Subject
title
Mandatory Referral Application 2026-263-STP, to establish a new Bus Rapid Transit (BRT) service along segments of Rockville Pike (MD 355) and Veirs Mill Road (MD 586) within the corporate limits of Rockville; Montgomery County, MD, Applicant.
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Department
CPDS - Development Review
Recommendation
Staff recommends approval of Mandatory Referral Application 2026-263-STP, based on the required findings and subject to the conditions outlined in this staff report.
Case: Mandatory Referral Application 2026-263-STP
Location: Several locations along Rockville Pike (MD 355) and Veirs Mill Road (MD 586)
Staff: Nelson Ortiz, Principal Planner
Community Planning and Development Services
nortiz@rockvillemd.gov <mailto:nortiz@rockvillemd.gov>
Applicant: Montgomery County, Maryland
Department of Transportation
101 Monroe Street, 10th Floor
Rockville, MD 20850
Filing Date: February 24, 2026
Planning
Commission Date: April 22, 2026
The Department of Transportation for Montgomery County, Maryland (“Applicant”) has filed a mandatory referral application for a proposed bus rapid transit (BRT) service along a portion of Rockville Pike and the entire length of Veirs Mill Road within the corporate limits of Rockville. The project includes BRT stations, dedicated bus lanes, transit signal priority at intersections, upgraded pedestrian and bicycle mobility, safety, and access. The application is being processed as a Mandatory Referral in accordance with applicable state law governing the construction of public projects. The Rockville Planning Commission’s review is to determine consistency with the “Plan” as defined under Section 3-205 of the Land Use Article of the Annotated Code of Maryland, specifically as it relates to the location, character, and extent of the proposed development being consistent with the city’s Comprehensive Plan. Pursuant to the Land Use Article, the Planning Commission has 60 days from the date of submittal of the application to render its decision on the project or it is deemed to be approved. The Applicant may appeal a decision of denial by the Planning Commission to the legislative body, the Montgomery County Council, which can vote to overturn the ruling by a two-thirds vote and proceed with the project.
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Location: |
Multiple locations within Rockville Pike and Veirs Mill Road |
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Planning Area: Land Use Designation: |
Planning Areas 1 (Rockville Town Center), 7 (Montgomery College Area) and 8 (Twinbrook and Twinbrook Forest) Multiple |
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Zoning District: |
Multiple |
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Property Area: |
N/A |
Location Map
(Source: Provided by Applicant)
Rockville Pike (MD 355) and Veirs Mill Road (MD 586) are major thoroughfares maintained by the Maryland State Highway Administration (SHA).
MD 355 is a north-to-south road located in both Montgomery County and Frederick County. The southern terminus is in Bethesda where it meets Washington DC, and the northern terminus is in the city of Frederick. The segment of MD 355 subject to this mandatory referral application is approximately 1.3 miles and runs between the Veirs Mill Road and Rockville Pike intersection to the south and the Hungerford Drive and Mannakee Street intersection to the north. From there, the BRT service will run west on Mannakee Street and then north on South Campus Drive to service the Montgomery College BRT station.
MD 586 is a northwest-to-southeast arterial road within Montgomery County. Its eastern terminus is in Wheaton at Georgia Avenue and its western terminus is in Rockville where it intersects Rockville Pike (MD 355). MD 586 is improved as a four to six lane highway throughout its entire length. The segment of MD 586 that lies within Rockville city limits is subject to this mandatory referral application.
The Montgomery County Department of Transportation seeks to establish a new 7.6-mile high-frequency Flash BRT service along a segment of MD 355 and all of MD 586, between Montgomery College - Rockville Campus located at 51 Mannakee Street and the Wheaton Metrorail Station located at 11171 Georgia Avenue. The BRT project includes BRT stations, a combination of mixed traffic and dedicated curbside bus lanes, Transit Signal Priority at certain intersections, new sidewalks, upgraded pedestrian and bicycle mobility, safety and access. While a total of 12 BRT stations are proposed along the entire service, 5 BRT stations (Montgomery College, MD 355 at Rockville Metro Station, MD 586 at Edmonston Drive, MD 586 at Atlantic Avenue, and MD 586 at Twinbrook Parkway) are proposed within Rockville city limits and subject to this mandatory referral application.
The Montgomery College BRT Station will be located along South Campus Drive and will operate from an existing Ride On bus stop. The Applicant does not propose any improvements for this station.
The MD 355 at Rockville Metro Station BRT Station consists of northbound and southbound improvements. Northbound improvements include a new platform approximately 80 feet south of Park Road, custom canopies and windscreens for the bus shelter, new sidewalk, ADA ramps, and asphalt pavement. Southbound improvements include a new platform approximately 100 feet north of E Middle Lane, a fabricated bus shelter, new sidewalk and ADA ramps.
The MD 586 at Edmonston Drive BRT Station consists of eastbound and westbound improvements. Eastbound improvements include a new platform approximately 50 feet east of Edmonston Drive on the south side of Veirs Mill Road, custom canopies and windscreens for the bus shelter, a dedicated bus lane, and modifications to the existing service drive including sidewalk and driveway upgrades. Westbound improvements include a new platform approximately 250 feet east of Edmonston Drive on the north side of Veirs Mill Road, custom canopies and windscreens, sidewalk extension, ADA ramps, new asphalt pavement, and a stormwater management facility.
The MD 586 at Atlantic Avenue BRT Station also proposes eastbound and westbound improvements. Eastbound improvements include a new platform approximately 100 feet west of Atlantic Avenue, custom canopies, new sidewalk and ADA ramps. Westbound improvements include a new platform approximately 65 feet west of the Twinbrook Shopping Center main entrance driveway, custom canopies, and a new sidewalk extending to the relocated local bus shelter and ADA ramps.
The MD 586 at Twinbrook Parkway BRT Station proposes both eastbound and westbound improvements. Eastbound improvements include a new platform located approximately 100 feet east of Twinbrook Parkway (outside the city), custom canopies, new sidewalk extending to the relocated local bus shelter, pedestrian and ADA ramp improvements, and median and asphalt pavement improvements. Westbound improvements include a new platform approximately 25 feet west of Twinbrook Parkway, custom canopies, new sidewalk extensions and upgrades, a 10-foot shared use path segment extending between the city boundary and Twinbrook Parkway, a dedicated bus lane, asphalt pavement, and a stormwater management facility.
Station Plan and Elevation Prototypes
(Source: Application Documents)
Each station is customized based on its unique location. The platforms generally measure 56 feet in length and have a varying width of approximately 12 feet. The station elements also vary but generally include a station marker, custom canopies and windscreens, benches, guardrails, MCDOT media displays, art mosaics, potential ticket vending machines, and a tactile warning strip at the edge of the platforms. Landscaping is also proposed at most of the stations.
Transit Signal Priority locations include MD 355 intersections with Frederick Avenue, North Washington Street, the future Dawson Avenue Extension, Beall Avenue, and Veirs Mill Road; and MD 586 intersections with First Street, Edmonston Drive, Broadwood Drive, Atlantic Avenue, and Twinbrook Parkway.
As part of the project, the Applicant intends to acquire perpetual easements and temporary construction easements from certain property owners along the BRT corridor as some improvements extend into private properties. Based on the Project’s website, maintained and operated by the Applicant, the project timeline shows that the project is currently in the ‘Property Acquisitions & Utility Construction’ phase. The Applicant states that property acquisition is ongoing and anticipates continuing through 2026. The project timeline also shows construction of the BRT commencing in 2026 and finalizing in the latter half of 2028.
Project Analysis and Findings
Master Plan
When assessing a mandatory referral application, Section 3-205 of the Land Use Article of the Annotated Code of Maryland states that “if a local legislative body has adopted a whole plan or a plan for one or more geographic sections or division of the local jurisdiction, a publicly or privately owned street, square, park or other public way, ground, or open space, or public building or structure, or public utility may not be constructed or authorized in the local jurisdiction or major geographic section of the local jurisdiction until the location, character, and extent of the development has been submitted to and approved by the Planning Commission as consistent with the Plan.”
This application is compliant with the City’s Comprehensive Plan. The location, character, and extent are consistent with the Plan as much of the Plan’s vision for the Veirs Mill Road corridor’s built environment hinges on the successful implementation of Bus Rapid Transit (BRT) along the corridor and its associated pedestrian improvements. Several future land use changes are envisioned due to the planned BRT service on Veirs Mill Road, including Commercial and Residential Mix (CRM) land use at planned stations and Residential Attached (RA) land use along Veirs Mill Road (see pages 38-39 of the Rockville 2040 Plan). These land uses correspond to the MXNC (Mixed Use Neighborhood Commercial) Zone and the RMD-Infill (Residential Medium Density - Infill) Zone, respectively.
General compatibilities with the City’s Comprehensive Plan include the following:
• Support for the Plan’s several goals, policies, and actions related to making walking a more convenient and safe option in the City. (pages 34, 56, 57)
• “Collaborate with WMATA and Ride On to bring increased bus service to Rockville’s growth areas and advocate for opportunities to close gaps in existing routes and service areas." - page 65
• “Support implementation of the planned MD-586/Veirs Mill Road BRT with station locations that best serve Rockville.” - page 67
• “Coordinate with Montgomery County Ride On and WMATA Metrobus to increase bus service frequency and expand the number of bus shelters in the Twinbrook neighborhood.” - page 345
Staff offers the following regarding the location, character and extent findings required for public projects by the Annotated Code of Maryland:
Location: The application is located within Planning Areas 1, 7, and 8 and borders Planning Areas 2, 6, and 9. Five of the 12 new BRT stations are in the City of Rockville, including at Montgomery College, the Rockville Metro Station, and the Edmonston Drive, Atlantic Avenue, and Twinbrook Parkway intersections with Veirs Mill Road.
The Rockville 2040 Plan envisions BRT stations at Montgomery College, the Rockville Metro Station, and the First Street, Edmonston Drive or Broadwood Drive, and Atlantic Avenue intersections with Veirs Mill Road. More stations are proposed along Veirs Mill Road to the Wheaton Metro Station. The application does not include First Street as a planned BRT station. Although this is included in Figure 7: Land Use Policy Map, Veirs Mill Road Corridor (with planned BRT stations), First Street is not identified as a priority for the City and seems to have been included as a possibility due to the unfinished nature of the project at the time that the Rockville 2040 Plan was adopted.
• “The intersection of Veirs Mill Road and First Street has been identified by the County as a potential Bus Rapid Transit (BRT) station location. The intent of the land use policy and zoning recommendations in this area is to plan for a mix of residential housing types in this future transit area while respecting the compatibility of new development with existing residential homes.” - page 275
Those stations that have been included in the application are consistent with the priorities stated in the Plan, specifically Atlantic Avenue and Edmonston Drive.
• “Designate Edmonston Drive and/or Broadwood Drive as a preferred BRT station location and an anchor of a new mixed-use, higher intensity, community node.” - page 39
• “Advocate for a BRT station on Veirs Mill Road at Atlantic Avenue and at Edmonston Drive to serve anticipated ridership and to support potential new community nodes at each intersection.” - page 344
Staff notes that the Plan recommends that if Edmonston Drive is selected as a BRT station, its intersection with Veirs Mill Road should be realigned to create a single, four-way intersection, replacing the existing jogging, double intersection (page 344). The Applicant states that the realignment would require full acquisition and displacement of several residential properties and that the realignment is not within the BRT project scope.
The Plan does not include the Twinbrook Parkway station in Figure 7, but it does advocate for Atlantic Avenue “in addition to” a BRT station at Twinbrook Parkway, implying that a station at Twinbrook Parkway would be permissible.
• “Designate Atlantic Avenue as the City’s preferred bus rapid transit (BRT) station on Veirs Mill Road, instead of, or in addition to, a BRT station at Twinbrook Parkway.” - page 39
Character: Veirs Mill Road is a four- to six-lane state-owned arterial highway (MD 586) that provides an important east-west connection between Rockville, Wheaton, and Silver Spring. The road features three pedestrian signals within the City of Rockville and is currently serviced by several high ridership WMATA Metrobus and Montgomery County Ride On routes. Much of the corridor within Rockville city limits features a parallel service road on either side of the roadway that allows for local neighborhood traffic to access homes fronting Veirs Mill Road. The surrounding and adjacent properties are characterized by predominantly single-family detached homes.
The Plan envisions the evolution of Veirs Mill Road into a road that elevates the safety of walking and biking and supports transit ridership through higher density, mixed land uses, and high-quality rapid transit service. As such, the character of the application is highly aligned with the Plan.
• “This Plan recommends a land use policy to create community nodes along Veirs Mill Road, with transit stations as a key component to encourage walking and biking along with higher densities and mixed uses... The land use plan anticipates the implementation of bus rapid transit...” - page 38
In addition, the Plan has goals to manage on-street parking and access along the Veirs Mill Road corridor as part of design development and review (page 39), to maintain the corridor as a viable location for commercial businesses (page 44), and to advocate that MDOT SHA address traffic congestion and bicycle and pedestrian safety at Veirs Mill Road and both First Street (page 79, 345) and Edmonston Drive (page 353). Staff has determined that these goals are not directly relevant to the application or the impacts of the application on the character of Veirs Mill Road.
Extent: The proposed BRT service will allow for high frequency transit; support more mixed-use, higher intensity land uses; and bring pedestrian improvements to the Veirs Mill Road corridor, in alignment with the Plan. The Plan also urges the City to consider the implications of BRT stations, especially at Atlantic Avenue.
• “Consider the implications of potential transit improvements on the access to and functionality of the Twinbrook commercial sites at Atlantic Avenue.” (page 344)
• “The City should work with Montgomery County government, as well as the Rockville community, to conduct station area planning for the selected BRT stations, including identification of land use, redevelopment, and economic development opportunities.” (page 344)
Zoning
The project is not subject to the City’s zoning requirements as Rockville Pike and Veirs Mill Road are state highways and the BRT improvements are largely proposed within public right-of-way by Montgomery County government. As mentioned previously in the report, the Applicant intends to acquire perpetual easements in cases where the BRT improvements extend beyond the existing right-of-way into private properties and temporary construction easements to facilitate construction of BRT improvements. As per Section 25.08.06.d (Nonconformity through public acquisition) of the Zoning Ordinance, any deficient site improvement due to public acquisition would not be considered a development standards nonconformity.
Forestry
The Veirs Mill BRT will affect a number of trees in the public right-of-way (ROW), which are subject to the Maryland Roadside Tree Law. City staff recommend a 1:1 replacement of trees in the public ROW and will review the landscape plans for thoughtful replacement of street trees where possible.
The project is also proposing to impact a number of trees that are located on private property. The applicant is proposing to secure temporary construction easements for many (if not all) of these areas of disturbance. Staff anticipate the applicant will secure the rights to facilitate these off-site impacts through various means that may be available as a public project.
The Veirs Mill BRT project was initially slated to go through the typical route for compliance under Chapter 10.5 of the City Code (the Forest and Tree Preservation Ordinance). That included a Natural Resources Inventory (NRI), a Preliminary Forest Conservation Plan (PFCP), and a Final Forest Conservation Plan (FFCP). Per the amendments made to the Forestry and Tree Preservation Ordinance (FTPO) on January 12, 2026, the Veirs Mill BRT project is now exempt from these applications. The project had already received approval of an NRI and a PFCP. However, due to the exemption, those applications are no longer necessary, and the project is not required to pursue a FFCP. The Veirs Mill BRT project is exempt from these requirements as a linear project pursuant to Chapter 10.5-11(b)(10).
Traffic and Transportation
The purpose of the Project, which in its entirety extends from Rockville campus of Montgomery College to the Wheaton Metro Station in Montgomery County as recommended by the City's Comprehensive Plan, is to improve transportation options by accommodating a high frequency, reliable transit service operating primarily within existing right-of-way in the City of Rockville. As shown on the plans, the project also includes additional enhanced pedestrian and bicycle mobility, safety, and access along the service that support the City’s Vision Zero goals to reduce deaths and serious injuries on these roadways. Staff anticipate continued sustained and transparent communication and coordination with the City and DPW staff throughout the remaining phases including design and construction. Provision of added pedestrian access and safety-related considerations along the Veirs Mill Corridor, and particularly near the planned Edmonston and Atlantic Avenue Stations.
DPW - Engineering
Stormwater Management
Stormwater Management (SWM) for the portions of this project within city limits will be provided in accordance with Chapter 19 of the Rockville City Code. The Applicant is required to obtain approval of a Combined SWM Concept prior to submission of the SWM Construction Plan (permit). The Applicant will be required to comply with the conditions of the Combined SWM Concept approval letter. Stormwater management will be provided through the construction of Environmental Site Design (ESD) grass swale facilities and by SWM Alternative measure to conceptually analyze retrofits to the Croydon Park Underground Stormwater Facility for enhanced SWM volume control and water quality treatment.
Public notification of the Mandatory Referral application was mailed to all property owners abutting the five BRT stations. Additionally, staff notified all Homeowner’s Associations and Civic Associations within the city. At the time of this report, staff have not received any communication from the public regarding the project.
Planning and design for the Veirs Mill Road BRT project has been ongoing since 2015. An archive of public outreach materials may be found on the Applicant’s project website: Veirs Mill Rd Flash Bus Rapid Transit (BRT) Project <https://www.montgomerycountymd.gov/dot-dte/projects/VeirsMillBRT/>.
Recommendation and Conditions
The proposed project is consistent with the Master Plan in terms of its location, character, and extent, as outlined in the above analysis and findings. Staff therefore recommends approval of Mandatory Referral Application 2026-263-STP, based on the findings above and subject to the following conditions:
Development & Zoning
1. The Applicant must sign and return the approval letter prior to finalizing the signature set. The approval letter must be included in the stamped approved signature set.
2. The Applicant must coordinate and address all comments and mark-ups provided by staff on April 8, 2026 prior to finalizing the signature set, as necessary.
3. The proposed site improvements must be constructed and implemented as generally shown on the development plans submitted as part of this application.
4. Prior to commencing any site work on private properties, the Applicant must provide confirmation from all affected property owners and execute all necessary temporary or permanent easements as shown on the site plan signature set.
Forestry
5. The applicant must obtain approval for the removal, replacement, or impacts to trees located within the public right-of-way, subject to the Maryland Roadside Tree Law. Staff note that street trees located within City of Rockville rights-of-way are subject to the authority of the City Forester for approval.
DPW - Engineering
6. Submission for review, approval, and permit issuance by DPW of the following detailed engineering plans, studies and computations, appropriate checklists, plan review and permit applications and associated fees.
a. Sediment Control Permit (SCP) - Submit Erosion and Sediment Control plans for all disturbed areas;
b. Stormwater Management Permit (SMP) - Submit Stormwater Management plans for on-site stormwater management and Croydon Park Underground Stormwater Facility Retrofit Analysis; and
c. Public Works Permit (PWK) - Submit plans for all work and improvements within the existing City of Rockville rights-of-way adjacent and intersecting with Rockville Pike and Veirs Mill Road, including within the Wade Avenue, Edmonston Drive, and Twinbrook Parkway rights-of-way, and within any existing or required public easements. Final locations and dimensions of public improvements in the right-of-way including but not limited to water, sewer, and storm drain infrastructure, street signs, street trees, curb ramps, parking spaces and traffic signal infrastructure, and streetlights will be determined in conjunction with the review of all Public Improvements Plans (PWK).
7. Submit a Maintenance of Traffic Plan. The plan shall include, but not be limited to, the construction access, pedestrian access, truck routing, staging and construction parking. This plan shall be approved prior to the issuance of the first permit issued by DPW.
8. Prior to the recordation of a Right-of-Way Plat, the Applicant must submit for review and approval by the Office of the City Attorney all necessary deeds, easements, agreements, dedications, and declarations. Drafts of the documents must be included with the initial submission of the engineering plans and must be recorded prior to issuance of DPW permits, unless otherwise allowed by DPW. All dedicated easements must be referenced on the ROW Plats.
9. If the Applicant proposes work within any easements that are held by entities other than the City and that are not proposed to be terminated or abandoned, the Applicant must demonstrate to DPW’s satisfaction that the applicant has the authority to undertake such work prior to construction within easements.
10. Where the Applicant is a public government agency and in-lieu of posting bonds with the City of Rockville, the Applicant may provide a letter to the City acknowledging that final payment to the Applicant’s contractor will be withheld until DPW has approved the as-built plans and computations and has released the permits.
11. The Applicant must receive approval of a Combined Pre-Application and Development SWM Concept prior to submission of the SWM Construction Plan (SMP permit). The Applicant will be required to comply with the conditions of the Combined Pre-Application and Development SWM Concept approval letter.
12. Location of dry utilities shown on the Site Plan is conceptual. Unless otherwise approved by the Director of Public Works, the final layout of the dry utilities shall not impact the locations of the proposed storm drain, water, sanitary sewer, SWM facilities, street trees and other public improvements.
13. The Applicant must obtain all required permits from any agencies and jurisdictions including MSHA, Montgomery County and WMATA as applicable and for any work within their property, easements or public right-of-way.
DPW - Traffic and Transportation
14. Before approval of the signature set, the applicant must submit for review by the city of the final signing and pavement marking plans.
15. The applicant must strive to maintain existing bus stops along Veirs Mill Road during the construction phase of this project. Before issuance of any public works permits, the applicant must coordinate any construction impacts to the existing bus stops with DPW-Traffic and Transportation Division. If temporary bus stops are required, their proposed locations and access must be provided to the City, and if located within City right of way or public access easements, the applicant must obtain a public works permit.
16. Before issuance of any city public works permits, the applicant must obtain DPW approval of a maintenance of traffic plan. A maintenance of traffic plan for the construction period must include, but not be limited to, the methods of maintaining vehicular, pedestrian and bicyclist safety and access on the existing roads and driveways.
17. The applicant must incorporate a marked crosswalk and curb ramps across the shopping center driveway at Atlantic Avenue. This improvement is consistent with stated purpose for the project for bringing pedestrian improvements to the MD 586 corridor. The applicant should show the improvements on the site plan signature set for review.