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. 

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. 

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.

Baltimore's Skyscrapers (Part II)

New Skyscrapers to Elevate City Skyline

414 Light St

Two weeks ago, I wrote about recent skyscraper proposals in Baltimore that didn't survive the recession. Now that Baltimore is well on its way to recovery, and development demand in the city is again on the rise, there have been quite a few new high-rise proposals put forth by developers. Not surprisingly, the vast majority of these proposals are primarily residential in nature, particularly rental apartments, but there is at least one build-to-suit office project as well as a condominium project on the near-term horizon. 

According to 2014 release of the Downtown Partnership of Baltimore\s annual development report, there are 1,137 apartment units under construction and over 2,010 units in the planning (including office-to-residential conversions). The report also estimates that over the course of the next several years, an additional 3,300 housing units, 550 hotel rooms, 300,000 sq. ft. of retail space, 560,000 sq. ft. of office space, and 760,000 sq. ft. of institutional space will be added to the Downtown Baltimore market.

Despite the promising statistics, the Baltimore real estate market is still struggling in a number of areas. Not only is the office market continuing to be pretty weak (the tallest buildings in nearly all large American city are office buildings), the retail sector has also seen surprisingly sluggish growth (which will likely improve over the long run). In addition, the 'new generation' of Baltimore high-rises are modest in scale compared to the pre-recession proposals. Only one building proposed exceeds 400 ft in height (and even that was greatly reduced from 715 ft.). Developers (and their financial investors/partners) are clearly more cautious and risk-averse now, so this sudden "fear of heights" might unfortunately be a part of a new, post-'Great Recession' reality. 

Another cause for the smaller scale of new skyscrapers, specifically in the residential sector, is the stiff competition  from the ever increasing number of office-to-residential building conversions in the downtown area (thanks to the weak office demand). Some buildings, such as the Four Seasons hotel/condo skyscraper and Exelon headquarters tower, have seen their height reduced significantly. 

In any case, any additional skyscrapers will be an improvement on the Baltimore skyline which is becoming increasingly aged due to the lack of development. Listed below are the current proposals:

(Note: This list contains buildings proposed to be 200 ft or taller likely to be constructed over the next few years. For existing proposals that have been delayed indefinitely see Part I)

Baltimore's Skyscrapers (Part I)

'Charm City's' Tallest Buildings, and Ambitious Proposals Thwarted by the Recession

Proposed 44-story Four Seasons Hotel & Residences
(currently only partially completed)

Last February, I posted an article on the tallest existing and proposed buildings in Washington D.C. and its immediate suburbs. This two-part post will take a look at the tallest buildings in Baltimore as well as the latest proposals for new skyscrapers in the city, (plus some that were proposed over the past decade but never built).

Washington is well known for it's short, uniform skyline with nearly every building being built less than 200 ft. high. Of course this allows the 555 ft. Washington Monument and the 289 ft. U.S. Capitol to easily stand out against the backdrop of mostly 10- to 15-story "highrises." Unlike Washington D.C. though, it's more blue collar neighbor to the north has a more "conventional" urban skyline. Baltimore has a number of considerable number of skyscrapers (defined as buildings over 300 ft on this site) including the tallest building in the entire Baltimore-Washington Region--the 529 ft. Transamerica Tower (formerly the Legg Mason building).

Despite having a significant amount of buildings over 300 ft., Baltimore still lacks any "supertalls" (buildings over 1,000 ft. tall) and it's tallest building is shorter than the tallest buildings of many less-populated cities. A major reason for this has been the weak residential and office market in Baltimore over the last few decades. While Washington D.C. has seen a boom in new residents and hasn't lacked for well-paying jobs thanks to the federal government, Baltimore, on the other hand, has been somewhat struggling to attract and retain businesses as well as residents (as has been the case in many blue-collar cities in the Northeast and Midwest). 

Baltimore's fortunes have begun to change though. A recent reversal of the decades-long population decline and a large influx of residents into the city's core neighborhoods surrounding the Inner Harbor, are promising signs of a brighter future, although business growth has still remained slow. Developers have taken notice of the city's recent resurgence and have proposed (and constructed) a multitude of new buildings in the city (nearly all residential), including skyscrapers. 

Unfortunately, the recent recession took it's toll on Baltimore's real estate market, and many of the more ambitious (read: very expensive to finance) projects have failed or been postponed indefinitely, including a number of buildings that would have been the city's tallest. Below is a ranking of the tallest buildings in the city currently and, following that, proposals for new skyscrapers that were derailed by the recent recession. In a second part to this post will be a list of new skyscraper proposals that are somewhat toned down in scale, but (hopefully) more likely to actually be constructed. 

Transamerica Tower- Currently the tallest building in Baltimore

Below is a ranking of the tallest buildings in Baltimore:

	Name	Stories	Height (ft)
1.	Transamerica Tower	40	529
2.	10 Light St	37	509
3.	William Donald Schaefer Building	37	493
4.	Commerce Place	31	454
5.	100 E Pratt St	28	418
6.	Baltimore World Trade Center	32	405
7.	Tremont Plaza Hotel	37	395
8.	Charles Tower South Apartments	30	385
9. =	Blaustein Building	30	360
9. =	250 W Pratt St	24	360

Continue reading to see Baltimore skyscraper proposals that failed during the recent recession:

Bethesda's Building Boom: A detailed list of development activity in downtown Bethesda

Photo credit: BethesdaNow.com 

UPDATED 02/06/15

Since the delivery of a few projects between 2008-2009 (in the midst of the recent recession) there had been no new residential or commercial development projects completed in downtown Bethesda, Maryland. That changed just two weeks ago with the opening of the 17-story Gallery Bethesda apartment building in the Woodmont Triangle district. The Gallery is just the first in a slew of new high-density development projects to be constructed over the next few years in downtown Bethesda.

The vast majority of these projects  are residential in nature, with over 3,000 new apartment and condo units in the pipeline. However, a hotel is also in the works, and even a few office buildings, one of which is already under construction--a rarity in Montgomery County these days and Bethesda's first in over a decade. Nearly all of the projects in the pipeline are within walking distance of the Bethesda Metro station and/or the future Purple Line light rail station promoting transit usage.

THE FACTS
Coming to downtown Bethesda over the next several years:
- 30 projects
...including...
- 16 residential mid/high-rise apartment buildings
- 6 residential mid/high-rise condo buildings
- 5 office buildings 
- 2 hotels
- 1 police station
...containing...
- 4,003 residential units 
- 1,022,000 sq. ft. of office space
- 244,680 sq. ft. of retail space
- 452 hotel rooms

Here's a detailed list of all of the medium/high-density development projects going up around downtown Bethesda along with their current statuses (Remember to click on the photos to enlarge):