Rent Stabilization, ADUs, and Vape Shop Regulations on July 8 Council Agenda
At its Monday, July 8, 2024 meeting, the Rockville Mayor and Council will receive public comments on the development of Champion Billiards at 900 Rockville Pike (adjacent to Twinbrook) and a process to amend neighborhood conservation districts (affects Lincoln Park). On the Consent Agenda (items approved without discussion) are $250,000 security system repair contract. The Mayor and Council will also consider changing the law on rent stabilization, detached accessory dwelling units, and regulating vape and tobacco shops. The Mayor and Council are now also holding meetings on Thursday mornings; those will rarely be discussed on this blog due to time constraints.
Champion Billiards Planned Development: The City Council will discuss a proposed amendment to the Champion Billiards Planned Development (PD), which aims to allow the development of 4,400 square feet of retail space with ancillary surface parking at 900 Rockville Pike (at Edmonston). This amendment replaces the previously approved plan for a furniture retail store. This particular site has a storied history and has been notoriously difficult to develop (see pages 12-228!). Formerly a gas station, this small parcel of land at the end of a long strip mall has faced numerous challenges due to its size, city easements, stormwater retention requirements, public art obligations, and the necessity to accommodate a sidewalk, bike path, and Bus Rapid Transit. Its location between the Pike (a state highway) and the railroad tracks (Metro) adds further complexity. Additionally, development efforts have been hampered by the adjacent property owner’s resistance to public access through his property, a matter that escalated to the Maryland Court of Special Appeals. Efforts to develop this site have been ongoing since 2006, and it’s remarkable that there is still interest despite the numerous obstacles.
Rent Stabilization: A staff report provides preliminary information on rent stabilization to discuss whether a new policy should be developed (pp 272-328). Incomes have not kept pace with rising rents, and low housing supply exacerbates the problem. The median rent in Rockville is $2,101 per month, requiring an income of $84,040 to afford it, marking a 34% increase since 2010. This rent level is similar to nearby areas like North Bethesda, Silver Spring, and Wheaton. In contrast, Takoma Park has lower rents due to its rent stabilization policy and limited new housing construction. Over 55% of Rockville renters are housing cost-burdened, with over 20% severely burdened, paying more than 50% of their income on housing. Hispanic, mixed-race, and Black households are disproportionately affected.
Detached Accessory Dwelling Units: The proposed change to the Zoning Code would allow detached ADUs in all residential-detached zones (R-400, R-200, R-150, R-90, and R-60)(pp 329-390). These ADUs would be located on the same lot as a single-unit detached dwelling. The amendment includes regulations for setbacks, and footprint and height limitations, with accessory buildings limited to a 750 square foot footprint and a maximum height of 20 feet, typically allowing for a second story. The term “accessory dwelling unit” has been updated to “detached accessory dwelling unit” for clarity and consistency with county, aligning with the previously adopted term “attached accessory dwelling unit.” These changes support the city’s Comprehensive Plan and aim to expand housing availability and affordability within the community.
Regulations for Vape and Tobacco Shops: The Mayor and Council are set to discuss the proposed zoning text amendment to regulate smoke shops, including vape and tobacco stores (pp 390-468). Staff recommends a zone-based regulation approach rather than extensive buffer requirements. Under this proposal, smoke shops would be prohibited in zones that permit retail use near or within residential neighborhoods. Specifically, smoke shops would not be allowed in the Mixed Use Commercial (MXC), Mixed Use Transition (MXT), and Mixed Use Neighborhood Center zones, as well as equivalent zones within Planned Developments (PDs). Permitted zones for smoke shops would include Mixed Use Business (MXB), Mixed Use Commercial Transition (MXCT), Mixed Use Corridor District (MXCD), Mixed Use Employment (MXE), Mixed Use Transit District (MXTD), and the Light Industrial (IL) Zone. This zone-based regulation aims to provide clear and consistent guidelines for the location of smoke shops, avoiding the complications of buffer requirements that could make existing smoke shops nonconforming due to nearby sensitive uses, such as childcare centers. The draft amendment does not include an amortization period for existing businesses to come into compliance with the new regulations.
Coming up on July 29: Rezoning 5906 Halpine Road, murals for Twinbrook and College Gardens, ordinances on vape and tobacco shops, floating zones, and conservation districts.
The Mayor and Council are conducting hybrid meetings. If you wish to submit comments in writing for Community Forum or Public Hearings, please email the comments to MayorAndCouncil@RockvilleMD.gov by no later than 10:00 a.m. on the date of the meeting.
More details in the 500-page agenda packet are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_07082024-7230.
Mayor and Council Adding Thursday Morning Meetings?
At its Thursday, June 27, 2024 meeting at 10:00 am, the Rockville Mayor and Council will only review an Consent Agenda (items approved without discussion), which is primarily focused on approving various contracts and agreements related to insurance, community services, and public works, totaling about $1.5 million.
Looks like the Mayor and Council is adding virtual Thursday morning meetings to dispense with simple items but it’s unclear why they’ve been removed from the Monday evening meetings. Consent Agenda items routinely require less than ten minutes of time total, so it’s not about saving time at the regular meetings. Hmm.
More details in the 152-page agenda packet are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_06272024-7221.
A Call for Transparency to the Mayor and Council
Ensuring Open Governance in Rockville
As residents of Rockville, we take pride in our city’s vibrant community, exceptional services, and the transparent governance that supports our daily lives. However, a recent incident has raised concerns about the adherence to the Maryland Open Meetings Act, a vital law that ensures our local government operates openly and honestly. On Friday, May 24, 2024 at 10:00 am, the Rockville Mayor and Council appointed Barack Matite as Acting City Manager without providing adequate public notice, highlighting a significant breach of the principles of transparency and open governance.
What Happened?
On May 24, 2024, the Rockville Mayor and Council held a meeting that was not only unusual in its timing but also in its proceedings. Typically, the City Council meets on Monday nights, a schedule that allows residents to plan their attendance and participation. However, this meeting took place on a Friday morning, an unexpected and inconvenient time for many. The agenda initially posted on May 23, 2024, listed only one item: the Moderately Priced Dwelling Unit Rental Program Agreement for phase one of the Twinbrook Quarter development.
At the start of the meeting, Mayor Monique Ashton announced an additional agenda item—a resolution to appoint the Deputy City Manager, Barack Matite, as Acting City Manager, effective immediately. This resolution was introduced without prior notice to the public, preventing residents from being informed and prepared to discuss or contest the appointment. To further complicate matters, the revised agenda that included this crucial item was posted at 10:24 am, after the meeting had already begun.
Why It Matters
The Maryland Open Meetings Act exists to ensure that government decisions are made transparently and with public involvement. When decisions are made without adequate notice or opportunity for public input, it undermines trust in our local government and its commitment to representing our interests. The appointment of a new Acting City Manager is a significant decision that impacts the leadership and direction of our city. Residents have a right to be informed and involved in such important matters.
The Violations
Several key violations of the Open Meetings Act occurred during the May 24th meeting:
- Lack of Adequate Public Notice: The resolution to appoint the Acting City Manager was not listed on the agenda posted the day before the meeting, depriving residents of the opportunity to prepare and participate.
- Unusual Meeting Time: The meeting was held on a Friday morning, diverging from the regular Monday night schedule, which likely limited public attendance and participation.
- Delayed Posting of Revised Agenda: The revised agenda was posted after the meeting had started, further preventing residents from being aware of the new agenda item in a timely manner.
Moving Forward
Transparency and accountability are the cornerstones of good governance. To maintain public trust, it is essential that the City of Rockville adheres to the principles outlined in the Maryland Open Meetings Act. As residents, we must hold our local government accountable and demand adherence to these principles to ensure that our voices are heard and our interests are represented.
I urge all Rockville residents to stay informed and involved in our local government. Attend meetings, ask questions, and demand transparency. By doing so, we can help ensure that Rockville remains a city we are proud to call home, governed by the principles of openness and integrity.
Together, let’s advocate for a government that values our participation and upholds the trust we place in it. Transparency is not just a legal requirement—it’s a promise to the community that must be honored.
Barack Matite Appointed Acting City Manager—Again!
This morning the Rockville City Council appointed Barack Matite as Acting City Manager effective May 24, 2024 in a unanimous decision with no discussion. The resolution to appoint a new City Manager was introduced at the beginning of the meeting and was not listed on yesterday’s public agenda:
Mayor Monique Ashton: Good morning Rockville, today is Friday, May 24th and we are going to move into meeting number 13-24. We have an agenda item focused on the Moderately Priced Dwelling Unit Rental Program Agreement for phase one of Twinbrook Quarter development. We would like to add another agenda item focused on a resolution for the Acting City Manager.…[vote on MPDU Agreement with no discussion]
Mayor Monique Ashton: Alright, so we have our second agenda item focused on the resolution to appoint the Deputy City Manager to service Acting City Manager. Do we have a motion?
Councilmember (unidentified): I move to adopt a resolution appointing Deputy City Manager Barack Matite to serve as the Acting City Manager effective today, May 24th, 2024 until such time as the Mayor and Council shall appoint a permanent City Manager.
Mayor Monique Ashton: Thank you, the motion has been made and seconded, all those in favor please raise your hand and say aye. I want to thank our new Acting City Manager Barack Matite for stepping into this role to support the City. We really appreciate it. Thank you all staff and I want to also send a few thanks to Craig Simoneau who has done an outstanding job in terms of supporting the operations in the City. We appreciate the leadership of the staff and supporting and making sure Rockville is the best place to live, work and play. Thank you very much.
Evidently this change in administration was in the works because the staff report and resolution are the missing pages 3-4 mentioned earlier and the staff report states that, “This is the second time this item has come before the Mayor and Council.” Watch the meeting for yourself (it takes less than four minutes!).
Barack Matite was appointed Acting City Manager in August 2023, when Rob DiSpirito resigned under murky circumstances. A few months later, Matite also resigned under murky circumstances and as one of their last acts, the outgoing Mayor and Council appointed Craig Simoneau as Acting City Manager on November 15, 2024. Depending on how you count, that’s four city managers in the last year?!? Despite the larger city council, it doesn’t look like leadership has improved.
As of 4:30 pm, no official announcement on the city website.
Spotlight: La Speranza Restaurant, A New Italian Gem in Twinbrook
La Speranza Restaurant, a new Italian eatery in Rockville is already making waves. Nestled off the beaten path at 806 Baltimore Road on the edge of Twinbrook, this charming spot is part of a strip mall better known for Jonathan’s and 7-11. Despite its unassuming location, La Speranza boasts a bright and inviting interior with a dozen tables, a small bar, and a view into the kitchen showcasing its wood-fired oven.
The highlight of La Speranza is undoubtedly its homemade pastas with tomato sauce, complemented by Neapolitan-style pizzas. This culinary excellence is thanks to chef and owner Neptali Mendoza, who brings a wealth of experience from his time as the sous chef at Baronnessa in Rockville, kitchen manager at RedRocks Pizzeria in Alexandria, and his training with Peter Pastan at Obelisk in DC at the start of his career.
As a frequent diner over the past month, I’ve had the pleasure of sampling their diverse pasta menu. While the cream sauces are a bit too heavy for my taste, every other dish from the chicken alla marsala to the lasagna to the eggplant alla parmigiana have been terrific. The wine selection, especially the Montepulciano, is a cut above most Italian restaurants in town. A boscaiola pizza to-go has become a regular treat for me. Additionally, La Speranza offers a variety of chicken, veal, and seafood entrees, panini, soups, salads, daily lunch specials, and even an American-style brunch on weekends. Pizzas $12-19, lunch specials $13, dinner entrees $17-27.
If you’re on the hunt for an exceptional Italian restaurant and want to support a local business, La Speranza is the perfect choice.
Rockville Reviews Twinbrook Quarter MPDU Rental Program Agreement—Today
Today at 10:00 am, the Mayor and Council reviewed a Moderately Priced Dwelling Unit (MPDU) Rental Program Agreement for Phase 1 of the Twinbrook Quarter development as a simple Consent item as a virtual-only meeting. These agreements are one of Rockville’s major ways to provide affordable housing within the city (the other is Rockville Housing Enterprises).
But why the rush? Today’s morning meeting was conducted outside of the regular Mayor and Council bi-monthly evening schedule and posted with less than 24 hours’ notice. Maryland’s Open Meetings Act requires “reasonable advance notice” of its meetings and that agendas are available in advance except in cases of emergency, but what’s “reasonable” or “in advance” is not defined. Two days? Two hours? Perhaps that’s something that the Mayor and Council should define for itself in the spirit of transparency.
Twinbrook Quarter is Saul Centers’ transit-oriented, mixed-use 18-acre development located along Rockville Pike and adjacent to the Twinbrook Metrorail Station. The project will include a mix of uses, with a focus on residential development and retail, complemented by two trophy office buildings to create a complete live/work/play environment. Phase I is underway with 450 residential units, a Wegman’s grocery store, shops and office spaces, and an extension of Chapman Avenue and is planned for completion this fall. Nearly 150,000 people live within three miles of this supersized development.
Twinbrook Quarters joins Saul Centers’ portfolio of huge ambitious projects such as Park Van Ness and Waycroft, but it holds many more modest commercial properties, such as a CVS and PartyCity at 1500-1582 Rockville Pike and two bank sites fronting Montrose Crossing Shopping Center at 12095 Rockville Pike.
The 50-page agenda (missing pages 3-4) is available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_05242024-7206
Rockshire Development and Town Square Management Set for Council Review
At its Monday, May 20, 2024 meeting, the Rockville Mayor and Council will discuss approval of the historical designation for 4 Courthouse Square (1930 Farmer’s Banking and Trust building, the last remaining Art Deco architecture in Rockville)(page 30). On the Consent Agenda (items approved without discussion) are purchase of a utility truck for $283,582; a cooperative agreement with the Chesapeake Bay Trust; bus transportation for recreation programs for $150,000, among others. The Mayor and Council will also receive reports on the development of 2401 Wootton Parkway in Rockshire by EYA Development LLC (272); amending building regulations in Chapter 5 of the City Code to align with international codes (571); the agreement with Morguard to manage Town Square (882); and a multiyear agreement with Rockville Economic Development Inc. (884).
Rockville Economic Development, Inc. (REDI) is requesting a multi-year agreement through June 30, 2028. Primarily supported by the City of Rockville, REDI promotes economic development and supports local businesses. In 2025, its proposed budget of $1.4 million includes $983,960 from the City of Rockville. The organization has ten staff members, with Cindy Stewart Rivarde as CEO and is currently chaired by Susan Prince, with Mayor Monique Ashton and Acting City Manager Craig Simoneau serving on the board.
The Mayor and Council are conducting hybrid meetings. If you wish to submit comments in writing for Community Forum or Public Hearings, please email the comments to MayorAndCouncil@RockvilleMD.gov by no later than 10:00 a.m. on the date of the meeting.
More details in the 905-page agenda packet (more than 90 Mb!) are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_05202024-7194.
Contradictory Suggestions Challenge Decision-Making Process for City’s FY2025 Budget
At its Monday, March 18, 2024 meeting, the Rockville Mayor and Council will discuss the budget for FY2025, tax rates, and modifying Council rules and procedures. On the Consent Agenda (items approved without discussion) are contracts for engineering and design services, a collective bargaining agreement with AFSCME #1453, and nearly $500,000 in data center and disaster recovery, among others. The Mayor and Council will also hold a worksession on the FY25 revenues, fees, and cost recovery. They are also approving the minutes from the Closed Sessions held on November 9, 2023 and November 15, 2023–long after the requirements of the Maryland Open Meetings Act (“as soon as practicable after a public body meets, it shall have minutes of its session prepared.” § 3-306(b)(1)).
The bulk of the agenda is devoted to the budget for FY2025 and will include a public hearing to collect more comments (p. 770+. The City has received nearly 800 comments from residents and businesses, which identified the top three priorities as community safety, quality neighborhoods, and maintenance of existing infrastructure (receiving about 35-45% of votes). The highest response rate was from the north end of the city (north of West Montgomery between 270 and 355) and lowest were from the east side of the city (east of 355).
Upon reviewing the open comments, it becomes evident that decision-making is a complex process. There are suggestions that fall outside the City’s jurisdiction, such as implementing a Bitcoin standard (a federal issue), improving academics at Twinbrook Elementary School (a school board issue), and prioritizing common sense (whose responsibility is this?). Once these are set aside, a multitude of individual suggestions remain, some of which are in conflict. For instance, while one person suggests increasing pay for police, another proposes eliminating the police department altogether. Similarly, opinions diverge on the addition or removal of bike lanes. With the assistance of ChatGPT, these suggestions seem to cluster around five major issues. However, the ways to address these can also be contradictory, and understandably, no one is keen on increased taxes to fund these initiatives:
- Infrastructure and Environment, such as improving traffic light timings, addressing potholes and street noise, maintaining and improving existing parks, preserving RedGate as green space, increasing preventative maintenance for storm water infrastructure, and promoting environmental sustainability through controlling invasive species and planting more native trees.
- Community Development and Safety, such as reviving the Town Center [didn’t we already do this?], improving safety in neighborhoods and near the Metro station, addressing crime, improving Rockville Pike, adding or removing bike lanes, and ensuring law enforcement is effective and well-funded.
- Housing and Zoning , such as upzoning detached SFH-only zoning areas, discussing housing for asylum seekers, preserving single-family zoning, and increasing residential density in Rockville Town Center.
- Services and Amenities, such as improving water customer service, providing free shuttle buses to key locations, expanding the Latino Youth Development Program, adding a compost service, increasing public art, establishing more dog parks and exercise classes, and providing easily accessible senior services.
- Economic and Business Development, such as supporting local businesses, reducing business turnover, and encouraging businesses to open in the Town Center (TC continues to be a perennial issue—I guess redevelopment in the 1960s didn’t cure it).
I wonder if if the City Council would have better information if they conducted random, in-depth phone interviews with a couple dozen residents, rather than survey of a thousand who decided to participate?
The Council is considering a change in its current Rules and Procedures because of the increase from five to seven members (p. 957). The City Attorney has drafted an amendment for the Council’s consideration, including that an item may only be removed from an agenda with the approval of at least six Council members, otherwise it follows Robert’s Rules of Order (developed by US Army officer Henry Robert in 1876; it is now in its twelfth edition). To add an item to the agenda still requires the request of two or more members.
The Mayor and Council are conducting hybrid meetings. If you wish to submit comments in writing for Community Forum or Public Hearings, please email the comments to MayorAndCouncil@RockvilleMD.gov by no later than 10:00 a.m. on the date of the meeting.
More details in the 1028-page agenda packet are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_03182024-7139.
Mayor and Council to Consider Major Funding Boost for Climate and Pedestrian Plans
At its Monday, March 4, 2024 meeting, the Rockville Mayor and Council will discuss fees, taxes, and federal earmarks for FY2025. On the Consent Agenda (items approved without discussion) are a water meter easement for 1151 Fortune Terrace. The Mayor and Council will also receive reports on the proposed budget for FY2025.
For FY2025, the City Council will be considering increasing staffing levels by 12 fulltime positions, half of which will be police officers in response to the decrease in support from Montgomery County. Other positions range from transportation engineer and building plan examiner to preschool teacher and board and commissions coordinator. They are also funding efforts to advance the Climate Action Plan ($3.7 M), Vision Zero Action Plan & Pedestrian Master Plan ($10.7 M), Town Center Master Plan, and economic development (primarily $1.4 million for REDI and its efforts to make Rockville a business destination for the life sciences) (page 7+). Capital improvements are expected for parks, including replacement of playground structures, renovating an outdoor pool, implementing the master plan for Red Gate Park, and improvements for the Lincoln Park Community Center, F. Scott Fitzgerald Theatre, and David Scull Park (some of which will require taking out a loan for $30 M). There seems to be nothing related to housing or other commercial districts (i.e., Rockville Pike). The City Council will be accepting comments at their meetings on March 18 and April 8, or you can make suggestions online at https://www.rockvillemd.gov/951/Budget.
While property tax rates should remain unchanged, utility rates for FY2025 may go up:
- Water and Sewer: 4% or $52.56 annual increase
- Refuse/trash: 6% or $32 annual increase
- Stormwater Management: 4% or $6 increase
Senator Cardin, Senator Van Hollen, and Congressman Raskin have invited Rockville to submit requests for projects for which the City wishes to partner with the Federal government and seek funding support. Congress revived earmarks in FY22 after a decade-long prohibition (pork barrel politics has returned!) (page 57+). Some suggested projects from staff include:
- Inspecting more than 8,000 water lines for lead to ensure safe drinking water.
- Replacing “orangeburg” sewer lines to prevent backups, overflows, and ground contamination.
- Rehabilitate aging water mains and asbestos cement pipes in southeast Rockville (Twinbrook).
The Mayor and Council are conducting hybrid meetings. If you wish to submit comments in writing for Community Forum or Public Hearings, please email the comments to MayorAndCouncil@RockvilleMD.gov by no later than 10:00 a.m. on the date of the meeting.
More details in the 133-page agenda packet are available at https://www.rockvillemd.gov/AgendaCenter/ViewFile/Agenda/_03042024-7129.
Rockville Featured in February’s Washingtonian
Washingtonian, the regional magazine about the DMV, featured Rockville in Neighborhood Guide of the February 2024 issue. These are the places they highlighted but there’s so much more to discover! Add your suggestions in the comments.
Food and Drink
- Hulu Skewer House (1488 Rockville Pike, across the street from Staples). Authentic Chinese BBQ.
- MezeHub (11508 Schuykill Road, technically south of Rockville off Parklawn Drive). Balkan and Mediterranean food.
- Èkó House (150 Gibbs Street, Rockville Town Center). Modern Pan-African (primarily Nigerian) restaurant and bar.
- Clear Skies Meadery (15201 Display Court, off East Gude Drive near Fisher Lumber). More than a dozen locally-brewed meads on tap.
- Kumbia Restaurant (100-B Gibbs Street, Rockville Town Center). Peruvian, Bolivian, and other South American entrees.
Bakeries
- Z&Z Manoushe Bakery (1111 Nelson Street, near Carmen’s Italian Ice in Woodley Gardens). Middle Eastern flatbreads.
- Mastiha Artisan Greek Bakery (2387 Lewis Avenue, near Twinbrook Metro). Featured in a previous post.
- Lil’ Cakes & Creamery (844 Rockville Pike, between Edmonston and First/Wooton). Artisan cupcakes, macarons, and dog treats!
Shopping and Recreation
- Dinkers Pickleball Court (40-C Southlawn Court). Eight indoor courts, ball machine, and a pro shop.
- BubbleGum Spa (1680 E. Gude Drive). Dedicated to extraordinary parties for children’s birthdays.
- MWBC Shop Local (36-D Maryland Avenue, Rockville Town Center). Incubator program for women-owned retail businesses.
- Nature by Trejok (130-B Gibbs Street, Rockville Town Center). Distinctive women’s clothing and household accessories.
- Ebisu Japanese Life Store (836 Rockville Pike, between Edmonston and First/Wooton, across the street from Ourisman Auto). Japanese snacks, anime, toys, cookware, beauty supplies, and lots more.
Max for Rockville 