Rockville apartment building at future Lidl grocery site to be named after Josiah Henson

New details have come to light about the Lidl grocery store and residential apartment project proposed for the old CarMax property at 15931 Frederick Road in Rockville. The apartment building will be called The Henson at Shady Grove. It is being named for Josiah Henson, whose story inspired the famous novel, Uncle Tom's Cabin. 

Lidl has brought in Rockville-based Foundation Housing as a partner to handle development of the apartments. The eight-story Henson will house 200 units, with all units being termed affordable housing. 1, 2 and 3-bedroom units are anticipated to be provided in the building. City leaders have advocated for developers to include such larger units in new multifamily housing. An above-ground, two-level parking deck will also be part of the building.

The Lidl store will include an outdoor, cafe seating area. That seating will be shaded by a canopy. Extensive landscaping is proposed for the grocery store and The Henson.

Rockville Mayor & Council to hold public hearing tonight on proposed annexation of King Buick-GMC dealership into city

Rockville's Mayor and Council will receive public testimony on the proposed annexation of the King Buick-GMC auto dealership property at 16200 Frederick Road into the city at their virtual meeting tonight, May 17, 2021 at 7:05 PM. A residential development has been proposed for the site by developer EYA. City zoning would permit the density EYA seeks for the development, whereas the current Montgomery County zoning would not.

Security fencing installed around site of future Rockville Wegmans store (Photos)

There's finally some visible activity on the long-delayed Twinbrook Quarter development at the corner of Rockville Pike and Halpine Road near the Twinbrook Metro station. Security fencing topped with razor wire has just been erected around the many empty buildings and storefronts on the site. 

Fencing around the abandoned
Hooters of Rockville

The barricades extend as far north as the shuttered Hooters restaurant. That is a necessary step ahead of demolition, so it looks like this is finally moving forward. Most anticipated is the Rockville Wegmans grocery store that will anchor the B.F. Saul development.

Rockville Planning Commission meeting canceled

The March 24, 2021 Rockville Planning Commission meeting has been canceled. No reason was given in the announcement. The next Planning Commission meeting is currently scheduled for Wednesday, April 14, 2021. Earlier this week, commissioners presented the draft Rockville 2040 Comprehensive Master Plan to the Mayor and Council, and recommended its approval. 

Montgomery Mall, Wheaton Plaza to be sold in 2022

International mall operator Unibail-Rodamco-Westfield (URW) plans to sell most of the malls it owns in the United States in 2022, the company announced last week. The news immediately puts the future of Montgomery Mall and Wheaton Plaza into serious question; URW owns both malls.

The news might have been a complete shock had it come prior to Westfield's acquisition by Unibail-Rodamco in 2018. After all, Westfield sunk well over $90 million into additions and renovations of Montgomery Mall alone this past decade. If Westfield was still the sole principal owner, this would not be happening.

Clearly, URW is not committed to bricks-and-mortar and indoor malls, and is seeking a Sears-Kmart-style payday via selling off the real estate. Here in Montgomery County, that real estate is worth a fortune.

However, despite a Wheaton sector plan filled with developer giveaways, there has been little to no demand in the private sector for mixed-use development in the same area of Wheaton where Wheaton Plaza is located. Since the new plan was passed by the Montgomery County Council roughly a decade ago, only two smaller, private sector apartment developments with no retail or dining have been constructed. A Montgomery County government project, a taxpayer-subsidized government office building at the Wheaton Metro station, is the only other significant project to be realized in the last decade.

It will be interesting to see who the potential buyers of Wheaton Plaza will be, and what they plan to do with the property. Montgomery Mall's site has greater demand. But there is serious question as to the quality of the redevelopment of both sites. 

Will they become two more cookie-cutter multifamily housing developments like recent housing projects at Rockledge and Tower Oaks, or vibrant communities with high-profile retail and restaurant tenants like Pike & Rose and Virginia's Mosaic District? Will the new owners take the cautious approach Westfield had planned by building on parking lots around the malls first, or a high-risk dice roll like the one that backfired on Lerner, when it pulled the plug on its popular White Flint Mall only to wind up with an empty field and no income?

Rockville planning commission postpones decision on Fallsgrove office-to-residential conversion

The Rockville Planning Commission last night postponed a decision on a developer's request to allow a parcel at Fallsgrove designated for future office space to be developed as housing instead. Originally on the agenda for last night's meeting, the decision has now been postponed "until further notice." 

The proposed plan amendment had the support of city planning staff. But such conversions remain controversial, when master plans for places like Fallsgrove, King Farm and Clarksburg were sold to the public as mixed-use communities that would offer housing, retail and job centers.

More Rockville office space to become residential

The moribund Montgomery County economy, and the failure of County officials to attract even a single major corporate headquarters to the county in over 25 years, continues to severely impact the real estate market. With little demand for office space, the county has watched revenue plummet as higher taxes must replace the lost commercial revenue, and those taxes impel the wealthy to flee to lower-tax jurisdictions. Now more planned office space in Fallsgrove is expected to become residential, when the Rockville planning commission approves an amendment allowing that on March 10, 2021.

This is far from the first time land in Rockville that was meant to provide jobs and eliminate commutes for a number of residents has been lost to residential housing. The latest flip will allow 210981 square feet of potential office space to instead be used for up to 350 units of multifamily housing. This will not only eliminate planned office space, but also exceed the caps on building height and total multifamily units allowed in the Fallsgrove master plan.

The proposed residential building would be 76' tall. Parking would be above-ground underneath the residential floors, and on surface lots around the building. A 19000 SF pocket park, a small playground, and a shared-use path along Research Boulevard would be constructed as part of the new development.

Developer Lerner Enterprises' "statement of justification" for the request states that "unsuccessful efforts to market the Property for office use for more than a decade due to the lack of market interest, coupled with the challenges the Applicant has had in leasing their two office buildings in Fallsgrove proper, are the driving forces behind the subject Project Plan Amendment.” It also notes that existing office buildings at 14955 and 14995 Shady Grove Road currently have a high number of vacant units.

Rockville planning staff has made including 2000 SF or less of retail space a condition of approval for the amendment. Lerner says there is no market for retail at that location, and that including it will compromise the successful design of the planned residential building. The company also notes that the retail market in Rockville is weak, citing Rockville Town Square as an example. 

Staff is recommending approval of the project plan amendment, with 13 conditions. If passed, the approval will be transmitted to the Mayor and Council for their approval.

Lerner's statement calls the possibility of Montgomery County's office market rebounding "a remote event." The developer hired Avison Young to study MoCo's office market in general. "The Avison Young reports confirmed that the office market overall in Montgomery County is not strong," Lerner wrote.

First look at proposed Rockville shopping center with daycare facility

Here is the first rendering of what a new shopping center proposed for 14119 Travilah Road in Rockville will look like. A daycare facility with a large, fenced outdoor play area would be situated directly behind the retail center. Note that the dimensions of each building have been slightly reduced since the project was first proposed in 2019. The retail square footage has gone from 5896 SF to 5677, and the daycare building from 12762 SF down to 12607.

Renderings via Montgomery County Planning Department

Architect: Nicholas Lucarelli Architects, LLC

Site plan shows development that would replace King Buick GMC in Rockville

Here is a look at the site plan for the proposed redevelopment of the King Buick GMC auto dealership property at 16200 Frederick Road. Rockville leaders are currently considering whether or not to annex the property into the city, a move necessary to allow construction of the density proposed here by developer EYA. A public hearing on the question of annexation has been scheduled.

EYA is proposing to build 247 townhomes and 118 "two-over-two multifamily units" on the property. Above, you can see the proposed open space (shown in blue) and green space (green) for the development. 

The site is walking distance to the Shady Grove Metro station. Intriguingly, it is also across the street from the Montgomery County dump, an issue that previously arose during the successful approval process for the Bainbridge Shady Grove down the street. May the winds be ever in your favor!

Rockville Planning Commission to consider annexing King Buick dealership to be redeveloped by EYA

The landowner of the King Buick GMC auto dealership property at 16200 Frederick Road is asking to have the land annexed into the City of Rockville, along with a portion of vacant land. If the proposal receives the necessary approvals, developer EYA intends to formally acquire and redevelop the site with 366 housing units in the form of townhomes and low-rise condo buildings. EYA is also proposing to provide an amenity related to the nearby King Farm farmstead site, such as parking.

Montgomery County's current zoning for the dealership property allows building heights of 45 feet, while Rockville's permits heights of 75 feet. An additional complication is that a Minor Master Plan Amendment process was previously initiated for the area by the Montgomery County Planning Board, which includes the dealership property. 

As drafted, the Montgomery County zoning change would permit heights of 80 feet, but could take up to 18 months to be approved. It's unclear what advantage there is to joining the City of Rockville other than that the project could begin sooner, as city staff estimate the land could be annexed by September 16 of this year. 

But if this is to occur before the County zoning change, the annexation would have to be signed off upon by the Montgomery County Council. That would mean the Council would cede the tax revenue from the future development to Rockville. City staff reports that Montgomery County planners were receptive to the idea of handing the plot over to Rockville.

The Rockville Planning Commission will consider the annexation plan and whether to schedule a public hearing to consider the petition at its January 13, 2021 virtual meeting at 7:00 PM. Planning staff is recommending approval of the public hearing.

Rockville planning staff recommends removing "substantial retail" requirement for Rockshire Village Center in master plan

Rockville Planning Commission
Chair Charles Littlefield

Residents in the Rockshire community of Rockville have long asked the Rockville Planning Commission to preserve the retail-only use of the Rockshire Village Center property in the update of the city's Comprehensive Plan. Developers seeking to redevelop the property are asking for retail use to be minimized or deleted altogether, asserting that there is no market demand for retail at that location. The Planning Commission will consider the competing arguments at its 7:00 PM, October 28, 2020 virtual meeting. City planning staff has now weighed in with recommendations.

Planning staff "does not believe that retaining the restriction on the site that it may only be retail

is in the best interests of the community or the property owner," a staff report included in the meeting agenda states, in response to testimony by resident Randy Alton. Responding to testimony opposing retail use by Bob Youngentob of development firm EYA, staff goes further, recommending commissioners delete the word "substantial" from "substantial retail" as a condition for any residential redevelopment. 

Staff also notes that commissioners could remove the word "retail" altogether. "In that case," the report suggests, "the language could be shortened to simply say:  'Any housing development must provide a significant amenity that would be an asset to the broader community.' An amenity could include retail or community space, but neither would be identified explicitly."

Lidl proposes Rockville store in King Farm, Derwood area

German grocery chain Lidl is proposing a Rockville store in the King Farm-Derwood area. The store would be on the former CarMax property at 15931 Frederick Road, near the Shady Grove Metro station. As part of the proposal, an affordable housing development with 200-250 units would later be constructed on another part of the property. The grocer is also promising to upgrade the streetscape along the Frederick Road side of the property, to improve safety for pedestrians and cyclists.

Rockville Mayor and Council to discuss undergrounding MD 355 in Rockville Town Center

Redevelopment of Rockville 

Metro station also to be discussed

A long-term goal of Rockville Mayor Bridget Donnell Newton, the undergrounding of MD Route 355 where it passes through Rockville Town Center, will officially come before the Mayor and Council for the first time tonight at its 6:00 PM virtual meeting. The idea has been floated for decades, such as the above rendering from the 2001 Rockville Town Center master plan.

Newton revived the idea in recent years, with a goal of creating more public space for city events, and a calmer traffic environment for the town center. The space could replace the lost town center parking lots where events like Hometown Holidays formerly hosted concerts and carnival rides, but with less asphalt. City staff estimates the potential cost of such a project to be in the $200-300 million range.

This 1990s concept drawing of the
undergrounding of MD 355 created by
a city-hired consultant envisioned the
future redevelopment of the
Rockville Metro station surface areas

There is potential to combine such a project with development or redevelopment of the Rockville Metro station surface lots, and the Rockville Mall-era structure across MD 355 from it. Coincidentally, the Mayor and Council will also be discussing the former topic at tonight's meeting, as well. The staff report notes that the city's Rockville 2040 comprehensive plan draft calls for "a blend of moderate-density housing and neighborhood-serving retail" on the station site, and at the edge of East Rockville.

Images via City of Rockville

Duball brands Rockville Town Center project as the Ansel Apartments (Photos)

The latest look at the construction in Rockville Town Center comes with some breaking news. Developer Duball, LLC has announced the branding for the previously nameless project. It will be known as the Ansel Apartments.

Ansel will have studio and 1, 2, and 3 bedroom units available. Delivery is expected in Fall 2021, and the property will be managed by Bozzuto.

Rockville planning commission to review Wegmans, Twinbrook Quarter Phase 1 site plan

The Rockville Planning Commission will review the Phase 1 site plan for B.F. Saul's Twinbrook Quarter mixed-use development at 1500-1616 Rockville Pike, which includes a Wegmans grocery store, at its August 5, 2020 virtual meeting. If approved, Phase 1 will include up to 460 apartment units, 270,000 square feet of office space, a 92,000 square foot Wegmans, 12,000 square feet of restaurant use, and 17,000 square feet of retail use.

One new element in the plan is a potential daycare facility within the structure, with a capacity for up to 135 children. Phase 1 will also include construction of Festival Street and another extension of Chapman Avenue, including its intersection with Festival Street.

Planning staff is recommending approval of the site plan. The project is adjacent to the Twinbrook Metro station at Halpine Road.

America's largest crabapple tree would be relocated for redevelopment of Rockville office building

Tree designated "National Champion"

for its air and water purification

properties, height & circumference

UPDATE - July 21, 2020: The article has been updated to indicate that Montgomery County's assertion that a homeowner has agreed to accept the relocated tree is false; the homeowner has not even been contacted about the matter, much less agreed to accept the tree

A developer has proposed a plan to redevelop a one-story office building at 12500 Ardennes Avenue in the Twinbrook area of Rockville as a residential building. The property is directly adjacent to the City of Rockville, and is indeed partially surrounded by land within the city's jurisdiction, but falls under the planning authority of Montgomery County.

Developer Ardennes Partners, LLC is proposing a 203-unit residential building. It is requesting a 22% density bonus for affordable units it will include, and an additional 10% density bonus for workforce housing units. The project will be 198,718 SF in total, and 100' in height.

A national champion southern crabapple tree currently stands on the property (there are actually several mature trees on the site). It is the largest known southern crabapple tree in America, according to American Forests.

The developer has proposed relocating the tree to a "nearby" site on Vandegrift Avenue. That site is actually about four blocks away on the lawn of a private home, and is not visible from Twinbrook Parkway. However, the owner of the property Montgomery County claims would be accepting the tree tells me she has never given permission for the tree to be planted there, and that she has never even been approached by the developer or Montgomery County about the matter. There is currently a petition to stop relocation of the tree. Montgomery County Planning staff is proposing to require the applicant to be responsible for the survival of the tree at its new location for only five years.

Proposed site plan

A mostly-above-ground parking deck will hold 181 parking spaces. The site is a quarter-mile from the Twinbrook Metro station, and is allowed under Montgomery County rules to provide less than the minimum required parking spaces. An "urban plaza" will be constructed at the corner of Ardennes and Twinbrook Parkway.

It's unclear why the building could not have been configured to instead locate the plaza around the crabapple tree. The developer cites the need to grade the property, the need to construct a new sidewalk along Twinbrook Parkway, and Montgomery County's own demand that it dedicate right-of-way space along the parkway side to the County, as reasons the tree could not remain in place. Staff indicates in their report that the developer will be moving the tree at "considerable expense."

The Montgomery County Planning Board will review the proposed plan at its June 25 meeting. Planning staff is recommending approval of the plan, with conditions.

Rockville construction update: Duball Rockville Town Center Phase II (Photos)

Duball LLC's Rockville Town Center Phase II is anticipated to deliver in mid-2021 across from Phase I, which included a Cambria Suites hotel, The Upton luxury apartments, and several shops and restaurants. Phase II will add 20,000 SF more of retail and dining space, beneath 400 apartments. 250 apartments will be market rate, and the other 150 will be affordable housing for seniors.