B.F. Saul unveils vision for property by Twinbrook Metro (Photos)

Representatives of B.F. Saul/Saul Centers and their project partners unveiled plans for an 18-acre site on Rockville Pike by the Twinbrook Metro station at a public meeting last night. About 25 residents listened to a presentation, and gave feedback at tables designated for topics such as transportation, open space and project uses. The huge project, which could have up to 1865 housing units, will likely take more than a decade to fully build out, attorney Bob Dalrymple said. Anchoring the site will be a one-acre Central Park, and several smaller parks. The property is 600 feet from the Metro station, which executives say makes the site ideal for dense housing.

Todd Pearson, Senior VP at
B.F. Saul, welcomes attendees

B.F. Saul Senior V.P. Todd Pearson said the original 2016 project concept has been overhauled to incorporate community feedback. He said nearby residents asked for "great and engaging open spaces for the community," retail and entertainment options, and varied heights ranging from 6 stories near Twinbrook homes to 150'.

Slide showing a previous owner's
approved site plan, while Saul Centers
was acquiring the properties outlined
in red to the north

The project has also grown in size, after the company was finally able to reach an agreement with the property owner at the northeast corner of Rockville Pike and Halpine Road. Both Saul Centers and the City of Rockville had wanted that last corner to be added, a gateway location Pearson called "the front door to the project." Tom Gallas, CEO of Torti Gallas, said a planned office building at that corner will be a "signature gateway" to the development.

2016 concept; note bottom right
corner was not yet owned by B.F. Saul

Among the highlights of the new 2017 plan are the aforementioned Central Park green space, a straightening of Festival Street and Chapman Avenue Extended, and a plan to keep all loading docks and truck traffic away from the Central Park area. To achieve that, a service road will run under the cantilevered edge of the buildings along the Metro tracks, placing all deliveries and loading docks back there out of sight of both the development's future residents, and Twinbrook residents across the tracks.

Snapshot of development in
the Twinbrook area: Red is the
Saul Centers project, Orange is future
development, and Purple is completed
development; the thick white lines at the
lower left represent future road connections

The proposed Central Park would be four times the size of the square at Rockville Town Square, and three times the size of Rose Park at nearby competitor Pike & Rose. Daniel Ashtary, AIA, a principal at Torti Gallas, said the green will have real grass. Asked if architects had considered moving the 2-story restaurant building at the north end of the park - or the kiosks at the south end - to create an even-larger green space, Ashtary said the park will feel much bigger in person due to the scale of the buildings around it. B.F. Saul said all such suggestions from attendees will be considered going forward. There is also the possibility of bringing in a large tree to help create a sense of place as Pike & Rose recently did, Ashtary said.

A dedicated bike lane is expected to run alongside the Pike in front of the development. One attendee stressed that he would like to see that bike path added "sooner, rather than later," in the staging process. He said such an example would put pressure on future developers along the Pike to add such bicycle infrastructure.

An aerial view of the site today (above) was shown, and then compared to a rendering of what the site might look like a decade from now (below). Click any image to enlarge for greater detail.

Another idea on many minds at the event was the long-discussed possibility of adding a new pedestrian connection between Twinbrook and Rockville Pike over the railroad tracks. B.F. Saul representatives said that, while this is not in the preliminary design plans, they are open to the idea. There are some residents who aren't receptive to the idea, worrying that apartment dwellers across the tracks will litter and leave dog waste in Twinbrook.

Pink represents residential and
retail buildings; orange is an office building

School overcrowding is a topic of concern at every meeting on a new development, and last night was no exception. No estimates of student generation rates were discussed. Some questioned if Saul Centers could fill all of the retail spaces in these 10 buildings. "Is there too much retail already?" one attendee asked. "We don't want empty storefronts," Gallas said of these questions later in the meeting. Getting the parking number right was also a concern. One intriguing idea was the possibility of adding a platform where people could watch trains passing behind the building. Others stressed that they would like to see local businesses in the development, rather than national chains.

Open space concepts

One major issue that drew many questions during the breakout session was staging. Some of the team partners suggested that the signature office building at the corner of Halpine and the Pike might be the first constructed. However, John F. Collich, Senior VP of Acquisitions and Development for Saul Centers, said that no such plan is in stone yet. He said the ultimate staging is up in the air at this point, and will be entirely market-driven. Delivering the expensive Central Park amenity for example, Collich said, will require getting some revenue coming in from the property first. And the project hasn't even been approved by the City yet, a key first step in attracting tenants, he added.

View of Central Park from
Festival Street

Going forward, the City's Development Review Committee will take up the Project Plan application on September 28. Review of that plan by the Planning Commission and Mayor and Council will take place between this fall and early 2018. In the future, site plans will be submitted for the various stages of the project, and those will have to be approved by the Planning Commission.

Central Park

Pearson emphasized that B.F. Saul has been around since 1892, and has a long-term commitment to its projects. "We are not a build-and-flip type company," he said, which "incentivizes us to work with the community." A website for the project was announced, as well as other contact information for community feedback (see last image at bottom).

How office building at
Halpine and 355 will look
driving north on the Pike

View of Central Park from
Chapman Avenue Extended

Each star represents a parking
garage entrance in the
development

How bikes and pedestrians will
circulate through the development

Service/truck routes

Smoothie King to open, Lucy to close at Congressional Plaza in Rockville

Smoothie King is coming soon to Congressional Plaza in Rockville. The health-oriented beverage cafe has an existing Rockville location on Shady Grove Road. Next door neighbor Lucy Activewear will close by the end of the year, according to a corporate spokesperson.

Sign installed at Brightview West End in Rockville (Photos)

The permanent sign has been installed at the Brightview West End senior living apartment building in Rockville Town Center. Featuring 195 units for assisted living, independent living and dementia care, the building is expected to open next month.

Starbucks renovation underway at Rockville Town Square (Photo)

The expected remodeling of the Starbucks at Rockville Town Square is underway. Although the coffee shop had requested a permit to be able to operate a "temporary cafe" during the renovation, when I stopped by yesterday, the Starbucks was simply closed. Old furniture and carpets had been pulled out onto the sidewalk. There was no sign visible stating when the store would reopen yesterday, or what the schedule is during the work.

Rockville mayor: City needs another elementary school

Rockville needs another elementary school in addition to the one currently in the works for the Richard Montgomery cluster, Mayor Bridget Donnell Newton said Monday night. The Mayor and Council were discussing talking points for a letter to Montgomery County Public Schools regarding the relocation of a Chinese immersion program from College Gardens ES to another nearby school. 

Councilmember Mark Pierzchala said the proposed options of moving the program, which requires six classrooms to accommodate, to Twinbrook Elementary or Beall Elementary would be unfair to the neighborhood children who would be forced out of their school. An MCPS report recommended those two schools, and the future "RM5" ES as the three options. Pierzchala argued that the City should not only back RM5 as the Chinese immersion site, but also insist MCPS increase the new school's capacity to 740 seats.

The increase would just barely provide sufficient capacity for students redistricted into RM5, additional students generated by new development, and the Chinese immersion program's six classroom requirement. With student growth expected to continue citywide, and the new school's location in the Hungerford neighborhood, Newton called the situation "a tsunami waiting to happen."

Newton and the Council backed talking points Pierzchala sought to add to the letter regarding the Chinese immersion program. Linda Moran, Assistant to the City Manager, said she had already added Pierzchala's comments to the draft of the letter, and that she and the Mayor could make minor edits this morning.

# # #

Also at last night's meeting, Rockville Sister City Corporation President Drew Powell and Vice-President Brigitta Mullican introduced two of the many Pinneberg, Germany residents expected to visit Rockville this year. This is the 60th anniversary of the relationship between Rockville and Pinneberg, and a delegation from Pinneberg is scheduled to arrive in the City in October. They will participate in the Rocktobierfest on Saturday, October 7, among other activities.

Sears Auto Center closes, leaving only one location in Montgomery County (Photos)

Sears Auto Center has closed at Westfield Montgomery Mall in Bethesda. Signage has been stripped from the building facade, although some of the lettering has left behind a ghostly image. Now only the White Oak Sears Auto Center remains in Montgomery County.

Handwritten sign
announcing the closure

The closure has added urgency to the debate over when the Sears store at the mall might close. Westfield has already purchased the store building from Sears. But this auto center closure comes as a knowledgeable source tells me Sears is planning a new round of store closures in the coming days or weeks. Notably, this set of closures will now include some profitable Sears locations.

Sign that directs loyal
Sears Auto customers to their
White Oak location

Senior moment passes for 50 Monroe Place, now to be affordable/special needs housing (Photos)

A senior housing project proposed last year for the former IBM site at 50 Monroe Place in Rockville has gone the way of the dodo. In its place, a new development team is envisioning a 7-story, 70-unit residential building with ground floor retail - expected to be a coffee shop. 90% of the units would be affordable, with at least 25% of units reserved for adults with developmental disabilities.

Some of those disabled individuals would work in the coffee shop. The focus on residents with developmental disabilities is the result of the developer's partnership with the Main Street organization. There will also be amenity space that can be utilized by the public, as well as by residents. Parking access will be from Monroe Place.

The 50 Monroe Place project will be taken up by the Development Review Committee at its September 28 meeting. But first, a public meeting will be held on Monday, September 18, 2017 at 7:00 PM in the Rockville Memorial Library 2nd Floor conference room, at 21 Maryland Avenue.

Public meeting scheduled on Chestnut Lodge park proposal

A required pre-application area meeting on the proposed conversion of three Chestnut Lodge parcels into parkland will be held on Tuesday, September 12, 2017 at 7:00 PM in the Mayor and Council chambers at Rockville City Hall. The proposal would remove three land parcels from the Chestnut Lodge Planned Development at 500 West Montgomery Avenue for future use as a public park.

Debate excluding Republican candidate still charging $70 to get in on website

Debate ticket order form
still showing $70 admission fee
for general public this morning

Responding to a public backlash against the idea of charging voters $70 to hear three Democratic candidates for Montgomery County Executive debate on November 15, event co-sponsor Bethesda Magazine announced on its website yesterday morning that the entry fee would be waived, and the debate open to the public. But Republican candidate Robin Ficker, who remains excluded from the debate, questions why the forum's other sponsor is still charging the $70 admission fee on their website.

As of press time, the debate ticket order form on the Greater Bethesda Chamber of Commerce website still shows admission charges for members and non-members of the Chamber. It's possible that people are still buying tickets without knowing the event is now free.

Ficker and others continue to press for his inclusion in the debate. A non-profit hosting a debate that promotes only one of the several political parties active in the County raises some questions. Organizations with tax exemptions cannot endorse candidates or parties unless the expenditures are through a separate political action committee. The Chamber has operated such PAC in the past, but it is not listed as the sponsor of this debate.

Another reason Republicans are wary of Ficker's exclusion is that, in heavily-blue Montgomery County, few debates are held after the primaries. Republican, Green Party, Libertarian and independent candidates are given few public forums to reach voters then, and so it is urgent that organizations include them in primary season debates.

Ficker blasts County Executive debate hosts for inviting only Democrats, charging $70 for tickets

Montgomery County Executive candidate
Robin Ficker is mobbed by supporters
after speaking at County Council building
earlier this year

Republican Montgomery County Executive candidate Robin Ficker strongly criticized news that he has been excluded from a November 15 debate hosted by the Greater Bethesda Chamber of Commerce and Bethesda Magazine. Only the three Democrats who have filed for the office so far - Roger Berliner, Marc Elrich and George Leventhal - are invited to participate. Ficker said that, in contrast, the Montgomery County Muslim Council has asked him to be part of their September 23 County Executive candidate forum at the Potomac Community Center on Falls Road at 10:30 AM.

Ficker and County Republican Party Chairman Dick Jurgena questioned the non-partisan status of the hosts in a statement released this morning by the Ficker campaign. "Is this just a dog and pony (or should I say circus animals) show to help the Democrat particpants to energize their base?" Jurgena asked. Ficker charged that the Chamber enjoys non-profit tax status, but is displaying favor toward one political party.

"Obviously there is a quid pro quo between the council member-county executive candidates and the Chamber," Ficker alleged.  "By promoting their candidacies, the Chamber is not only taking advantage of these public office positions to collect $70 a head, but the council members must have promised the Chamber something in return for holding this campaign forum. What is the quid pro quo?"

Both men also questioned the admission price of $70 for non-Chamber members. "If [County] residents want to hear only one side of the issues, they can go to the Montgomery County Council meetings and listen to the term-limited Democrats, and they can save the cost of the $70.00 ticket fee for admission," Jurgena said. Chamber President and CEO Ginanne Italiano said the high price is due to the debate's inclusion in the Chamber's annual legislative event, and that ticketholders would have access to an open bar cocktail reception afterward.

Ficker took a shot at the three Democrats invited, noting that all are barred from running for their current Council seats, due to voters overwhelmingly approving Ficker's term limits ballot question last November. "If these Term Limited County Executive candidates want to hold a forum hosted by a political party club, exclude me and charge party members $1,000 to attend, that is fine with me," he said. "But when a nonprofit Chamber of Commerce holds a County Executive forum, they should invite candidates of both parties and should accommodate Montgomery Countians to listen for free."

Prostitution bust at Rockville hotel

Montgomery County police responded to a report of prostitution at an unspecified hotel on Research Boulevard in Rockville on Friday, just after 1:00 PM. No further details are available at this time.

Hungry Howie's in Derwood becomes Favor & Flavor pizzeria

Hungry Howie's is gone at 17609 Redland Road in Derwood. Replacing Howie's flavored crusts is Favor & Flavor pizzeria, serving pizza, calzones, salads, wings, a variety of breads, and dipping sauces.

There is a website for Favor & Flavor with a menu, and you can also use it to place an order. The restaurant is located in Redland Plaza.

Twinbrook Library to close...again

After a $1 million dollar renovation, and a six-month closure, the Twinbrook Library will close again. Due to a major plumbing problem affecting the bathrooms, the library will close from September 2-6, 2017 for repairs - just as students will be returning to school and needing the library.

This is the second library in Montgomery County to develop serious plumbing problems after a "refresh" renovation. The Little Falls Library in Bethesda suffered extensive water damage after a pipe burst during its "refresh" closure late last year, severely delaying the reopening of that library.

Canopy by Hilton hotel at Pike & Rose accepting first reservations for April 2018

Canopy by Hilton, the future hotel at Pike & Rose, is now accepting its first reservations. Rooms can be reserved for dates beginning April 1, 2018 and later.  All rooms in the hotel will have free WiFi, a 55-inch TV, mini-refrigerator, Nespresso machine, plush robes, and beds custom-designed exclusively for Canopy. Canopy suites will feature separate living/dining areas, and there will be filtered spring water stations on every floor.

There will be free evening beer, wine and spirits tastings, free Canopy Bikes and a pedicab to get around Pike & Rose, and a 24-hour fitness center. Ground floor and second-floor retail tenants will include Taylor Gourmet, Nando's Peri-Peri and a Red Door Salon and Spa. The hotel is located at 940 Rose Avenue.

Public hearing on allowing breweries, distilleries in Rockville set for Sept. 11

The Mayor and Council will hold a public hearing on a proposed zoning change that would allow breweries and distilleries to operate in the City of Rockville at their September 11 meeting at 7:00 PM. If approved, the change would allow full production of alcoholic beverages in light and heavy industrial zones, and in mixed-use employment zones.

Microbreweries and pub breweries with limited production would also be allowed to locate in mixed-use business, mixed-use transit district, mixed-use corridor district and mixed-use employment zones. To testify at the hearing, call (240) 314-8280 before 4:00 PM on September 11 to sign up.

Public meeting scheduled for Saul Centers project in Rockville

Saul Centers has scheduled an informational public meeting on its proposed Twinbrook Metro Place development project. The required Pre-Application Area meeting will be held on Thursday, September 14, at 6:30 PM at the Hilton Hotel located at 1750 Rockville Pike.

The meeting location is across Halpine Road from the site of the massive, 10-building project. That project will encompass properties assembled from 1500-1616 Rockville Pike.

77 Upper Rock retains Transwestern to handle leasing, property management

DSC Partners has retained real estate giant Transwestern to handle leasing and property management of their 77 Upper Rock office building. The 232282 SF building, constructed in 2005, is currently vacant but available for immediate occupancy. New owner DSC, led by former First Potomac execs Doug Donatelli and Nick Smith, plans to revitalize the building by adding contemporary fitness facilities, conference rooms, tenant common areas, green space and other tenant amenities.

In addition to the upgrades, DSC is also wagering that the transformation underway in the Upper Rock area will make the LEED Silver certified office building more appealing to prospective tenants. Coming soon within a block of 77 Upper Rock will be MOM's Organic Market, and Cava Grill, among other retail and dining options. It's a commendable move in a time when many other developers are converting existing or planned office space in Rockville to residential, forcing more Rockville residents to drive into D.C. and Northern Virginia to employment.

Rockville construction update: New retail building at Montrose Crossing (Photos)

The frame structure of the new retail building at Montrose Crossing is now taking shape at the shopping center. With 8 in-line spaces, Pieology, Cava Grill, Honeygrow, Five Guys and Allure are already confirmed tenants.

The new building replaces Timpano Italian Chophouse. You can expect this to serve a role similar to the modernized one-story structures out front at neighboring Pike & Rose. When Montrose Crossing is redeveloped as mixed-use at some point in the future, these businesses will remain open and generate revenue for Federal Realty, even as other structures are demolished.

Honey Pig Korean BBQ to open in Rockville

The latest addition to Montrose Crossing is the rapidly-expanding local chain Honey Pig Korean BBQ. It will occupy a 6200 SF space at the shopping center, located at 12015 Rockville Pike.

This is not to be confused with another future Montrose Crossing tenant, Honeygrow. Both are Asian eateries, but Honeygrow is a Chipotle-style stir-fry bowl concept.

Honey Pig Korean BBQ says the Montrose Crossing location will open in Spring 2018.

Saul Centers moving forward with 10-building project on Rockville Pike (Photos)

Saul Centers is preparing to begin the process of redeveloping 18.36 acres of commercial property at 1500-1616 Rockville Pike. The mixed-use project is like a small city, consisting of 10 buildings of residential, office and retail use. It will directly abut the Pike, Halpine Road and the Metro/CSX tracks at the rear of the site. Saul won key concessions from the city after lobbying the Mayor and Council, which included deletion of a long-planned access road on the east side of the Pike.

Sketch plan of
Twinbrook Metro Place

The development will have its own road network, including extensions of Chapman Avenue and Congressional Lane, and a main road called Festival Street. This project will be only 150 feet from single-family homes in Twinbrook, and 600 feet from the entrance to the Twinbrook Metro station.

Notably, Saul is requesting a cap on the total number of vehicle trips generated by the project, rather than specific limits on the number of housing units, etc. The company says that will allow them flexibility for a project that will take a significant number of years to complete. Saul will also request a parking reduction, and designation as a "Rockville Champion Project," which will give them more flexibility on retail tenant spaces and signage restrictions. However, the developer is giving a rough estimate of what will be included in the development as follows: up to 1865 residential units, 431440 SF of office space, 472950 SF of retail (including shopping, dining and grocery store), a 9000 SF theater, and a 226-seat "cultural amenity" space.

1.1 acre Central Park shown
in upper right corner

A 1.1 acre "Central Park" is the dominant green space feature planned. An anchor building for the park will have two levels of dining, with dining terraces that overlook the park. Attorneys for the applicant say that this building will become "a destination for the entire City of Rockville." The park is expected to host regular events and activities.

Seven of the buildings will have elevated courtyards for residents and office workers to use. The residential buildings and office building fronting Rockville Pike are expected to have two levels of retail at their bases. All parking will be in garages, with a proposed total of 3900 parking spaces for all uses on the site.

The properties assembled by Saul for this project are: 1500 Rockville Pike, 1580 Rockville Pike, 1582 Rockville Pike, 1584 Rockville Pike, 1592 Rockville Pike, and 1616 Rockville Pike.