Rockville Planning Commission approves 1900 Chapman Avenue townhome plan (Photos)

The Rockville Planning Commission unanimously approved a major site plan amendment for the 1900 Chapman Avenue mixed-use project last night. That amendment replaced a 339-unit apartment building with 61 townhouses. A second apartment building on the north side of the property, which is bordered by Thompson Avenue, the CSX railroad/WMATA right-of-way, Twinbrook Parkway and Chapman, remains in the plan. That building will hold 319 rental apartments, some office space, and in the future, potentially 3 to 4 retail spaces on the ground floor, according to the applicant's attorney, Nancy Regelin.

A new internal street, for which commissioners approved the name "Thompson Crescent" last night at the suggestion of Commissioner John Tyner, will provide access to both the multifamily building, and the townhomes. On the townhome side of the property, the street will function more as an alleyway, with the fronts of the townhouses facing the outward edges of the property.

The arrangement concerned several commissioners, particularly the homes that would front onto the railroad tracks to the east, and toward busy Twinbrook Parkway to the south. Noise concerns raised during the original 2-building application resurfaced last night. Commissioner Jack Leiderman noted that the new footprint of the townhomes was closer to the railroad tracks than the building they replace was to be. Regelin said construction materials and insulation would ensure noise levels inside the homes do not exceed the required limits.

In fact, some on the applicant's team pronounced the railroad proximity as a selling point for train buffs. There is a second factor near heavy rail facilities such as this, though. If you've ever been even a block or more away from freight trains, you know that there is also a tremendous amount of vibration through the ground and of structures as they pass. I wonder if the materials and construction of the homes are also designed to reduce vibration, as well.

Site plan - click to enlarge
for greater detail

Leiderman also questioned staff as to whether or not the requirement for 15% open space was being met by the new site plan. As you can see in the image above, it is now primarily in the form of a plaza on the townhome side, and a trail running around the outer perimeter of the property. A much thinner space along the railroad tracks replaces a slightly bigger one in the original plan. Leiderman also suggested that the townhome architecture proposed could have been more distinctive. Chair Charles Littlefield said he would like to have seen rooftop decks included on the MPDUs, just as they are on the market-rate townhomes.

But all seven commissioners commended the applicant after approving the project. Commissioner David Hill confessed he originally was skeptical of reducing density so close to Metro, but said the presentation had convinced him that this type of project could set Rockville apart from its high-rise-focused neighbors to the south. Leiderman said the project shows that there is a market in Rockville for both lower-density mixed-use projects, and for home ownership, as opposed to rentals. Even nearby residents were won over. The only member of the public to testify, a representative of the Cambridge Walk II townhomes, said his community was strongly in favor of the project.

The site was formerly home to Syms.

Duck Donuts opening today in Rockville

Duck Donuts is opening today at 1327 Rockville Pike, in the Sunshine Square shopping center. Their hours will be 6:00 AM to 7:00 PM.

Smashburger opening in Rockville on April 6

"Better burger" chain Smashburger will open at 10:00 AM on Wednesday, April 6 at 1800 Rockville Pike. Part of The JBG Companies' Galvan at Twinbrook development, this will be Smashburger's first franchised location in the DC area (the others in our region are company-owned).

We are excited to bring Smashburger’s better burger to Rockville. Satisfying and real, basic and good, affordable and fresh – Smashburger is a place with a burger soul,” said Smashburger Co-Founder & Chief Concept Officer, Tom Ryan yesterday. “With a broad menu of handcrafted burgers, chicken, salads, signature sides and handspun shakes, Smashburger has something for everyone and we are proud to be opening another location in the area.”

Smashburger restaurants have special regional items in each part of the country, and here once again, they will offer the local-only Capital Burger with grilled onions, aged Swiss cheese, baby arugula, applewood-smoked bacon, tomatoes and mayo on a brioche bun.

Beyond their 400 degree grill smashed Angus beef burgers, Smashburger also offers grilled or crispy chicken sandwiches, fresh salads, signature side items such as Haystack onions and Veggie Frites, and hand-spun Haagen-Dazs® shakes.

Having tried their other area locations, I can attest that the high quality, never-frozen Angus beef definitely makes their burgers stand out.

Mayor and Council authorize MOU for I-270 noise barrier

Noise relief for some along the I-270 corridor in Rockville is a step closer this morning. Last night, the Mayor and Council voted unanimously to authorize a memorandum of understanding (MOU) between the City and the Maryland State Highway Administration to construct a 2,609' Type II noise barrier wall along the east side of the interstate.

There's no indication of the exact start and end points of the wall, other than the stipulation that it begins "at the interchange." Proximate neighborhoods include West End Park, Woodley Gardens and Regents Square.

The barrier, which is currently being designed by the SHA, will begin at the interchange with W. Montgomery Avenue (MD 28) and continue northward for about half a mile. It may require land acquisition by either the SHA or the City.

SHA will pick up 80% of the design and construction costs; the remainder will be paid by the City to the SHA in installments that must be paid within 30 days.

Mayor Bridget Donnell Newton noted after the vote that had the barrier been constructed when originally sought several decades ago, it would have been far cheaper to build.

Burden of Rockville water and sewer fees debated by Mayor & Council

A property owner facing $7000 in water and sewer fees from the City of Rockville even after rebates testified before the Mayor and Council during last night's Community Forum. During an FY-2017 capital budget worksession later in the meeting, Mayor Bridget Donnell Newton said the city's increases in such fees are "unsustainable." Particularly hard-hit, Newton said, are those residents on fixed incomes such as seniors.

Newton has asked City staff to consider the possibility of transferring revenue from a cell tower atop a City water tank to the sewer fund, rather than its current flow into the General Fund. Councilmember Mark Pierzchala said that would not provide sufficient revenue to allow a reduction in fees. Newton said that $50,000 annually adds up to a significant amount over time.

Like the WSSC, Pierzchala said, Rockville is being forced to spend large amounts to update aging water and sewer infrastructure. "It's what we have to pay to have clean, safe water," he said.

A ring that is planned for installation atop the tank will allow for more cell towers to be installed. Acting City Manager Craig Simoneau said that would provide opportunities for additional revenue.

Pierzchala warned that moving the cell tower revenue out of the General Fund would mean taking money from something else in the budget. Newton replied that the difference is there are more sources of revenue for the general fund, while water fees only draw money from ratepayers.

Photo courtesy City of Rockville

Rockville construction update: The Metropolitan at Rockville Town Center (Photos)

Construction continues at the future site of The Metropolitan at Rockville Town Center at 255 N. Washington Street. Its 275 units will range from one-bedroom lofts to three bedrooms on the former site of the historic Suburban Trust Building. Amenities will include a fitness center, a yoga room, a pet grooming station, bike storage, two courtyards with outdoor grills, a swimming pool, and a two-story entertainment lounge and terrace.

A two-level, 303-space underground parking garage and 6000 SF of ground floor retail round out the project. Delivery is expected in the fall of 2017. Kettler is the developer.

Giammo asks Rockville HDC to reconsider Chestnut Lodge review

Former Rockville Mayor Larry Giammo appeared before the Historic District Commission last night on the current hot topic in historic preservation: Chestnut Lodge. Following the Planning Commission's unanimous bodyslam of a proposed townhome development on the former site of the famed mental health facility last week, Giammo asked the HDC to reconsider the findings it made in a Courtesy Review of the project last year.

At that November 19 review, the HDC commissioners present expressed no objection to the plan of JNP Chestnut Lodge, LLC for townhomes at the 500 W. Montgomery Avenue site. The development team's presentation was well-received, in stark contrast to the response of the Planning Commission and the public. However, the two HDC commissioners who are usually the most-outspoken on preservation matters, Jessica Reynolds and Craig Maloney, were both absent that evening. Maloney's term on the HDC has since ended.

But a re-review of the plan with Reynolds and new commissioner Stefanie Tincher on the dais could conceivably end with a different conclusion than the November session.

That possibility is on the minds of those opposing the plan, which includes Giammo. The former mayor told the HDC last night that the conversation planning commissioners had last week is the one he had hoped the HDC would have had last year. Giammo also was critical of staff's instructions to the HDC, which he noted were very narrow in scope.

In fact, Giammo said, Maryland law trumps the guidelines suggested by staff, and require the HDC to fully consider the impacts of such redevelopment on a historic site. That includes whether or not the project might have a negative, degrading impact on the historic character and integrity of the overall site.

The HDC must reach an "unequivocal determination" on all of the issues that have been raised, Giammo said. He also emphasized that the claims of the developer's historical consultant that there are no blueprints or design records that would permit reconstruction of Chestnut Lodge - which burnt down in a suspicious 2009 fire - are "entirely false." Giammo said Peerless Rockville and other historic preservation advocates such as historian Eileen McGuckian stand ready to assist in such an effort.

A legal agreement reached between the City and the developer at that time in 2006 required the rehabilitation of the Chestnut Lodge building as a condition for the construction of 7 condo units within the rehabbed structure.

Photo courtesy City of Rockville