Updated: Downtown Silver Spring's Wave of Development

The list of development projects in downtown Silver Spring has been updated

Route 1 Renaissance: Development Projects in College Park and Beyond

The busy corridor is quickly maturing into a vibrant, urban hub

#1 Liquor is the lone holdout on this block of US Route 1 in College Park after being surrounded by high-density residential development
Photo credit: Google StreetView

[Sorry for the long hiatus. I have been very busy with work, and with my posts being so long and detailed they require a lot of time and effort. I hope to post more frequently this year]

College Park, Maryland is home to the flagship campus of the University of Maryland (UMD), but has frequently been criticized as a middling college town, especially compared to other well-known college towns around the country such as Berkeley, CA and Ann Arbor, MI. Critics have given a number of reasons as to why College Park is considered to be a mediocre college town: 

• the lack of quality retail establishments 
• a heavily congested main road artery lined with not-so-attractive businesses
• poor access to the existing rail transit station
• a relatively high crime rate. 

Fortunately, over the past decade or so the city has seen a steady stream of substantial improvements in all the areas noted above, and with development interest in the city at an all time high, College Park is on the verge of becoming a far more livable and attractive college town.

The major transportation corridor for College Park and its neighbors is US Route 1 (Baltimore Ave./Rhode Island Ave.)--the national highway famous for connecting Maine and Florida. In addition to being the area's busiest vehicular artery, it has also been its primary commercial strip for nearly 100 years. Although there has been a steady stream of new development projects going up around College Park in recent years, many obsolete buildings, and the street itself seem to be stuck in a time warp. 

Fortunately, the recently funded reconstruction of US Route 1, which will include widening, the addition of bike lanes, and a much improved  environment for pedestrians which will do a lot to alleviate congestion and improve mobility. 

Just as important, as far as transportation infrastructure is concerned, is the Purple Line light rail line, which will be built through the heart of the UMD campus to connect the school to the existing College Park Metro/MARC rail station, as well as the commercial hubs of downtown Bethesda and Silver Spring. 

Notably, the high-quality projects coming to the Route 1 Corridor are attracting nationally recognized names such as: CVS, Hyatt, Choice Hotel's premium Cambria Suites brand, Whole Foods (opening its first store in the county), and Target (which is opening one of its first urban-format TargetExpress stores in the country). 

Continue reading for a list of all the mixed-use development projects recently completed (past 10 years), planned, or under construction in the Route 1 Corridor in College Park and beyond:

*Remember to check my comprehensive Urban Development Map for more details on these development projects and others in the area. 

Downtown Bethesda's Sector Plan Rewrite

As the urban hub's build out continues planning officials move to increase density to accommodate future growth

As I wrote last February (in what turned out to be the site's most popular post), downtown Bethesda is in the middle of a huge building boom with a number of development projects recently completed or currently under construction. In light of this flurry of development activity, the Montgomery County Planning Commission is in the process of rewriting the downtown area's sector plan (last rewritten in 1994) to accommodate the urban district's tremendous growth now and into the future. 

Among other things, the new plan seeks to: improve and increase the amount of public space, add a "greenway," increase the  number of affordable housing units,  improve connectivity (pedestrian, transit, bicycle, and auto), and focus growth in certain areas. Last December, preliminary concepts were presented by planning staff to the planning board for review. Between 2010 and 2040 the Bethesda downtown district was projected to add 14,200 jobs and 5,300 households. To help accommodate this growth, planning staff proposed raising height limits and increasing density in a number of specific areas of the urban district. Below is a map of these new height limits:

Blue - Symbolic Center and Civic Gathering Spaces
Red - Expanded/Emerging Centers of Activity
Yellow - Affordable Housing, Park Connectivity and Community Facilities
Green - Eastern Greenway

Unfortunately, some of the revised height limits are rather modest (particularly for the area at the north end of Wisconsin Ave). Elsewhere they seem to be more appropriate, although a short section of Wisconsin Ave at the south end of the CBD is oddly stuck at 75' while the immediate areas to the north and south have new 250' and 120' height limits respectively. 

During the zoning rewrite process (which is scheduled to be completed by the end of the year), different landowners and developers were encouraged by planning staff to discuss plans or submit ideas for their sites, and how they thought the new sector plan should accommodate them. 

Updated: Bethesda's Building Boom

The list of development projects in downtown Bethesda has been updated

Violent Crime in the Mid-Atlantic

Decline of Violent Crime/Homicides Continued in 2014

Metropolitan Police Dept. of the District of Columbia (MPD) Patrol Car, Washington D.C.
Photo Credit: Joe Flood via Flickr

While the Mid-Atlantic is widely known as home to some of the most dangerous cities in the nation, overall the vast majority of the region's cities are relatively safe. Moreover, the overall violent crime rate, as well as the homicide rate specifically, have been in decline in most of the region's big cities recently, mirroring national trends. Most notable is New York City, NY, which had an amazingly low 328 homicides in 2014 (3.9 per 100,000 residents)-- an improvement over the already impressive 335 total homicides in 2013 (4.0/100,000) and a rate unheard of for a large, densely populated city in the U.S. The city with the next lowest murder rate was Jersey city with 23 total murders (9.0/100,000)--over the double the rate of New York. 

New York Police Dept. (NYPD) Officer and Patrol Car, New York City
Photo Credit: Jay Miller via Flickr

Topping the list of large cities in the Mid-Atlantic, in terms of homicide rates for 2014, was Baltimore, MD with 211 murders total (33.9/100,000) barely edging out Newark, NJ which had 93 total murders (33.4/100,000). The good news is that, as in New York City, the number of homicides for 2014 in both Baltimore and Newark decreased from their 2013 totals. Murder rates in Washington D.C. and Philadelphia for 2014 were pretty much unchanged compared to the previous year (105 total,16.2/100,000 and 248 total,16.0/100,000 respectively). Unfortunately, homicide rates in the Rust Belt cities of Pittsburgh and Buffalo increased significantly. Even more troubling is the rate of violent crime and homicide in some of the small cities of the Mid-Atlantic. 

NYPD Precinct Times Square, New York City
Photo Credit: Tony Fischer via Flickr

Generally speaking, small cities tend to have significantly lower crime rates than their larger peers, but three of the region's smaller cities buck this trend in a major way. Camden, NJ; Trenton, NJ; and Wilmington, DE all had murder rates significantly higher than any of the largest cities in the region. Camden, NJ, often labeled as the "most dangerous city in America", actually saw a whopping 42.1% reduction in total homicides for 2014 compared to 2013 (33 in 2014 compared to 57 in 2013), but still had the highest murder rate (42.7/100,000) of any Mid-Atlantic city large or small in 2014. Trenton (41.5/100,000) and Wilmington (39.2/100,000) weren't far behind though.

Below is a table listing the frequencies and rates of violent crime and homicide in the Mid-Atlantic's largest cities in 2013 and 2014:

City	Population	Violent crime	Rate /100,000	Murders 2013	Rate /100,000	Murders 2014	Rate /100,000
Baltimore, MD	622,671	8,725	1,401.2	233	37.4	211	33.9
Newark, NJ	278,246	3,516	1,263.6	112	40.3	93	33.4
Buffalo, NY	258,789	3,249	1,255.5	47	18.2	62	24.0
Pittsburgh, PA	307,632	2,259	734.3	45	14.6	71	23.1
Washington, D.C.	646,449	7,880	1,219.0	103	15.9	105	16.2
Philadelphia, PA	1,553,153	17,074	1,099.3	247	15.9	248	16.0
Jersey City, NJ	256,886	1,655	644.3	20	7.8	23	9.0
New York, NY	8,396,126	52,384	623.9	335	4.0	328	3.9

*The 2013 numbers are from 2013 edition of the FBI's annual Uniform Crime Report published last fall. Homicide totals for 2014 are from local media reports and the rates are based on 2013 population numbers

City Halls of the Mid-Atlantic

The region boasts a vast collection of architecturally impressive municipal headquarters 

The city hall is the principal administrative building of a city. As symbols of local government, city halls often have distinctive architecture, and many of these buildings have great historical significance, being among the oldest buildings in their cities. 

The Mid-Atlantic region, which is one of the oldest and most heavily populated regions in the nation, is home to a relatively large number of city halls. As you'll see further down this page, certain city halls in the Mid-Atlantic hold records for being largest, tallest, or oldest in the nation. 

Most city halls in the region were built in the late 1800's when urban areas began to see heavy population growth, and municipal government services were in high demand. City halls in this era were usually built in central locations and designed in some form of Revival Architecture which gave these buildings with a grand presence. In addition to their elaborate architectural, many city halls were the among the largest buildings in their respective cities, and some still are today.  

Below you can view photos and information of the most exquisite city halls located in the Mid-Atlantic's largest (incorporated) cities.

WASHINGTON D.C.

John A. Wilson Building
Photo Credit: Wally Gobetz via flickr

Year Constructed: 1904
Architectural Style: Beaux Arts
City Population (2013): 646,449
Notes: Originally named the "District Building," the John A. Wilson Building is the city's second city hall. The original city hall was constructed in 1820 in the Neoclassical Style and is currently home to the District of Columbia Court of Appeals


DELAWARE
Wilmington

Daniel L. Hermann Courthouse

Year Constructed: 1916
Architectural Style: Neoclassical Revival-Greek Revival
City Population (2013): 71,525
Notes: This building originally held a number of courts and municipal offices and was at one point informally named the "Public Building," receiving it's current name only a couple of decades ago. The city and county government offices eventually moved to the Louis L. Redding City-County Building (built 1977) and in 2002 the courts moved to the newly built Justice Center, leaving the building vacant. The building was eventually purchased by developers and converted to office space, which has been occupied by a prestigious law firm since 2009.

MARYLAND
Baltimore

Baltimore City Hall

Year Constructed: 1875

Architectural Style: Second Empire
City Population (2013): 622,104
Notes: Designed by George Aloysius Frederick, a 22-year old architect. The building cost $2,271,136 and took eight years to complete.

Annapolis

Annapolis City Hall

Year Constructed: 1764 (original structure), 1867 (current structure)
Architectural Style: Neoclassical-Georgian
City Population (2013): 38,722
Notes: The original structure on this site was known as the "Ball Room" and used as different points in history as a meeting place of the Maryland Assembly, local headquarters
of Union troops during the Civil War, a guard house, and a prison camp. While being used as a prison camp it burned down and a new city hall was built on the ruins using three of the exterior walls of the original building.

Downtown Silver Spring's Upcoming Wave of Development

Development boom poised to be biggest since the 1960's

Skyline of Downtown Silver Spring in 2012
Photo Credit: Dan Reed via flickr

UPDATED 09/16

With the completion of Fenwick Station this past July and the upcoming delivery of the Residences at Thayer this fall, the current wave of building construction in downtown Silver Spring is now tapering to an end (the publicly-funded library and transit center projects are exceptions). The lull in development will be short-lived however, as downtown Silver Spring is on the verge of seeing yet another development boom in the coming years. This next wave of construction is poised to be even bigger than the last wave, which was already the urban hub's largest in nearly half a century.

A History of Development in Downtown Silver Spring
Silver Spring was originally 'founded' in 1840 when Francis Preston Blair and his daughter discovered a spring flowing with chips of mica on land just north of the Washington D.C. border. Blair later purchased the land surrounding the spring to create a summer estate which he named "Silver Spring." 

By the early 1900's Silver Spring had begun to grow into a small suburban town on the B&O Railroad's Metropolitan Branch. During the 1960's, the growing commercial hub experienced it's first high-rise construction boom, along with other lower county communities. Between 1961 and 1971 an impressive 23 high-rise buildings were constructed in downtown Silver Spring. However, following the boom was a long dearth of building activity, and the downtown area entered into a period of economic decline from the mid-1970's onward. Even the arrival of Metro's Red Line in Downtown in 1978 did little to rejuvenate the area. 

Downtown Silver Spring didn't really see any significant construction activity again until the arrival of the National Oceanographic and Atmospheric Administration (NOAA) headquarters in the late 1980's and early 1990's. NOAA's massive complex along East-West Highway added four high-rise office buildings to the urban center's skyline, including two of its tallest buildings. Despite the economic boost brought by the NOAA headquarters, the development lull in downtown Silver Spring continued throughout the 1990's.

The center of Downtown Silver Spring

The Beginning of a Renaissance
At the beginning of the 21st century, signs of new life began to emerge in downtown Silver Spring. Several city blocks near the decades-old City Place Mall were completely demolished to accommodate a new 440,000 sq. ft. outdoor retail/entertainment center. In 2003, Discovery Communications completed construction of its new headquarters in the center of the business district, a move the really accelerated Silver Spring's resurgence. Between 2001 and 2010, nearly 15 new high-rise buildings were constructed in Silver Spring compared to the 6 built during the previous decade .

In addition to the surge of private investment, heavy public investment from Montgomery County, as well as the nationwide 'back to the city' movement, also played major roles in Silver Spring's rejuvenation. However, with the still depressed office market, nearly all of the new development in downtown Silver Spring has been residential (with retail components). Between May 2013 and July 2014 an unprecedented six residential apartment buildings (the same total number of buildings completed over the entire decade of the 1990's!) were completed in Silver Spring.

*Newly constructed buildings of 5 or more stories. Does not include conversions of existing buildings (e.g. office to residential)

The Next Wave
As huge as the recent development blitz has been, the upcoming wave could likely surpass it, and possibly the massive 1960's boom. There are over 20 planned or approved high-density projects currently in the pipeline for downtown Silver Spring, with 12 buildings projected to be completed by 2018. 

Below you can find detailed information on every development project currently in the works for downtown Silver Spring:

*Remember to check my comprehensive Urban Development Map for more details on these development projects as well as every project completed since 2005 in Downtown Silver Spring. 

Where We're From

Where people living in the Mid-Atlantic were born

The Mid-Atlantic is one of the most diverse geographic regions of the nation, with residents of many different backgrounds, races, and cultures. While a small majority of the region's residents are native to the region, a large proportion of residents are transplants from other regions of the country or immigrated here from other countries. Last month, the New York Time's The Upshot blog published interactive graphs detailing where the residents of all 50 states and D.C. originated from (and migrated to) using recent US Census data. (NOTE: Click "Switch to Migration" button above graph to see origination data).

Using the data from the graphs and the Census site, I decided to focus specifically on the Mid-Atlantic states and created my own graphs (above). As you can see, approximately 62% of people living in the Mid-Atlantic are native to their current state of residence, while approx. 20% where born in another state (including another Mid-Atlantic state), and a significant 18% were born overseas. Although, these numbers only focus on one aspect of diversity, place of origin, they really underscore the fact that the Mid-Atlantic is a very cosmopolitan region. Glancing at the detailed tables on the NY Times page also reveals that this diversity has been steadily increasing over time, and it won't be surprising if Mid-Atlantic residents native to their home state are in the minority at some point in the next few decades.

Of course, there's a large demographic variation between the Mid-Atlantic states. For instance, in Pennsylvania, a whopping 74% of the population was born in that state, while only 37% of Washington D.C. residents were born in the District. As for immigrants from overseas, a very sizable 25% of New York state residents were born in another country, while a paltry 2% of West Virginia residents were born outside of the U.S.

The Best Colleges and Universities in the Mid-Atlantic

How the region's higher education institutions stack up against the rest of the country and each other

Nassau Hall on the campus of Princeton University (Princeton, NJ) - the #1 ranked university in the country
Photo Credit: Flickr user schizoform

Last week, US News & World Report released the 2015 edition of its annual rankings of the nation's colleges and universities. The Mid-Atlantic had a pretty impressive showing. being home to 7 out of the top 25 'national universities' and 7 out of the top 25 'national liberal arts colleges.' The nation's top-ranked national university, Princeton University, is also located in the Mid-Atlantic. Below are excerpts of the more popular rankings to give a better idea of how the region's schools stacks up against others across the country.

2015 'National University' Rankings (Mid-Atlantic schools in bold)

Rank	School Name	Location
1.	Princeton University	Princeton, NJ
2.	Harvard University	Cambridge, MA
3.	Yale University	New Haven, CT
4. (tie)	Columbia University	New York, NY
4. (tie)	Stanford University	Stanford, CA
4. (tie)	University of Chicago	Chicago, IL
7.	Massachusetts Insitute of Technology	Cambridge, MA
8. (tie)	Duke University	Durham, NC
8. (tie)	University of Pennsylvania	Philadelphia, PA
10.	California Institute of Technology	Pasadena, CA
11.	Dartmouth College	Hanover, NH
12.	Johns Hopkins University	Baltimore, MD
13.	Northwestern University	Evanston, IL
14.	Washington University in St. Louis	St. Louis, MO
15.	Cornell University	Ithaca, NY
16. (tie)	Brown University	Providence, RI
16. (tie)	University of Notre Dame	Notre Dame, IN
16. (tie)	Vanderbilt University	Nashville, TN
19.	Rice University	Houston, TX
20.	University of California—​Berkeley	Berkeley, CA
21. (tie)	Emory University	Atlanta, GA
21. (tie)	Georgetown University	Washington, D.C.
23. (tie)	University of California—​Los Angeles	Los Angeles, CA
23. (tie)	University of Virginia	Charlottesville, VA
25. (tie)	Carnegie Mellon University	Pittsburgh, PA
25. (tie)	University of Southern California	Los Angeles, CA

Gilman Hall, Johns Hopkins University (Baltimore, MD) - 12th ranked national university
Photo Credit: Flickr user clio1789

The seven Mid-Atlantic schools in the top 25 'National Liberal Arts Colleges:'

Rank	School Name	Location
3.	Swarthmore College	Swarthmore, PA
8. (tie)	Haverford College	Haverford, PA
11.	Vassar College	Poughkeepsie, NY
13.	United States Naval Academy	Annapolis, MD
15. (tie)	Hamilton College	Clinton, NY
22.	Colgate University	Hamilton, NY
24.	United States Military Academy	West Point, NY

The Mid-Atlantic's Most Expensive Urban Condos

These extremely pricey, ultra-luxury, ultra-extravagant, ultra-exclusive properties cater to celebrities, CEO's, and power brokers

This past spring a 6,737 sq. ft. condominium unit in Friendship Heights, MD sold for $8.65 million to an undisclosed buyer, a new record for the Washington D.C. area. This happened barely a year after the same unit set the previous sale record at $7.95 million. The 18th-floor penthouse unit located at the exclusive Parc Somerset high-rise has five bedrooms, five bathrooms, 300-degree views, multiple balconies, and a solarium. 

In light of this record-breaking sale and the resurgence of the urban luxury condo market, this is a great time to look at the most expensive condominium units in the major urban areas of the Mid-Atlantic. As you'll see below, New York is clearly the champion (by a mile) of commanding stratospheric prices for condo units.

Washington D.C. Area

Parc Somerset

Parc Somerset

Highest price for unit: $8.65 million
Building height: 18 stories
Location: Friendship Heights, MD

Located just a half mile across the border from Washington D.C. in the urban Friendship Heights neighborhood of Chevy Chase, MD, Parc Somerset is part of a three building condo complex collectively called Somerset House which is composed of high-rises 18 to 21 stories tall. Despite being nestled in a gated 17-acre park-like oasis that includes tennis and racquetball courts, clubhouse, and gym, residents are within walking distance of plenty of shopping and transportation amenities. These include ultra-high end stores such as Saks 5th Avenue, Cartier, Bulgari, Ralph Lauren, Jimmy Choo, Bloomingdale's, Neiman Marcus, and Tiffany's which line a segment of Wisconsin Ave known as the "Rodeo Drive of DC," a plethora of upscale restaurants, Whole Foods and Giant grocery stores, and a Metro station on the Red Line. Residents include former National Football League Commissioner Paul Tagliabue and JLL CEO Colin Dyer.

Upcoming competition:
The Lauren Bethesda

The Lauren Bethesda

Under construction in the heart of downtown Bethesda, just 10 minutes up ritzy Wisconsin Ave from Parc Somerset, is a condo development likely to challenge the Somerset's reign as the most exclusive condo in the DC Area. This 7-story, 40-unit project named The Lauren will boast direct access elevators, private rooftop terraces for select units, home automation systems featuring iPad control, and private wine cellars. In addition, the building will also be within walking distance of a Red Line station and high-end shopping/restaurants. Sale prices for typical units will range between $2.5 and $5 million. The 5,700 sq. ft. penthouse (which comes with a "butler pantry" and maids quarters') "will be priced fairly dearly," according to the developer.

In addition to The Lauren, luxury home-builder Toll Brothers is preparing to construct their own 7-story condo building practically next door on the same block. There are three other condo projects on the near term horizon in Downtown Bethesda, the current hotspot for luxury condos in the Washington D.C. Area.

Philadelphia Metro Area

1706 Rittenhouse Square Street

1706 Rittenhouse

Highest price for unit: $12,459,000
Building height: 31 stories
Location: Center City, Philadelphia, PA

Located in one of the most desirable neighborhoods in Philadelphia, this 31-story luxury high-rise was completed in 2010 and is currently 100% sold. The building is currently home to surgeons, pediatricians, real estate magnates, CEOs, and two Phillies pitchers. Each 4,200 sq. ft. unit is comprised of a full floor (with the exception of the two-story penthouse) and has a floor-plan customized by the buyer. One special amenity of note is an automated, 64-space underground parking garage. Residents use their fob to call for their vehicle from the garage or from within one of the two elevator banks.



Upcoming competition:
500 Walnut

500 Walnut

A follow up on the successful 1706 Rittenhouse project, 500 Walnut will be located at the corner of Fifth and Walnut Streets across Independence National Historical Park from Independence Hall. The building will be 26 stories tall and will have 37 condo units. It will include "ultra-luxury" amenities such as a two-story fitness center fully equipped with yoga room, massage room and steam room, as well as a a large outdoor terrace overlooking National Historic Park. Two two-story, 8,400 sq. ft. penthouse units will be available, each featuring a private elevator, multiple balconies, and fireplaces. Like it's older sibling, 1706 Rittenhouse, 500 Walnut will also boast a fully automated underground parking system for over 80 vehicles. Groundbreaking is expected Spring 2015 with delivery in Spring 2017.

Atlantic City's Ongoing Gambling Woes Get Worse

The Collapse of the City's Casino Market Continues as the Revel Becomes the Fourth to Close this Year

Revel Casino, Atlantic City, NJ

Barely more than a month ago I published a detailed piece on the Mid-Atlantic's lucrative casino market, and how new properties in Pennsylvania and Maryland were putting some serious pressure on the long-established hub market in Atlantic City, NJ. Well, it turns out that my ominous assessment of the situation in Atlantic City was astonishingly accurate (or even understated). In the short time since I published my post, three more casinos in Atlantic City have announced that they will close permanently by the end of the year. This is in addition to the closure of the Atlantic Club earlier in the year.

The most recent closing announcement is almost certainly the most tragic, but not all that surprising. Yesterday, the owner of Revel announced that the casino would close no later than Sept. 10 of this year. The fact that the casino (which was in its 2nd bankruptcy at the time of my June post) has only been open for hardly two years and cost around $2.4 billion to construct just makes its closure all the more shocking. It's hard to imagine a more colossal waste of investment.

In addition to the Revel, Showboat Casino (opened 1987) and Trump Plaza (opened 1984) will also be closing within a month. The Atlantic Club (opened 1980) was shuttered in January. Currently, these are the only closings planned, but it wouldn't be surprising if they aren't the last. Of course, it's extremely unlikely that all of the city's casinos will close, but to cope with the increasing demand the market will need to "right size" by lowering gaming/hotel room supply to match the lower demand at a new equilibrium. There's no telling how long that will take, especially since there are still casinos in Maryland and Pennsylvania, (and now New York) that have yet to open.

The "Snobbiest" Small Cities in the Mid-Atlantic

Bethesda Row in Bethesda, MD - #2 Snobbiest Small CIty
Photo Credit: ehplen via Flickr

Last week, real estate website Movoto released its ranking of the "10 Snobbiest Small Cities in America." This ranking is in the same vein as Movoto's previous ranking of the "10 Most Exciting Suburbs." 

While I'm not sure I agree with the use of the word "snobby" to describe these admittedly affluent cities, since it could be viewed as derisive to their residents (personally I would use "preppy"), the ranking does seem to be somewhat accurate. (I tend to appreciate rankings that actually use statistical data as criteria, rather than anecdotal experiences or informal polls.) Out of the top 10, three of the cities are located in the Mid-Atlantic: Bethesda, MD (#2), Hoboken, NJ (#6), and Rockville, MD (#8). 

Washington St in Hoboken, NJ - #6 Snobbiest Small City 
Photo Credit: City of Hoboken

Bear in mind that to qualify as "small cities" according to Movoto (and similar to my definition) populated places (incorporated or not) had to have populations of between 45,000 and 65,000. This explains the absence of places such as Potomac (which just barely missed the 45K cutoff) and Chevy Chase, MD  and Scarsdale and Chappaqua, NY. I honestly think the ranking should have focused on smaller towns (pop. ~25,000-50,000) which have less income and cultural deviations. Some of these cities (such as Hoboken and Rockville) are rather large and multi-cultural to be considered "snobby" (preppy) as a whole.

The other issue with this ranking is that it doesn't take into account relative wealth. For instance, in Montgomery County, Rockville isn't really viewed as a "snobbish" or particularly exclusive city, especially compared to it's neighbors immediately to its south. Compared to other cities in other states it might seem very well-to-do, but in the 2nd wealthiest metro area, in the 2nd wealthiest county of the wealthiest state in the nation it is merely "upper middle-class."

Top 10 "Snobbiest" Small Cities in America
Rank	City
1.	Palo Alto, CA
2.	Bethesda, MD
3.	Brookline, MA
4.	San Rafael, CA
5.	Walnut Creek, CA
6.	Hoboken, NJ
7.	Oak Park, IL
8.	Encitas, CA (tie)
8.	Rockville, MD (tie)
10.	Laguna Niguel, CA