Work Starts on Silver Spring's Tallest Building

Washington Property Company began work this past week on Silver Spring's tallest building in the Ripley District, which will clock in at 26 stories.  The Solaire will be the 5th Solaire-branded apartment building by Bethesda-based WPC, with 6 levels of above-grade parking and 18,000 s.f. of retail, part of which was expected to be a 15,000 s.f. food hall designed by Eimer Design of Philadelphia.  WPC partnered with Cresset-Diversified QOZ Fund on the $163 million project to provide equity.  The site was formerly known as Progress Place and housed Shepherd's Table, which was moved to Georgia Avenue prior to demolition.

Project:  Solaire

Address:  8200 Dixon Ave., Silver Spring, MD 

Developer: Washington Property Company

Architect:  Design Collective

Construction:  Clark Construction

Use: 420 residential units, 17,000 s.f. of retail

Expected Completion:  Early 2022

Silver Spring real estate development news

Today in Pictures - Ripley District

Once a forlorn street with only ramshackle buildings better for disposing of cars than for strolling, despite its location in downtown Silver Spring and proximity to the Metro, Ripley Street is on its way to birthing two residential developments. The first, by Washington Property Company and Lessard Design, will feature 295 rental units (9 live-work replaced what was to be a retail space) inside a 17-story structure, with a "resort-style" pool at 1150 Ripley Street. WPC broke ground in September of 2009 and will now deliver the first units the 1st week of May. Work is expected to continue through August.

The second site, by Home Properties, will deliver a Shalom Baranes designed residential tower late next year. Eleven55 Ripley, originally conceived as Midtown Silver Spring, will offer 379 "premier apartments" in a 20-story building and adjacent 5-story building, adding a small pocket park as a public amenity.



Silver Spring real estate development news

Ripley Street North: Changing, Slowly

After changing the project name, project architect and project design, Home Properties' Ripley Street North mixed-use development, which originally received County approval in September 2008 as Kettler's Midtown Silver Spring, will appear before the Montgomery County Planning Board this week. The developers of the modified Silver Spring residential project, designed by Shalom Baranes Architects, have been working with County staff on the design since submitting new plans in January. What had been a single, mixed-use building in the Ripley District will now become two buildings, though the total density rating magically stays the same at 5.0 FAR. The review this week could put the project team on schedule to finalize the design plans, apply for permits and to potentially begin construction within a year's time, though that would be a record turnaround in this climate.

The new plan will increase the number of residential units from 314 to 385, divided between two buildings. The larger building, 1155 Ripley Street, will ascend 200 ft. and have "townhouses and residential flats wrapping a parking garage at the lower level." A respectable 20-story residential tower will rise above, according to a staff report on the project. The smaller 80 ft. building at 1015 Ripley Street will offer a mix of uses, with loft-style residential units over approximately 5,500 s.f. of ground floor retail. The plan replaces the plan for a 19-story tower designed by WDG Architecture that, at least from initial renderings, appears more inspirational than the old design.

The changes also consolidate public space from two areas, one each on the eastern and western sides of the building, to one area on the western edge, reducing the public portion of the lot to 11,000 s.f. County staff seem to think the consolidation does a world of good in making a more active public area, describing the space along Ripley Street as an "urban meadow." A public art piece themed on Rachel Carson has been "repurposed" to the new public space design.

Donald Hague, Senior VP of Rochester NY-based Home Properties and formerly a senior executive of KSI, Inc. (now Kettler), is happy with the changes. Hague claims the design now has more efficiencies and cuts down on some of the logistical headaches created by the previous design. Namely, moving the retail into another building would allow better access for service trucks and trash removal than having retail in the base of the tower. Additionally, the original plan would have had below-grade parking that extended beneath the public right-of-way on Dixon Avenue. Now, the parking is entirely within the confines of the larger tower structure both below and above grade. The above grade parking is "screened from the public" by the townhouse residential units, explained Hague. Planning staff went so far as to describe removing the spaces under Dixon as a public benefit in its own right.

Hague excitedly described the new, smaller building as having a "very cool" design, meant to look "like an old industrial building" with its "long and narrow" loft-style units. Each of the units in the four floors of lofts will have 11 or 12 ft. ceilings, and offer a "unique product" in the Silver Spring Market, added Hague. All residential units will be rentals, a minimum of 12.5% of units will be set aside for low-income housing. As for the retail space, Hague admitted there is no shortage of space in Silver Spring, but he hopes "when we finally get around" to building the project, the market may have improved. Here's hoping.

The larger building at 1155 will be required to reach LEED Silver certification, while the smaller structure need only meet basic LEED certification, though staff indicated the developers must make a "good faith effort" to go for Silver.

In March of last year, Hague told DCMud, "the goal would be to get the project ready to start when we think market conditions are right, but we’re not exactly sure when that’s going to be." It's safe to say "the time" was neither then, nor is it now. But maybe next year. Until then, the site will continue to be home to a vacant lot and several one- and two-story structures abutting the CSX train line in Silver Spring.


Silver Spring real estate development news

Ripley District Moving On Up

Silver Spring's Ripley District, once home to a derelict strip of parking garages and auto body shops, has had its share of growing pains in the economic downturn, but signs of progress are sprouting up in the form of construction and design reviews for area projects. The Ripley District, a triangular parcel of downtown Silver Spring between Bonifant Street, Georgia Avenue and the B & O Railroad, is one of Montgomery County's reinvention projects in an effort to bolster real estate development and the growth of Silver Spring. Planned residential and commercial projects are in various stages of development, one building is almost finished, others are waiting on the sidelines.

The County approved designs for the Midtown Silver Spring residential building in September 2008, but developer Home Properties is back with altered plans, a new project name - Ripley Street North - and a new architect - Shalom Baranes Architects. The team submitted amended plans earlier this month, and the developer expects to go before the Planning Board shortly after their February meeting with the Design Review Committee. The new plans, though still tentative, would increase the total number of residential units by 50 to 396 and, of the total, 49 will be moderately priced. Though the team has made several adjustments to areas including public use space and building setbacks, the planned structure maintains a 5.0 FAR density rating. According to Elza Hisel-McCoy a Coordinator within Montgomery County Planning Department's Development Review Division, depending on the comments from the Design Review Committee, the Planning board could review the project six weeks to two months thereafter. More information will be available once the DRB makes recommendations and the Planning Board staff issues a review, likely to come this spring.

Hisel-McCoy added that another planned residential project, the Lessard Group-designed 1150 Ripley, formerly know as 1050 Ripley, has all of its approvals, but there have been no signs of forward motion so far. The approved Washington Property Company plan is for a 306,000- s.f. residential building that will include 318 rental units including 48 moderately priced dwelling units and 7,000 s.f. of commercial space. Evan Feldman, a Development Manager for Washington Properties, indicated that the team is working on financing right now, but expects to begin construction in April of this year, despite the lack of a general contractor. Once construction begins, Feldman expects the first units to be available in 18 months and the entire project to deliver in 21 months. 

For some actual progress in the district, Division One Architects, the minds behind the Lacey, have been working on a brand new headquarters building for ALC, Inc., which will sit on the southwest corner of Ripley Street at Georgia Avenue. The three level building includes a ground floor restaurant and walk up office space with green features like a sodded roof and north and east oriented facades to capture all that natural daylight. The project should deliver by April or May of this year. The County's efforts to re-brand the Ripley District are crawling along, but the development movement so far looks promising for the future. 

Silver Spring real estate development news

Midtown Silver Spring Bides its Time

The long-delayed Midtown Silver Spring is again moving forward, at least in its planning, this time with Home Properties, following an early 2008 sale by the original developers, Kettler. Despite the change of hands, Home Properties is still pursuing the same WDG design for 1009 Ripley Street – one that aims to deliver two towers worth of residential and retail to the Silver Spring Central Business District. Don Hogue of Home Properties tells DCmud that though the project was fully approved by the Montgomery County Planning Board, they’re biding their time until they get it just right.

"We have final site plan approval, but we have to take it all the way through construction drawings," said Hogue. "One of the things that the Planning Board commented to us was that maybe we had a little bit too much parking. It was designed as a condominium [project], so we may be altering that…but we’re still in the very early stages.”

The original WDG plans for the Midtown – which Home will rebrand with a new title once the project moves forward – call for 314 apartments in dual, 19-story luxury high-rises and 5,380 square feet of retail space. Hogue projects that once construction begins it will be the second such project on the block, as the Washington Property Company is currently soliciting general contractors for their Ripley residential development across the street. As such, a start date for the Midtown currently remains up in the air.

“We hope to start the remainder of the architectural work this year. The goal would be to get the project ready to start when we think market conditions are right, but we’re not exactly sure when that’s going to be,” said Hogue. Nor does anyone else.

Ripley's Coming, Believe it or Not

Today, the Montgomery County Parks and Planning Commission held a hearing to review site plans for the 1050 Ripley St. development (pictured), to flesh out any remaining technical issues. Developer Washington Property Company plans to break ground in the Fall of 2008 on the 300,000-s.f. residential building. The mixed-use redevelopment project is located in the southwest quadrant of the Silver Spring Central Business District at the intersection of Ripley Street and the proposed extension of Dixon Avenue, just west of Georgia Ave.

Washington Property received project "plan approval" from the planning board - the first of a two-step process - on May 31, 2007, setting the overall design standards. Today's "site-plan approval" began the board's process of scrutinizing the details pertaining to easements, utilities, traffic management and other civil engineering issues, and gave Washington Properties an opportunity to receive site plan comments from the board, preparing them for a glitch-free Spring '08 approval hearing.

The 17-story apartment building, designed by WDG Architecture, will have a tad more than 300 units, all for rent, with 241 one-bedroom and 64 two-bedroom units; a little more than 15% of the total space will be "affordable." Those who anguish over parking, fear not; Washington Properties is providing underground spots for residents, keeping a small 14-parking-space cushion for staff (and assumedly guests). In addition, architects have set aside nearly 3,000 s.f. of retail space which will be set-back from the street, in order to provide outdoor dining for a potential restaurant.

"The building is designed as a basic building block which is then wrapped with layers of projecting planes, highlighted by complimentary colors on all elevations of the building. The design is based on a restrained classical form with a defined base, body, and top to the building. Simple lines, minimalist qualities, and a contemporary approach to the building design are intended to be responsive to the scale and the context of the neighborhood," said Siti Abdul-Rahman, Senior Designer at WDG Architecture, which is pretty much what we would have said.

Landscape architects have also included plans for a 14,000-s.f. public park and plaza (pictured below) which will sit adjacent to the Metropolitan Bike Trail (MBT). The park, according to WDG, will be linked to the MBT and serve mainly as a stop for weak-kneed bikers, as well as provide a public gathering spot that will tie together the redevelopment projects proposed for the Ripley District, which will someday include Midtown Silver Spring and the proposed Silver Spring Transit Center. To keep it pretty, landscape architects Hord Coplan Macht have proposed artistic elements to adorn the park's landscape.

Washington Property's "luxury" apartment building is predicted for completion in the third quarter of 2010.