Frederick property owner lets buildings deteriorate despite damaging effects on the community.

Since 2006, the popular restaurant That Cuban Place has been in the same building- until it was recently condemned due to mold, electrical dangers and threat of the floors collapsing. The building is owned by Frederick property owner Duk Hee Ro who has been cited with 63 code violations on 13 of her Frederick, Maryland properties. Frederick residents believe the vacancies and terrible conditions of Ro’s downtown properties is hurting the community and bringing the entire city down. MORE

The article above is a summary from a news article released by The Frederick News Post yesterday, written by Blair Ames. Read the complete News Article.

This post is compliments of the “Knowledge Edge,” a weekly newsletter provided by Rodgers Consulting, Inc., a leading land planning and engineering firm to real estate and land developers throughout the Washington, D.C. Metropolitan area.

Frederick County:

BOCC Vote on Land Use Plan and Zoning

During today’s Administrative Business session, the BOCC voted 3-1 to initiate a comprehensive review of the Land Use Plan designations and Zoning decisions from the 2010 Countywide Comprehensive Plan and Zoning update. The BOCC will open up the review to property owners who were affected by a change in land use classification or rezoning. The Community Development Division will begin the 45-day public notification and application process on June 1st. The BOCC also voted 3-1 to move forward with a proposed Pilot Program for Revised Water and Sewer Public Improvement Agreements (PWA).

City of Frederick pushes for school funds

May 18, 2011
Frederick News-Post

Adequate public facilities ordinances were the topic of the day Tuesday when the Board of Education and the Board of County Commissioners met in their regular monthly meeting. Frederick Mayor Randy McClement met with the boards to discuss how APFOs affect the City of Frederick and expressed concern over having no control over issues and policies that affect the way the city does business.

Frederick County zoning to allow bigger buildings

May 18, 2011
Frederick News-Post

The Frederick County Commissioners were torn Tuesday night between helping property owners in Urbana and protecting the historic nature of Jefferson. The commissioners opted to only slightly increase allowed building size in land designated with “village center” zoning — which includes properties in Urbana, Jefferson and other unincorporated areas such as Adamstown. As part of a package of zoning changes, they had been considering a change allowing those properties to have building footprints exceeding the current 8,000-square-foot limit.

Petitioners taking case to court

May 18, 2011
Frederick News-Post

Petitioners who want an elected charter-writing board have a lawyer to take their case. The Frederick County Board of Elections ruled Friday that eight petitioners seeking to become candidates for an elected charter-writing board did not have enough valid signatures to call for a special election. Lawyer and former Commissioner John L. Thompson Jr. said Tuesday he will ask the Circuit Court of Frederick County for a judicial review of the decision.

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Montgomery County:

Estimated cost of Purple Line light rail rises to $1.93B

May 18, 2011
Washington Post

Building a 16-mile Purple Line through Montgomery and Prince George’s counties will take two years longer and cost $135 million more than previous estimates, Maryland officials say. The light-rail line, a project of the Maryland Transit Administration, is now predicted to cost $1.93 billion — up from the $1.79 billion the state estimated in July 2009. Cost estimates have risen because of design changes and the fact that the line is now forecast to open in 2020 instead of 2018, adding two years of adjustments for inflation, according to state officials.

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Western MD/ WV

Controversial Mount Aetna Farms road plan discussed ahead of vote

May 17, 2011
Herald-Mail

New details about a controversial road network proposed through the undeveloped Mount Aetna Farms property near Hagerstown emerged Tuesday during a Washington County Board of Commissioners work session. The latest concept plan for roads through the site, which is located between Hagerstown Community College and Meritus Medical Center, estimates the cost at about $27.4 million, according to a presentation from county Public Works Director Joseph Kroboth III.

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Northern VA / DC

Idea of an Outer Beltway opposed by environmentalists

May 18, 2011
WTOP

Some environmental groups are opposing an effort by the administration of Virginia Gov. Bob McDonnell to resurrect plans for a highway that would connect northern Virginia’s outer suburbs in Loudoun and Prince William counties. For years, some planners have advocated what’s been called an “Outer Beltway” or a western bypass. It would be a mostly north-south highway that would serve the region’s fast-growing outer suburbs. On Wednesday in Richmond, Virginia’s Commonwealth Transportation Board will consider a proposal from state Transportation Secretary Sean Connaughton to declare such a highway a “corridor of statewide significance.” The designation might make it easier to obtain funding.

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National:

First-time homebuyers rise but not enough to lift the weak housing market

May 19, 2011
Washington Post

Fewer people purchased previously occupied homes in April. Activity among first-time homebuyers increased and foreclosure sales declined, but those factors weren’t enough to signal a recovery in the weak housing market. Sales of previously occupied homes fell 0.8 percent in April to a seasonally adjusted annual rate of 5.05 million units, the National Association of Realtors said Thursday. That’s far below the 6 million homes a year that economists say represents a healthy market.

Builders broke ground on fewer homes in April; apartment construction plunged

May 17, 2011
Washington Post

Construction of new homes plummeted in April, dragged down by a major drop in apartment building. Builders broke ground on 10.6 percent fewer new homes last month from the previous month. The seasonally adjusted rate fell to 523,000 homes per year, the Commerce Department said Tuesday. That’s less than half the 1.2 million homes per year that economists consider a sign of a healthy market.

If you know anything about Tax Increment Financing, otherwise known as  TIF, you may find these webcasts of interest.

What is a TIF you ask? 

Tax Increment Financing is a method of public financing that has been used throughout the United States for over 50 years.  Typically it is used in downtown redevelopment commercial real estate and/or residential districts, as well as and community improvement projects.  The concept is t method of using future gains in real estate taxes to assist in subsidizing a project through the difficult start up years when cash flow will likely not cover project operating costs. 

Here are the details of series from the Counsil of Development Finance Agencies (CDFA) website:

“ The CDFA Tax Increment Finance Coalition has partnered with Stone & Youngberg, LLC to develop a special six-part national webcast series focused on tax increment finance. The CDFA TIF Coalition Webcast Series will feature timely discussions and presentations concerning the emerging use of TIF as a catalyst for local economic development. Tax increment finance has become the most widely used and successful financing tool in the economic development toolbox with nearly every U.S. state, district and territory now having authorizing statutes. This transformational tool has been proven to be a driving force in redevelopment, reuse, urban and suburban infill, job creation, and investment growth throughout the country. The CDFA TIF Coalition Webcast Series will explore the most pressing TIF issues facing the industry today and will peel back the myths and misinformation in the TIF process.

“The webcast series is free to join and is part of CDFA’s ongoing leadership efforts to promote the sound use of tax increment finance. These free hour-long webcasts allow participants, no matter their location, to join the discussion, view presentations, and interact with experts around the country. Webcasts will also be recorded and posted on the CDFA website for those unable to attend the live presentation.”

The Series will include the following programs:

February 3^rd at 1 p.m. EST – “When the TIF Project Goes Bad”

March 31^st at 1 p.m. EST – “How to Use TIF in a Struggling Economy”

May 11^th at 2:15 p.m. EST – “Offensive TIFs & Tax Districts” (Live from CDFA Annual Summit in Boston)

July 28^th at 1 p.m. EST – “How to Avoid the Subprime TIF”

September 29^th at 1 p.m. EST – “The California TIF Experience”

December 8^th at 1 p.m. EST – “The White Elephant Mall”

The Series is free and you can register at the CDFA website.

This is a reprint of today’s post by Mr. Mackintosh in TheTentacle.com.

The revitalization of Downtown Frederick has made the City a genuine arts, entertainment and recreation destination for residents of Frederick County as well as for visitors. The Tourism Council of Frederick County reports that a record number of hotel room nights were booked in Frederick County in 2009, despite the economic downturn.  Unfortunately, however, none of those rooms were booked in downtown Frederick because there are no hotel rooms in downtown Frederick.

Our community needs a downtown hotel and conference center! The results of a study commissioned by the Frederick Chamber of Commerce and City of Frederick indicated downtown could support a 200 room hotel and 14,000 square foot conference facility.   While several sites have been discussed, we recently submitted a plan to the City of Frederick that we believe will put the others to bed. 

On September 23^rd MacRo, Ltd. presented a proposal to the City which combines their Site G, which includes the planned 750-space Garage # 6 as well as the historic Jenkins Cannery (a.k.a. “Bean Factory”) building currently leased by the National Park Service, with Site F which is owned by One Commerce Plaza, LLC (OCP), of which MacRo is a partner.  Sites F and G are within the City’s Carroll Creek Overlay district and are just one block from Carroll Creek Linear Park.  We had planned to develop a retail/office building on Site F, but with the City’s decision to delay Garage 6, our group saw an opportunity to create a win-win scenario to create the much needed hotel/conference facility in downtown Frederick.

The combination of these two sites totals more than 2.5 acres and thus is large enough to support our plan for a five-story hotel with 213 rooms and retail, restaurant and lobby areas as well as a fifth floor swimming pool and fitness center and an adjoining 18,000 square foot conference center.  So with apologies to Mr. Letterman, I’d like to offer my Top 10 Reasons why our plan is the best plan:

10.  Bigger is Better:  Our plan offers the largest site in close proximity to the center of downtown. 

9.   Roll Out the Welcome Mat:  The site is the closest to the new gateway to downtown, the highly visible, high-traffic East Street interchange at I-70 and Maryland Route 355/85, and is adjacent to the new Tourism Council Visitors’ Center.

8.  It’s the Train, It’s the Train!  This site is across the street from the downtown MARC/Amtrak station, which offers direct service to and from Washington D.C. and points beyond.

7.  Everything Old is New Again:  The adaptive reuse of the Jenkins Cannery building will create a conference facility that will showcase the unique historic nature of the property.

6.  Show Me the Money: Because the sixth garage is an integral part of the hotel/conference center, there may be an opportunity to seek alternative sources of funding such as Maryland State Stadium Authority funds, bond and/or possible TIF packages that could fast-track the garage construction.  

5.  Ramp-Up the Revenue: A hotel conference center will provide more round-the-clock usage of Parking Deck 6 and will speed up revenue generation from the deck.  In addition while the Park Service lease generates about $24,000 in income from the Jenkins Cannery building, the City receives no property tax revenue from the parcel.  Once developed into a Conference Center, the City’s share of property tax revenue alone could bring in $65,000 to $75,000 a year! 

4.  The Price is Right:  Because the City owns the remainder of Site G, and Site F being only 32 percent of the combined land area, the City and the eventual developer will likely be able to keep the land cost lower than any other site. 

3.  Flexibility is Key:  The Site F ownership group is willing to sell to, or partner with the eventual hotel developer at fair market terms.

2.  Good Neighbors Are Hard to Find: From an architectural perspective, the project complies with the intent of the Carroll Creek Overlay Design Guidelines and is compatible with Frederick’s historic character. 

1.  This Plan LEEDs the Way: The building design and proposed construction include many “green benefits.”

As many have read the National Park Service is now aggressively moving to get their lease extension signed as soon as possible, but we are hoping that the Mayor and Board will hold off on action until all sites are properly vetted. 

If you’d like to offer your support, learn more or comment on our plan, please feel free to reach out! 

Rocky Mackintosh, President, MacRo, Ltd., a Land and Commercial Real Estate firm based in Frederick, Maryland. He also writes for TheTentacle.com..

Well, just two days ago the Frederick News Post headlined with the story about our interest in having a parcel of commercial real estate Site F considered as a the location for the future downtown Frederick Hotel Conference Center site.  This morning reporter Patti Borda authored another Frederick News Post headline piece about the typically slow moving Park Service’s effort to expedite their request to get the lease done as quickly as possible.   There is also a video on the FNP website with Rick Weldon, executive assistant to Mayor Randy McClement, explaining the City processes for the Park Service lease approval and that of the hotel/conference center site selection.

While there was a workshop vote on the part of the Board of Aldermen a few months ago to proceed with negotiations with the Park Service lease, the idea of offering Site F and the Park Service (Jenkin’s Cannery/Bean Factory) parcel to the City as a viable idea for the hotel project was pitched by us in very preliminary form to the City’s  hotel/conference center site selection committee several months ago.  Unfortunately the contents of this discussion did not make it to the Alderman prior to a vote, so they were not aware of our idea at the time that they cast a vote.  While I try ot keep a close eye on the agenda items for Mayor and Board meetings, I missed the workshop where the lease extension was discussed.  My bad.

So for those who believe that our idea does have merit and it should be properly vetted before a lease is executed, please plan on attending the Mayor and Board meeting where the lease is discussed further.  Time and date has not been set as yet, but stay tuned, we will let you know. 

Here is the link to view the full MacRo proposal to the City for a Hotel-Conference Center on Sites F & G.

 Last week MacRo, Ltd. on behalf of One Commerce Plaza Associates, LLC., a venture of which it is a partner, submitted its Site F project to the City for consideration for the proposed downtown Frederick Hotel/Conference Center plan. 

The Frederick News Post reported the story on the front page of the Wednesday’s paper.    The site is strategically located along the new East Street corridor across the MARC Train station and next to the new Tourism Council building at Commerce street.  It is also a short walk to the Carroll Creek Linear Park.

For more information here’s the link the News Post article.  In addition there is a video interview with Rocky Mackintosh on that site.

On Monday, October 18th, Rocky will post on TheTentacle.com and this blog an outline of his thoughts on the benefits that a selection of this site will bring to the City.

Guest writer Donavon Corum returns with the second part of his topic on Planning Assets.

In my last article entitled 6 Planning Assets that Build a Local Economy, I described the planning assets:  Natural Capital, Physical Capital, Human Capital, Institutional Capital, Financial Capital and Social Capital.  Natural and Physical capital are arguably the two key elements when establishing a sound economic foundation.

The State of Maryland, its counties and local jurisdictions have established some of the best Natural Capital protections and policies in the nation.  Such examples are the Forestry Conservation Act, Storm Water Act of 2007, Rural Legacy and MD Agriculture Preservation Foundation, Green Print Program, steep slope regulations, wetland and stream protection and buffers, and minimum required open space requirements.  These and many other regulations and programs have established strong principles for application to our community economic planning and have increased the value of our Natural Capital.

Physical Capital plays an important role in the creation and survival of the community and is the key to establishing Human Capital, Institutional Capital, Financial Capital and Social Capital.  Using the American railroad community as an example, we can examine Physical Capital at work.  The cities of Brunswick and Frederick are two communities with strong railroad ties in Frederick County. 

During the 19th century a large majority of settlements along railroad rights-of-way were built across North America and established a physical DNA that is still prevalent in today’s planning efforts.  Nothing can erase their impact on the community form.  We still see it today in our gridded street system and buildings that face existing or non-existing rails (such as East and All Saints streets in Frederick).  The railroad tracks and equipment themselves were the technological capacity of the 19th century.

Initially these railroad communities were created for economic purposes.  The building blocks of the community started with investors, entrepreneurs and businesses.  Then came employees with associated housing needs, which added more business and employment opportunities as nearby real estate was developed for commercial and industrial uses.  After this foundation was set, the creation of institutional uses (schools, churches, government entities and public buildings), cultural venues, additional transportation elements and public outdoor spaces followed.  Steadily over time, the community laid and established each new layer.  Thus one can see how the Physical Capital acts as a cornerstone that directs and imposes itself on the remaining planning assets: Human Capital, Institutional Capital, Financial Capital and the Social Capital.

Although railroads no longer occupy the most important position in the economic hierarchy, consider today’s technological capacity, the role of the highway in contemporary American life and the corresponding economy that has grown from this. 

The city of Frederick has adapted to the four major highways (Interstates 70 and 270, and US Rte 15 and 340) and today’s technology associated with Fort Detrick.  As with the railroads in the 19th century, the city of Frederick is further establishing itself as an economic engine for Frederick County.  With the railway infrastructure still existing in Brunswick, revitalization has been taking place.  Current and future residences are taking advantage of the MARC passenger railway service.  This re-establishes its principle in the Physical Capital asset.

 Therefore, fundamental to keeping our capital increasing in value is understanding that proper planning for growth and real estate development is a vital part of the Physical Capital and is a major engine of a strong economy.

Donavon Corum, RLA, AICP, and LEED AP  is the Managing Member of Design Core Studio, LLC, a Maryland Planning and Landscape Architecture Firm.  Donavon will be a speaker at the National Association of Home Builders 2011 International Builders Show in Orlando.  He is currently participating with the American Planning Association’s (APA) National Infrastructure Investment Task Force as part of the Green Sub-Task Force.

Wednesday, September 22nd @ 3:00 PM – City of Frederick Mayor & Board of Aldermen Workshop item - East Frederick Rising Vision Plan.  You can watch this meeting online.

This information courtesy of Rogers Consulting

The condo bust should lay to rest the notion that the American love affair with suburbia is over

Joel Kotkin, writer for the Journal and a presidential fellow at Chapman University, is the author of “The Next Hundred Million: America in 2050″ (Penguin Press: 2010), offers up an interesting perspective on this topic.  The question of are Americans really embracing the idea that sprawl is not a good thing for them … or are they saying do as I say, but not as I do? 

Pundits, planners and urban visionaries—citing everything from changing demographics, soaring energy prices, the rise of the so-called “creative class,” and the need to battle global warming—have been predicting for years that America’s love affair with the suburbs will soon be over. Their voices have grown louder since the onset of the housing crisis. Suburban neighborhoods, as the Atlantic magazine put it in March 2008, would morph into “the new slums” as people trek back to dense urban spaces.

But the great migration back to the city hasn’t occurred … MORE