World of Beer to open in mid-April in Rockville

World of Beer, the new tavern coming to the Upton apartment building in Rockville town center, is targeting a mid-April opening, Marc Dubick, Principal and President of Duball, LLC, said last night. The business is promising the miracle of offering 500 beers, and operating 50 taps, under the arcane Montgomery County liquor monopoly rules. Can't wait to see them pull this off.

Another opening on the horizon is Panera Bread, which Dubick says could be ready to go in about 45 days. Like World of Beer, it is currently under construction on the Cambria Hotel & Suites side of the building.

Should Rockville's single-family neighborhoods be rezoned for multi-family housing?

Historic map of Rockville
town center

A well-written land use briefing presented to the Rockville Planning Commission last night contained a high level of detail, and fascinating data and graphics related to the City past and present. It is a must-read for any citizen or official engaged in the current update of the citywide master plan. The presentation also brought up a highly-controversial idea that I cannot find in the text of the report, however.

Referring to the large lot sizes in Rockville's older residential neighborhoods, and the rising cost of housing, planner Barry Gore suggested one change the Planning Commission might consider is to allow multi-family zoning (i.e. duplexes) in existing single-family home communities. Importantly, he was not formally recommending such a change, but only floating it as one of many ideas the commission might want to consider in their discussion of the new master plan.

Such a concept caused a meltdown in Seattle last summer, when a Seattle Times columnist brought backroom zoning negotiations to public attention. There, a "citizen" committee was about to recommend doing away entirely with single-family zoning.

“We can still be a city for everyone, but only if we give up our outdated ideal of every family living in their own home on a 5,000 square foot lot,” the Seattle committee's co-chairs wrote. The Seattle committee also detoured into the decidedly-out-of-left-field talking points we're hearing now from the Montgomery County Planning Board under its current membership and leadership - namely, blaming the concept of single-family housing for "racial and class exclusion." Okay. They might want to tour the diverse neighborhoods of Rockville sometime.

The Seattle committee also endorsed the idea that existing residential neighborhoods should be transformed into multi-family zones "that would allow duplexes, triplexes, rooming houses and more backyard cottages and mother-in-law units in areas now dominated by single houses on lots with yards."

Of course, such concepts were not coming from "citizens," but rather, developers and the politicians they fund behind the scenes. In fact, a former staff member of Montgomery County Councilmember George Leventhal advocated the radical idea of turning large homes in the County into group homes and boarding houses. Since such an outcome would likely require a Mao-like relocation of elites in Potomac and Burning Tree, one wonders how this would be possible. I'm assuming this wasn't an April Fool's post. But it gives you a sense of what these type of politicians have in mind for the quality of life and preservation of existing neighborhoods. Remember, in July 2013, Leventhal declared suburbs were "a mistake."

I bring this idea of re-subdividing and re-zoning single-family home neighborhoods to your attention because not only is difficult for people to attend or watch every meeting, but also this idea is not prominent in the report. Residents should be aware that this is something being put on the table with many other ideas.

It should be noted that only 34% of land in Rockville is occupied by single-family homes, compared to Seattle's 65%. So Rockville is hardly in need of a suburban diet.

One factor cited by both the Rockville report and Seattle's effort is the false argument that massive numbers of new residents are on their way to town, and we are obligated to house them. And citizens must be willing to "change" or "modify" their behavior for this greater human good, such as "getting out of their cars."

The "they're coming" argument, advanced by people like infamous former County Planning Director Rollin Stanley, just isn't true. People can come all they want, but they'll only stay if you provide housing for them. Don't build the new housing, and your population and cost of government services the new housing generates won't increase.

Unfortunately, the report also cites Maryland documents that were essentially authored by developers who made big campaign contributions during the O'Malley administration (in fact, Martin O'Malley appointed an executive from a developer moving into Rockville in a big way - EYA - to his "Smart Growth" commission). Whether on enviromental concerns, or land use, these reports mysteriously all find a single solution to all of our problems - urban-style development. I am shocked. Shocked.

Dubious Maryland scientific statement
cited in Rockville land use report

Put aside your knowledge of advances society either currently enjoys or is on the verge of - autonomous and zero-emission vehicles, Uber, alternative fuels, smart highways, active traffic management, high-mileage vehicles, etc. - and now prepare for a science lecture from politicians in Annapolis.

"The only method to ensure a reduction in overall transportation emissions over time is to sharply reduce the rate of growth in [vehicle miles traveled], which will require a significant adjustment of land use patterns away from automobile-oriented development," one Maryland report states with authority. The problem is, that's simply not true. Reducing VMT is not the only way to reduce emissions, as any Tesla or Prius driver can tell you. The high-density housing they recommend actually will increase emissions, as they bring large numbers of additional vehicles with them.

In order to make solid land use decisions, the data and information cited should be accurate; this environmental statement is not.

Another questionable citation in the report, is that of the highly-biased office space assessment that Montgomery County politicians hired a consultant team to generate. Much like those state reports, the office report starts with a conclusion that we need to turn office space into housing, and builds an analysis backwards around it. Some of the data was just plain wrong, and it completely left out the fact that Montgomery County's current policies are so anti-business that we haven't attracted a single major corporate headquarters in over a decade. So how do you decide the fate of your job centers without studying the policy side of the equation? Guess what: ceding more jobs to Virginia and D.C. increases auto emissions.

Is your property green, yellow or
 red on this map? (click to enlarge)

On the positive side, among the many interesting graphics in the Rockville land use report is one showing the relation of land value to the value of the structure(s) it is currently improved with. There's a lot of yellow and red on this map, indicating quite a bit of land that's either just slightly less valuable than the home on it, or far more valuable than the house on it.

That fact underlines the importance of any transformational zoning discussions to be held during this process, and all the more reason for residents to get involved in the process either at the Planning Commission hearings, or through the ongoing Rockville 2040 events being sponsored by the City planning department.

Images courtesy City of Rockvile

Duck Donuts coming to Rockville Pike

Duck Donuts will open a store at Sunshine Square at 1327 Rockville Pike. The company got its start in North Carolina a decade ago, and is dedicated to the pursuit of freshly made donuts and coffee. This will be its first Maryland location. As you can see, their sign is already installed.

They are currently hiring a manager, cashier, donut maker, and - perhaps the best job of all - donut topper.

Residents protest proposed school bus parking lot at Carver Center in Rockville

Outraged residents spoke out last night about a Montgomery County Government blunder that has resulted in a school bus parking lot being proposed at the Carver Educational Services Center in Rockville. Even more troubling - some residents, as well as City Councilman Mark Pierzchala, see evidence the lot may not just be a short-term plan.

A resident of College Square called the bus plan "malpractice" at Monday's Mayor and Council meeting. He said the smart growth plan "went off the rails" after the County failed to enforce the agreement that the developer purchasing the current Crabbs Branch Way bus depot would have to find a new bus parking site. The private developer plans to build housing on the depot site.

Another resident who lives near the Carver Center said she is concerned for the health and safety of her two young children. But in addition to her fears about noise, pollution and neighborhood traffic congestion, she suspects a potentially more-sinister County plot. Montgomery County Public Schools currently plans to merge the adjacent Rock Terrace School with Tilden in Bethesda. That move, she said, "would create a very large area for bus parking." Several other speakers concurred, and the potential for maintenance and fuel facilities on such a larger site were predicted.

Pierzchala shares those concerns. He noted that MCPS is bonding over a million dollars for the bus site plan at Carver. "You don't bond something if you're just going to use it for a few years," Pierzchala noted.

Other concerns expressed by residents include the plan for an ugly high fence at the historic school site, and questions over not only how buses would get in and out of the site, but the traffic generated by their drivers taking their personal vehicles to and from work twice a day. Many mentioned the dirty tactics by the County Council in giving virtually no advance notice, and holding the only public hearing on the matter during workday hours when residents would be unable to attend to testify.

Mayor Bridget Donnell Newton sought to not only assure residents that she would "do everything in my power" to stop the plan, but also to dispel "an unfortunate statement" by an unnamed County Councilmember that Newton supports the plan. County Councilmember Craig Rice (D-Upcounty) was quoted in The Sentinel as saying, "“The mayor was supportive of the plan." "I just want to set the record straight," Newton said in making clear her opposition to the current proposal.

Team Rockville councilmembers blasted for "pettiness" in denying reappointment of Hadley to Planning Commission

Planning Commissioner
Don Hadley

Updated: February 24, 8:14 AM*

Rockville residents turned out in force last night to ask the three City Council members who declined to support Don Hadley's reappointment to the Planning Commission to reconsider. Demanding at least an explanation for why they opposed his return, citizens asked the Council to put politics aside. As with other contentious debates involving the future of growth in the City, residents who appear to be in the majority were told that - in effect - there is a silent majority that does not testify, but must be given equal or greater weight than those who do show up.

The sometimes-heated debate included a suggestion that one councilmember be recalled from office, and a Hadley supporter on the Council asking her colleagues to "search their souls."

Hadley became embroiled in the 2015 election after the Team Rockville slate's mayoral candidate Sima Osdoby accused him of being a business partner of incumbent Mayor Bridget Donnell Newton's husband, and therefore having a conflict of interest in moderating the King Farm candidate forum. Hadley strongly contested these and other allegations made by Osdoby, and warned her and a blogger of potential legal action should his law practice and reputation be damaged.

Some residents feel the post-election rebuke of Hadley, a highly-respected land-use attorney, is strictly politics and bad blood spilling over from the nasty election season.

"Why are we getting into all this pettiness," resident Patricia Woodward asked. "Why don't you all grow up? Enough is enough!" Fellow West End resident Jack Gelin called the 3-2 vote against Hadley a "sad performance." Hadley "served with grace and distinction," Gelin said, arguing that "there is no credible challenge to Mr. Hadley's qualifications."

Joe Jordan, a resident who criticized councilmembers Virginia Onley, Julie Palakovich Carr and Mark Pierzchala for their votes against Hadley in a February 9 email, last night said he hoped their action was not "petty retribution." Citing Hadley's dedication, "integrity, transparency and fairness," Jordan said, "Don has more than earned reappointment."

Longtime city activist Drew Powell concurred, describing Hadley as "the most fair person I've ever met." Powell said he was "saddened" by the Council vote on Hadley, and implored them to work together and reconsider the nomination.

A member of the City's Traffic and Transportation Commission chastised the Council for its "appalling behavior," singling out Onley's conduct as "disgraceful." Recalling that he "felt physically ill" after hearing the results of the Hadley vote, he suggested Onley be recalled from office.

The issue is so heated in the community, that Councilmember Beryl Feinberg's husband found himself testifying before the Council for the first time, and defending Hadley's qualifications. Feinberg herself later said she was "proud to say that I voted for [Hadley's] reappointment along with the Mayor." She asked Newton to "put his name forth again," and her colleagues to "search their souls" about this matter.

One resident, in demanding the reasons behind the dissenters' votes, said, "if you can't give 'em, then I don't know why you sit there."

Following the conclusion of the Community Forum portion of the meeting, the councilmembers under fire did give some further explanation of their votes.

Onley fired back at the harshest criticism, condemning the "accusations" and "name-calling." For those who questioned her previous argument that Hadley would not bring diversity to the commission, Onley noted that she is a "67-year-old African-American woman," and that it would be "disingenuous" to claim her concerns were not genuine. "Whether you agree with me or not, please be as respectful of me as I am of you," she said.

Palakovich-Carr and Pierzchala offered the strongest criticism of Hadley and the current makeup of the Planning Commission. The commission is now "stacked with people who have similar perspectives on [land use] issues," Palakovich Carr said. She charged that current commissioners have "no expertise" on transportation or transportation planning.

Pierzchala began by praising Hadley as "a wonderful man," but then ripped the commission for what he felt were unnecessary delays in completing the Rockville Pike Plan, which has taken five years to complete. "I don't think the Planning Commission is doing the job," Pierzchala charged. "They do not represent the community." Commissioners have defended their approach, noting that changes the Council made to weaken the city's Adequate Public Facilities Ordinance required the plan to be revised. And, indeed, the changes the Commission has made to the plan strongly reflect the feedback they received from "the community."

Pierzchala also recalled that past mayor Phyllis Marcuccio declined to re-nominate past Planning Commissioners Kate Ostell and Jerry Callistein.

In response to suggestions that he and the rest of Team Rockville are beholden to developers, who have privately complained loudly about the Commission foiling their grander plans, Pierzchala said, "I don't appreciate that."

Interestingly, Palakovich Carr and Pierzchala described diversity on the Commission as being more of an ideological issue than a racial one, arguing that those who favor smart growth and denser growth aren't currently represented on the body.

One does have to wonder where those pro-urbanization residents are in all the public proceedings. A majority of voters indeed wanted the three Team Rockville residents on the Council, and voted thusly. But they also returned Newton to office, and she holds tremendous power over development via appointments to the Planning Commission. Newton has been clear that she will favor growth that benefits the City, rather than simply development interests. Her appointments reflect that, and Newton and Hadley's popularity among residents suggests the approach is what a majority want.

There is a growing effort in the County by developers to suggest there is a silent majority who favor the urbanization they are offering. The members of this silent majority, they say, simply don't have the time to testify or write letters. Engaged citizens are described as busybodies who have nothing better to do. Montgomery County Planning Board Chairman Casey Anderson is the foremost proponent of this theory.

But the silent majority suggestion threatens democracy itself. A loud minority that can simply ignore masses of residents who turn out in force, is not what anyone had in mind when the nation was founded. I'm sorry, but we have a system. We have a public process. And if you choose to not participate, you forfeit your political power as a citizen. Period. Let's be frank: the "silent majority" Anderson and others speak of are the developers, ever trying to find new ways to subvert the public will and sheer numbers of Rockville's well-organized neighborhoods.

It is virtually assured that Hadley will not be reappointed by this current Council. The three members who oppose him made that clear last night. That's too bad, although Newton can leave him on the Commission by simply not nominating a replacement, as long as he is willing to serve.

But it's also too bad for the City in the larger sense. Volunteers to serve are hard to come by, much less ones as qualified as Hadley. To hire an attorney or planning staff member of Hadley's caliber would cost the City six figures. They've had his services and good judgement for free on the Commission.

I've been an observer of the Planning Commission for at least 17 years, and it is difficult to think of a commissioner who had the knowledge, deliberative and thoughtful approach, ability to listen to colleagues and the public, and the skill to forge a consensus on difficult issues while placing residents first, that Hadley has brought to the panel.

Speaking of majorities, I would challenge anyone to produce a majority of residents who feel the consultant's original Pike Plan proposal is better for the city than the plan the Commission is about to transmit to the Council.

Finally, many engaged and qualified residents have come forward during these growth debates who themselves would likely be fine members of the Planning Commission. They should apply for a seat on it when candidates are sought in the future.

* Although the quotes attributed to Joe Jordan are correct, the wording was updated in one sentence to better reflect the intent of one of his statements.

Rockville construction update: Miso Fusion Cafe at Rockville Town Square (Photos)

Miso Fusion Cafe is hiring at Rockville Town Square, as construction continues on the interior. There's no opening date yet for the restaurant, which was originally scheduled to open last summer. If you're interested in working at Miso, scroll down to the employment ad below and click the photo to enlarge for the details on how to apply. Miso will serve Korean fusion cuisine.

Habit Burger, Jersey Mike's coming to Wintergreen Plaza in Rockville

H&R Retail has completed two leasing transactions at Wintergreen Plaza on Rockville Pike. Coming this year to the shopping center will be Habit Burger Grill and Jersey Mike's. The two new dining options will bookend the newly-converted Ted's 355 Grill structure facing the Pike, according to the property map.

Neither H&R Retail nor Habit Burger would respond to inquiries. How rude. It's called media relations, guys. Oh, well.