Overview
Case: 255 Rockville Pike - Project Plan PJT2025-00021 and Level 2 Site Plan STP2025-00505
Location: 255 Rockville Pike
Staff: Kimia Zolfagharian, Principal Planner
Community Planning and Development Services
240.314.8224
kzolfagharian@rockvillemd.gov
Applicant: 255 Rockville Pike LLC
Filing Date: March 11, 2025
Discussion
255 Rockville Pike LLC (the “Applicant”) has filed Project Plan and Level 2 Site Plan applications to convert an existing office building into a multi-family residential building with up to 550 units. As of the date of this staff report, the applicant is also proposing a potential commercial component on the subject property. To allow this project as proposed, an amendment to the Rockville Center Inc. Planned Development (“PD”) is required pursuant to Section 25.14.07 of the Zoning Ordinance. The PD was initially established by the Mayor and Council on April 27, 1994 with approval of Preliminary Development Plan (“PDP”) PDP94-00001 for Rockville Center Inc., and allowed redevelopment of the former Rockville Mall property into a phased, multiple building, mixed use development known as Rockville Center on 5 record lots (originally subdivided as Parcel 2-F, 2-G, 2-H, 2-J and 2-K within the Rockville Town Center subdivision), located at the southwest corner of Rockville Pike (MD355) and East Middle Lane intersection. This PDP includes 255 Rockville Pike, 199/198/196 East Montgomery Avenue, and 41 Maryland Avenue. The subject property is a record lot, being Lot 2-F of the Rockville Town Center subdivision.
The PDP as originally approved included a mixed-use structure containing 493,825 square feet of office and retail, with a maximum building height ranging from 158 feet to 217 feet (see page 55 of Resolution 10-05 for PDP1994-00001). Subsequent amendments to the PDP changed land uses and densities within the five blocks, with the density of Block 1, Lot 2-F reduced to a total of 430,961 square feet (394,261 square feet of office, 36,700 square feet of retail/restaurant). The changes as approved in the latest amendment of the original PDP did not include residential.
PD amendments require the filing of a Project Plan application, and the application may be approved only if the Mayor and Council find that approval of the application will not:
a. Adversely affect the health or safety of persons residing or working in the neighborhood of the proposed project;
b. Be in conflict with the Plan;
c. Overburden existing and programmed public facilities as set forth in Article 20 of the Zoning Ordinance and as provided in the adopted Adequate Public Facilities Standards (APFS);
d. Constitute a violation of any provision of the Zoning Ordinance or other applicable law; or
e. Adversely affect the natural resources or environment of the City or surrounding areas.
In accordance with Section 25.07.07 of the Zoning Ordinance, the Mayor and Council and Planning Commission are required to be briefed on Project Plan applications. The purpose of this briefing is for the Applicant to inform officials about the proposal, including a project overview and review schedule. The Planning Commission will have an opportunity to make a recommendation on the application at a future meeting. Should the Mayor and Council ultimately approve the amendment to the PD and Project Plan, the Planning Commission will consider a site plan, which has been submitted by the Applicant for the project at a future meeting.
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Site Description
Location: 255 Rockville Pike
Planning Area: Planning Area 1 - Town Center
Land Use
Designation: OCRM - Office, Commercial and Residential Mix
Zoning District: PD-RCI (Planned Development - Rockville Center, Inc.) with MXTD (Mixed-Use Transit District) Equivalent Zone
Existing Use: Office Building (144, 609 square feet)
Proposed Use: Multi-Family Residential Building (up to 550 units) and/or Commercial
Site Area: 2.5 acres (109,107 square feet)
Building Height: 217 max.
Surrounding Land Use and Zoning
|
|
Zoning |
Planned Land Use |
Existing Use |
|
North |
PD-MC (Planned Development - Metro Center) |
O (Office) |
Commercial |
|
East |
MXTD (Mixed-Use Transit District) |
OCRM (Office Commercial Residential Mix) |
Commercial |
|
South |
MXTD (Mixed-Use Transit District) |
O (Office) P (Public Park) |
Commercial |
|
West |
PD-RCI (Planned Development - Rockville Center, Inc.) |
CRM (Commercial and Residential Mix) |
Residential/Commercial |
The Project Plan site is identified as Parcel 2-F of the Rockville Town Center and is approximately 2.5 acres (109,107 square feet). The property is generally trapezoidal in shape and is bounded by East Middle Lane to the north, Monroe Street to the west, Truck Street to the south and Rockville Pike (MD-355) to the east. The site is relatively flat with a slightly downward slope occurring from East Montgomery Avenue towards East Middle Lane. The property is improved with an office building and a parking garage. At the street level, the building is surrounded by sidewalks, street trees and furniture. The property is within the PD-RCI (Planned Development - Rockville Center, Inc.) Zone, and has an equivalent zone of MXTD (Mixed-Use Transit District), and is subject to the Rockville Center, Inc. PD governing documents.
The subject property has a direct connection to the Rockville Metrorail/MARC/Amtrak station via the Rockville Pike pedestrian bridge. A portion of the walkway to the metro pedestrian bridge (south of the subject property) includes a public access easement on the subject site. The land use designation for the Plaza is P - Public Park.
Project Description
The applicant is proposing to amend the PDP by allowing the phased redevelopment of the subject property with residential and/or commercial uses. The first phase of the proposed Project Plan Amendment would include up to 300 multifamily units in a building approximately 83 feet in height, constituting an adaptive reuse of and vertical addition to the existing structured parking garage. A possible second phase of development would replace a portion of the building proposed in the first phase with a new residential tower, increasing the total proposed units up to 550 dwelling units. The maximum building height of the second phase would be a maximum of 217 feet in accordance with the approved PDP and the 2014 Resolution.
The concurrent Level 2 Site plan application includes the first phase of the Project Plan Amendment proposal. The Applicant has indicated that the first phase involves demolishing the office levels in the subject property’s existing commercial structure, modifying columns, footings, and the podium slab to permit the adaptive reuse of the existing parking garage, and constructing a new multi-family residential building with a maximum height of 83 feet. The Applicant also indicates that the first phase improvements will include a lobby entrance from Rockville Pike, offer ground floor dwelling units with direct pedestrian access to and from Monroe Street, integrate new enhanced public spaces (including the portion of Promenade Park on the Property), and contain private amenities for tenant use. The Site Plan also proposes that the building will maintain the three existing access points from Rockville Pike. The proposed first phase would include a wide range of apartment homes (junior one-bedroom units, one-bedroom units, one-bedroom units with a den, two-bedroom units, and three-bedroom units).
The Applicant has indicated a request for including commercial uses in the proposal; as of the date of this staff report, staff is awaiting additional information regarding a commercial use proposal for the property. Additional information will be provided at or prior to the Commission at the meeting.
The proposed Project Plan will require a finding of adequate public facilities for the proposed Rockville Center, Inc., PD amendment.
Comprehensive Planning
The subject property is located within Planning Area 1 (Town Center) of the City of Rockville’s Comprehensive Plan, Rockville 2040 and the Land Use designation applied to the site is OCRM (Office, Commercial and Residential Mix). The subject property is identified by the Comprehensive Plan as a Focus Area and is also directly adjacent to two identified Projects - Rockville Metro station re-design (including the pedestrian bridge) and the re-design of Promenade Park. It also forwards the general policy recommendation for the planning area to “Increase the number of residents and housing density in Town Center, to provide additional housing options for residents across the full range of income levels and to provide additional demand for the commercial uses in this mixed-use environment.” - page 263. The proposal is also consistent with many of the broader objectives and goals within the housing element of the Comprehensive Plan. In addition, as the BRT system continues to move forward with MCDOT, it will be important to have discussions with the property owner on the design of the proposed station nearby.
On January 27, 2025, the Rockville Mayor and Council adopted the 2025 Rockville Town Center Master Plan as an amendment to the Comprehensive Plan, adopted in August 2021. Adoption of this updated plan repeals and replaces the Planning Area 1 chapter of the Plan and the 2001 Town Center Master Plan. With the exception of several specific properties, the 2025 Town Center Master Plan retains the existing land use policy established in the Plan for most properties in Town Center.
255 Rockville Pike is identified as a Focus Area within the Plan. Specifically, the Plan says the following about the property, "These properties are desired for high-intensity, mixed-use development and have a land use designation of office commercial residential mix. Require new buildings and, in the case of adaptive reuse, encourage existing buildings, to activate Promenade Park by incorporating ample fenestration, exterior lighting, building entrance(s), wayfinding signage, egress, elevator(s), and/or building amenity spaces on their property fronting Promenade Park to complement the public amenity space (see Action 9.1.1)." - page 36. Additionally, the Plan does reference the property in Action 9.1.1 of the Parks, Recreation and Community Facilities chapter, saying, "Redesign Promenade Park as a pleasant and inspiring public space and connection between the Town Center core and the pedestrian bridge to the Rockville Metro Station. Partner with WMATA, SHA, and Maryland Transit Administration, MCDOT, and surrounding property owners, and consult with all stakeholders to redesign the park. If redevelopment occurs at either 51 Monroe Street or 255 Rockville Pike, developers should provide any required open space for the project adjacent to Promenade Park in order to expand the area and make it a higher quality amenity. If redevelopment does not occur at either 51 Monroe Street or 255 Rockville Pike, work with building ownership to improve access and provide increased connections from their buildings to Promenade Park." - page 70.
Additionally, the proposed application is consistent with several other goals, policies and actions outlined in the Town Center Master Plan, including:
• Goal 1, Land Use: “Target appropriate areas for higher density residential developments to reach 3,000 new residential units by 2040. Provide a variety of development types to adapt to marketplace demands and to address missing middle housing.” - page 41.
• Housing Chapter: “The city encourages the development of a wide variety of unit types - this refers to different housing typologies (such as townhomes and multifamily apartment buildings), but also provides a mix of units within those typologies (studios, 1-bedroom units, 2-bedroom units, etc.). The city encourages unit mixes in development projects to contain the full range of unit types that the market can support of different sizes and layouts to accommodate the greatest variety of households.” - page 60.
• Policy 12.1, Sustainability: “Encourage the adaptive reuse of buildings and coordinate with property owners to increase efficiency within existing buildings.” - page 91
• Action 12.1.1, Sustainability: "Encourage and allow flexibility for the adaptive reuse or rehabilitation of commercial properties as market demand changes over time. Work with property owners to find creative solutions to meet the city’s regulatory requirements when adaptive reuse projects are proposed." - page 92.
Public Notification and Engagement
Notifications of the Project Plan application and this Planning Commission briefing were made consistent with City Code requirements. In addition, the Applicant held a virtual pre-application area meeting on October 29, 2024. The Applicant also held a virtual post-application area meeting on March 18, 2025.
As of the date of this report, staff has received 1 email from the public providing comments of support on the proposed project (See “Public Testimony” attachment).
Next Steps
The Mayor and Council will also receive a briefing on the development proposal. Following the Mayor and Council briefing, the applicant is encouraged to make any revisions to the proposal as needed, pursuant to comments received at the briefing sessions. Such plan revisions will be made before the request is scheduled for consideration by the Planning Commission at a regularly scheduled meeting. The Planning Commission must review the Project Plan application, as revised, at a public meeting and provide an opportunity for public comment. After its review, the Commission shall prepare and transmit its comments and recommendations on the application to the Mayor and Council. Following the Commission review, the Project Plan application will be scheduled for a public hearing by the Mayor and Council. At this stage, the applicant is encouraged to revise plans based on comments and recommendations received from the Planning Commission.
If directed by the Mayor and Council, the applicant must hold another area meeting and receive comments on the proposed plan. Upon hearing all such evidence from the public hearing and area meeting, the Mayor and Council will render a final decision on the proposed Project Plan as an amendment to the Planned Development via adoption of a resolution, incorporating the findings as required by Section 25.07.01.b.2 of the Zoning Ordinance. If the application is approved, the Mayor and Council will establish a time period in which construction of the development approved by the Project Plan must commence. Following Project Plan approval, the Planning Commission would then review and consider a Level 2 Site Plan application for the project.