Mayor and Council to Consider Increasing Lots of Fees; Can it Untangle 900 Rockville Pike?
At its Monday, May 8, 2023 meeting, the Rockville Mayor and Council will discuss amending master fees for community planning and development services. On the Consent Calendar (items approved without discussion) are the pension plan for 2023. The Mayor and Council will also receive reports on the Vision Zero Action Plan, Bikeway and Pedestrian Master Plans, development of 900 Rockville Pike, and the historic preservation work plan.
Fees for building permits, inspections, and licenses are proposed to increase 2.5% to keep up with inflation; include a 10% fee to offset the cost of technology; adopt a fee structure based on square footage or estimated construction cost; and assess a separate application fee. For example, a building permit for new residential construction or to repair fire damage will be $0.25 per square foot, including the basement, garage, and roof; a license for short-term rentals is $450; and a building permit for a swimming pool or to demolish a building of any size is $553.
Interestingly, the staff report admits that the actual cost of providing services is unknown and it is uncertain whether the revenues from fees are sufficient to cover their expenses (170). Secondly, new construction accounts for 35-40% of global greenhouse gas emissions and “virtually every green rating program (LEED, USGBC, IgCC) recognizes the value of adaptive reuse” (173). Nevertheless, the City is comfortable granting inexpensive demolition permits (where does all that building material go? into the county dump!). Instead, it should encourage adaptive reuse by significantly increasing the demolition permit fees on a square-foot basis.
J. Danshes LLC has filed an application to build a 4,400 square foot one-story retail building at 900 Rockville Pike (southeast corner of Rockville Pike and Edmonston Drive, one of the narrowest lots on the east side of the Pike due to the railroad tracks). In 2006, the City adopted a Mixed-Use Corridor District zone for this small lot, which allowed up to 12,754 square feet of retail space. Despite this new proposal being a much smaller building, it is now subject to several new city regulations that have been adopted over the years plus it needs to accommodate the proposed Bus Rapid Transit (BRT) route. As a result, this project has been in the pipeline since 2017 and is becoming an enigma wrapped in a puzzle—what would you do with this property when you’re faced with the following situation:
“To create the right-of-way land area dictated by the public agencies, the Applicant must dedicate 6,523 square feet of area (0.15 acres, 25.2% of existing lot area) to public use. Said dedication reduces the size of the site from 25,862 (0.59) acre to 19, 339 square feet (0.44 acre).” (257)
More details in the 329-page agenda packet are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_05082023-6899.
Mayor and Council to Approve Isolated Neighborhood on Tower Oaks Blvd.
At its Monday, April 24, 2023 meeting, the Rockville Mayor and Council will discuss an amendment for a permit to construct 83 townhouses in Tower Oaks and a work session on the 2024 budget. On the Consent Calendar (items approved without discussion) are the installation of solar canopies on two city parking lots, an agreement with the Rockville Baseball Association, contracts to repair pedestrian bridges in city parks, and installation of murals at the Senior Center (artist Katie Giganti) and on the City Hall generator screen (artist Shawn James), among others.
Another isolated neighborhood is under consideration, ironically at the same meeting the Mayor and Council will approve a mural that represents the “City’s commitment to celebrating community connections.” Michael Harris Properties, LLC. has filed a Project Plan Amendment to construct 83 townhome units with a small community green space at 2200 Tower Oaks Boulevard, and to request a parking waiver for the existing office building located at 2000 Tower Oaks Boulevard. It was originally approved as a hotel and a health and recreation facility at 2200 Tower Oaks Boulevard and an office building at 2000 Tower Oaks Boulevard. An isolated forest stand (forest conservation easement), roughly 10,000 sf, is proposed for removal. The replacement forest conservation will be provided through the long-term preservation of additional forested area (~7,600 sf) contiguous to the primary forest conservation easement off the back property boundary, in addition to individual trees planted on the subject property for forest conservation credit (~2,400 sf). The proposed Project Plan will require a finding of adequate public facilities for the change in use to residential townhouse development. For the office building, Michael Harris Properties is requesting a reduction of 115 vehicle parking spaces or an approximately 18% parking reduction from the required 650 vehicle parking spaces. A couple residents have already voiced concerns about several aspects of the project (a very thoughtful letter starts on page 213) and I’ll include my concerns about the continuing fragmentation of Rockville into isolated neighborhoods, in this instance physically separated from any other neighborhood. Seems like the Mayor and Council needs to examine the larger context to see that this is NOT a good location for residential use—there are no connections between this neighborhood and others in the city. How did this get through Planning Commission with hardly any discussion? Looks like they were asleep at the wheel.
More details in the 279-page agenda packet are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_04242023-6882.
Mayor and Council to Discuss Affordable Housing, Environment, and a $plash Pad
At its Monday, December 6, 2021 meeting, the Rockville Mayor and Council will discuss moderately priced housing (adding 30- to 99-year rent control periods); abandoning a “paper” street adjacent to 205 Mount Vernon Place in Hungerford; and allowing 350 apartments instead of offices in Fallsgrove. On the Consent Calendar (items approved without discussion) are a $322,364 splash pad for Maryvale Park (requested by the East Rockville Civic Association); a CDBG grant application to Montgomery County ($263,000 for the maintenance and repair of low-income housing); and letters to SHA (regarding traffic and pedestrian safety; most dangerous is the Rockville Pike) and WMATA (reduced service, access, and safety—can we all agree that WMATA has among the worst planners and project managers of any agency in the region?). The Mayor and Council will also receive reports from the Environment Commission and on an Employee Compensation and Classification Study (current salaries are generally competitive).
Continue reading →Mayor and Council to Review Draft Climate Action Plan
At its Monday, November 15, 2021 meeting, the Rockville Mayor and Council will discuss increasing water and sewage charges, American Rescue Plan Act funds, and historic designation or demolition of 460 Hungerford Drive (most recently Meixin Supermarket, formerly the Colony Shop, designed by John Henry Sullivan). On the Consent Calendar (items approved without discussion) are the purchase of a concrete mixer for $116,363; a dump truck for $183,746; and a refuse truck for $524,886. The Mayor and Council will also receive reports on an employee homeownership program and a climate action plan.
Continue reading →Planning Commission to Discuss Priorities for 2022-23
At its Wednesday, October 27, 2021 meeting, the Rockville Planning Commission will discuss implementation of the 2040 Comprehensive Plan. During the September 22 meeting, the Commission and staff recognized that development of a
complete implementation framework covering the entire Plan, including Commission discussions, would
not be possible to complete this fall; and that the Commission could continue to work on this framework
over the next approximately six months. The city staff will present a list of about 30 recommendations for the next year to implement the Plan and, should the Commission choose to do so, make a recommendation to the
Mayor and Council in time for their development of the Fiscal Year 2023 Budget, which would mean
delivering its recommendation during the fall of 2021.
Among the short-term recommendations for implementation are:
- a comprehensive update to the Zoning Ordinance
- update the Town Center Master Plan
- enhancements to the pedestrian and bicycle safety and accessibility
- identify and acquire properties for parks
- complete the plan for Red Gate Park
- identify a solution for the King Farm Farmstead
- relocate the materials and distribution facility from North Stonestreet Avenue owned by MCPS and Montgomery County
- complete a climate action plan
- expand the number of charging stations for electric vehicles
- prepare a flood resiliency plan
- develop a marketing and branding plan to attract businesses and customers to Rockville
- complete a strategic plan for affordable housing
That’s the short list from nearly 30 items suggested. It is far longer than reasonable to get anything significant accomplished in the next year. To get anything done, the Planning Commission will need to choose no more than three—and more importantly, they need to be the right things that will have a lasting and significant impact on the community. Which three would you choose?
More details in the 11-page agenda packet available at https://rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_10272021-6389.
Twinbrook hosts Bicycle Drive on Sat., June 11
The Rockville Bike Hub (RBH) will host a bicycle drive on Saturday, June 11, between 3 and 6 p.m., during the Bikes, Brews and Barbecue event outside Revolution Cycles at 5750 Fishers Lane adjacent to the Twinbrook Metro. All bikes will be accepted but the critical need is for bicycles for children in first through fifth grade. Adult bikes will be used for education and volunteer training or donated to Bikes for the World.
In partnership with the City of Rockville, the non-profit, RBH recently gave away more than 30 bicycles to local elementary school children as a reward for performing a small service project. “In general, a bike gives a child a sense of independence and freedom and the ability to broaden the area that they can explore in their neighborhoods,” said Rockville Bike Hub Board President Steve Andruski. “Our hope is that, it turns into a lifelong activity and they become connected to the bicycling community.”
In addition to collecting bikes, the Rockville Bike Hub will be Continue reading →
Rockville Solar Co-op Begins First Project
The Rockville Solar Co-op has selected Sustainable Energy Systems (Frederick) and Standard Energy Solutions (Rockville) as the two firms who are eligible to bid on projects for the 128 members of the group. They’re now scheduling site visits for homeowners and preparing proposals. So far, 26 members have been contacted to set up a site visit; 16 members have had a site visit scheduled or completed; 9 members have received their proposal; and 1 member has signed a contract and is going solar!
Sign-ups continue to be open for the Rockville group through Labor Day. Know anyone who wants to go solar in Montgomery County? They can join the group at www.mdsun.org/rockville.
Capital Bikeshare Coming to Rockville (somewhat)
Capital Bikeshare station in Washington, DC.
The City of Rockville has announced that Capital Bikeshare is coming to Rockville in early fall with 13 bike stations through a partnership with Montgomery County. Capital Bikeshare is a network of bicycle-sharing stations that provides access to bikes and offers an alternative to driving. Check out a bike for your trip to work, run errands, go shopping, explore a neighborhood, head to a park, or visit friends and family.
Through bikesharing, cyclists can rent a bike from a designated station and drop it off at any other station within the Capital Bikeshare network. The program currently has more than 1,800 bikes at over 200 stations in circulation across Washington, D.C. and Virginia. It’s been incredibly popular in Washington, DC with both residents and tourists, and I’m happy to see it come into Rockville.
The bike stations in Rockville will be some of the first locations for Capital Bikeshare in Maryland. Proposed locations in Rockville include:
- Campus Drive and Mannakee Street
- Piccard Drive and West Gude Drive
- Rockville Metro – East
- Rockville Metro – West
- Courthouse Square and East Montgomery Avenue
- Fallsgrove Drive and West Montgomery Avenue
- Fleet Street and Ritchie Parkway
- King Farm Boulevard and Piccard Drive
- King Farm Boulevard and Pleasant Drive
- Monroe Street and Monroe Place
- Spring Avenue and Lenmore Avenue
- Taft Street and East Gude Drive
- Fallsgrove Boulevard and Fallsgrove Drive
Proposed stations for Capital Bikeshare on a Google Map with bike routes. Click to enlarge.
I’ve plotted these locations (plus Shady Grove Metro, which is outside of Rockville but will be part of the BikeShare network) on a bike-route-version of Google Maps to better understand the impact on and benefit to Rockville. Google Maps can identify bike routes, with a Continue reading →
Brookside Gardens Tops for Spring
One of the best things in Rockville are the parks. One of the best things near Rockville are the parks–and one of the best is Brookside, a county-owned horticultural garden just a few miles south of town near Glenmont. It features a variety of garden types, including Japanese, walled, rose, and naturalistic and while it’s fun to visit throughout the year, spring brings out a long display of flowers. Right now, the daffodils and cherry trees are at peak but will soon be followed by tulips and azaleas. If you visit on the weekends, I recommend arriving before 11 am (gates open at sunrise). Don’t forget that enjoying nature isn’t a luxury, it’s essential for mental fitness.
Rockville’s New Police Station Unveiled
After five years of discussion, planning, and construction, the City of Rockville unveiled its new police station with a dedication and public open house on Saturday, October 20, providing a rare behind-the-scenes glimpse inside both buildings and all floors. It was a bit difficult to tell how many people showed up given the informal nature of the open house, but I’m guessing it was about 100-150 people. Most of it consists of (yawn) offices, but some of the more interesting spots were the armory and communications center. The best part, though, was meeting the staff and officers who gave tours or explained the work of their department–so much nicer than when you typically encounter them on the street when they’re handing a crime or a conflict.
The federal government abandoned the 1938 post office a few years ago and transferred it free to the City of Rockville so it could be used for a police station. The decision to undertake the $8.5 million rehabilitation and construction project was controversial at times but the new building provides much needed space for public safety and consolidates city offices that were rented and scattered throughout the city. The architects did an outstanding job of preserving the historic post office’s distinctive features, including the lobby and its mural, as well as adding a second building that’s modern but doesn’t compete. One feature that’s not obvious is the emphasis on saving energy, which can be seen in the extensive use of skylights, white roofs, and motion-detecting light switches. One element that does rattle my design sensibilities are the signs, which seem a bit cartoonish and dated, plus I don’t like the colors of green and silver. Chief Treschuk explained that green is a color that’s being increasingly adopted for places of safety (much like yellow for school busses) so I can live with that choice, but the otherwise, the signs really need to be rethought (okay, I’m partially to blame–I sat on the Historic District Commission when it reviewed the plans back in 2010).
Max for Rockville 