Category Archives: Zoning

Mayor and Council Issues Its Top Ten Priorities to the State

Maryland’s District 17 primarily represents Rockville and Gaithersburg.

At its Monday, December 20, 2021 meeting, the Rockville Mayor and Council will discuss state legislative priorities with District 17 elected officials; approval of 350 apartments in Fallsgrove; an agreement with Rockville Housing Enterprises on 29 homes; tree planting requirements for new residences; revising the ordinance relating to MPDUs, and parkland requirements in lieu of fees. On the Consent Calendar (items approved without discussion) is a letter to WMATA about safety. The Mayor and Council will also receive reports on the FY 2021 finances.

Correction: The Mayor and Council did NOT go into Closed Session on Wednesday, December 15 to conduct a performance evaluation of the City Clerk/Director of Council Operations. This meeting was postponed.

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Mayor and Council to Discuss Affordable Housing, Environment, and a $plash Pad

Fatal and serious injuries on the streets of Rockville, 2016-2020.

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).

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Mayor and Council to Approve 370 Residences near King Farm with Unusual Conditions

Site plan for 300 new residential units at 16200 Frederick Road (King Buick) proposed by EYA.

At its Monday, November 8, 2021 meeting, the Rockville Mayor and Council will approve 370 residences at 16200 Frederick Road (aka King Buick), amend the City Code for “moderately priced housing”, and increase water and sewer rates starting in the second half of 2022. On the Consent Calendar (items approved without discussion) are a replacement shelter at Isreal Park, among others. The Mayor and Council will also receive a report from the Planning Commission.

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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.

Rockville Mayor and Council Considering New Housing Development Near King Farm

At its Monday, October 18, 2021 meeting, the Rockville Mayor and Council will discuss the construction of 252 townhomes and 118 multi-family units by EYA Development at 16200 Frederick Road (King Buick). On the Consent Calendar (items approved without discussion) are increasing fines for parking violations (mostly increased from $40 to $60), modifying requirements for project plans, and defining demolition (from 100 percent to 50 percent of the floor area of a building), among others. The Mayor and Council will also receive reports on Rockville Economic Development Inc. and on RedGate Park.

EYA Development is proposing to build 252 townhomes and 118 multi-family units at 16200 Frederick Road.

More details in the 388-page agenda packet available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_10182021-6381

Replacing Dawsons Market Requires a Cluster of Solutions; That May Be Too Much for the Mayor and Council

Dawson’s Market in Rockville Town Square, shortly before its closing in October 2018.

At the end of October 2018, Dawson’s Market closed in Rockville’s downtown. It was a big disappointment for the City of Rockville, who hailed its arrival in 2012 as a major success for the new Town Square. They spent years searching for an anchoring grocery store to attract daily shoppers to support the adjacent stores and restaurants (see MyMCM video, which includes hopeful remarks by several current and former elected officials).

In response to its closing, Dawson’s opened a short-lived $100,000 GoFundMe campaign and the Rockville Mayor and Council held two special meetings to discuss the future of Town Square (a couple other businesses recently closed as well) on October 9 and November 13, which attracted standing-room-only crowds.  These meetings generated lots of questions, including current efforts by Federal Realty Investment Trust (FRIT) and the City of Rockville. Unfortunately, most of FRIT’s responses are vague and uninformative:

  • “not uncommon for independent business owners to have more challenges than larger chains” (so what are the major challenges and how are you addressing them?)
  • “lease rates are determined through…many variables” (so what are the lease rates and how do they compare to areas outside of Town Square?)
  • “we value and pursue feedback from our merchants” (so what are they telling you and what have you learned?)

So what are the challenges facing merchants in Town Square? According to Continue reading →

County Considering Higher Densities along Twinbrook and Viers Mills Road

Veirs Mill Corridor Master Plan, Public Hearing Draft, April 2018.

The Maryland-National Capital Park and Planning Commission has released the Veirs Mill Corridor Master Plan in preparation for public hearings. Veirs Mill Road cuts through Twinbrook in southern Rockville before connecting with the Rockville Pike in downtown. This plan only focuses on the areas of Veirs Mill Road south of Rockville’s borders, however, coordinating the commission’s and county’s plans with Rockville’s is crucial to ensure compatibility as well as reduce impacts and ensure benefits to residents and businesses (remember the struggles on the Rockville Pike?). Planning began in January 2017 and while the draft Master Plan was released in April 2018, the Commission has not established any public hearing dates (things move slowly in the county). The draft Master Plan and more details available at http://montgomeryplanning.org/planning/communities/area-2/veirs-mill-corridor-plan/

The Master Plan examines land use, urban design, housing, transportation (including pedestrians and bicycles), parks and trails, environment, and community facilities, then provides findings and recommendations by four districts. The Plan identified the major challenges as Continue reading →

Mayor and Council focus Priorities around Development

PriorityThe Rockville Mayor and Council recently engaged the Novak Consulting Group (who aided in the search for the new city manager) to help refine their list of 23 priorities created in 2016—far too many to get things done.  As a result, the Mayor and Council identified the priorities among their priorities, coming up with a list of twelve which are overwhelmingly focused on city planning and development, and may just be wishful thinking: Continue reading →

Rockville Pike Traffic Solutions Appear Confusing, but 252′ Width Seems Right

Rockville Pike proposal for 252 feet.png

Rockville Planning Commission’s proposal for a 252′-wide ROW for the Rockville Pike.  It includes eight lanes for cars, two lanes for Bus Rapid Transit, four lanes for bikes, and two sidewalks for pedestrians along with landscaped medians and left-turn lanes.

On Monday, May 9, the Rockville Mayor and Council will continue its worksession on “Rockville’s Pike Neighborhood Plan.”  Along with building heights and pedestrian crossings, traffic congestion is a major controversy and the conversation has become terribly confusing:  widening or narrowing the road, keeping or eliminating the access roads, extending adjacent roads, increasing Metro service, and incorporating bus rapid transit (BRT).  Some of these solutions are beyond the control of the City (such as Metro service), some benefit one group versus another (such as businesses or nearby residents), and others are so expensive or far in the future that their feasibility is unclear (such as the BRT). What’s become incredibly confusing are Continue reading →

Has the Revised APFS Launched a Thousand Houses?

constructionFor some voters, the Adequate Public Facilities Standards (APFS) serve as a litmus test for candidates for the upcoming Mayor and Council election on November 3.  This past year the Rockville City Council debated revisions to the APFS, including a change in school capacity from 110% to 120% to match the county’s standards.  Development must meet these Standards, unless they receive a waiver from the City, and went into effect on June 1, 2015 (among other changes to the APFS) with the support of Councilmembers Moore, Onley, and Palakovich Carr and over the objections of Mayor Newton and Councilmember Feinberg.  At the Rockville Chamber of Commerce Forum on October 7, several candidates stated their opinions on these new Standards, with Richard Gottfried and Patrick Schoof stating they would overturn them if elected; Brigitta Mullican stating that we need to get out of this discussion because the City has no control over schools; and Mark Pierzchala noting that the APFO failed to prevent school overcrowding and that the city needs a new approach focused at the county level.  Beryl Feinberg confirmed her opposition to the APFS changes and went into detail by stating:

As many of you are aware, I voted against the APFO and the weakening of those standards. I believe we have to have an adequate infrastructure. That infrastructure is not only for schools but it is also for transportation, public safety, fire, and water and sewer services. I voted against it because in my view we can have development but it was the developers who were really for the adequate public facilities changing. What we have seen since the change has been an influx of almost one thousand different units from different developers coming through the pipeline without really concerning adequate infrastructure, notably in transportation. One area has been along Wooton Parkway where 102 are proposed for the Rockshire community* as well as an EYA proposal off Preserve Parkway with about 350 units.** Both of those will be on Wooton Parkway.

Her claim of “an influx of almost one thousand different units” since June 1, 2015 caught my ears. By coincidence, the city staff completed a study for the Planning Commission on October 7 (same day as the forum) that summarized residential development activity since the modifications to the APFS on June 1, 2015. It turns out that Feinberg’s claims are   Continue reading →