In the middle of Silver Spring’s rush towards high-density living, some small business owners say they’ve been squeezed out, run over, or just forgotten.
Area resident Jasbir Mongia leases commercial space on Thayer Avenue for his six-person travel agency. Each time the property’s ownership changes hands, its value — and tax assessment — increase. For Mongia, that translates to ever-increasing rents.
“Bring the jobs to the community? There’s nothing here in this community to serve,” Mongia said dejectedly during a meeting Monday night between 20 Fenton Village business owners and council member Marc Elrich (D-At large).
“We are contributing to this county, but because of our situation, we’ve been marginalized,” Mongia added.
The situation — development that favors housing over retail space, congested roads, and intense investment in the Downtown Silver Spring shopping center — has owners of Fenton Village’s mom-and-pop shops feeling neglected.
“The county doesn’t pay attention to small business,” Bonifant Street restaurateur Emmanuel Bobga complained to Elrich. No one from the county has ever inquired about Downtown Silver Spring’s impact on his eatery, he said. In fact, he estimated his business was healthier before Ellsworth Drive’s renaissance.
And it’s not about offering different products or services, a suggestion that Bobga has heard before. For him, such a switch would mean rebuilding his business from scratch, reforming relationships with clients, and lost revenue, if only temporarily.
“Running a small business is hard,” council member Elrich responded to the business owners. “You work on slim margins. If you guys could have made three times the money, you would have done it by now.”
Elrich insisted he wasn’t against development. Instead, he supported a balance that would bring the right mix of housing and retail to Fenton Village.
“Our challenge is to find a way to craft a balance,” Elrich said. “You can do a substantial amount of stuff without tearing everything down.”
Elrich also believed a small-business association would help bring issues to the county government’s attention. “If nobody speaks for you, all you get is the bad news,” he told the business owners.
“You’re as much a part of Silver Spring as Live Nation coming to the Penney site,” Elrich continued. “But if you don’t make a lot of noise, no one’s going to listen to you.”
East Silver Spring resident Bob Colvin said he was eager to keep small businesses in Fenton Village. “They’re essential to our way of life,” he said.
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Gotta say.. I love small businesses in the community. But I question the utility of many of the specific businesses in question to me. I don’t need comic books or hair braiding. The idea that a travel agency is having trouble because of downtown, as opposed to expedia, travelocity, priceline, etc…. FAR fewer people walk into a travel agency than did 10 years ago – I’ve never walked into one in my life. I wonder if it’s more a case of the demographic (and hence the required services) of downtown changing. And while that’s unfortunate for the current businesses, the solution is different small businesses – not county involvement. Maybe I’m wrong in my speculation, but from my perspective there’s not a lot of useful businesses down that way. We’ve tried Addis Ababa a couple times, but weren’t thrilled with it.
On the same note…. it would be interesting to see how that new coffee shop is doing. It’s closer to Georgia than Fenton, but same general neighborhood – looks like a cute place. It’s got the same unfortunate property that Mayorga has – it’s not real near a ton of residential – but it seems more the appropriate “type” of small business for DTSS’s changing demographic.
Thanks for your comments, Paul.
Incidentally, the travel agent mentioned above hoped to open an Indian restaurant. However, increasing rents and other start-up costs dissuaded him.
Okay, so maybe the travel agent wasn’t meant to be a restaurateur. But I think it also alludes to why chains (or at least expansions of existing businesses) have found a home here: They have the capital that small businesses only dream of having.
Just wanted to toss that out there.
I like both the comic book shop and Addis Ababa. Those are the kinds of businesses we need to Silver Spring to keep it from becoming a theme park.
Both of those places would be better off on Hellsworth Drive, and it would make that strip far more interesting.
So then Paul, what do YOU want for the Fenton Street corridor? Yeah, I know you want “trendy”, “hip” yuppie places. But I got news for you: you are in the MINORITY. Most people in Silver Spring like the ethnic restaurants. Most people like places where they can arrange for vacations, meet with tax filing advisers, get their car repaired at garages, and the convenience of a Greyhound bus station for trips to NYC.
These businesses survived the darkest days when downtown Silver Spring was DEAD and unsafe. How ironic that the GENTRIFICATION wave created by the real estate developers would kill many established Mom & Pop shops.
Travel agencies are a dying business. So are record shops and comic book stores. That’s why business sucks.
Both the comic book store and the records store around the corner (forget the name; they’re often playing great music that’s audible on the street) are exactly what a place like Silver Spring needs to keep to maintain some identity.
That said, I do think the nationwide market for travel agents and record stores is dying. I hope these folks can adapt and stay open.
Wow… I love these comments sections, I do. I simply said that I do not frequent too many of the businesses down that way.
As a side note, I love all the ethnic restaurants. I frequent Bombay Gaylord, Derm Thai (there’s one place on that side of town I do find myself often, and it was rather busy last I was there – I dunno overall how their business is, but they certainly seem to match the demand of the area)…. it was a simple side note that I personally don’t care of Addis Ababa.
All I’m saying is that there’s market forces at work here. And yes, the county can do plenty to help stabilize retail rents in rapidly growing neighborhoods and certainly should. But if the argument is, we’re seeing fewer and fewer customers because of downtown showing up… I don’t buy the argument…. because it’s not like the customers who used to patronize the comic book store, or hair braiding salon, or whatever else are now doing it in downtown, because none of those services exist in downtown. So either people, for whatever reason, have decided to leave silver spring for these services which is why they no longer patronize fenton village merchants, or they just no longer live in silver spring… And IF… which is why I said IF in the first place… the latter is the case… then that’s unfortunate for a business owner, but that;s also business – ya can’t survive w/o a customer base.
So to address IHY’s personal attacks on me…. Ethnic restaurants, I do frequent many.. it was a side comment. I’m pretty sure you’re wrong on arranging vacations and meeting with tax advisors – but even if you’re correct, then where are people doing this? It’s not like there’s this plethora of big name travel agents in downtwon taking business away from the little guys…. my money’s on Expedia & TurboTax being the main culprits. Everytime I need car work done, I too find myself down on Sligo… and Beahm’s business seems to be doin’ OK everytime I’m down there. And again – not something that downtown is causing the demise of. Greyhound, quite convinient indeed – but practically speaking will be much better situated with the rest of the transit connections rather than 3/4 a mile away… and hardly a small business anyway.
So to summarize my wildy missinterpretted view here…. Can the county try to stablize rents in rapidly growing areas, yes. If businesses are losing customers because of a county funded project (i.e. DTSS) should something be done to help promote and market those businesses with some county dollars, absolutely. If businesses that have zero competition in the new downtown development are losing customers because they provide a service that the demographic of DTSS isn’t going out and trying to purchase…. well that one’s just the way business goes. And I was simply speculating that the last might be the case. And judging by the immense weatlh of apparent comic book fans here, maybe i was wrong in that speculation.
The comic book store has been running itself into the ground anyways. Despite the name “Alliance Comics & Games”, they stock zero games at this point. Borders has also started carrying a mind-blowing amount of manga, which isn’t helping them, either.
I’m more of a bitter table-top wargamer, mind you, but I have never been overly impressed with the place. As far as I’m concerned, they can knock that entire strip over and build something worthwhile there. How about a Fry’s?
(DTSS needs a big hobby shop!)
Wow… I was about the lay into this article, but noticed that “paul_silver_spring” saved me the time, echoing my response pretty much thought-for-thought.
Business is darwinian–and should always remain so. Consumers vote with their feet. Good ideas succeed. Dumb ideas fail. It’s that simple. Should it be any other way?
And Jennifer, have you talked to local Mom & Pop businesses that are succeeding on Fenton? How about dropping in on the New Ethiopian cafe’ down there? They’re always packed. Why? Because they’re serving a *need* in the community. Is the coffee better than Starbucks? No. But the atmosphere is. I spend time there almost every day.
That’s just one example of a local establishment competing and winning against a big chain.
By the way, Jen. I love the new site layout. Nice work.
Editor’s note: Thanks, dude. The wicked genius at The Masterplan deserves all the credit. — JD (Nov 1, 2007)
Paul, I agree with everything you’ve said until, that is, right here:
“Can the county try to stablize rents in rapidly growing areas, yes. If businesses are losing customers because of a county funded project (i.e. DTSS) should something be done to help promote and market those businesses with some county dollars, absolutely.”
No way do I want my tax dollars propping up a failing business of any kind. Your proposal is based on a false notion that local independent stores can’t compete and win against national chains. That’s just not true. Ask the people at Highland Cafe’ whether they even consider for a second that there are at least three major coffee chains within a mile of their shop. I bet they could care less. They are packing people in–all hours of the day. AND, on top of all that, their coffee isn’t even as good as Starbucks. They offer atmosphere. That’s their edge.
Message to local shops: get an edge or get gone.
IHY, I admire your passion. And your personal War on Capitalism is, um… quaint. But you seem to have forgotten the first rule of battle. That is, “know your enemy.”
To equate thriving travel agencies, tax prep offices, autobody shops as evidence of long-gone heyday in Silver Spring is laughable. Those businesses where here because they were low-rent operations that found cheap rental space. Also: go to any city in the country and you’ll find that the bus station is in the most rundown (or formerly rundown) part of town.
Also, according to you, Silver Spring was full of poor and working class folks. Those people don’t use tax preparers. They can fill out the 1040EZ.
Editor’s note: This comment has been edited for content. — JD (Nov 1, 2007)
I think one of the main things Ellsworth has going for it is the concentration of shops and restaurants in a pedestrian-friendly environment, which taken together make for an entertainment experience. I’d much prefer to get my coffee from Highlands than from Starbucks, but it’s more pleasant to stroll down to Ellsworth to get coffee and browse Borders and watch the kids play in the fountain. Fenton just isn’t very “nice”– traffic fumes, cracked sidewalks and overgrown parking lots, and businesses that are more on-demand kind of places. You don’t often impulse-shop or browse at a travel agency or tax preparer’s.
The few shops around Fenton that are more “entertaining”– the comics shop, the record store, the coffee shop– are rather spread out, and nobody wants to stroll around the corner past the (possibly defunct?) auto repair shop and the weedy public parking lot get to the next store where they can browse.
Perhaps the area would be improved if these small businesses were more clustered together– so you would get your coffee, and as you’re leaving, sipping your organic, free-trade java, the cool music playing from the record store draws you in; later, as you’re walking out, endorphins pumping from the rare album you just scored, you decide to duck into the comic shop across the street to buy a present for your nephew. By now you’ve spent enough time in the area that you’re starting to get hungry. Sitting at an outdoor table, resting your feet and admiring your purchases, you look up and notice that the roof deck at Addis Ababa has a great view of the neighborhood. Finally, needing just a little something sweet after dinner, on the way out the door you are drawn in by the “gelato” sign at Kefa Cafe across the way.
As it stands, none of these shops are within easy sight of the others. Even if you made a concerted effort to visit all these shops, this little jaunt I’ve described would necessitate zigzagging back and forth over several city blocks. If the shops were closer together, with a few “destination” shops that would bring people into the area and prime them for impulse shopping and eating, shoppers might be inspired to spend more time (and money) in the area.
The psychology of shopping has been well-studied, and I’m afraid that the Fenton Village area just doesn’t have what it takes. I try to patronize local businesses whenever possible– we get takeout from some of the restaurants on Bonifant, and if I only want a quick cup of coffee on the way home I get it from Highland. However, I find myself heading to Ellsworth at least once a day when I want to pick up a few needed items from the shops, grab a cup of coffee or a bite to eat, and to have a generally pleasant shopping and eating experience.
The choices may be a bit blander than some of the places outside of the downtown core (I can honestly say I’ve never eaten at the Macaroni Grill or the Red Lobster, and have no desire to ever do so), but the Ellsworth area gives me more options in an environment that’s more conducive to lingering and browsing.
Editor’s note: Thanks for your comments, Thayer Too. You bring up some excellent points regarding the dispersion of Fenton Village’s shops. — JD (Nov 1, 2007)
Thayer Ave,too: you hit the nail on the head! What I (continually) look forward to is that the Fenton Village area may one day be exactly the kind of place you are talking about. The area has so, so, so much potential with it’s street grid, low to mid-rise buildings, etc. The county has begun doing its part with the extensive streetscape improvements on Fenton, but the area has been slow to take off. There are numerous approved housing projects that are/were slated to go up in this area…perhaps once they start coming out the ground we might see some better (independent) retail & services move in. For now, it’s the same ole widespread (mostly) crap.
Having just moved to the street that is my namesake, I really would love if someone could fill me in on a few things in the Thayer-Easley-Bonifant-Fenton area. For one thing, that huge brick building that sits abandoned across from Mandalay and the eco-food market, what is it and is anything ever going to happen with it? Such a waste of great real estate.
Also, what is the deal with the Lofts24 complex next to Safeway…I didn’t even know these were condo’s until recently!
I happen to think that Bonifant St has the same, if not greater potential, than ellsworth to become an awesome outdoor strip shopping experience.
Eeasly: That abandoned building is owned by Montgomery County and is slated to be demolished along with the collection of oddball buildings/businesses up to Fenton Street and then up to Wayne.
Then, the county will build the new Silver Spring library as part of a much larger mixed-use development that will also include housing and ground floor retail.
The only snag? One of the possible Purple Line routes crosses this site(perhaps with a station at Wayne & Fenton)…so we will likely wait and wait until this issue is resolved before the wrecking ball comes and the cranes rise.
People from all over the DC metro area come to downtown SS specifically FOR that record store and comics store — they draw on a much wider clientele than those just happening to stroll by who live in the neighboring blocks. These stores are indeed a unique destination draw and asset to our “village.”
The several dozen car repair shops spewing out toxic fumes and haz-mat spills* into neighborhing residential zones are not the kind of small business I support.
*see EPA report for 20910 it is an EYE OPENER – http://oaspub.epa.gov/enviro/multisys_web.report
Its strange that you want to kick out profitable businesses like the auto shops and want to keep the unprofitable ones like the record shop. Strange.
Every day I pass by that comic shop since I live a block from it. Every day its empty except for one or two people. I’ve also been into it, as a former comic book collector, their selection is rather sad for anyone but the casual fan. There are comic shops all over DC, people do not come far and wide from the district to go to Alliance.
I can’t imagine a use for a comic book shop there. I’m among their target consumer, but I use the internet, and when I feel like browsing, I go to Borders or Barbarian in Wheaton. Incidentally, I also buy records, and the internet is unmatched for those.
How do you KNOW the autoshops are more profitable than Alliance or Roadhouse have you seen their books and tax statements? Don’t you think both those latter stores are also making a killing on Internet sales and weekend shows/events with their more collectible merch? It is not only visible foot traffic that they are getting by on – and it only takes one good customer a day to make it worth their while to stay open, just look at the “empty” clothing boutiques in high rent districts.
Batman – Is Barbarian still open? I thought they closed years ago… about 6 years ago, we got a ton of their old inventory to sell off at the MoCo Friends of the Library bookstore where I volunteered.
As far as destination – I meant more the 12″ and vinyl records at Roadhouse Oldies – but yes, I do see kids from way out in the outer burbs coming “to town” for Alliance.
What’s your point, Kathy? Aren’t you trying to close the auto body shops? That’s my point.
Time out! Time for some clarifications.
Kathy, do you want the auto shops closed?
Fenton Fan, do you want the auto shops closed?
Just trying to figure out where everyone stands. Thanks!
I am car-free so have no use for any of the auto shops – so that is my personal bias that I have no use for them.
I also have a big problem with the amount of haz-mat they are releasing into our local environment and would hope others are as concerned on that aspect of them being side-by-side with residential areas and resturant corridors.
I’m not looking to run anyone out of business – but for future planning purposes in downtown SS it’d be nice to take into account that we have an over-supply of some kinds of business and a serious lack in other kinds and are losing the unique ones we do have almost daily it seems – which I believe brings us back to the starting point of this blog thread.
I agree with Kathy. DTSS needs fewer auto shops and more hair salons!
Seriously, I don’t go to those auto shops, but if they are relatively honest, competent, and have a loyal customer base, so long as they adhere to environmental standards (and if those standards need strengthening, let’s do it), I have no problem with them.
Hell, I don’t have kids, but that doesn’t stop me from supporting local schools.