BUN’D UP at The Block

A new take on steamed buns has come to the Pike & Rose neighborhood! Bun’d Up, a popular food pop-up known for their Korean twist on the original Taiwanese “gua bao,” opened at The Block this past Thursday!

Place your carryout orders on their website here

967 Rose Ave, North Bethesda, MD 20852
Monday: CLOSED
Tuesday – Saturday: 12pm – 8pm
Sunday: 12pm – 7pm

If you can handle the Korean spice🇰🇷🌶, our pork belly bun will satisfy your taste buds.😋 Pork belly and pineapple🍍 kimchi topped of with scallions and our cilantro lime sauce. Comment below if you are down for some Asian fusion👇🏼

How Central Farm Markets Thrived in 2020

With help from Montgomery County, Councilmember Andrew Friedson, Governor Larry Hogan, and Federal Realty, Central Farm Markets and its Pike Central Farm Market at Pike & Rose thrived in 2020, despite the pandemic.

Mitch Berliner, owner and founder of the fifteen-year-old Central Farm Market said that other jurisdictions, such as Virginia, closed farmers markets, but Maryland and Montgomery County realized that farmers markets were essential to maintain the local food chain and keep local farmers farming.

Mitch Berliner

“Bottom line, I’m super proud of how we handled the pandemic,” said Mitch. “We put in our own protocols before there were protocols. We enforced mask-wearing before the county did, and our patrons were extremely cooperative. As soon as we opened Pike Central in April and in our Bethesda market, we installed signs reminding people to social distance, eliminated sampling, and had one entrance/one exit to control the number of people shopping at the market. We also added prepared food ranging from Asian to vegan to Ethiopian, helping chefs and restaurants to stay afloat.”

Pike Central also offered contactless pickup and began a “farm-to-fridge” program. With volunteer help from ProFish, they’ve made thousands of deliveries since April.

Because the number of food insecure residents in Montgomery County has doubled during the pandemic, co-owner and founder Debbie Moser and Mitch made a $25,000 challenge gift to Manna Food Center, which farm market patrons generously matched. They also send produce to Manna weekly.

“I didn’t sign up for this as my retirement project; it’s not as much fun during Covid,” laughed Mitch, “but I absolutely love, love, love doing the markets.”

The Pike Central market returns to Pike & Rose April 24, but you can shop at their Sunday Bethesda Central Farm Market all year round.

Watch the Washington Football Team Playoff Game at the Drive-In Theater on Executive Blvd at the Willco Drive-In Theater

From the MoCo Show

DC Party Box will be holding a watch party for this Saturday’s Washington Football Team vs. Tampa Bay Buccaneers playoff game.

The game will be played on their big screen at the Willco Drive In Theater located at 6011 Executive Blvd in North Bethesda. Tickets are $12 for adults and $8 for kids and are available at DCPartybox.com. The gates open at 7:45PM and game time is at 8:15PM.

For more information contact:202-922-6696 or info@dcpartybox.com

Lord & Taylor, the Last Remnant of White Flint Mall, Has Permanently Closed

From the MoCo Show:

Lord & Taylor, the Last Remnant of White Flint Mall, Has Permanently Closed

Back in May, we let you know that Lord & Taylor had announced plans to close their location in the former White Flint Mall area.

After months of inventory sales, it appears that this Lord & Taylor location has finally shut its doors for good. The parking lot is empty, this location is no longer listed on the Lord & Taylor website, and google lists the location as permanently closed.

When White Flint Mall first opened in 1977, Lord & Taylor was one of its anchor stores, along with Bloomingdale’s, and I. Magnin (later replaced by Borders Books).

In the mid 2010s, there was a legal dispute between Lord & Taylor and White Flint Mall; Lord & Taylor alleged that plans to redevelop the mall were in violation of Lord & Taylor’s rental agreement. The store was eventually allowed to remain and redevelopment was halted. The mall around Lord & Taylor was demolished and the store was the only part remaining.

https://mocoshow.com/blog/lord-taylor-the-last-remnant-of-white-flint-mall-has-permanently-closed?fbclid=IwAR3ezwDEMxKT_VNWzxcdhCsBafgIu34LkT4a2JsqoDWRCEUcK4r4Jb-JIwY

What Happened to White Flint?

I don’t generally copy a blogpost word for word (it’s just not the right thing to do,) but yesterday’s article from Seventh State by Adam Pagnucco deserves to break the rules. It’s that good. This article ought to be required reading for every resident, business, property owner, and politician with an interest in the White Flint/Pike District area.

Ten years ago, White Flint was regarded as the future crown jewel of MoCo. With a shiny new master plan, a tax district for infrastructure and an assortment of regulatory breaks, the area was supposed to create new high-end high-rises combining office, retail and residential uses that would generate billions of dollars in county revenues over coming decades. Everyone who lives here knows that vision is still largely unrealized. And now a new report by county planning staff lays out why.

First, let’s revisit what White Flint was envisioned to become in its 2010 master plan: a smart growth, walkable mecca around a transformed Rockville Pike which would be transit-heavy and pedestrian friendly. The plan required substantial infrastructure investment including streetscaping, a new road network and a bus rapid transit route. Unlike many county master plans, this one had a mechanism for financing infrastructure: a new special taxing district. Properties inside the taxing district would pay into a fund used to pay for the new infrastructure needed to bring the plan to life. In return, impact taxes were set to zero. The council set an infrastructure project list through a resolution and projects in the district were exempted from county traffic reviews. This combination of high density, infrastructure investment and regulatory exemptions was revolutionary for MoCo at the time and still has not been fully replicated. MoCo politicians love to throw around the word “bold” like peanut shells, but White Flint (now marketed as the Pike District) truly deserved the adjective.

So what happened?

In simple terms, the planning staff describes a negative, self-reinforcing feedback loop that has no identifiable end. The loop functions like this. Low levels of development led to low proceeds for the tax district. It was supposed to raise $45 million in its first 10 years but only generated $12-15 million. Low tax district revenues held back the construction of some of the transportation improvements and other infrastructure necessary to make the area more attractive to investment. Developers seeking financing for projects were hindered by the inadequate infrastructure along with the “prominence of underutilized properties.” One of those properties, the mammoth White Flint Mall site, was tied up by years of litigation. The lack of financing, along with construction costs and market conditions, has held back development. And of course the lack of development holds back tax district revenues necessary to pay for infrastructure, so the cycle continues.

This map from the report shows the vast majority of land in White Flint is underutilized (areas marked in red and orange) relative to its zoning.

The most interesting part of the report summarizes comments from White Flint property owners, who comprise a who’s who list of prominent MoCo developers. First, let’s identify what they don’t complain about. They don’t complain about the plan itself; indeed, they think the area still has potential. They don’t complain about market demographics; they find the wealth and education levels in the area attractive. They don’t intend to sell their existing properties, which generate enough cash to cover operating costs and taxes, but they’re not in a hurry to redevelop them. And not a single one of them complained about taxes or requested a tax abatement.

Here are a few excerpts from the report on their take on White Flint’s problems.

*****

All developers interviewed cited Montgomery County’s limited job growth as a fundamental challenge to continued construction in the Pike District. Low levels of new jobs limit the number of new families seeking to occupy units in the county (household formation), decreasing demand for new development. In addition to limited employment growth, construction costs increased dramatically since 2010, office users occupied less space per employee, and retail demand declined with the rise of online shopping, all factors that continue to reduce demand for or limit the financial feasibility of new development.

Multiple developers noted without providing details that their firm managed to solve issues of high construction costs in other submarkets where there is a higher pace of job growth and household formation, which in turn supports rent growth.

Developers interviewed affirmed that the Pike District is accessible to fewer jobs within a reasonable commute than its peer non-downtown submarkets, and that this reduced access to job centers limits demand for additional multifamily units.

All developers interviewed cited Montgomery County’s limited job growth as a fundamental challenge to continued construction in the Pike District. Low levels of new jobs limit the number of new families seeking to occupy units in the county (household formation), decreasing demand for new development. Developers cited the reduced pace of household formation as a key contributor to stagnant rents, a major concern for the feasibility of future projects.

Several developers independently stated that the attraction of a major employer to the Pike District, such as a life science campus, would significantly increase the feasibility of new multifamily projects.

Developers are not currently willing to build speculative office projects in Montgomery County due to the lack of underlying job growth and the uncertainty about the future of the office sector. Several developers mentioned that they would still consider speculative office construction in Tysons and along the Silver Line corridor, highlighting the continued job growth in Northern Virginia and the contrast with suburban Maryland.

Several interviewees contrasted recent Northern Virginia economic development wins, such as the expansion of Microsoft in Reston, with news that a large distribution center project in Gaithersburg for Amazon is in jeopardy due to delays in the entitlement process. These interviewees stressed that while the number of jobs in these deals is modest, there is a constant drumbeat of positive economic news from Northern Virginia that is unmatched from suburban Maryland.

*****

Let’s boil this down to three words: jobs, Jobs, JOBS. Employment growth was the dominant theme for these developers, but they had a few things to say about business climate and regulations too.

*****

Interviewees related that development projects ultimately deliver equivalent profits as similar projects in neighboring jurisdictions, but that Montgomery County’s reputation as generally “a difficult place to do business” limits developer interest.

Developers agreed that the difficulty of the business environment issue is primarily about perception rather than the ultimate profitability. Interviewees cited as examples a range of policy issues such as a minor energy efficiency tax that Montgomery County leadership presented and implemented as a temporary measure but that never expired.

Multiple interviewees stated that in competitor counties they feel that the entitlement review process is oriented to enabling and facilitating a project, whereas in Montgomery County it feels like an oppositional relationship. Related to this, developers feel the County continually creates new policies and initiatives that adversely affect development, and which ultimately encourages them to focus on assets elsewhere in the region.

*****

The county council and the planning staff are focused on tax abatements as a way to stimulate development, especially housing. But developers in White Flint weren’t complaining about taxes. In fact, tax revenues are NECESSARY to finance infrastructure required to make development happen and function well. It is the absence of tax revenues that resulted in under-financing of infrastructure in White Flint, a key part of the area’s negative feedback loop.

Instead of taxes, the key issue identified by White Flint developers is the absence of job growth, which they believe would stimulate demand for housing and eventually make the economics of housing construction work even with high construction costs. In short: if you want more housing, create more jobs. All of these developers know what we have been saying on Seventh State for years: MoCo has one of the worst records on job growth and business formation of any large jurisdiction in the metro area.

The county’s terrible record on job growth and business formation must be reversed.

All of this points to the need for a strategic decision. MoCo can focus like a laser on job creation, doing everything possible to help entrepreneurs grow their organizations and create employment for residents. If the county does that, the vision of White Flint and other smart growth plans can be realized. Or MoCo can keep handing out tens of millions of dollars in corporate welfare as it has done for decades, thereby depleting its ability to construct infrastructure that facilitates economic growth. Or it can do nothing.

Those are the choices. What will MoCo choose?

An update on the Josiah Henson Museum

You have probably noticed the wonderful new Josiah Henson Museum building as you drive along Old Georgetown Road. The museum has delayed its opening to 2021 due to Covid, but its construction has continued throughout the pandemic.

Here are some images to tide you over until the official opening.

The story of Reverend Josiah Henson, a man enslaved from 1795 to 1830, is one of character, integrity, honesty, and courage. As he grew into adulthood, increasingly trusted with responsibility for other enslaved people, perseverance, difficult choices and survival characterized his daily journey. After experiencing heartbreaking disappointments and unthinkable abuse, his actions grew determined and redemptive. Henson eventually escaped to Canada in 1830, where he established a fugitive slave community called Dawn Settlement and became a minister, speaker and writer. He returned to the United States several times between 1831 and 1865 as a conductor on the Underground Railroad.

Public hearing on COVID-19 Local Order suspending indoor dining


On Tuesday, December 15, at 1 pm, the Montgomery County Council will introduce, hold a public hearing, and vote on a resolution and Board of Health Regulation that would approve Executive Order 139-20 on the COVID-19 Local Order amending and restating the order dated November 10. If approved by the council, Executive Order 139-20 would go into effect that day, December 15, 2020, at 5 pm. See the press release.
The major changes from the last executive order include the following:

  • suspends indoor dining at restaurants;
  • restricts outdoor dining hours to 6 am through 10 pm, to comply with the Governor Hogan’s latest executive order;
  • changes maximum capacity to one person per 200 square feet of retail space, not to exceed 150 persons, and specifically includes large retailers and grocery stores; and
  • removes automatic approval to exceed gathering limits to accommodate parents, guardians and immediate family at sports events. Sports would follow social gathering size limitations.

Due to the COVID-19 state of emergency, the public may not attend the public hearing but is welcome to participate in other ways: by calling 240-777-7900 with your opinion; testifying by phone (registration is required); providing audio, video and written testimony online; filing comments or suggestions online; mailing written comments to County Council, 100 Maryland Avenue, Rockville, MD 20850; or by sending an email to county.council@montgomerycountymd.gov.
The hearing will be televised on Cable Montgomery and live-streamed on the County Council’s website, Facebook Live and YouTube pages. See the press release for details.

It’s Here! It’s Here! The Central Farm Market Annual Thanksgiving Market is Here!

The CFM Annual Thanksgiving Market will take place Tuesday, November 24, 2020 from 10am-2pm at Pike Central Farm Market, located at Pike & Rose, 910 Rose Ave. Rockville, MD 20852. 

Come get everything you need for your Thanksgiving dinners, including fresh turkey, delicious desserts, locally distilled spirits, veggies for side dishes, pre-ordered items and so much more!