The reported energy-saving features of the homes in the planned community include:

• Low flush, low flow toilets and showers
• Better-than-normal insulation
• Recycled carpets
• Energy Star appliances
• Energy-saving windows
• Smart thermostats

What ACPT doesn’t mention is that SMECO already has a smart thermostat program!  It is FREE to enroll in, and the Energy Star certified CoolSentry digital thermostat included in the program is also FREE!  With the ability to program the unit for weekdays and weekends, you’ll save on your heating and cooling bills the instant it is installed!

The catch to the program is that it allows SMECO to decrease your heating or cooling usage during high peak periods to ease strain on the system.  But no worries!  The temperature will only change a degree or two, so your home will stay safe and cozy for your furry and feathered friends!  You’ll also be helping to lessen the strain on the environment, as well as your wallet!  Right now SMECO is also offering annual credits for customers who enroll in this program!

For more information on how you can create a more energy-efficient home, or to custom build an energy-saving home, contact me today!

~Jonathan Benya- Realtor
Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000 – office
301-653-8116 – cell

Charles County Real Estate Blog
SOMD Home Search
Southern Maryland Custom Homes & Land

Essentially the dispute is between the County Commissioners, who want to see this project happen, and environmentalists who claim the risk of damage to the Mattawoman Creek Watershed is too great.

The importance of this road cannot be understated.  Charles County is in a state of growth due to it’s proximity to Washington, D.C..  As Charles County grows, roadways become more congested, and alternative routes of transportation are necessary to support the residents of the county.  Adding the connector will also reduce traffic across Billingsley Road, which is quite possibly the deadliest road in the area!  From a safety standpoint, I find the road to be very important, but there’s much more than just road safety along a back road in Charles County.

Population will Continue to Grow

In addition, complaints have been made that the road is not “necessary” as congestion along Rt. 228 is not particularly heavy during rush hour.  The concern is that regardless of the final decision on the connector, long term plans in Charles County clearly show plans for further development that will go through whether this road is approved or not.  If the connector is denied, population will continue to grow, and accessibility to D.C. from Charles County will suffer.

Light Rail Isn’t Realistic

The common rebuttal to this is the option putting in some sort of light rail or commuter trains in from here to D.C.  Unfortunately, what nobody mentions when this idea is brought up is that Light Rail averaged $70 million PER MILE as of 2000.  Figure 18 miles of rail from DC to Waldorf, and you’re looking at $1.26 billion, for a total county population of less than 150,000 people.  I would dare anyone to prove that light rail to Southern Maryland would be at all economical.  It’s not, period.

Protecting The Watershed

Detractors also decry the future growth and development that would happen along the road if it were to be put in.  The fact is, much of the area surrounding the proposed path of this road is in a critical watershed area. Why in pete’s name would the county allow people to build homes in the watershed.  The solution sounds simple to me. Take the state maps of the Mattawoman Creek critical area, and prevent residential building permits from being approved there.  Oh, wait, that’s already happening!

Why This NEEDS To Be Built!

In my opinion, the County has no option in order to keep D.C. accessable to it’s residents.  Mass transit cannot be supported by the current population.  Roads are needed in order to ensure people can continue to make it to work on time.

The County has bent over backwards to minimize watershed impact, to the point where the traverse over the creek itself would actually REPLACE that section of Billingsley Road, and other green building methods have been discussed and agreed to in order to reduce impact on the watershed.  At what point are people finally going to accept that this project CAN be done in a way that is financially AND ecologically sound?

~Jonathan Benya- Realtor
Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000 – office
301-653-8116 – cell

Charles County Real Estate Blog
SOMD Home Search
Southern Maryland Custom Homes & Land

It’s official!  Century 21 New Millennium and Team Benya is proud to offer this unique parcel of land for sale!  Situated on Middletown Road, just off of Smallwood Drive, this 153 acre parcel is the PERFECT location for future development.

Charles County is Hot!

Waldorf is Southern Maryland’s ultimate shopping and living destination, and this land is in the heart of it all!  Not only has Charles County been listed as one of the 10 richest counties in the United States by the US Census Bureau, but Forbes Magazine recently highlighted Charles County as #5 in its list of ten best places to “get ahead”!

Location, Location, Location

This is a golden opportunity for development, with the possibility for 500-700 residential units.  The location is perfect: less than three miles from the St. Charles Town Center Mall, and less than six miles from Indian Head Highway.

Possible Future Roadways

Future county growth will also ensure the favorable location of this land.  The proposed Cross-County Connector and Rt. 301 Bypass are both projected to skirt this parcel!

Want More Info?

For more information, please visit this property’s website at http://www.waldorfland.com, or give me a call directly and ask for a copy of the full information package!

~Jonathan Benya- Realtor
Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000
301-653-8116
Southern Maryland Real Estate Blog

Sensitive Subject

    Supporters claim it is a necessary project to support the growing region, mentioning concerns about safety on Billingsley Road (I agree, it’s unsafe), The need to relieve congestion (I agree, congestion is a problem in the area), and the necessity to support local growth.

    The opponents of the highway claim that it is going to be too damaging to the Mattawoman Creek Watershed (an environmental impact study, or EIS is needed), too expensive ($60 Million), and too frivolous (Is another road connecting 301 and 210 needed with 228 already built?).

    Both sides have valid points and concerns, and I went to this evenings meeting hoping to hear what everyone had to say and see the proposals in person. 

    Once the meeting was underway (an hour late due to the overwhelming turnout), speakers were limited to 3 minutes each, which is typical.  What wasn’t typical was the 350+ people in attendance and the 163 people that signed up to speak! 

Time To Go

    I mentioned that I walked out early, and here’s why:  While I understand that there are a lot of concerns on both sides of the debate, I felt as though the same arguments were simply being repeated over and over again.  I don’t want to minimize the importance of what people say and feel about the project, but attending the meeting made very apparent how the majority of those in attendance felt about the project.

Wrapping Up

    If you’re wondering where I stand on the highway, let me say this:  I don’t believe the case for the highway has been sufficiently proven.  At the same time, I do feel like there is a legitimate reason for the road to be built.

The question for me is this:  Do the costs and risks of building this road outweigh the benefits?  I think there needs to be more work done in order to establish that the road is the risk that people are making it out to be.

For me, I see it as a huge economic benefit to the county, particularly the western side of CC.

    It seemed clear the road is not yet acceptable to local residents.  In the next few days I will work to bring forward more of the details on what the good and bad points are on the possible Cross County Connector.

Link to More Photos:  Cross County Connector Meeting Photos

~Jonathan Benya
Century 21 New Millennium
9405-A Chesapeake St.
La Plata, MD 20646
301-653-8116
301-609-9000
http://www.teambenya.com

    The County is pouring TONS of cash into this project, essentially robbing Peter to pay Paul ($282K came from the upcoming Phase 3 Budget, and 150K came from the Western Parkway Upgrade budget, Sorry Guys!)  Don’t forget that Capital Services is anticipating further cash injections in order to get the work done, while the Commissioners are "hoping" that Phase 3 comes in under budget.

    In all honesty, if Phase 2 has been such a financial mess, what leads people to believe that Phase 3 will be any better?  The Phase 3 budget is currently $5.9 Million (Minus that pesky $282k, naturally), and construction costs are rising with inflation.  Anyone else see a problem here?

    I agree that the Roadway needs to be improved, but how much of this is for the County’s current benefit, and how much of this work is being done for the benefit of upcoming developers’ projects?

    Supposedly they are doing this to re-structure rather than close-up shop.  If it’s a way for them to bring down their prices, great.  Take a look at their current prices, and you’ll notice that they’re flat out too high.  Filing bankruptcy sheds light on an interesting phenomenon:  Builders profits have been cut to the core.  Bankruptcy means that Caruso cannot slash their prices any further at this point without drastic measures.

    Will this allow Caruso Homes to drop their prices further?  Definitely!  At the same time, I’m sure it’s going to upset the folks they owe money to. ($500,000 from 84 Lumber alone!).  As soon as Caruso announces their price reductions, I’ll let you guys know.  Stay tuned for more on that!

Related Links:

KB Homes Pulls Out of Charles County

Adventures in New Home Buying

Are New Construction Price Negotiable?

New Homes in Waldorf, MD: Autumn Hills Subdivision

"Finding it All" When Buying a Home

~Jonathan Benya

Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-653-8116
Waldorf and Southern Maryland Real Estate
www.teambenya.com

    It’s amazing how much commercial growth is happening in La Plata, MD, and Charles County in general.  Rosewick Crossing is the latest addition to La Plata’s shopping choices.  As you may or may not know, Lowe’s hardware store has already opened, and construction on the Giant grocery store is wrapping up as I speak type.

    What I didn’t realize about the shopping center is that there seems to be a ton of space for smaller retailers in addition to the anchor stores that are already in.  I like the convenience that all of this new development creates, but in a way I sort of miss the "old" La Plata.  (You know, pre-tornado times?)

    It’s all part of a larger plan that includes the addition of roughly 3,000 new homes along Rosewick Rd, so I imagine that there’s not going to be any shortage of shoppers for the new complex once that development gets off the ground.

Related Links:

Photos of La Plata, MD Town Hall, Etc.

Commercial Development and La Plata, MD Real Estate Values

Photos:

~Jonathan Benya

Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000
301-653-8116
Waldorf and Southern Maryland Real Estate
www.teambenya.com

    I attended the meeting to view first hand what Governor Martin O’Malley had to say about the project, and to voice my support for the project.  I was impressed at the supporter turnout for the project.  Over 2 dozen people were there to support the development, and although 3 people showed up to protest the development, only two of them decided to speak out against Brookfield Homes and US Steel’s proposal.

    The Governor actually opposed the plan, but even without his vote the project gained the necessary approval needed to move forward!  This means that the Swan Point Development Corporation is looking to break ground on the Westin Swan Point hotel by early 2009, and should be slated to open in 2011.

    The meeting itself was fascinating.  Wayne Cooper, Mac Middleton, Sam Graves, and Murray Levy all spoke in support of the project and it’s benefit to Southern Maryland, and one of the developers reps mentioned that there was projected to be a 10% overall improvement in water quality in the area due to the new development.

    I’ve been very impressed with both Brookfield Homes and US Steel on this development.  They seem to understand the sensitive nature of developing a project like this on the Chesapeake Bay, and they’ve been very flexible in changing plans and proposals in order to comply with concerns of residents and government officials. 

    It really speaks volumes towards their character when they willing change and reduce their own development in order to satisfy everyone involved.  Make no mistake, the goal is to develop a waterfront resort destination here, but that doesn’t mean the developer can get everything they want, either.  It’s a relief to see a developer that is willing to be flexible with the community.

Link to Maryland Independent Article on Board of Works Approval
Link to Other Development Posts

~Jonathan Benya
Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000
301-653-8116
Waldorf and Southern Maryland Real Estate
www.teambenya.com

    I’ve been aware of their pull-out for about a month now, and the more I think about it, the more it irks me.  The new construction home my client wanted is now sitting, slab poured, waiting for walls, but KB isn’t going to finish building it.  I understand they’re losing money because they aren’t selling enough homes.  Wouldn’t it make sense to go through with the contracts that you already have though?  Money has already been spent on the work thus far, why not follow through with it?

~Jonathan Benya
Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000
301-653-8116
Waldorf and Southern Maryland Real Estate
www.teambenya.com

    Incredible- it’s taken years for developers to see that the concept of "build it bigger!" simply doesn’t cut it.  Here in Charles County there is a minimum home size for new construction- 1,650 square feet.  That number has been inconsequential during the past real estate boom because people were eagerly buying homes that were 3,000+ sf, and it seems that now people’s tightening budgets are forcing them to look at more modest homes.

Link: Smaller is better for homes, say builders

    When I look at who’s buying homes right now, the vast majority seem to be first time Maryland home buyers, looking to purchase what they can afford, and with the lending crunch, that makes it difficult, if not impossible, to buy these sprawling homes on postage stamp lots.

    It’s a simple idea, really.  Build homes that people can AFFORD.  If that means reducing the minimum home size to 1,400 square feet, builders should be able to offer new homes for less than $300,000, and in return buyers will be able to afford to purchase their first home.

    I’ve noticed that people looking to buy real estate in Waldorf are confronted with this problem:  The cheapest single family rambler, built new, is just under 360k, without any improvements/upgrades.  For that price they could buy re-sale for under 290k, with more square footage (less than 2,000 sf.).  Simply put, this needs to change, and new construction needs to be built smaller in order to be more affordable.

    I think that the local commissioners need to take a good hard look at what’s happening in our local region, because home ownership costs are a SERIOUS concern.  It’s hard to entice people and businesses to move to a region that does not have affordable housing.  It’s not that the region is completely devoid of modest single family homes, but NEW developments simply don’t match the description, and that NEEDS to change.

~Jonathan Benya
Century 21 New Millennium
9405-A Chesapeake St
La Plata, MD 20646
301-609-9000
301-653-8116
Waldorf and Southern Maryland Real Estate
www.teambenya.com

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