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Apex Building Owners Say Purple Line Station Deal Is Possible

By WTOP Staff

Purple Line ventilation tower near CCT tunnel, before surrounding development projects, via Montgomery County Planning DepartmentThe group that owns the Apex Building said a deal to tear it down is possible, though it reiterated its view that the increased density offered by the Planning Department is not enough to attract redevelopment.

Montgomery County and the Maryland Transit Administration are hopeful the American Society of Health-System Pharmacists (ASHP), which owns the Apex Building at 7272 Wisconsin Ave., will raze or sell the building so a better Bethesda Purple Line station can be built underneath.

In December, the Planning Board approved a Minor Master Plan Amendment that would allow whoever redevelops the building to build to 250 feet.

At the County Council public hearing on the Plan on Tuesday, ASHP Senior Vice President and COO David Witmer again said the additional height is not enough to attract a developer to buy the property and raze it.

The MTA plans to build the Purple Line in the Capital Crescent Trail tunnel under the building, using the existing columns and structure to shape the station.

The optimal design officials are pushing for can only happen if the Apex Building is demolished, allowing the state to build a more spacious station with a separate tunnel for the Trail and an elevator connection to the Metro Red Line on the same side of Elm Street. Otherwise, Trail users will have to go on nearby roads to cross Wisconsin Avenue.

But the optimal design would leave the redeveloped building without any identifiable space for underground parking, which Witmer said was the most prominent issue deterring redevelopment interest. It’s also unclear if the ground floor of the redeveloped building could be occupied by retail.

Councilmember Nancy Floreen, who chairs the Council’s Planning Committee, asked Witmer if a deal to raze and redevelop the building is possible.

“Is it possible that you would do this? I just have to ask because it’s an extraordinary request, an extraordinary situation in which to find yourself,” Floreen said. “Is there a circumstance under which you people would say, ‘Sure, we’ll evict our tenants, we’ll take down our building.’”

Witmer said a deal is possible, though the extra zoning alone does not make it financially feasible for ASHP.

“It would have to be a scenario in which we can assure we’re adding value to our organization,” Witmer said. “That said, we do think it’s possible and we wouldn’t be engaging experts and meeting with developers adn doing the other work we’re doing if we didn’t think there was some possibility of success.”

Witmer also mentioned a report from an economic consultant hired by the Planning Department that found rezoning the property won’t cover the potential losses for the ASHP. The report, which came out in September, said $5 million to $10 million of public money could be required to close the gap.

After planners presented the Minor Master Plan Amendment, Councilmember Roger Berliner said one of his concerns was preserving and improving the small grassy area near the Trail tunnel known as Woodmont Plaza.

“People are concerned with not having enough green space,” Berliner said. “We have an opportunity to create a really fine public space there. The plans haven’t done that.”

If the Apex Building is not redeveloped and the default Purple Line station is built, planners have warned that a “tail tracks” of the system could extend into the Plaza and a required ventilation tower would serve as an eyesore.

Berliner said he’s wary that a redevelopment deal for the Apex Building might encroach on that space, near the Landmark Bethesda Row Theatres. There are also unresolved questions about which land owners and governments own which parts of the space.

“It just breaks my heart how long this space has sat there,” Berliner said. “It is such a prime space for something wonderful to happen.”

The Council’s Planning Committee will take up the Plan on Jan. 27. Witmer said the short timetable for making a deal — the MTA wants a decision early this year as it pitches the Purple Line to federal officials — is also making the process more difficult.

“Thank you for engaging with the county. I know this wasn’t something that you sought out,” Councilmember Hans Riemer told Witmer. “If we’re able to bring this together, it’s going to be a huge benefit to Bethesda, to Montgomery County.”

Image via Montgomery County Planning Department

Don’t Settle for Student Loans to Pay for Online Education

By WTOP Staff
Online college programs are becoming a more popular choice for prospective students, with one study finding that more than 6 million students enrolled in at least one online course in fall 2015. The popularity of these courses can be attributed in part to their flexibility with working adults' schedules, students' ability to progress more quickly through online programs and, oftentimes, cheaper tuition. [See 10 low-cost online bachelor's programs for out-of-state students.]Online degrees can be beneficial to many college students, but some studies have shown online learners complete their programs at lower rates than students at traditional brick-and-mortar campuses. Individuals with student loans but no degree comprise two-thirds of defaulted borrowers. Though these numbers are not encouraging, just like for traditional programs, there are ways to reduce how much you'll need to borrow for an online program to ensure you won't become one of these statistics. Don't just settle on borrowing student loans to cover the whole cost of your program and living expenses. Instead, start thinking about how to cut costs and cover your balance in different ways, such as the following. -- Grants and scholarships: Even though you are taking an online course, you can still apply and receive grants and scholarships. But your first step should be to complete the Free Application for Federal Student Aid, commonly referred to as the FAFSA, which will allow you to receive a Pell Grant if your expected family contribution is low enough. The EFC criteria and award amounts are adjusted annually, but the 2017-2018 academic year awards range from $606 to $5,920, which could significantly lower the amount you borrow annually. Your next step is to apply for scholarships. You can start by checking online scholarship search engines, such as the Salt Scholarship Search, College Board's BigFuture and Peterson's. But don't forget to take advantage of local organizations and your school's financial aid office. Both may offer scholarships that you can't find with a national scholarship search. [Review these 10 sites to kick off your scholarship search.]For instance, organizations like the Elks Club, Knights of Columbus or the Rotary Club typically offer scholarships annually to local students. Just because you're going to school online doesn't mean you're ineligible. Visit your local library for scholarship listings, and ask around town. You might be surprised how many local organizations offer scholarships. While these scholarships typically aren't large, every little bit counts. Each dollar you receive in a scholarship is a dollar you don't have to borrow and pay interest on. -- Work-study: Another option for online students may be work-study awards. Not all students enrolled in online programs are eligible, but students at some schools -- including, for example, SUNY Empire State College and Liberty University -- are. Work-study awards are not given upfront like scholarships and grants. In most cases, they are an offer to earn up to the awarded amount if you secure an eligible work-study job. While there is a misconception that all work-study jobs must be on campus, students can work for off-campus, nonprofit or public employers as long as the work is in the public's interest. You may be able to work for a for-profit employer if the job is relevant to your course of study. No matter who the outside employer is, it will need to have an established agreement with your college for you to receive work-study funds. Remember, to be eligible for federal financial aid, you must be enrolled and pursuing a degree or certificate. If you're not working toward a credential, Pell Grants and work-study won't be option, but you may still be able to take advantage of private scholarships -- just be sure to read the eligibility criteria carefully. [Explore what to know about financial aid in online programs.]-- Pay as you go: One of the great benefits to enrolling online is the flexible schedule, which can allow you to complete your college coursework around your responsibilities. But prospective students often overlook using their part- or full-time job earnings as an option for paying for college. Almost 80 percent of college students in 2015 worked at least part time while attending classes, according to the National Center for Education Statistics. By budgeting and thinking strategically about your college costs, you can likely reduce your dependence on student loans by paying a portion out of pocket. Many -- but not all -- online programs are less expensive than traditional programs and often have shorter payment periods. Six, eight or 10 weeks are common course durations. Because of the frequency of payments in an online setting, you may be well-placed to pay as you go and possibly avoid borrowing altogether. Attending college online and avoiding student loans may be challenging, but if you are willing to put in the effort, you can limit the amount you need to borrow. More from U.S. News Q&A: Understanding Student Loan Discharge Eligibility Student Loan Refinancing Isn't Right for All Borrowers
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