972):

“At last,” says Jack Jones, “we came to the Big Bear, Isidore Gudelsky. He wanted $5 million for his 1000 acres. By this time it was obvious that a big land assembly was going on, and he was a shrewd bargainer.” Moxley saw Gudelsky several times, usually in his auto, in a restaurant, or a drugstore. On Jones’s instructions, Moxley offered $1,750,000 in a property swap. Gudelsky allowed that maybe he’d take $4 million. “Finally,” says Jones, “I told Moxley that this deal had to be done.” It was an understatement. Unbeknown to him, Gudelsky held the key Columbia land: the town center, symphony hall, glade, lake site, and shopping district.

Based on these sources, it appears that the land that was used for Lake Kittamaquandi, the mall, and Symphony Woods was used as a surface mine prior to the purchase by Jim Rouse. Given the state of sand a gravel mines (full disclosure, in college I worked for a contractor at the site of the last remnants of the Contee empire, Laurel Sand and Gravel, off Van Dusen Road in Laurel, MD. I performed soil compaction tests to ensure the land was buildable for the future town of Konterra), there are very few trees or vegetation present. It’s mostly, sand and gravel.

My point here is that people who assume the current state of Symphony Woods as a natural setting is somewhat misplaced. Like much of Columbia, I believe, based on the sources above, that the grading and plant life in Symphony Woods may be an entirely man-made artifact. Some may argue that allowing much of the land to lay fallow for four decades has effectively returned the land to a natural state, but this is most likely not its history.

Moreover, although the Symphony Woods parcel appears large to human eyes, both on the ground and viewed on a map, it is a relatively small parcel in terms of an ecosystem. Because of this, the site must be actively managed to ensure a viable space.

Sometimes, you get what you ask for

As has been noted here and elsewhere, things have been somewhat quiet on the downtown development front. I believe this in part because the people at CoFoCoDo have been quietly popping champagne corks and celebrating a job well done.

The reason? In January 2007, CoFoCoDo set their terms for density.

From their position paper "Framing the Future of Downtown Columbia," page 5 [emphasis mine]:

We favor the continuing development of Downtown, but there are many models of diverse and vibrant downtowns. We offer Georgetown and Annapolis as examples of communities that do not rely on high density to provoke an exciting sense of place. These locations are especially interesting, and they exude excitement...

and on page 13, under the banner "Human Scale,"

We note that there are many models of diverse and vibrant downtowns. We offer Georgetown and Annapolis, not as models to copy – because Columbia does not need to copy anything - but as proof that communities do not need to rely on excessive density to have an exciting sense of place.

Well, a little research demonstrates how well informed the good people of CoFoCoDo are. According to the United States Census, Georgetown would fit nicely into the current downtown plan.

Georgetown:

• Area (acres): 676
• Dwelling Units: 4976
• Population: 8524

Columbia Town Center:

• Area (acres): 570
• Dwelling Units: 5500
• Population: 7000 - 10,000 (??)

Data for Georgetown was obtained from the US Census, District of Columbia Census Tracts 1 and 2.02. Columbia Town Center data obtained from the Howard County Government website and the GGP presentation.

Kudos to CoFoCoDo for leading the way on this issue. Sometimes it's so nice to get what you ask for.

What Happened?

Oh how the mighty have fallen.

In 2006, Money magazine put the Columbia/Ellicott City region as number four on their list of best places to live. Many of the CoFoCoDO/HCCA variety loudly proclaimed that Columbia was anointed the best place to live east of the Mississippi River. Although this error was brought to their attention (Naperville, IL is the best place to live east of the Mississippi), many continued to broadcast the fallacy at meetings and around town. Funny, they almost always talked about Columbia and not the Money magazine's marriage of Columbia/Ellicott City.

In 2007, the magazine looked at smaller communities and Elkridge was ranked Number 42 (where was the HCCA love for Elkridge?)

Now in 2008, small cities (Money magazine's nomenclature, not mine) are back in play, and the Ellicott City/Columbia area is ranked 8th. We are now 3rd or 4th best east of the Mississippi (I'm not certain where Plymouth, MN is with regard to the big muddy, but I will look it up later).

Click here for the rankings from 2006.

Click here for the rankings of small towns (including Elkridge) in 2007.

Click here for the rankings from 2008.

Anyone have any ideas why the precipitous drop? Compass eyes and ears would like to know.

Resident? Guess Again

Maybe it’s the monsoon-like rain. Maybe it’s the brilliant sunshine and clear skies. Maybe it’s the ebb and flow of the weather patterns over the last two weeks. The bottom line is, the Columbia Flier got it terribly wrong this week.

Of course, I am referring to the story, “Building Plans Worry Wilde Lake Residents,” that found itself on the front page of the Columbia Flier this week. After reading the story, one might get the impression that all the residents in Wilde Lake are named Lloyd Knowles.

But let’s not get too crazy here. Lloyd does get his name mentioned six times in the article (cha-ching). The reality; however, is that Lloyd does not live in Wilde Lake. He lives in an out-parcel (non-lien assessed property) in the middle of Harper’s Choice. The truth is, Lloyd and his wife (State Delegate Bobo) own a number of condos in Wilde Lake. I suppose the front page headline “Building Plans Worry Wilde Lake Landlords,” isn't as sexy.

The reality here is that Lloyd made a comment (he did not “testify”) that took up about two minutes of a two-hour event. What the Flier has discounted was many of the comments (that were positive with respect to downtown development) of residents that actually lay their heads on pillows in Wilde Lake.

Let’s hope in the future, there will be some balanced reporting, and maybe a correction next week.

Wilde Lake Village Board Election – 2008

This month, each of the Columbia Villages will hold elections for their Village Boards. I am running for the Wilde Lake Village Board. As I have been talking to people in Wilde Lake, the Wilde Lake Village Center is the biggest issue this election season. The prolonged grocery store vacancy and the recent closing of Produce Galore have heightened the concerns about commercial viability in Wilde Lake.

As a candidate for the Wilde Lake Village Board, I wish to make clear my Village Center position: I want to see a food store in the Wilde Lake Village Center; however, the current “wait and see” policy of the incumbent Village Board can no longer be tolerated. Last August, Wilde Lake Village Board Chairperson Vince Marando was quoted in the Columbia Flier :

Vincent Marando wants a grocery store to open in the Wilde Lake Village Center
as much as everyone else, he says.

But while several business owners are desperate for a new market to open as soon as possible, Marando, the chairman of the village board, thinks a new market should wait until the grocery store and retail picture in Columbia comes more into focus.

Since this article, Produce Galore has closed its doors and Anthony Tringali of the Anthony Richards Barbershop is considering doing the same. I believe the continued loss of retailers in the Wilde Lake Village Center will make the case for a grocery store even harder.

Now is the time for proactive steps to be taken to ensure the Village Center remains commercially viable. If elected, I will do the following:

Work with my fellow elected board members to write a letter to the Howard County Department of Planning and Zoning regarding the installation of signs directing people to the Wilde Lake Village Center.

Currently the Harpers Choice Village Center, Owen Brown Village Center, and
Oakland Mills Village Center have several signs that direct people to these Village
Centers. I wrote about the number of signs for each Village Center and their locations last year. I also contacted Mary Kay Sigaty, the County Council member that represents Wilde Lake. She indicated the Village Board needed to write a letter to get the signs put up. I communicated this to the Wilde Lake Village Board last November, and no action was taken. It is unclear whether the signs would have put off the Produce Galore closing, but I believe helping people find the Village Center could only improve merchant sales.

Establish a committee to write commercial architectural guidelines.

The need for commercial architectural guidelines has been known by the incumbent
Village Board for some time. In fact Vince Marando, the current Wilde Lake Village Board Chairperson, has contacted me by phone and during Village Board meetings about forming such a committee.(I cannot confirm, but I believe he has asked me repeated times because I have chaired past committees that rewrote/updated the Wilde Lake residential architectural guidelines and the Wilde Lake Architectural Procedures.) At each turn, I have indicated my willingness to serve on such a committee. The time has come to stop talking about commercial guidelines and to start writing the commercial guidelines.

Establish a protocol for communicating information to residents.

As the Wilde Lake Village Center issue has become more prominent, I have been concerned about the lack of information that Village residents possess. At a recent Wilde Lake Village Board meeting with Kimco representatives, a Wilde Lake resident offered that the Village of Wilde Lake has a population of 15,000 people. United States Census data indicates that Wilde Lake has a population closer to 5,300 people. Other residents have put forth particular grocery chains (Trader Joes, The Fresh Place, Grauls, Eddies, Macgruders…) that they believe (and quite frankly, I believe too) would be a good fit for Wilde Lake. Lamentably, Kimco has spoken to many (if not all) of these grocers (and many more), and each has declined to locate in Wilde Lake.

This information has been communicated to the Wilde Lake Village Board, but it has not been communicated to residents. To minimize repetition and reduce frustration, the Wilde Lake Village Board must adapt a structure to communicate the status of the Village Center to residents. Be it an email list, blog, web page, or printable flier available at Slayton House, there must be a means to update residents. An informed public can help make better choices.

Looking Beyond the Immediate

The three initiatives outlined above constitute what I believe should be enacted as soon as possible. However, I do not believe they will resolve the problems at the Wilde Lake Village Center. Other initiatives will take longer to implement, and need to be clarified. I respectfully submit the following, longer-term initiatives that I believe will help restore the Village Center.

Local Business Zoning

I have written about this idea before (here and here). It originated with towns that were being over-run by food chains like McDonalds. Simply said, zoning was enacted that stated if a business had at least eleven places of businesses that shared the same layout, architecture, menu or uniforms, they would have to undergo an additional round of review before being allowed to build. This allowed local businesses to thrive. I believe that the loss of many local businesses (Produce Galore, Bun Penney, Blue Cow Café, Fire Rock Grill…) in the last few months demonstrates a need to look at the zoning to ensure local entrepreneurs have a chance in the market. I believe a committee should be commissioned to study this type of zoning and make recommendations to the board. If favorable, the board may work with County officials to enact such zoning.

Commercial Sector Education

I believe it is critical for as many people to know and understand the mechanisms behind how a grocery store (or any other merchant) picks a location. Only with good information can good decisions be made. I believe this is so important that I would champion an initiative to bring in local experts on commercial retail leases, market segmentation, and demographics (and others) to Wilde Lake such that board members (including myself) and residents can understand what is in play when a retailer is deciding whether or not to locate in the Village Center.

I believe that taking these steps will start the process of revitalizing the Village Center. A place where local residents can meet their daily needs and also a destination place that draws from the entire Columbia/Howard County community. Please join me in this endeavor, and vote for me on April 26, 2008.

Last Night, the Columbia Community Changed

Last night the Wilde Lake Village Board, serving as the Wilde Lake Architectural Committee, reversed an earlier resident committee’s recommendation and approved the architectural style of a 48-foot tall church (that’s almost five floors high) with a 16-foot cross facing Wilde Lake residents and traffic on Twin Rivers Road.

Up until last night, it was the practice in Columbia (for more than 35 years) that Interfaith Centers did not have any religious symbols on the exterior of the buildings on New Town property. Promotional material from the early days of Columbia stated “You will be glad to know that people come before buildings in our Columbia Religious efforts.”

The evening featured a powerpoint presentation demonstrating the prominence of many corporate logos that are visible in the vicinity, to include the Columbia Association logo in downtown, the Exxon gas station at Banneker Road, and the Melting Pot restaurant in the Wilde Lake Village Center. The presentation concluded with the picture zooming in on the Wilde Lake logo on the Slayton House building.

This was followed by many people speaking out, in 3-minute bites, and relating their difficulty in finding the church in the current interfaith center. Some stated it took hours to find the church, others weeks, and one who stated months. Another participant stated that having churches without religious symbols was akin to taking the names of schools off the exterior of the surrounding school buildings.

After the decision was rendered, I heard many people quietly saying, “It’s not an Interfaith Center anymore, it’s a Christian Center,” as they departed the meeting room.

Regardless, in the near future, Columbia will be a different place. The magnitude of this difference will be hard to measure. Is this “new street sign” different? 22-story condo tower different? I believe it probably depends on who you are and what your perception of interfaith was. In the end, it is a difference, and it should be noted.

Ignorance

The CA Board of Directors recently approved the budget for 2008/2009 fiscal year. One of the casualties of the budget was the axing of funds to address maintenance and structural problems along the Kittamaquandi Lakefront. This budget item was removed over the protestation of the CA Open Space Division. Now, I understand that members of the highly influential Alliance for a Better Columbia (ABC) have been wailing for years that the CA Board should not give much weight to CA Staff requests, so I took some time the other day to assess the material condition of the lakefront.

One of the first things I noticed were the pylons at the Town Center Boat Docks and along the warf to the bell tower. Long ago, these pylons were decorated with vertical strips of wood (balusters). Today, not a single pylon has all of the wood intact.

Here is a picture of one that is nearly intact:



In addition, many of the pylons have a substantial coating of green mildew on the north side:



There are also several pylons that have the tops bored out:





On a related note, some of the lights attached to the pylons are in disrepair (safety issue?):







Over at the boat docks, mildew has become a prominent feature:





And it appears that this mud has been around long enough to allow for some of the dock to be reclaimed by nature:



Over at the bell tower (which, by the way, when I have the occasion to watch Baltimore TV news, I love the shot of the bell tower and the lakefront during the opening), this ramp looked a little odd to me:



Upon closer inspection (another safety issue?):



Moving on to the bell tower, I took a look at the wooden cross bracing, and found this:



And this:



It appears to me that the only thing that is holding this bracing to the tower is paint and hope. I would think that with no money for repairs in the budget for the next two years, there may (and hey, I have not run the wind loading numbers here, but really, look at the pictures) be a good chance that this thing could fall over within the next two years. And wouldn't THAT look good on the Baltimore evening news.

The Howard County Framework document calls the Kittamaquandi Lakefront “the heart of downtown Columbia,” and in my opinion, it is our front porch. It is along these lakefront promenades that Presidential Cabinet Secretaries and Royalty once strolled. Today, it is in a sad state of disrepair, has some serious safety issues associated with it, and has one of our landmarks in danger of falling into the lake. I think it is time for the CA Board of Directors to come down from their ivory tower of a board room and listen to their staff. There is a real need for corrective maintenance and repair now. I think the board should listen to Evan Coren (KC) who stated at a recent board meeting (paraphrasing here) “this isn’t the same thing as providing towels at the athletic club, ignoring these issues will get you voted out of office.”

Hmmm…there is an election coming up next month.

Oh, and I didn’t even mention the trash, I just wish we had a place to put it.

Call to Service 2008

It’s election season again in the Next American City. All Villages will hold elections for Village Board and CA Board elections will be held in Wilde Lake, Town Center, Hickory Ridge, Harpers Choice, Owen Brown and Oakland Mills. I encourage anyone who wants to contribute to their community to get a nominating petition, have your neighbors sign it, and run for office.

Clearly, each Village will have its own issues; the Village Center in Wilde Lake, Wegmans in nearby Owen Brown and Long Reach, revitalization and the recent departure of businesses in Oakland Mills.

The one issue I hope that does not come up this year is downtown Columbia. For the past few years, some candidates have made a career out of stating that downtown Columbia is the NUMBER ONE issue. I for one have not seen any results from any of these single-issue candidates. Years of service, and very little to show for it.

It seems to me that the downtown Columbia issue is a bit like a scary movie. Initially, there is a lot of buzz and excitement, and you go and see the movie (and it scares the crap out of you). People leave the theater genuinely scared, and some have bad dreams. When the sequel comes out, there is another big circus, and you buy the ticket again. But this time, the movie is not so bad, there are some unexpected moments, and you might even jump out of your seat. By the third time the movie comes around, you realize it is really just a sad guy in a hockey mask. So let’s hope this fear-mongering about downtown will subside this year.

Let’s also hope that this election season will be about issues that can be addressed by the elected boards. Some topics might include those mentioned above and the high number of closed meetings at the CA level, the high CA legal fees, and the inability of the current CA board to get along with each other. Addressing these issues will allow Columbia to be better prepared for future.

Back from Vacation

Just a quick mid-day note: The Compass will be back to posting more frequently starting this week. I suppose it was time for a break. Mind you, no big trips to the Caribbean or the American Rockies, just a little mental time out that has now passed.

In neighborhood news, a quick shout-out/howdy to the Tolson family of Oakland Mills. The Tolsons were featured in the Washington Post Magazine yesterday and it is well worth the read. The story includes several quotes from Evan Tolson (blue shirt, hand on head). Evan and my wife were classmates (K-12) in Oakland Mills. After graduating, Evan found his way into the Navy about the same time I enlisted. He and I were in the same Navy schools in Orlando, Florida. Sometimes the world is very small.

Primary Observation

My son and I made our usual trek to daycare this morning underneath a subfreezing oatmeal sky. We were both a bit sleepy, so we opted for the Sirius satellite radio kids music channel this morning to ease us into the day. Rolling from west to east, we listened to the Dora the Explorer theme song and the Winnie the Pooh theme song. The commercialism was starting to get to me, but with my finger hovering above the radio button, on came Debi Derryberry’s rendition of Woody Guthrie’s “This Land is Your Land” as we passed Thunder Hill Road on Rt. 108.

I know my son has heard the song before, I started singing, and he quickly picked up on the chorus. The car had warmed by then and we were having fun singing and driving. As we passed Howard High School, I noticed a woman, I would guess in her twenties, leaping, jumping and waving while clutching an Obama sign.

There was something that just hit me and made me smile. The folk music, the diffuse morning light, the woman waving her sign. From my brief observation, this woman was dancing with joy. I did not realize it, but I had stopped singing, leaving my son to carry the tune. As we passed the school, my eyes misted over just a little bit, and I heard from the back seat, “C’mon daddy, ‘this land was made for you and me.’” All I could say was, “Yes it is son.”

Now You Can Hear “It Could Happen Here”

I recently came across a library of audio recordings on the web which has all of the featured speakers at the 1963 “Metropolitan Future Conference on the Metropolitan Future” from Berkeley, California. This conference is where James Rouse gave the “It Could Happen Here” speech.

Here is the link . Getting to the audio file takes a little bit of work, the conference audio files are pretty far down the page. You can scroll down until the scroll bar is about an inch off the bottom of the screen, and you will come upon the following:

The Metropolitan Future Conference on the Metropolitan Future ]1963 :
Berkeley, Calif.]).
Recorded on September 26, 1963 in the Peacock Court of the Mark Hopkins Hotel, San Francisco and on September 27, 1963 in Pauley Ballroom, Student Union, University of California, Berkeley.

There are 11 numbered files that follow, Jim Rouse can be heard on file 4:

4. The good environment--Introduction / by William M. Roth--Lessons from modern urban design / by Steen Eiler Rasmussen--The private developer / by James W.
Rouse.

Another quick way to find it on the page is to use the “Find” function in Microsoft Explorer (Control-F). Search for the term “Peacock”

Note: Audio files are in the RealAudio format and require a RealAudio player, the player can be downloaded for free online.

The Dimension of Scale

Over the past year, much has been made about downtown and “human scale.” This discussion of human scale is often in the context of building height. As many know, James Rouse is known for criticizing other communities (both cities and suburbs) for being out of scale with people. This post provides the background information to determine the context of Rouse’s comments and how he viewed scale. This research was first spurred on by a post on the Tales of Two Cities blog and Wordbones longtime friend Jim Binckley.

The following excerpts were taken from four speeches made by James Rouse at Berkeley, California (1963), Chicago, Illinois (1965), before Congress (1966), and in San Juan, Puerto Rico (1967). These speeches are important because of their place in Columbia’s history. In each instance, James Rouse discusses scale as it relates to people.

The first excerpt of the speech comes from the James Rouse speech “It Could Happen Here.”

I believe that many of the most serious problems of our society flow from the fact that the city is out of scale with people; that it is too big for people to comprehend; to feel a part of; to feel responsible for; to feel important in. I believe this out-of-scaleness promotes loneliness, irresponsibility, superficial values.

“IT CAN HAPPEN HERE”
A Paper on Metropolitan Growth
By James W. Rouse
at Conference on The Metropolitan Future
University of California at Berkeley
September 23, 1963

Here, the term scale is introduced, but it is more aligned with feelings (loneliness) and social capital (to feel a part of) than any particular dimension or entity within a city. By this time, Rouse has already purchased most of the land in Howard County for Columbia, and within six weeks (November 1963), will have brought together the work group.

From Berkeley, we move on to Chicago, Illinois in the spring of 1965. During the intervening months between Berkeley and Chicago, James Rouse has been busy in Howard County. The work group has come and gone, he has presented his intentions to the Howard County Commissioners, and has worked with county officials for a year to get the zoning for Columbia.

At Chicaco, James Rouse spoke to a different audience. Rather than a conference on growth, this speech was presented to “The Annual Honor Awards Luncheon of the Chicago Chamber of Commerce and Industry and the Chicago Chapter of the American Institute of Architects,” at a time when the John Hancock Center was approved for construction. This building has 100 floors and rises 1,127 feet in the air. Commenting on the building, Rouse said:

Of more immediate interest to all of us is this recent manifestation of happy wedlock between good business and good architecture – The John Hancock Center. So contagious is the Chicago spirit that it has infested a Washington developer, an international architectural firm, and, most important, a great New England life insurance company to bring to your city a new landmark that may well become one of America’s greatest buildings.

Later in the speech, Rouse comes back to Columbia, and the issue of scale:

Forgive this amateur excursion into architectural philosophy – this audience and this platform produced a temptation that was irresistible. I was invited to talk about the City and the City I know best is Columbia – one that doesn’t even exist, but which has already brought to those of us who are working towards it, experiences and hopes we yearn to share.

We were drawn to the idea of building a City by our intensive involvement in suburban sprawl. As mortgage bankers and developers, we have financed for others or built for our own account most of the components of a City – but they have been splattered over the countryside in the unrelated bits and pieces that mark the accidental, fractured growth of our cities.

We have seen, as has each of you, the desperate need for comprehensive planning in metropolitan growth. We have made speeches about the loneliness and sterility of stratified, incomplete suburban sprawl and pleaded for communities in scale with people and responsive to the need for beauty, space, nature, culture, education, entertainment, and involvement. We have mourned the annihilation of streams and forests; cursed the bulldozer; fretted over the lack of mass transit and wrung our hands in despair as our cities surge toward the infinite Los Angeles that we have come to call Megalopolis.

April 8, 1965 – Chicago, Illinois
Great Cities for a Great Society
The Annual Honor Awards Luncheon of the Chicago Chamber of Commerce and Industry and the Chicago Chapter of the American Institute of Architects

Here, we find an expansion on the subject of scale and its relation to sprawl. Beyond the feelings and social capital, aspects of nature, mass transit, and civic purposes (education, culture, entertainment) are introduced. Moreover, scale is related to an “infinite” Los Angeles and Megalopolis. Even in the 1960’s, with the John Hancock building in Chicago and the World Trade Center in New York under construction, I do not believe the reference to infinite was in a vertical sense. Los Angeles is known for expanding far and wide across the California countryside. Similarly, the term Megalopolis refers to the merging of distant cities.


From 1965 Chicago, we move to Washington DC in 1966. During this year, James Rouse testified before Congress in support of the New Communities Section, Title II of the Housing Bill. The following quote comes from a paper written by Morton Hoppenfeld, “The Columbia Process – The Potential for New Towns,”

The following statement by James W. Rouse, the founder of Columbia, before a committee of Congress in support of the New Communities Section, Title II of the Housing Bill for 1966, expresses a real personal commitment on the part of the principal decision-maker in the effort to build a better city; his values are shared by the entire Columbia staff.‘

Our cities grow by accident, by the whim of the private developer and public…By this irrational process, non-communities are born – formless places, without order, beauty or reason, with no visible respect for people or the land…The vast formless spread of housing, pierced by the unrelated spotting of schools, churches, stores, creates areas so huge and irrational that they are out of scale with people – beyond their grasp and comprehension – too big for people to feel a part of, responsible for, important in…

From “The Columbia Process – The Potential for New Towns,” page 3,by Morton Hoppenfeld. The Garden City Press Limited, Letchworth Hertfordshire, England

Here we see a further evolution of the term scale. Scale is unequivocally equated with “the vast formless spread of housing.” Without question, Rouse has now identified development over large areas as the dimension of scale.

The final speech looked at here is the speech “Cities that Work for Man – Victory Ahead.” This speech was delivered in San Juan, Puerto Rico at the Lions International/University of Puerto Rico Symposium on “the City of the Future.”

[t]he bits and pieces of a city are splattered across the landscape. By this irrational process, non-communities are born – formless places without order, beauty or reason with no visible respect for people or the land. Thousands o’ small separate decisions made with little or no relationship to one another, nor their composite impact, produce a major decision about the future of our cities and our civilization – a decision we have come to label suburban sprawl. What nonsense this is! What reckless, irresponsible dissipation of nature’s endowment and of man’s hope for dignity, beauty, growth.

Sprawl is inefficient. It stretches out the distances people must travel to work, to shop, to worship, to play. It fails to relate these activities in ways the strengthen each and, thus, it suppresses values that orderly relationships and concentration of uses would stimulate.

Sprawl is ugly, oppressive, massively dull. It squanders the resources of nature – forests, streams, hillsides – and produces vast, monotonous armies of housing and graceless, tasteless clutter.

But worst of all, sprawl is inhuman. It is anti-human. The vast formless spread of housing pierced by the unrelated spotting of schools, churches, stores, creates areas so huge and irrational that they are out of scale with people – beyond their grasp and comprehension – too big for people to feel a part of, responsible for, important in.

[and later in the speech]

Sprawl is thought to be better than slum because it is greener, cleaner and less crowded. We accept the deficits of non-community; the scatterization of facilities, the frantic, fractured living, the loneliness amidst busyness, the rising delinquency among middle-class children, increasing neurosis, alcoholism, divorce; the destruction of nature and the dull monotonous man-made replacement. We accept it all as if it were a pre-ordained way of life beyond our capacity to significantly influence, shape or control. Lacking images of urban growth in communities that are in human scale and sensitive to both man and nature, we take what the developer gives us and we think we have to like it.

Cities that Work for Man – Victory Ahead
The Lions International/University of Puerto Rico Symposium on “The City of the Future”
San Juan, Puerto Rico
October 18, 1967

It is in this speech when it all comes together. James Rouse directly links “scale with people” with sprawl. The reference to loneliness recalls Berkeley. The reference to nature brings to memory Chicago.

What we do not find is any reference to scale and building height. It may well be that at sometime in future history a document may surface that spells out James Rouse’s position on height, but for now there should be little doubt that Rouse equated scale and sprawl, not height.

New Towns, New Friends

Greenbelt Museum Curator Jill St. John (left) and
Education Coordinator Megan Searing Young

This evening, I went down to Greenbelt to attend a lecture on New Towns. The lecture was sponsored by the Greenbelt Museum and held at the Greenbelt Community Center. The Greenbelt Community Center is a converted elementary school. As I walked the halls, the center was busy with activities from basketball games to craft classes.

The lecture, entitled “New Towns,” consisted of a viewing of a WETA produced documentary called “New Towns” and a Q&A session. The lecture was well attended, with I would estimate 40 people in the audience. This included the Mayor of Greenbelt. Coffee and cookies were provided.

The documentary was a little less than an hour in length, and featured the New Towns of Greenbelt, MD, Columbia, MD, and Reston, VA. The documentary featured extensive interviews with James Rouse and Robert Simon (Reston). Topics of discussion included the basis for each new town, walkability, racial integration, and affordable housing.

Personal favorites of mine where black and white footage of Mort Hoppenfeld (and I believe Bob Tennenbaum), a discussion of how Greenbelt residents ultimately bought their town from the U.S. Government, and a great explanation of sculptures in downtown Reston by Robert Simon. He explained that the criteria stipulated to sculptors for downtown Reston was simple, the sculptures in downtown Reston had to give the public the ability to crawl/climb on them. The footage then showed a child crawling on a sculpture of a rowboat. It was pretty touching.

After the documentary, the chairs in the room were then rearranged in a circle for a discussion led by Greenbelt Museum curator Jill St. John. The first question asked was if there was anyone from Columbia or Reston. I put my hand up and said I was from Columbia. A man across the room from me then stated that he went to church in Columbia and that Columbia was built for adults and small children. He then went on to say that there was nothing for teenagers to do and that there was a high usage of drugs in Columbia. His third statement was that teenagers in Columbia lounge in million-dollar homes and want to do nothing more than live in the ghetto. Clearly, we were off to a good start. With all eyes on me, I (as best I could) calmly stated that I had moved to Columbia in 1972 and have experienced the city as a young child, a teenager, a young adult, and now as parent. I said that yes, there is a drug problem in Columbia, but it was my belief that the drug problem, specifically related to teenagers, was not any more prevalent than in any other community. I went on to say that when Columbia was founded, there was a teen center in Wilde Lake, and there is now one in Oakland Mills, and that there is an upcoming dance competition at the teen center.

I suppose if I had my wits about me, it would have been illustrative to ask what teen centered activities were available in Greenbelt, and could that be tied to a lack of drug use; however, I was not that quick on my feet. Maybe this could be a future collaborative point of discussion between Greenbelt and Columbia: “Keeping teens involved in New Towns.”

The next question came from a gentleman who referenced a point made in the documentary. In 1987, Greenbelt was in the process on upgrading a commercial center. An architect interviewed (I did not get his name, my apologies) said that he had heard from the community that gentrification was a concern. His quote was something along the lines of “This will not be a sushi, quiche, white wine crowd.” The gentleman in the discussion group asked “What is the white wine crowd doing in Columbia?” I responded by saying that as an integrated community, rich people need places to hang out too. I then followed up by saying that there are a variety of establishments for all types of people to shop and dine, and that one of the biggest concerns in Columbia was the loss of independent merchants and the prevalence of chain establishments. I mentioned that Bun Penny had recently closed, there were several audible gasps in the audience (note to the Ditters, if you are still reading the blogs, let me tell you, love for your shop runs wide and deep. Find a way to get the doors back open.)

The next question I got was about pedestrian access in Columbia. The question came from a very nice lady who had recently viewed a movie at the Snowden Square cinema. She then said that although restaurants were nearby, they felt that they had to drive to the restaurants.

The last question of the night came from Curator Jill St. John. She asked the group if New Towns where still relevant, and do people still want to move to New Towns. This question hung over the audience and remained largely unanswered. I believe this was probably the most important question of the evening. Maybe we can hold a seminar up here in Columbia, invite the Greenbelt faithful, and discuss in more detail.

In fact, I would hope we could have a Greenbelt contingent come up for the spring Bike About. I believe the Bike About would provide a better view of Columbia.

I hope I represented Columbia well.

Road Trip – Short Notice

I received word about this not too long ago, but the Greenbelt Museum is showing a film about the towns of Greenbelt, MD, Columbia, MD, and Reston VA tonight. The film is free and open to the public. I am trying to clear my schedule to shuffle-on-down the BW Pkwy, anyone want to join me?

From the Greenbelt Museum website:

Please join the Greenbelt Museum for a viewing of the film “New Towns” on Tuesday January 15 at 7:00pm in the Greenbelt Community Center, Room 201. This program is free and open to the public. The film, “New Towns” was produced in 1987 by WETA and compares and contrasts Greenbelt, Columbia MD and Reston VA. Twenty years later all three communities have changed and developed in different ways. Highlights include interviews with pioneering residents of all three communities and Robert Simon the founder of Reston. Following the viewing museum staff will lead a discussion of the film.

You Can Pick Your Friends…

But you can’t pick the next CA President. That is up to the Columbia Association Board of Directors. Hiring the next CA President will probably be the most important decision of the currently constituted board and the board elected this spring.

Did you want to provide input into the new CA President’s Job Description? Your last chance will be during the January CA Board Meeting (27JAN08). Currently, the CA Board has rejected public input beyond resident’s speakout. The draft job description can be read here. According to the CA Board of Directors timeline, this draft will be finalized in two weeks. Take a good look at the timeline. The only prescribed public input occurs when the field of candidates is narrowed to 2-4 people, one year from now.

I would think that a board that has positioned itself as the vanguard for openness and transparency would encourage public participation during each stage of the process. Apparently this is not the case.