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Circle East
Circle East logo
An open-air shopping center with no visible restaurants or shops operating. The directory only shows Cinemark.
Exterior view of Towson Square (August 2026)
Map
LocationTowson, Maryland, United States
Address1 E. Joppa Road
Opened
  • 1998–early 2000s (as Towson Circle)
  • 2014–2015 (Towson Square)
  • 2020–2021 (as Circle East)
Renovated2017–2021 (Towson Circle)
Previous names
  • Towson Circle (1998–2021)
  • For Towson Square: Towson Circle III (planning, 2005–2012)
Developer
Management
OwnerKite Realty Group
ArchitectCurry Architects
Stores
  • At Towson Square: 12 restaurants (at peak; none remaining as of July 2025)
  • At Circle East: 13
1 remaining (as of July 2025)
Floor area270,000 square feet (25,000 m2)
Floors1
ParkingLighted lot, parking garage, 850 spaces
Websitewww.circleeast.com
Building details
General information
StatusOperational
Renovating team
ArchitectBCT Design Group
Renovating firm

Circle East, originally known as Towson Circle, is a mixed-use development in Towson, Maryland, consisting of outdoor retail, Avalon Towson, and casual dining. An adjacent former restaurant district, known as Towson Square (originally proposed under the development code name Towson Circle III), was estimated to cost $85 million[2] to be built by its developers, The Cordish Companies and Heritage Properties, Inc.[3] It is anchored by the 15-screen Cinemark Towson and XD, and formerly also featured several restaurants.[4]

The development now occupies an area that was primarily parking lots located between East Joppa Road, Delaware, Virginia, and East Pennsylvania avenues. It incorporated an existing historic cemetery that borders on where Shealy Avenue had continued through the area.[5] Shealy Avenue crosses roughly through the center of the development's property. Towson Square is adjacent (and becoming part of) Circle East. As of July 2025, Towson Square is almost fully vacant, with only Cinemark as its last remaining business. News outlets and visitors have described Towson Square as a dead mall.

History

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1952–2001: Background and development

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In 1952, Hutzler's relocated from its downtown Baltimore home after nearly 100 years there to open a three-story suburban branch in Towson, Maryland.[6] However, it closed in January 1990 because the company was liquidating all of its stores due to business decline in the 1980s. As of June 1995, The Hahn Company of San Diego, California, which also owned and expanded Towson Town Center, repeatedly announced a replacement tenant, but the plans for them never happened, and the vacant building was infamously nicknamed "The Wall" and a "white elephant" as it acted as a barricade cutting off Towson Town Center from the rest of downtown.[7] In late 1996, city-based firm The Cordish Companies formed a joint venture with local firm Heritage Properties, Inc. began redeveloping the former Hutzler's into an open-air shopping center called Towson Circle.[8]

In 1998, Towson Circle's first phase was completed. The former Hutzler's was replaced with Barnes & Noble, which opened the same year. It also included Trader Joe's. David S. Cordish and Heritage Properties planned this as part of a larger $25 million retail redevelopment project known as Towson Circle.[9][10] By late 2001, Towson Circle was largely unsuccessful, as shoppers repeatedly favored Towson Town Center and Towson Place.[11]

2004–2017: Creation of Towson Square and Circle East

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Panoramic view of Towson Square when it was thriving, as seen in November 2017.

Towson Circle was acquired by Inland Western Retail Estate Trust, Inc. (later Retail Properties of America Inc., or abbreviated as RPAI)[12] in 2004.[13] In 2005, Cordish and Heritage Properties spent several years trying to secure a 4.2-acre (1.7 ha) block of older downtown properties, alleyways, and disjointed parking lots between Joppa Road and Pennsylvania Avenue as an expansion of Towson Circle.[14] The project was incorporated into Baltimore County's broader master plan in 2008, and Towson Circle III would be an $85 million dining and nightlife district. It was originally scheduled to start construction on December 31, 2009, but by November 14, 2010, zero tenants signed leases to occupy the space, despite plans to add a movie theater complex to the mall. Construction was pushed back to December 31, 2012, and it would cost $12 million to build a parking garage on the property. Director Andrea J. Van Arsdale stated in The Baltimore Sun that "Nobody's signing any leases now, and that's the stall."[15]

On January 27, 2012, it was announced that Cinemark Theatres would be the tenant for Towson Circle III's planned cinema, joining Nando's Peri-Peri, On the Border Mexican Grill & Cantina, and La Tagliatella.[16] The architect for the project would be Curry.[17] By October 11, 2013, four restaurants have signed leases to operate at the upcoming mall, which would now be called Towson Square, being Bonefish Grill, Bobby's Burger Palace, BJ's Restaurant & Brewhouse, and Hanabi Japanese Restaurant, joining Cinemark.[18] Building Towson Square required the demolition of a Burger King restaurant and an adjacent 1st Mariner Bank, which started in late September 2012.[19] The rename to Towson Square was because Cordish director Taylor Gray revealed that it was "never intended to be called Towson Circle III," and that it would avoid confusion. The complex's Bahama Breeze restaurant and parking structure adjacent to Towson Town Center was officially Towson Circle II, though it is not commonly referred to as such.[20]

Interior view of Cinemark Towson and XD (August 2026)

On July 10, 2014, Cinemark officially opened its 15-screen movie theater at Towson Square as part of its 30-year anniversary celebrations.[21] The theater featured Cinemark's then newest concept, a reserve level where people could actually reserve specific luxury seats in a special area and have an expanded food selection and alcoholic beverages. It also features Cinemark's NextGen concept that has been described as offering "the latest technology and amenities under one roof."[22] The Baltimore Sun reported that the Towson Cinemark theater is Cinemark's official international flagship movie theater, replacing its former international flagship location in Dallas, Texas. Nando's followed, opening on July 16 of that year.[23][24] On the Border debuted on October 27.[25]

Bonefish Grill opened on February 16, 2015, followed by a ribbon-cutting ceremony the following day.[26][27] BJ's Restaurant opened on June 15, of that year,[28] and Bobby's Burger Palace began operations on July 30.[29] Another tenant that debuted at the growing district was World of Beer at the end of September.[30] On November 4, Towson Square was sold to RPAI[31] for $40.5 million, thus allowing them to integrate the development adjacent into one entity called Circle East.[32] Hanabi Japanese Restaurant closed after just two years of operation. The development of Circle East required Barnes & Noble and Trader Joe's to close their locations, alongside Bahama Breeze and Pier 1 Imports, for a major partial demolition and interior gutting.[33] Trader Joe's relocated to The Shops at Kenilworth in mid-March 2017,[34] while Barnes & Noble closed its doors in June of that year. They requested RPAI if they could downsize to a single-story layout to avoid leaving Towson and interfering with the redevelopment plans, but that was rejected.[35]

2020–present: Decline and future redevelopment

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Towson Square is almost completely empty, as viewed looking from the entrance of Cinemark. Avalon Towson is visible in the background. – August 2026

Bobby's Burger Palace and World of Beer closed due to the COVID-19 pandemic. A 15-story, 795,000-square-foot (73,900 m2) apartment building known as Avalon Towson, the residential component of Circle East, opened in August 2020.[36] Circle East opened its first retail businesses in early 2021. Its tenants as of December 2025 include Shake Shack,[37] which replaced the former Barnes & Noble space, Ethan Allen, and Sodium Tackle.[38] In August 2023, BJ's Restaurant & Brewhouse closed as part of a nationwide decision to close five underperforming locations. Bonefish Grill closed in September 2023.[39] The architect for the Circle East renovation and redevelopment was BCT Design Group.[40]

In March 2025, On the Border closed due to bankruptcy.[41] In July 2025, Nando's Peri-Peri closed its location in Towson Square because it chose not to renew its lease after a decade.[42] Since then, every restaurant at Towson Square has been shut down, leaving Cinemark as its last anchor. However, an article written in June of that year argues that even the Cinemark is beginning to struggle with lower attendance.[43] Kite Realty announced that they were "exploring all options" to reconfigure the vacant spaces, stating that "it is evaluating a range of opportunities" for Towson Square, but no redevelopment plan has been announced yet as of September 2025.[44]

2026 shooting

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A fatal shooting occurred at Circle East on June 5, 2026, and a 33-year-old man named Reginald Gray Jr. was identified as a subject by county police and was arrested for alleged involvement in killing 22-year-old Nasir Majied.[45]

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See also

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References

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  1. ↑ "Our Story – Circle East". Circle East. 2021. Retrieved December 16, 2025.
  2. ↑ "TOWSON SQUARE". CURRY ARCHITECTS. Retrieved November 2, 2023.
  3. ↑ Tyler Waldman (June 27, 2012). "Towson Circle III Construction Could Begin This Summer". Towson Patch. Retrieved August 11, 2012.
  4. ↑ Tyler Waldman (January 27, 2012). "16-Screen Cinemark Theater to Anchor Towson Circle III". Towson Patch. Retrieved August 11, 2012.
  5. ↑ Jon Meoli (February 8, 2012). "Century-old cemetery is unlikely tenant for Towson Circle III". Baltimore Sun. Retrieved August 15, 2012.
  6. ↑ Donna Ellis (July 1987). "Hutzler Brothers Company 1784-1977". Library of Maryland History. Maryland Historical Society. Retrieved August 23, 2026.
  7. ↑ By (June 18, 1995). "Towson runs into 'The Wall' with Hutzler's". Baltimore Sun. Retrieved August 24, 2026.
  8. ↑ "Two developers join to revive Hutzler's site long vacant building will be retail center called Towson Circle". Baltimore Sun. December 10, 1996. Retrieved December 21, 2025.
  9. ↑ "Towson's old Hutzler's to get a Barnes & Noble first tenant is signed for what will be known as Towson Circle". Baltimore Sun. March 23, 1998. Retrieved December 21, 2025.
  10. ↑ Atwood, Liz; Loudermilk, Suzanne (January 27, 1996). "A tall order ahead for Towson Circle Retail proposal: Undeterred by skepticism about access and parking, the developer says the $25 million project will rise to the challenge". Baltimore Sun. Retrieved August 23, 2026.
  11. ↑ "A tale of two buildings: Towson Commons". The Daily Record. November 5, 2001. Retrieved August 23, 2026.
  12. ↑ "Form 8-K/A: Current Report". Securities and Exchange Commission. December 28, 2004. Retrieved August 23, 2026.
  13. ↑ "Baltimore's Towson Circle Owner Developing Plans for an Apartment Tower & Hotel". Hotel Online. May 8, 2015. Retrieved August 23, 2026.
  14. ↑ June 2014, Ron Cassie | (June 23, 2014). "The Great Towson Revival". Baltimore Magazine. Retrieved August 23, 2026.{{cite web}}: CS1 maint: numeric names: authors list (link)
  15. ↑ Hirsch, Arthur (November 14, 2010). "Not coming soon: a new movie complex in Towson". Baltimore Sun. Retrieved August 23, 2026.
  16. ↑ "Cinemark Theatres to anchor $85M Towson Circle III". Baltimore Business Journal. January 27, 2012. Retrieved August 23, 2026.
  17. ↑ "TOWSON SQUARE". CURRY ARCHITECTS. Retrieved August 23, 2026.
  18. ↑ Khan, Saliqa (October 10, 2013). "4 new restaurants sign on to $85M Towson project". WBAL. Retrieved August 23, 2026.
  19. ↑ Simmons, Melody (September 30, 2012). "Towson Square development site is paved over | Maryland Daily Record". Maryland Daily Record. Archived from the original on August 11, 2022. Retrieved August 23, 2026.
  20. ↑ By (July 16, 2012). "Towson project takes new shape, from 'circle' to 'square'". Baltimore Sun. Retrieved August 23, 2026.
  21. ↑ "Cinemark Celebrates 30th Anniversary". Cinemark Holdings, Inc. July 9, 2014. Retrieved July 21, 2014.
  22. ↑ "Cinemark Announces Grand Opening of New 15-Screen Complex in Towson, Maryland". Cinemark Announces Grand Opening of New 15-Screen Complex in Towson, Maryland. Cinemark Holdings, Inc. July 10, 2014. Retrieved July 21, 2013.
  23. ↑ Sun, Baltimore (July 16, 2014). "Nando's Peri-Peri opens in Towson". Baltimore Sun. Retrieved August 23, 2026.
  24. ↑ "Nando's Peri-Peri Flies Into Towson Square". Baltimore Magazine. July 14, 2014. Retrieved August 23, 2026.
  25. ↑ Tilghman, Mary K. (October 27, 2014). "On the Border Mexican Grill opens at Towson Square". Baltimore Sun. Retrieved August 23, 2026.
  26. ↑ Hoffman, Nancy (February 19, 2015). "Bonefish Grill opens in Towson with fresh fish and neighborhood mission". Baltimore Post-Examiner. Retrieved August 23, 2026.
  27. ↑ "Here's when Bonefish Grill will open in Towson". Baltimore Business Journal. Retrieved August 23, 2026.
  28. ↑ "BJ's Restaurants Opens in Towson, Maryland". GlobeNewswire News Room. June 16, 2015. Retrieved August 23, 2026.
  29. ↑ Companies, The Cordish. "The Cordish Companies Proudly Announces The Opening Of Beloved Burger Restaurant Bobby's Burger Palace At Towson Square". PR Newswire (Press release). Retrieved August 23, 2026.
  30. ↑ "minxeats - recipes, recaps, and restaurant reviews". September 30, 2015. Retrieved August 23, 2026.
  31. ↑ "Towson Circle owner purchases neighboring development for $40.5 million". Bizjournals.co.za. November 4, 2015. Retrieved August 13, 2018.
  32. ↑ "Circle East". RPAI. August 23, 2016. Retrieved August 14, 2018.
  33. ↑ VerHelst, Megan; Staff, Patch (July 23, 2019). "Towson's Circle East Plans For 2020 Opening". Towson, MD Patch. Retrieved August 23, 2026.
  34. ↑ Janney, Elizabeth; Staff, Patch (March 18, 2017). "Trader Joe's Opens In Shops At Kenilworth". Towson, MD Patch. Retrieved August 23, 2026.
  35. ↑ "Towson Barnes & Noble closing due to proposed construction area". Baltimore Fishbowl. February 21, 2017. Retrieved December 15, 2025.
  36. ↑ "Luxury apartment project Avalon Towson opens amid Covid-19". Baltimore Business Journal. August 6, 2020. Retrieved August 23, 2026.
  37. ↑ "Shake Shack comes to Towson". February 10, 2020. Retrieved August 24, 2026.
  38. ↑ "Shake Shack 2nd tenant at new Circle East in Towson". Chain Store Age. 2021. Retrieved December 17, 2025.
  39. ↑ "Bonefish Grill Towson MD". Next Door. 2023. Retrieved December 16, 2025.
  40. ↑ "Circle East | Towson, Maryland". BCT Design Group. Retrieved August 23, 2026.
  41. ↑ "On the Border Mexican Restaurant closes in Towson". WMAR 2 News. March 14, 2025. Retrieved December 15, 2025.
  42. ↑ "Nando's Towson Restaurant closing". WMAR 2 News. May 28, 2025. Retrieved December 15, 2025.
  43. ↑ Forhan, Christopher (June 5, 2025). "Towson Square's Challenges Explained: Separating Fact from Fiction on Restaurant Closures". The Towson Torch. Retrieved August 23, 2026.
  44. ↑ "As vacancies pile up, Towson retail hub owner looks at 'opportunities'". Baltimore Business Journal. September 2, 2025. Retrieved December 16, 2025.
  45. ↑ Ng, Greg (June 23, 2026). "Police arrest suspect in Towson Circle fatal shooting". WBAL. Retrieved August 23, 2026.
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