I write today in support of all the people who have recently taken the time to express their ideas about the pedestrian / dining use of Washington Street. I am struck by how much all these writers have in common, but saddened at how this has become yet another bitter and polarized issue that divides us. With this as reference and context, I’d like to first offer my broad view, and then I’d like to follow up with a proposal.
There is a longing in town for the way things used to be, and though each of our memories starts at a different point in time, what is consistent is the desire for cute shops offering unique (not chain) products. It’s been great fun to see the recollections that Cathy Hill has generated for the Talbot Historical Society. There are only a handful left that have been in town for any length of time and they should be celebrated – Hill’s Pharmacy, Shearer the Jeweler, Cracker Jacks, Lu-Ev, and Albright’s Gun Shop, also M. Randall, Berrier, Talbot Oriental Rug, Troika Gallery and Clay Bakers. Many former retail stores have been replaced by real estate offices (as that is the only one of our regional industries – along with agriculture and retirement – that needs a storefront) and personal services.
But since the Recession – with few exceptions – there has been precious little new retail in rural town centers. Consistent with this national trend, although we all love our town, few have stepped up. Paul Prager has, in a big way, reversing the national trend for our town, and for that he too should be celebrated. He didn’t buy one single property that hadn’t been on the market for a long time, and there isn’t a single seller who wasn’t glad he finally came along. Thankfully, he does have the ability to withstand the marginal economic returns these properties generate; others chose not to and therefore left to languish many high-profile historic buildings. But look closely, Paul has carefully and accurately restored the Stewart Building, the Nevius Hardware Building, the Historical Society Auditorium … and then he and Matt Mason created the small cute retail shops we all said we wanted. Are they pricey? Yes. Was Mason’s? Yes. Did we love it? Yes. Are they appropriate for Easton? Time will tell.
In any case, by any measure, they are absolutely better than vacant storefronts. In the Easton town center today, there is nothing more than typical, healthy rollover systemic vacancy. There are a few spots on Court Street, there are some upstairs offices available. Talbottown, the in-town shopping center, has just leased 9,000 square feet to Furniture & More and is on the verge of filling several long-time vacancies with interesting and experiential retail concepts. In a time when bricks and mortar retail is getting hammered from every direction and in the absence of lifestyle retail demand for the space, they also are having to create and fund their own uses. We would surely prefer that there were uses and users ready to come to the center; sadly, there are not enough.
Mr. Prager has also stepped in to lead the way on Easton’s waterfront – a brownfield, an embarrassment, and thus far and for far too long, a significant lost opportunity – picking up what Cliff Meredith and Lee Denny started several years ago. A long time coming, and a long way to go, but this project is exciting and transformational.
Like a shopping center needs an anchor and junior anchors to generate traffic for the specialty stores, so also does a town center. In this case, the Courthouse, Tidewater Inn, Waterfowl Festival, Avalon, and banks are the anchors. Arguably, what Paul has created in aggregate are the junior anchors. Easton is once again becoming a tourist destination, along with – not instead of or in competition with – St. Michaels, and this one-two punch generates indirect economic development for all of Talbot County. For the rest of us, as typical small business owners, as this is indeed “our town too”, we are now enabled and have the responsibility and the opportunity to step up and create the specialty stores that we long for.
The best of the letters came from my friend Nancy Tankersley – who recently acquired the former Atelier 11 space on Aurora Street with the dream of converting it to a live-work space in Easton’s new Arts and Entertainment District. Nancy believes our town needs energy and eclecticism, heart and soul, forward thinking and agility. I totally agree and respectfully submit, using my best art analogy, that specialty stores are the color in the composition and tapestry of the town center. We need more of them. We need more and different people to bring their own visions to fruition.
I also write today because – timing being everything – the time is right to develop the “Inner Courtyard”. This is the interior of the block surrounded by Washington, Goldsborough, Harrison, and Dover Streets, currently relegated to the parking of about twenty cars. Bill Corkran was the first to promote this vision in the 1940’s and coined the phrase. Mayor Willey has recently spearheaded a public / private partnership to dust off Mr. Corkran’s old plan, one that will hopefully include a strong retail partner and a commitment to high quality. If so, this is a concept that will define Easton’s Town Center for years to come.
My wife, Jean, and I returned from Santa Barbara many years ago raving about this beautiful and fun place we had experienced, quite by accident – great shops and restaurants all opening onto this courtyard of amazing land and hardscaping, art and water features, decks and patios, people (lots of them) and pets, umbrellas and shade sails. The stores all benefited from having two “fronts”, two prime retail selling areas. Parking was one block removed in every direction, similar to the infrastructure we have here. It was a concept made for Easton.
Others have also stepped up recently, importantly including Matt and Peg Fitzgerald who bought the old Shannahan-Wrightson building (the birdcages), which has frontage on both Washington and Harrison Streets, and who are willing to cut through and open up the courtyard to Dover Street. Paul Prager is on board for Goldsborough Street.
We are in year three of the SED Talks, which supports Shore Economic Development, and – as has the Eastern Shore Land Conservancy – we have found wide agreement that this is exactly the kind of economic opportunity the Shore wants – town center infill, not sprawl – vital historic communities, not more peripheral shopping centers.
So now with the need to make Easton more vibrant, with more outdoor opportunities, what a great time it is for the community to harness all this energy, turn it positive, and work with Mayor Willey to make the “Corkran Inner Courtyard” the reality whose time has come. To quote the letter writers, “Let’s create the alliances that benefit all stakeholders. Let’s use the rising tide to float all boats.”
Bob Greenlee is the Managing Director and Senior Advisor in the Chesapeake office of SVN-Miller Commercial Real Estate and President of the Greenlee Group, specializing in asset management, valuation, and economic consulting.
Margot McConnel says
What a wonderful idea and your timing is perfect! Let’s get together as a community and make it happen.
Bob Greenlee says
Yes, it will definitely have to be a community effort. Thanks for your comments. -BG
Hughlett Kirby says
Thank you for this very interesting article. I love this idea and concept, and no time like the present disruption to make some positive changes. Kudos!
Catherine Asche says
Can the town put tables in Thompson Park for carry out from restaurants? That may be helpful.
Kira says
Love it!!
Laura Zagon says
All these cute, hopefully unique, little storefronts that survive this pandemic and ones that are envisioned for the future are great. However, we have lost the only shoe repair place, there’s no place to get my scissors sharpened to groom my dog, there are barely any “affordable” places to eat with decent food that aren’t chains, there are no dedicated shoe stores (since Miranda abandoned us), and several other things I have to go to Annapolis for. I wish these kinds of every day simple needs were met in Easton instead of more and more expensive places that some, especially in retirement, cannot afford and which ignore the simple but necessary tasks we all need to accomplish in our day to day lives.
Ruth says
Get your scissors sharpened by Bob Rich on Saturday’s next to the Farmers Market
Cait Miller says
My sister owns a grooming salon named Bright Eyed and Bushy Tailed. She does a wonderful job, is reasonable, and has been doing it for quite a long time now.
Joyce Scharch says
Bright Eyed & Bushy Tailed is a wonderful groomer. I look forward to the Washington Street pronenade opening up. I think it will add a lot to Easton.
Don Martin Fleming says
I totally support this inner courtyard proposal- think French Quarter style design as well for this courtyard in Easton. It would serve well all interests too for a small amd intimate and beautiful sense of place and not just drive throigh streets as is presently the major design.
Lisa Stone says
Thank you, Bob. Beautifully articulated. As I read your column, I travelled back to the places I have loved, mostly in Europe, and all with vibrant gathering spaces in the midst of shops and markets. Count me in to support this vision 100%.
Bob Greenlee says
Thanks Lisa. You’re on the team! -BG
Bob Little says
Placemaking as proposed can be a great village asset. Santa Barbara is a good example. However, begin with a viable, easy access, convenient parking plan in close proximity. Then secure commitments from one or two strongly capitalized stores/restaurants to “anchor” the courtyard. That is just the begining…public $ can seed the plan, but Hardcost construction $ should come from private sector
Bob Greenlee says
Agreed. Well said. This is not a stand-alone concept. As you correctly observe, peripheral (walking distance) parking is essential not only to the users, but also to the existing store owners who will be giving up their current convenience. -BG
Sarah Eastman says
It’s important to consider how Target, Dicks, 𝘞𝘢𝘭𝘮𝘢𝘳𝘵, Olive Garden, Chipotle, Pet Smart directly impact small towns and their flavor. Since town leaders allowed so many big box businesses into the area, our town and others like it, suffer and it’s hard to get the average person to shop in town.
Do whatever it takes to keep Easton alive for the future.
Deirdre LaMotte says
I agree. Chestertown successfully kept Walmart out…I believe the first town to do this. We understood at the time, early 1990’s, that once a community allows a Walmart all the other chains follow. It was a fight. What we found was those
who would be economically (negatively) impacted supported Walmart: like the high school graduate who ran a hunting outfitting store. He would be out of a job. Or the local shoe store, clothing store…all locally owned would close. It truly was
a snapshot of what our nation is now facing with Trump supporters who are struggling : people voting against their economic interest. Chestertown was wiling to accept a smaller Walmart in a downtown area, much like Burlington Vermont
demanded, but they were not interested. It was their way and every community with one suffers the same sprawl and
decline of local businesses.
Patti Diamond says
Well researched, informative and well said! One only needs to look to old world Europe (Italy) to see models of the town center and how successful it is to the cohesiveness of business and its community.
Joan Wetmore says
Great article, Bob! The inner courtyard idea is terrific – I hope it goes forward.
I was also glad to see your support for all that Paul Prager has done for Easton. In addition to filling the vacancies you describe, the quality of his renovations has set a very high standard for others to follow. We’re lucky he’s pursuing Easton Point.
Sally Schmidt says
Another beautiful area to benchmark is Venice, Florida. Cute local shops & restaurants with parking nearby. Stroll Venice Avenue for the locals & tourists alike!
Elizabeth Tong says
Excellent article! I, like Lisa Stone, will support it 100% and no better person to dust off the idea and bring it to life than you. I am very much in favor of your of your SED ideas. It feels very comforting to know you are working towards enhancing Easton and stopping the sprawl. You rock Bob!
Bob Greenlee says
Thanks Elizabeth. You, along with Lisa, and all these other supporters, are on the team! I’ll keep you posted. -BG
Jenn Baker says
As the owner of two specialty retail stores in Chestertown, I applaud this message. Our stores, Chester River Wine & Cheese and Welcome Home focus on helping people cook great things at home. Since opening in 2015, we have experienced constant and continuous growth – even in the face of the pandemic. People are yearning for unique retail and customer service experiences. They want to speak to someone who knows how to bake a cake (and what pan to buy) or create . They want to shop unique/domestic/local – you don’t find that in Target. And you don’t get that customer experience with a big box retailer.
Small specialty retailers are nimble. We can expand and contract with the market. We’re never years ahead let alone seasons, so our inventory impact is less when the market contracts. It’s why I believe that we will see many large chains fold during the crisis, but the small retailer emerge. It is critical, now more than ever, to support and grow these independent retail, restaurant, arts, and entertainment sources. As the big box stores focus on commodity goods, you’ll find the interesting, unique, and often domestic emerging brands in your local and regional retail stores.
Big thumbs up and best of luck! Easton is a treasure. Many neighbors and tourists travel between our towns. Connection and networking among businesses helps generate awareness, visits, and regional community dollars as we’re all staying close to home for the next 6-12 months.
Also – An opportunity…one of the biggest challenges we faced when getting started, and one of the biggest challenges we hear, here in Chestertown, is “what’s available?” With many commercial real estate listings done via word of mouth or a poster in a window, building owners may miss connecting with entrepreneurs in other cities and towns. Publish your list of “wants.” You never know who is listening.
Jenn Baker
Owner, Chester River Wine & Cheese Co. | Welcome Home
Chestertown, MD
Deirdre LaMotte says
Oh yes!! We in Chestertown are blessed to have Chester River Wine & Cheese and Welcome Home. Stunning service,
superior products and competitive pricing. We love both shops!!
Cait Miller says
What a great idea!!! This is just what Easton needs at a time like this. It’s ideas like this that really make me appreciate living in a small town, with brilliant minded people like Mr. Greenlee. And why not execute this as soon as possible? As a community, we can totally make it happen!
Stephany Barrett, Associate Broker, GRI, Realtor, Easton says
Your article is truly a wonderful dream…. hopefully it will finally become an overdue reality. Yes, The town of Easton is a perfect setting for an Inner Courtyard….. as long as the town will also have adequate parking, which it does not have now. That should also be addressed. Thank you for writing this article and sharing it with all of us that live and love our town of Easton. Stephany Barrett 🏡
Bob Greenlee says
Thank you Stephany. Also for your comments on parking, which is an essential component. And for capturing the dream and the love of place. -BG
SD Swan says
A clear and positive voice, rising above the din. Thank you.
Also, appreciate the sky view; very helpful in understanding the concept.
Bob Greenlee says
Next one hopefully you and I can co-author! -BG
Doris Dobson says
This sounds like a really nice concept, I would venture out and visit. I would hope that minorities will be encouraged to open shops because I have seen quite a few people with entrepreneur abilities and it not be so expensive for rental space, that would definitely be an issue.
Lyn says
The Clay Bakers has not been in business in Easton for almost 5 years. It was purchased by former employees of the business and is called Kiln Born Creations.