City of Rockville - File #: 26-2367

• File #: 26-2367
• Type: Review and Action
• Status: Agenda Ready
• File created: 9/7/2026
• In control: Planning Commission
• On agenda: 9/23/2026
• Title: 2277 Research Boulevard / The applicant has filed a site plan amendment application (2026-333-STPA) to amend the previously approved use permit and modify the mix of uses on the Property to include residential and restaurant uses in addition to continued office uses. The applicant proposes to initially remove the office building at 2277 Research Boulevard and surface parking in the northern third of the site and replace such with 131 residential units including 100 two-over-two units and 31 townhouses along with associated site improvements noted as Phase 1A. The amendment also proposes a secondary phase of improvements to the office buildings at 2273 and 2275 Research Boulevard noted as Phase 1B. The buildings will remain on the site and will include interior modifications to establish restaurant uses on the ground floor of both buildings totaling 10,800 square feet. The site plan amendment application is currently under review by staff, and the Chief of Zoning is the Approving Autho...

Overview

Case:                                          Waiver Application 2026-322-WAV, Parking Reduction

Location:                     2277 Research Boulevard

Staff:                                          Christopher Davis

                                          Community Planning and Development Services

                                          240.314.8201

                                          cdavis@rockvillemd.gov <mailto:cdavis@rockvillemd.gov>

Applicant:                     PA/MD NNN Office Research, LLC, c/o Dan Bartok

Filing Date:                     April 10, 2026

Background  

On January 8, 1987, the city’s Director of Planning approved Use Permit application USE86-00368 to construct two (2), seven-story office buildings each containing a 153,600 square feet of gross floor area in addition to the 144,323 square foot office building already located on the property at 2277 Research Boulevard (the “Property”). This approval remains valid for the Property and such office uses have continued on the site in the time since. The three (3) existing office buildings 2273, 2275 and 2277 Research Boulevard) are located centrally on the site and are surrounded by surface parking with interior and perimeter landscape elements. The site is located at the northeast corner of Research Boulevard at its intersection with West Gude Drive. The site also abuts the major freeway I-270 to the east. The property is relatively flat and exhibits a rectangular wedge shape with its northern side being wider than its southern side, and continuing curve to the northwest exhibited along the site’s western Research Boulevard frontage. The property is approximately 20.56 acres and located in the MXE (Mixed Use Employment) Zone. It is comprised of one (1) record lot known as Parcel E, Block A of the Washington National Pike Industrial Park subdivision, recorded in the Land Records of Montgomery County on February 8, 1988.

Project Description

title

2277 Research Boulevard

The applicant has filed a site plan amendment application (2026-333-STPA) to amend the previously approved use permit and modify the mix of uses on the Property to include residential and restaurant uses in addition to continued office uses. The applicant proposes to initially remove the office building at 2277 Research Boulevard and surface parking in the northern third of the site and replace such with 131 residential units including 100 two-over-two units and 31 townhouses along with associated site improvements noted as Phase 1A. The amendment also proposes a secondary phase of improvements to the office buildings at 2273 and 2275 Research Boulevard noted as Phase 1B. The buildings will remain on the site and will include interior modifications to establish restaurant uses on the ground floor of both buildings totaling 10,800 square feet. The site plan amendment application is currently under review by staff, and the Chief of Zoning is the Approving Authority for that application.

The Mayor and Council adopted the Zoning Ordinance Rewrite on June 29, 2026, and the new Zoning Ordinance became effective on August 1, 2026. As authorized by the newly adopted Zoning Ordinance, this project, including the aforementioned site plan amendment application and the subject parking waiver request, is being reviewed under the previous Zoning Ordinance (“Ordinance”).

Proposed site plan for Phases 1A & 1B  (provided by applicant).

The applicant seeks to accommodate anticipated parking for the variety of uses proposed on-site for both phases 1A and 1B with the allowance of a 26.4% reduction in the required number of parking spaces associated with the proposed commercial uses. The required 212 parking spaces for the residential units will be provided via each unit’s garage and/or driveways. The commercial uses would require a total of 1,035 parking spaces after application of the city’s shared use parking reductions found in Sec. 25.16.03(h)6. (Flexible parking standards) of the Ordinance. The applicant details the shared parking reduction allowances for the proposed uses in their parking analysis  (See Attachment #2 - Parking Waiver Statement on Justification).

The applicant indicates that the site currently has 1,450 parking spaces. The submitted information notes that a total of 786 spaces will be available for the commercial uses after the removal of spaces to construct the infill residential units. The applicant is seeking additional flexibility to reduce the required parking by another 24 spaces through the parking reduction in case the construction of infrastructure such as roadways, stormwater management and open space for the residential uses necessitates removal of additional spaces during construction. As a result, and if granted, the parking reduction would further reduce the required parking for the commercial uses to a minimum of 762 spaces. The reduction would be 273 spaces.

To support their request for a parking reduction, the applicant conducted a parking demand analysis to identify the parking needs of the site in association with the proposed uses. The analysis concluded that observed parking characteristics of the site indicate that the peak parking demand for office uses for the Property are well below the City’s current Code requirement for office uses. As a result, the applicant is seeking a reduction from the required number of parking spaces pursuant to Section 25.16.03.h.1 of the Zoning Ordinance. This section allows for the Planning Commission to consider a reduction in the number of required parking spaces for projects within the MXTD, MXCD, MXE, MXNC and PD Zones, subject to specific criteria. The subject property is located within the MXE (Mixed Use Employment) Zone.

The requested waiver equates to a 26.4% (273 space) reduction in the required number of parking spaces associated with the proposed commercial uses and an overall reduction of 20% for the site when considering the parking spaces required for both residential and commercial uses proposed for the Property. 

Previous Related Actions

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•                     U-368-86, approved on January 8, 1987 allowed for the construction of a seven-story motel and restaurant to implement the previously approved special exception.

•                     USA86-0368A, approved on May 23, 1988, approved minor parking lot and landscape changes.

•                     USA86-0368B, approved on March 21, 1991, allowed a 600 square foot accessory restaurant within the building located at 2275 Research Boulevard.

•                     USA86-0368C, approved on March 18, 1997, allowed for the conversion of an existing storm water management area to additional parking.

•                     USA1986-0368E, approved on December 8, 1999, approved an amendment to the use permit to reflect installation of an above ground generator and enclosure as well as associated changes to the site’s landscaping.

•                     STP2015-00235, approved on April 10, 2015, permitted construction of a 1,188 square foot freestanding carport and walkway on the southside of the building located at 2277 Research Boulevard.

end

Discussion/ Analysis

The applicant is proposing to remove the existing 7-story 144,323 square foot office building (2277 Research Boulevard) in order to construct 131 residential dwelling units of stacked condos and townhomes, retain the other two office buildings and renovate the ground floor levels to add restaurant uses to such buildings. To provide the proposed mix of uses on the site, 762 parking spaces are requested in lieu of the required 1,035 spaces. Given the observed and anticipated utilization of parking for the proposed commercial uses, the applicant indicates that parking need at the site can be adequately addressed with the requested 762 parking spaces provided on the site. The parking tabulation for the existing uses is provided in the table below:

2277 Research Boulevard Current Parking Tabulation

Use	Density	Rate	Required Parking	Provided Parking
Office	433,434	1 space per 300 square feet	1,445	1,450

With the proposed site changes including retention of office uses and the addition of residential and restaurant uses, proposed parking metrics are detailed in the table below:

2277 Research Boulevard Parking Tabulation for Proposed Uses (including Phase 1A (Residential) and Phase 1B (Commercial))

Phase 1A - Auto Parking Spaces
Use	Density	Rate	Required Parking	Total Spaces Provide In Garage	Total Spaces Provided in Driveway and/or Surface Parking	Total Provided Parking
Non-Residential Uses
Office	295,339 square feet	1 space per 300 sf of GFA	985	47	739	786
Non-Residential Sub-Total			985			786
Residential Uses
Townhouse	31	2 per DU	62	62	18	80
Multiple-Unit	100	1.5 per DU	150	100	100	200
Residential Sub-Total			212	162	118	280
Total Phase 1A Auto Parking Spaces			1,197	209	118	1,066
Phase 1B - Auto Parking Spaces
Use	Density	Rate	Required Parking	Total Spaces Provide In Garage	Total Spaces Provided in Driveway and/or Surface Parking	Total Provided Parking
Non-Residential Uses
Office	284,739 square feet	1 space per 300 sf of GFA	949	47	739	786
Restaurant, Full Service	10,800 square feet	1 space per 50 sf of patron use area & 1 sp. Per 2 employees	172	-	-
Non-Residential Sub-Total (w/o shared reduction)			1,121			786
Non-Residential Sub-Total (w/ shared reduction)			1,035			786
Residential Uses
Townhouse	31	2 per DU	62	62	18	80
Multiple-Unit	100	1.5 per DU	150	100	100	200
Residential Sub-Total			212	162	118	280
Total Phase 1B Auto Parking Spaces (w/o shared reduction)			1,333			1,066
Total Phase 1B Auto Parking Spaces (w/ shared reduction)			1,247			1,066

The parking calculations shown in table above reflect required parking tabulations under the Ordinance. The applicant proposes to provide 31 additional on-street parking spaces for visitor parking as required to meet a street design waiver requirement of Chapter 21 (Road Code) and details on the proposed parking can be found in the applicant’s parking analysis (See Attachment #2 - Parking Waiver Statement of Justification).

As part of this application, the applicant conducted a parking assessment in June of 2025 in which the site was observed on a weekday for typical office operations, including observations during peak demand hours. This analysis found that the peak parking demand for office uses at the subject site are well below the Ordinance’s requirement for office use of approximately 3.33 spaces per 1,000 SF (1 space per 300 SF). This analysis concluded that a recommended minimum parking ratio of 1.66 spaces per 1,000 SF of office would adequately serve the future office and retail uses with the proposed redevelopment. With the recommended parking ratio, the analysis further found that a minimum of 558 parking spaces would be needed to serve the future restaurant and remaining office uses assuming full 100 percent occupancy of the remaining office). As a result, the analysis anticipates that a proposed parking supply of 762 spaces for commercial uses would yield a surplus of 204 spaces which would be available at peak demand for these commercial uses.

Findings

Section 25.16.03.h.1

This section of the Zoning Ordinance gives the Planning Commission the authority to reduce the required number of parking spaces provided that a site meets one or more of the criteria identified below. The applicant has provided their justification for the request (See Attachment #2 - Parking Waiver Statement of Justification). Staff’s analysis of the request and recommendation are provided below.

(a)                     A major point of pedestrian access to such building or buildings is within seven-tenths of a mile (3,696 feet) walking distance of a transit station entrance shown on the Washington Metropolitan Area Transit Authority Adopted Regional Rail Transit System;

Staff Response: The site does not meet this criterion, as the site is located beyond walking distance from a Metro station.

(b)                     There are three (3) or more bus routes in the immediate vicinity of the building or building; or

Staff’s Response: This criterion is met. There are approximately three (3) Ride-On bus routes with multiple stops within close proximity of the subject site, including Routes 54, 56 and 63. Ride-On Bus Route 54 and 56 provides service between Rockville Station (WMATA Metro and MARC) and the Lakeforest Transit Center in Gaithersburg. In addition to these bus stops along the subject property’s frontage, there is another bus stop immediately to the south of the Research Boulevard and West Gude Drive intersection that serves Ride-On Bus Routes 54 and 63. This bus stop is less than 0.05 miles from the southern limits of the property. Ride-On Bus Route No. 63 provides service between Rockville Station (WMATA Metro and MARC) and Shady Grove Station (WMATA Metro). As a result, there are three (3) bus routes in the immediate vicinity of the project. In addition to the Ride-On Bus Routes referenced above, the property is approximately 1.2 miles from the planned Bus Rapid Transit (BRT) station at MD 355 (Frederick Road) and East Gude Drive. Therefore, there are a number of accessible transit options for residents, employees, and customers to use near the property that support the granting of the requested parking reduction.

Exhibit of bus routes and transit options in the vicinity of the subject property (provided by applicant).

(c)                     There is a major public parking facility available to the public within one thousand (1,000) feet of a building entrance; or

Staff’s Response: The site does not meet this criterion. There are no major public parking facilities within 1,000 feet of the building entrance.

(d)                     Where the size of the lot is so small that meeting the parking requirement would prevent redevelopment; or

Staff’s Response: The site does not meet this criterion. Provision (d) above provides for waiver consideration when the lot is so small that compliance with parking requirements would prevent redevelopment of the site. The size of the subject lot is 20.56 acres, so it is not restricted by its size.

(e)                     Where there is a bikeway in close proximity to the site and the applicant demonstrates that the uses in the proposed development are conducive to bicycle use; or

Staff’s Response: In connection with the submitted site plan amendment application, the applicant will provide a shared-use path along the property’s Research Boulevard frontage. This shared use path will allow for bicyclists to circulate from the property to a shared use path on West Gude Drive. There is also a planned separated bicycle facility to the north on Shady Grove Road. The site improvements proposed with the use permit amendment includes upgraded public roads in Phase 1A that will enhance both pedestrian and bicycle movements to this surrounding network of bikeways on public streets. As a result, with the public improvements proposed by the applicant to be finalized with the site plan amendment application, the site will meet this criterion.

(f)                     For any other good cause shown.

Staff’s Response: The applicant has provided a justification in their submittal to support the request based on “other good cause shown.” The applicant’s parking demand analysis demonstrates that the minimum parking required by the Zoning Ordinance for office uses greatly exceeds the actual observed utilization of parking by the existing office uses at the property. More specifically, the parking demand analysis is based upon data collected in June of 2025 and the known occupancy of the office buildings. The collected data demonstrates that during the peak demand times, a parking ratio of 1.58 spaces per 1,000 square feet of occupied office space more accurately reflects the office parking demand at the Property. The applicant is proposing a more conservative ratio of 1.66 spaces per 1,000 square feet of office space to allow additional capacity for ease of finding an available space and for providing 204 additional parking spaces beyond what is needed to serve the observed demand.

As previously noted, the subject parking reduction and associated site plan amendment application are being processed under the previous Zoning Ordinance. However, under the newly adopted Zoning Ordinance, several changes have occurred to parking requirements which are relevant to the evaluation of the requested parking reduction.

Under the new Zoning Ordinance, a parking ratio of 2 spaces per 1,000 square feet (1 per 500 square feet) is required for office uses, which is substantially less than the previous Zoning Ordinance’s ratio of 3.33 spaces per 1,000 square feet. The applicant notes that the adopted changes to the parking requirements for office uses under the new Zoning Ordinance is consistent with global changes in the workplace in the form of increased teleworking and reductions in the use of single-occupancy vehicles for commuting. Factoring in this new ratio of 2 spaces 1,000 square feet of office uses, the applicant’s requested reduction amounts to a nominal reduction with a proposed ratio of 2.07 spaces per 1,000 square feet of commercial uses. Additionally, Section 25.8.2.4.(b)(2) of the new Zoning Ordinance states that “the Approving Authority may permit a reduction … greater than 10%... if the applicant provides a parking demand analysis demonstrating that the minimum required parking for the proposed development exceeds the practical demand of the proposed uses.” As discussed above, the parking demand analysis demonstrates that the minimum required parking for office uses exceeds the practical demand of the existing office uses at the property. Finally, good cause is also shown because the Parking Reduction will further the approved Rockville 2040: Comprehensive Plan Update (the “Comprehensive Plan”). The Comprehensive Plan identifies the Property as Area 3 of the Fallsgrove and Research Boulevard Planning Area, and designates the property for Office, Commercial and Residential Mix (OCRM) land uses (Comprehensive Plan, p. 387). The Comprehensive Plan specifically states that “Areas 1 through 3 are planned for mixed-use development … encouraging a mix of office, commercial, and/or residential uses,” and recommends providing “amenities and uses that would support and complement office and commercial uses in the area.” (Comprehensive Plan, p.388). The applicant is proposing to replace underutilized office space and surface parking fields with residential and restaurant uses that will better support and complement the office space along the Research Boulevard corridor. To successfully introduce a mix of uses to the property and create a sense of place, the applicant indicates that they are attempting to “right-size” parking for the office uses in a manner that takes into account the practical demand for office space at this property.

Community Outreach

No public notification is required for Parking Waiver requests.

Conditions

There are no conditions associated with the staff recommendation.

Conclusion and Recommendation

As stated above, a parking reduction is a discretionary action by the Planning Commission and reviewed on a case-by-case basis as authorized under Sec. 25.16.03.h.1. Each request is evaluated based on a number of factors, including compliance with aforementioned findings, the proposed use of the site, and the extent of the proposed reduction. The subject request is proposed to provide parking in association with changes of use and upgrades to a site that will align with the city’s planned land use goals for this property. Analysis of the existing and proposed uses on the site and the associated parking indicate that the requested reduction to provide 762 parking spaces in lieu of the required 1,035 spaces for commercial uses will meet the expected demand of the proposed uses. The parking reduction request is supported by the above-referenced findings, three (3) of which have been met. Therefore, staff recommends approval of the parking reduction request 2026-322-WAV for a 26.4% (273 space) reduction in the required number of parking spaces to provide a minimum of 762 spaces associated with the proposed commercial uses and an overall reduction of 14.5% for the site.