Rockville construction update: East Grill Karaoke (Photos)

East Grill Karaoke, a new restaurant coming to Courthouse Center in Rockville, appears to be getting closer to opening. Furniture is in place in the dining room, and they are hiring staff. The shopping center is also home to the venerable Apollo, and is located at the intersection of N. Washington Street and E. Middle Lane.

First look at retail building that will replace Timpano Italian Chophouse in Rockville

The future retail addition that will replace Timpano Italian Chophouse at Montrose Crossing shopping center is officially pre-leasing. In fact, the first space has already been leased by Allure. Now included in the Federal Realty property's site plan, the above image gives the first indication of how many retail/restaurant spaces the new building will add.

There will be 7 spaces in all, ranging from Allure's 1700 SF spot to the largest 4500 SF end unit. Montrose Crossing is located at the intersection of Montrose Parkway and Rockville Pike in the Pike District.

Map courtesy Federal Realty
Photo: Robert Dyer

Okay, so this is what is going on at Congressional Plaza (Photos)

The mystery digging and construction work at Congressional Plaza makes a bit more sense, now that the shopping center has posted a rendering of what the result is supposed to be when the project is finished. Also, the work is not purely cosmetic. A new restaurant tenant, Modern Market, is joining the lineup.

Modern Market will open its first D.C. area location at Bethesda Row, another Federal Realty property, in mid-August. This Rockville location will open later this year. The chain emphasizes healthy eating, and serves those on a variety of specialty diets, including vegan, paleo, low carb/high carb, celiac, South Beach, and low-GCI.

Their ingredients are farm-sourced, and will offer coffee, bread and beer from Washington, D.C. Modern Market serves breakfast, lunch and dinner.

Rockville town center merchants, landowners differ on parking issues

Most people can agree that Rockville's town center is probably not known in the region as the most pleasant, easiest and cheapest place to park. But how to solve that problem - or the perception of it - isn't as as easy to agree upon. A special Mayor and Council worksession last night brought stakeholders together for an open conversation on the topic.

"There is no such thing as free parking," a representative of Rockville Town Square owner Federal Realty said. Lighting, maintenance and ground lease payments are just a few of the expenses involved in providing parking, he explained. He described the current parking policy at RTS as a "very generous first two hour validation program," taken advantage of by 80% of garage patrons. That is "effectively, free parking," he added.

However, many competing lifestyle centers in the County are offering parking that is literally free parking, much to the chagrin of businesses in the town center. And, yes, there is validation, but you usually have to buy something in order to get it, which means it is not "free." 

In contrast, Federal Realty's Pike & Rose development gives you the two hours free without needing a validation. Downtown Bethesda, as unpleasant as parking is there, provides free parking in Montgomery County garages on weekends. Rockville Town Square doesn't. And Rio/Washingtonian Center and Downtown Crown provide the best deal of all: free parking all day, every day.

But becoming more competitive is easy or challenging, depending upon who you ask.

Federal Realty pointed out that fees alone rarely cover the full cost of parking for a property owner. "What we don't collect," the representative said, "is essentially paid for by the leaseholders themselves." Changing parking policies requires a lot of research, and a long-term commitment to that new policy, he warned.

Mellow Mushroom's Danny Trahan offered a simpler solution. Trahan, who lives in Virginia, said the evolution of parking policies at Reston Town Center are very instructive for Rockville's parking dilemma. Reston originally had free parking, he said, until the policy was abused by Metro commuters. When Reston Town Center then instituted paid parking, business declined severely, he recalled.

Reston then changed to charging for parking only between 4:00-10:00 AM. The result? Business was "booming again," Trahan recounted. Taking into account the daytime demand for parking related to local government and the courthouse, Trahan suggested implementing a Reston-type policy, but charging until 4:00 PM on weekdays. After that, and all day on weekends, parking would be free. 

"Heavily market that" on Facebook and in newspaper ads, Trahan advised. In response to Federal Realty's concern about the reality of parking costs, Trahan predicted that under his suggested policy, the firm would recoup "millions of dollars of revenue you guys are losing." 

Trahan also proposed that Federal Realty allow merchants to advertise in the garages, to generate revenue to cover parking costs. He offered to buy a Mellow Mushroom sign and install it in the garage. Another novel idea Trahan threw out at the meeting was to relocate the library, and fill its space with more retail to activate the square at all hours.

"We're at a competitive disadvantage on Saturdays," a Regal Row merchant said. And a former draw at lunchtime on Wednesdays, the farmers market and live music, has been lost to Dawson's Market during the construction of the Duball project across the street. A representative of neighboring CremCafe said that the loss of the surface lot the Duball project was built on has made it harder to hire workers. They can't afford the price of parking, and "not everyone is using the Metro," he said. The owner of Ben & Jerry's said "customer counts plummeted" during the Duball construction, and today are "not nearly as much as they were prior to construction."

Scott Feldman of the legendary Giuseppe's Pizza on Regal Row told the Mayor and Council that some of his longtime customers "don't come in anymore" after finding a "$40 ticket on their windshield." Or, as one of his customers termed it, "that little surprise we had waiting when we got outside." Combine that with competition that can offer free parking, and Rockville town center businesses suffer as a result. "The problem is," Feldman said, local consumers "have too many other choices." Read the pizzeria's Yelp page, and you'll find that when customers aren't raving about the pizza, they're warning that "parking is a ***** during business hours."

Regal Cinemas has been hit as hard as anybody - and not for a lack of trying. The cineplex recently renovated its auditoriums, adding reclining seats. Ordinarily, a representative of the theater said, adding recliners would initially boost sales by 50-60%. In Rockville, the fancy chairs have only generated a 20% increase in business, he said, "something that is concerning." He also said that the theater had to end its free family matinee screenings, because "nobody wants to pay $12 to see a free movie."

But the perception of parking problems may be killing business as much as the practical experience of parking. "I hate to come into downtown Rockville. I can never find a place to park," Rockville Chamber of Commerce board member Brian Barkley said friends often tell him. Barkley said it's actually not that hard to find parking if, like him, you know where it is. He recommended better wayfinding to address that issue.

That still doesn't solve the cost issue, though. "You can't have everybody around you with free parking on the weekends, and you don't have it," Barkley said.

A town center merchant who lives in Potomac said "nobody in my neighborhood comes here," they go to downtown Bethesda instead. And a representative of VisArts said Rockville town center "has a reputation that it's not a friendly place to go. You have to pay for parking."

"If [merchants] want to have free parking, they can have free parking, It's just a matter of paying us," Duball, LLC president and principal Marc Dubick said of his garage in the Upton/Cambria Hotel and Suites building he developed. Echoing Federal Realty's accounting concerns, Dubick noted that "we have lenders, and we have to pay our obligations." He also noted that his garage is only 17% occupied on Friday nights currently. 

That could change when World of Beer opens, though.

Former Rockville councilman decries "awful" campaign tactics

Former Rockville City Councilman Jim Marrinan, who served on the Council from 1991-1999, condemned a last-minute attack mailing that contained false accusations against Mayor Bridget Donnell Newton during Community Forum at last night's Mayor and Council meeting. Saying it was the worst political behavior he had witnessed in 40 years in the City, Marrinan suggested the tactic backfired, as evidenced by Newton's overwhelming victory on Election Day.

Marrinan termed the mailer, sent out by the mayoral campaign of Sima Osdoby and emblazoned with logos of the Team Rockville slate, "awful."

Later at the meeting, the newly-sworn-in Mayor and Council held a public hearing to start the process of annexing the former CarMax property near the Shady Grove Metro station into the City. The site is at 15931 Frederick Road (MD 355).

Councilmember Mark Pierzchala questioned why the street between the CarMax site and the new Bainbridge Shady Grove apartments wasn't being included in the annexation. The street is currently owned by WMATA.

Planning commissioners had criticized the planned apartment building at the site for including no retail to activate the streetscape around it, or reduce driving by residents. They did ultimately recommend the proposed annexation plan.

Attorney Pat Harris, representing the developers 355 Partners, LLC and Frederick Road, LLC on the project at 15931 Frederick Road, said that the high ceilings and windows of the building's ground floor will allow future retail build-out if the retail market improves.

The Mayor and Council also discussed legislative priorities for the upcoming 2016 session of the Maryland General Assembly, such as school construction funding, and scheduling meetings on the topic of parking at Rockville Town Square. Parking problems have been blamed for recent business closures there.

Newton said she would like to include landowner Federal Realty in an upcoming worksession, and take action on the matter before the holiday shopping season gets fully underway. However, last night's scheduling discussion made it unclear that such timely action on the issue would be possible.

Photo courtesy City of Rockville

SAZON INKA TO OPEN IN ROCKVILLE (PHOTOS)

A new restaurant is coming to Federal Realty's Courthouse Center in Rockville. Sazon Inka will be the newest tenant in the retail center perhaps best known for the Apollo restaurant. Courthouse Center is across from Federal Realty's Rockville Town Square property, and two blocks from the Rockville Metro Station.

Sazon Inka will serve the popular Peruvian-style chicken, pollo a la brasa, as well as parrilla grilled selections. Stay tuned for an opening date.

FREE PARKING NIGHTS AND WEEKENDS AT ROCKVILLE TOWN SQUARE DURING THE HOLIDAYS

With the holiday shopping season fast approaching, and nearby retail meccas Westfield Montgomery Mall, RIO and Downtown Crown beckoning with free parking, Rockville Town Square has announced a Holiday Parking Experience starting November 26, 2014.

In plain terms, parking will be FREE nightly after 6:00 PM, and all-day on weekends from November 26 to January 4, 2015. That should make those 2000 parking spaces a lot more appealing for shoppers, as well as those attending the annual Tree Lighting and Holiday Open House, which will be on Thursday, December 4, from 6:30 to 9:00 PM.

Don't thank the Monopoly guy - thank property owner Federal Realty, surely concerned about keeping the holiday cheer high at a retail center where several tenants have closed in recent months. A second Federal Realty property, Pike & Rose, is also a competitor with Rockville Town Square, but does not have many retail stores open yet. Pike & Rose offers 2 hours of free parking to guests.

I know free parking sure makes me more likely to dine and shop at Rockville Town Square.

HOLIDAY LIGHTS AT PIKE & ROSE (PHOTOS)

Given the big holiday displays every year at Bethesda Row, I've been wondering what Federal Realty would do for the season at its newest development, Pike & Rose. Those questions were answered this weekend, and I present the festive results here for your pleasure. The tree was not yet lit at this point, but there is plenty of Christmas and Chanakuh spirit in the air even so. Obviously, the scene will be more impressive once Phase 2 of the development has been built out, as the Christmas cheer is limited in distance. But if enough of the new retail stores can open in time, this could be a real sleeper spot for holiday shopping in Montgomery County - particularly for those purchasing apparel.

Federal Realty's Rockville Town Square seems to be behind Pike & Rose on the decorating schedule; their Bethesda Row development already has its decorations up.

PIKE & ROSE CONSTRUCTION UPDATE (PHOTOS)

Many more of the future tenant spaces at Pike & Rose now have signage showing where they will be located in the new Federal Realty development. Meanwhile, the next phase of construction is beginning on the site, formerly known as Mid-Pike Plaza.

Chipotle

Tutti Frutti Frozen Yogurt

This actually is not where
Sport & Health will be

PerSei apartments,
already open and leasing

Future garage ramp

Stella Barra Pizzeria

Summer House

City Sports

Gap, iPic Theaters
and AMP by Strathmore

Gap (left) AMP (center)

Del Frisco's Grille,
now open

PETER CHANG RESTAURANT TO OPEN AT ROCKVILLE TOWN SQUARE

Federal Realty has landed a big name in Chinese cuisine at its Rockville Town Square development. Peter Chang will return to the DC area, opening an eponymous new Chinese concept in Rockville's town center. While Federal Realty did not announce the restaurant's location, it appears Chang won't be taking over one of the obvious vacant spaces. Chang's business partner, Gen Lee, told the Washington Post's Tim Carman that the new restaurant will replace Taste of Saigon.

While the restaurant will be only 3100 square feet in size, Chang's Duck in Stone Pot and Grandma's Steamed Pork Belly will be among his legendary dishes to make the Rockville menu. Peter Chang will be open late, from 11:00 AM to 1:00 AM, according to a Federal Realty press release.

While Rockville Town Square is still having some struggles - several tenants (e.g. Cosi) have vacated in recent months - the overall trend has been Federal Realty better matching its mix of tenants to Rockville's demographics. That includes better catering to the burgeoning Asian population in the city (although if Taste of Saigon is really moving out, there won't be a net gain in that department).

Stay tuned for more information as it comes in.

ROCKVILLE PLANNING COMMISSION GRANTS DEFERRAL FOR CONGRESSIONAL PLAZA APTS. PROPOSAL

Developer Federal Realty requested a deferral for its Crest II apartments site plan, after the matter was discussed by the Rockville Planning Commission last night. Commissioner David Hill moved to allow the deferral to the commission's first August meeting; the motion was seconded by Commissioner Jack Leiderman, and approved 6-0 by the commission.

The plan was originally scheduled to be presented for approval at last night's meeting.

NEW CONGRESSIONAL PLAZA APARTMENTS ON ROCKVILLE PLANNING COMMISSION AGENDA TONIGHT

A Federal Realty proposal to construct an apartment building at E. Jefferson Street and Halpine Road, by Congressional Plaza, is the main item on the agenda at tonight's meeting of the Rockville Planning Commission. The meeting will begin at 7:00 PM in the Mayor and Council chambers at City Hall, and will be broadcast live on Comcast Channel 11.

The 5-story, stick-built project will hold 49 apartments, and an at-grade parking facility for 26 vehicles. Overflow parking is planned to be accommodated on the existing surface lot adjacent to the building.

Because the development does not meet or exceed 50% of the site's development, the project is exempt from updated stormwater, forestry, art and public space requirements. Federal Realty also proposes to correct a flawed loading dock ingress on Halpine Road during the project, making it easier for tractor-trailers to maneuver when making deliveries.

Any children in the development enrolled in Montgomery County Public Schools will attend Farmland Elementary School, Tilden Middle School, and Walter Johnson High School.

It appears the project will be called Crest II, a nod to The Crest, an existing residential building at Congressional Plaza.

EAST DUMPLING HOUSE TO OPEN IN ROCKVILLE (PHOTOS)

Exciting news from Courthouse Center at 12 N. Washington Street: A new restaurant, East Dumpling House, is coming soon, a short walk for residents in the town center and nearby neighborhood.