Ruxton-Riderwood-Lake Roland Area Community Plan

The Ruxton-Riderwood-Lake Roland Area Community Plan for 2010 is underway, and now the committee is asking for feedback on the proposed plan.

The Community Plan input meeting is to be held September 13, 2010 at 7 pm at Blakehurst Retirement Community in Towson, 1055 West Joppa Road.

This Ruxton area community plan is due to be adopted by the Baltimore County Master Plan 2020.

Much of the new Ruxton-Riderwood-Lake Roland area plan involves the continuation of the expansion of Bare Hills on Falls Rd with park space, more buildings, and mixed-use capacity, plus large sidewalks to make a walkable-moveable friendly area where you don’t need a car to get around, and people should be able to avoid being struck by vehicles due to safety precautions.

The Jones Falls Valley Trail is in the plans to be expanded with more biking and hiking trails to people to enjoy.

Historic Preservation of areas such as the Scott Settlement area are addressed, as are Commercial areas for better access in & out for consumers’ use.

If you have ideas or thoughts on the Ruxton-Riderwood-Lake Roland Area Community Plan, make sure you are there on Monday, September 13, 2010 at 7 pm. A lot of hard work has been put into this, but they are looking for suggestions for improvement!

Help make our Towson neighborhoods even better places to live!

Why Do Some Houses Sell While Others Stay on the Market?

Why do some houses sell while others stay on the market?

A very good question. The answer is rather simple: price & condition.

In a Towson neighborhood where there could be 3 houses that have been on the market for months, a new one comes on. There is a flurry of activity, and the house goes under contract quickly.

Why this one? Why not the others?

The likelihood is that this Towson homeowner had their home in a staged, beautiful condition, and it was priced RIGHT. The other three may have overpriced when they first listed in an attempt to “test the market” or their house isn’t in top notch showing condition.

This video, from Jay Papasan, Vice President of of Publishing for Keller Williams Realty, and co-author of a number real estate best-sellers, demonstrates why some houses in the same market sell while others may not. His graph is a great visual of understanding!

Contact me, your Towson Realtor, to find out true Towson house values.

What is a Broker’s Open?

What is a Broker’s Open?

Here in Baltimore County, Wednesdays generally are “Broker’s Open” day. There is a fairly small area where Broker’s Opens tend to be highly successful, and that is in the Towson, Lutherville, Timonium, and Hunt Valley neighborhoods.

A Broker’s Open is where a real estate agent and their brokerage invite agents from their own and other brokerages to come view a new listing they have to showcase. Generally, they provide lunch or snacks to the agents, to thank them for taking their time to come. Visiting agents then give the listing agent feedback on what could be done to make the house more appealing to buyers, about the price, etc, to help the listing agent.

Buyers and neighbors are usually welcome to visit the home, as they would a regular weekend open house.

Please contact me if you would like to learn more about a Baltimore County Broker’s Open and how it may help to sell a home.

Home Valuation Code of Conduct (HVCC) to be Eliminated

The Home Valuation Code of Conduct (HVCC) will be eliminated, thanks to a bill signed into law by President Obama.

HVCC was enacted in 2009, and has been a big issue in the appraisal battle many home sales have been experiencing.

In June last year, Tasha Linton and I wrote about how HVCC Could Negatively Affect Towson Home Values , because the appraisers assigned are the lowest cost one available, not necessarily from the area. Real estate is very local — for example, Towson neighborhoods are very unique — sometimes even street-by-street! An appraiser from outside of Washington, DC will not understand the neighborhood nuances, and this could tremendously effect an appraisal value.

The HVCC going away is a huge relief to many in the real estate community, and homeowners should be very pleased as well.

HVCC will be phased out over the next 90 days, with the end of October closing this sad chapter in real estate housing history.

New Traffic Light at Charles Street and Greenwood

There is a new traffic light going in a Charles Street and Greenwood in Towson.

It will be a big adjustment for those coming north on Charles St from the West Towson area, because it is around a curve where many people drive quickly.

The reason for the light is the new West Towson Elementary School, which is located at that intersection. This will make it easier for crossing guards helping children cross the very busy Charles Street, and for parents dropping off and picking their children up at the brand new school.

It should really help slow the flow of traffic through this point, and hopefully help with the delays seen now around the time of dismissal from the multitude of schools in the area.

The West Towson Elementary School will open for the 2010 school year at the end of August.

Students from Rodgers Forge Elementary and Riderwood Elementary schools have been redistricted to the new school on Charles Street.

Contact me for more information on West Towson real estate and how these marked changes are welcome to the West Towson neighborhoods!

Ruxton Riderwood Lake Roland Community Plan Meeting

The Ruxton Riderwood Lake Roland community is having an input and community plan meeting on Wednesday, July 14, 2010.

The meeting will be held at 7:30 pm at Blakehurst Retirement Community.

Blakehurst is located at 1055 West Joppa Road, Towson, MD 21204.

From the RRLAIA Neighborhood News:

The Plan identifies areas in need of improvement and locations in need of preservation. The wide variety of topics include traffic, schools, public safety, development, open space, bike and pedestrian routes and much more.

I look forward to seeing and hearing more of the Ruxton Riderwood Lake Roland Community Plan to even better our wonderful Towson neighborhoods.

Architectural Walking Tour of Sheppard Pratt in Towson

Wednesday, July 7, 2010 at 9:30 am, there will be an architectural walking tour of Sheppard Pratt in Towson.

Carol Allen, the President of Historic Towson, Inc. will lead the tour around the historic property.

Historic Towson, Inc. is a non-profit organization that is

“dedicated to preserving the architectural heritage of the community. It works with individuals, neighborhood associations and business to foster an awareness of historic preservation and to find methods to make it possible.”

Historic Towson, Inc. almost shuttered a few months ago.

This is being held in conjunction with the Ruxton-Riderwood-Lake-Roland-Improvement-Association and is one of the many things both organizations have to offer Towson residents.

Join in on Wednesday morning and find out about historic Towson and the old buildings that make up Sheppard Pratt’s rich background.

Thornton Road Construction in Towson

If you drive by the area of Thornton Road and West Joppa Rd, you most likely have noticed (or been stuck in traffic) because of the Thornton Road Construction in Towson.

Searching the Baltimore County Government site, I wasn’t able to come up with much information, “Thornton Road Construction” sends me to this page, where I see information about the Thornton Mill Bridge overpass by Western Run which is in Cockeysville.

I also found an old article from the Towson Times by Lori Ingraham from 2003, when that major construction on West Joppa bridge crossing over 695 was happening. In the article, she states:

The project will also provide a continuous sidewalk on Thornton Road, and landscaped stormwater management facilities in the area. And the bridges will be more “aesthetically pleasing,” according to SHA.

I do not believe that happened yet, so I wonder if this is the continuation/end of this project. New sidewalks have been installed across the street from the Royal Farm. I also found from the Ruxton Riderwood Lake Roland Area Improvement Association information about a possible bike path (action 5.2a) on Thornton Road from Timonium Rd to Joppa Rd.

It has been causing delays as people come south on Thornton to go to West Joppa Rd, as many times there are sign people and one lane open at a time. If I get more information, I will share this with you!

Towson Water Outage April 7, 2010

Towson residents are with low or no water after a fire broke out in the pumping station on Hillen Road in Towson early this morning.

**UPDATE AS OF 7:30 PM: WBAL is reporting that the pumping station has been repaired, and water is being pumped back into the system. It may still be hours before water is restored to all houses in the effected areas.**

As of 2:45 pm, BGE is reporting that it is taking longer than anticipated to restore power to the pumping station. Until power is restored, water cannot be restored to Towson residents.

BGE anticipates having the power restored by late this evening, but Baltimore City Department of Public Works is preparing Baltimore County residents to be without water overnight.

See the Baltimore County Government updates .

The site shows a timeline of the water problem in Towson. The area affected by this water outage is from Falls Rd on the west, Stevenson Lane to the south, Old Harford Rd to the east, and Sparks to the north. (Site quote is below):

Emergency Operations Updates

April 7, 2010 — Central Third of Baltimore County Likely Without Water Into Evening

2:45 p.m.: BGE Says Work At Pumping Station Will Take Longer Than Expected

BGE officials say it is taking longer than expected to restore power to the Hillen Road pumping station. They say they now expect to restore power by late this evening. The Baltimore City Department of Public Works, which owns and maintains the metropolitan water system, cannot begin to restore customers’ water until the pumping station has electrical power.

Residents in the affected areas should expect to be without water through tonight.

The Emergency Management public information hotline, 410-887-5454, remains open for those with non-emergency concerns. For questions about the repairs to the city’s water system, call the Baltimore City Department of Public Works’ hotline, 410-396-5352.

1:20 p.m.: Liberal Leave Instituted For County Employees

With the Towson area without water, the County has instituted its liberal leave policy for non-essential employees in the Towson complex.

11:45 a.m.: Timeline for Water Restoration Unchanged

At an 11 a.m. conference call, BGE reported that it still expects to restore power to the Hillen Road pumping station late this afternoon. Once power is restored, the Baltimore City Department of Public Works will be able to restore water — probably by this evening, they say. For questions about the repairs, call the Baltimore City Department of Public Works’ hotline, 410-396-5352.

11:30 a.m.: Additional Fire Resources Assigned to Affected Areas; High Rise Buildings Must Maintain “Fire Watch”

The Fire Department has taken steps to  supplement fire suppression needs in areas affected by the outage. Normally, four engines respond to calls for one-alarm fires, but during the outage fire officials will send six engines carrying a total of about 5,000 gallons of water.  Once commanders arrive on the scene and confirm an actual fire, they will immediately dispatch additional resources as needed. Fire officials remind residents that portions of Baltimore County — including much of the area affected by today’s outage — are not served by hydrants and that firefighters routinely fight fires in these places using water from engines, tankers and natural sources.

Also, all sprinklered buildings in the affected area are now under a mandatory “fire watch,” which means such buildings must have personnel physically monitoring each floor for any sign of fire. The Baltimore County Fire Prevention Code requires sprinkler systems in certain types of buildings. Under the code, when the sprinkler systems are out of service for more than four hours building managers must organize a fire watch until the sprinkler system is back in service. For more information, contact the EOC through its public inquiry hotline, 410-887-5454.

8:10 a.m.: Fire Suppression Coverage In Affected Areas

Fire officials have adjusted emergency responses to compensate for today’s water outage and assure residents that they have suffficient water in case of fire. Fire engines carry up to 1,000 gallons of water, and large-capacity tankers carry several thousand gallons. In addition, fire crews are trained to draw water from natural sources such as streams and ponds. Fire officials remind residents that portions of Baltimore County — including much of the area affected by today’s outage — are not served by hydrants and that firefighters routinely fight fires in these places using water from engines, tankers and natural sources.

8 a.m.: District, Circuit Courts, Clerk of the Court Closed

Baltimore County district and circuit courts and the Clerk of The Court’s office are closed today because of the water outage. The District Court Commissioner is open.

7:40 a.m.: Public Inquiry Telephone Line Now Open

Emergency Management officials have opened a telephone line for residents with questions and concerns about today’s water outage. The number is 410-887-5454.

For emergencies, call 911.

6:45 a.m.: Residents Asked to Conserve Water

Residents in the area affected by an electrical fire at the Hillen road pumping station — basically, the entire central third of the County, from Lake Avenue in Baltimore City north to Sparks, west to Falls Road and east to Old Harford Road — should conserve water this morning. The less water they use now, the longer it will last. Once water is depleted from the tanks, city public works officials say, it will not be possible to replenish it until BGE restores power to the pumping station.

6 a.m.: Tens of Thousands of Customers Without Water

An early morning  fire in the electrical lines that feed the pumping station on Hillen Road near Towson Reservoir will affect water  to at least 150,000 to 200,000 residents in central Baltimore County.

The boundaries of the affected area are: Stevenson Lane on the south; Sparks to the north; Falls Road to the west; and Old Harford Road to the east. Customers in this area should expect to be without water for at least through the evening rush hour and possibly into the evening. The impact on the water system is expected to increase after the morning rush hour, as the remaining water in the tanks is depleted.

BGE must restore electrical power to the pumping station before water can be restored. BGE officials say that likely will take until late this afternoon. After electricity is restored, Baltimore City’s Department of Public Works — which owns and maintains the metropolitan water system — advises that once this happens all residents should have water restored within a matter of hours.

Baltimore County offices are opening as usual and will remain open for as long as possible. For information on Baltimore County public school closings, visit the BCPS web site.

The County’s Office of Emergency Management has activated its Emergency Operations Center in order to coordinate the County’s response to this emergency. Emergency Management officials are working with hospitals and other critical infrastructure to provide information so they can effectively execute their emergency plans.

East Ruxton and West Towson Neighborhood Walk April 14

The Ruxton-Riderwood-Lake Roland Area Improvement Association announced the East Ruxton and West Towson Neighborhood walk on Wednesday April 14, 2010 from 9:30-11 am.

Participants will meet at the Baltimore County Board of Education located at 6901 North Charles Street, Towson, MD 21204. The entrance and parking lot is off Greenwood Road, which runs from West Joppa Rd to North Charles St.

The West Towson neighborhood tour will include areas known as Kalmia Park, Greenwood Meadows, Gunners Range, and Chestnut Hills.

The tour will highlight “historic properties from the 18th century Gott family land grant as well as many handsome 19th century estates owned by Towson’s first wealthy industrialists”, according to the RRLRAIA Spring Newsletter.

Dogs are welcomed if they are leashed.

Enjoy the spring weather and learn more about this great West Towson neighborhood!

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