City of Rockville - File #: 26-2370

• File #: 26-2370
• Type: Review and Action
• Status: Agenda Ready
• File created: 9/15/2026
• In control: Planning Commission
• On agenda: 10/14/2026
• Title: Level 2 Site Plan Application 2026-301-STP, to Permit Construction of a 3,000 Square Feet Bank at 521 Fallsgrove Drive in the PD-FG (Planned Development - Fallsgrove) Zone; FG Retail, LLC., Applicant

Subject

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Level 2 Site Plan Application 2026-301-STP, to Permit Construction of a 3,000 Square Feet Bank at 521 Fallsgrove Drive in the PD-FG (Planned Development - Fallsgrove) Zone; FG Retail, LLC., Applicant

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Department

CPDS - Development Review

Recommendation

Staff recommends approval of Level 2 Site Plan Application 2026-301-STP based on the findings and conditions of approval contained in this report.

Overview

Case(s):                     Level 2 Site Plan 2026-301-STP

Location:                     521 Fallsgrove Drive

Staff:                                          Richard Lawrence, AICP, Principal Planner

                                          Community Planning and Development Services

                                          240.314.8224

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

Applicant:                     FG Retail, LLC

Filing Date:                     April 2, 2026

Executive Summary  

FG Retail, LLC, (the “Applicant”) has filed a Level 2 Site Plan application for the subject property located at 521 Fallsgrove Drive (the “Property) to permit construction of a 3,000 square feet bank pad to the existing shopping center, along with associated site improvements (the “Project”).

The Planning Commission’s role is to conduct a review of the application at a public meeting, provide an opportunity for public comments and decide on the proposed site plan, as outlined in Section 25.07.01.a.3(a) and 25.07.05 of the prior Zoning Ordinance.

After a comprehensive review of the application, staff finds the application to be in compliance with all relevant City codes and policies. Based on the review, and as described in the proposed findings and recommended conditions, staff recommends approval of the subject site plan application.

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Site Description

Location:                                          521 Fallsgrove Drive (the “Property”)

Planning Area:                     Area 15 - Fallsgrove and Research Boulevard

Land Use                                           

Designation:                                          C - Commercial

Zoning District:                     PD-FG (Planned Development - Fallsgrove)

Existing Use:                     Fallsgrove Village Center - retail and office development (up to 150,000 square feet retail and 75,000 square feet office approved)

Proposed Use:                                          Shopping Center / Retail (new 3,000 square-foot building)

Site Area:                                          598,607 Square Feet (13.7421 acres)

Building Height:                     25 feet proposed for new building; 45 feet maximum permitted

Surrounding Land Use and Zoning

	Zoning	Planned Land Use	Existing Use
West	LSC-1.0, H-150 (Montgomery County) / PD-FG parcels in vicinity	C - Commercial / employment-related uses in vicinity	Shady Grove Road; life-science/employment uses beyond
East	PD-FG	C - Commercial	Fallsgrove Village Center retail/office development
South	PD-FG	Residential / mixed Fallsgrove neighborhood context	Fallsgrove Boulevard; residential development beyond
West	PD-FG	C - Commercial / mixed Fallsgrove context	Fallsgrove Drive; Fallsgrove Village Green and neighborhood development beyond

Figure 1: Overall Fallsgrove Village Center

Site Analysis

The Property consists of Parcel AW, Block BB of the Fallsgrove subdivision, recorded on Plat 21900, and contains approximately 598,607 square feet (13.7421 acres). The site is the Fallsgrove Village Center and is located within Planning Area 15 - Fallsgrove and Research Boulevard. The Property has frontage on Shady Grove Road, Fallsgrove Boulevard, and Fallsgrove Drive and is zoned PD-FG (Planned Development - Fallsgrove). For the commercial retail portion of the PD-FG development, the site plan identifies the MXNC Zone as the designated equivalent zone for application of development standards not specified in the Fallsgrove approval.

The Property is developed as an established mixed-use village center containing multiple retail buildings, a 75,000-square-foot office building, a parking structure, surface parking, internal drive aisles, sidewalks, landscaping, lighting, utilities, and stormwater management facilities. As part of the 253-acre Fallsgrove Planned Development, approved by Mayor and Council by Resolution No. 1-00, the approved development program allows up to 150,000 square feet of retail and 75,000 square feet of office use. The proposed work is concentrated in the northwestern portion of the center, adjacent to Shady Grove Road, within an area that is presently occupied primarily by surface parking, circulation aisles, landscaping, and utility infrastructure. Existing grades generally drain through the developed parking area toward existing storm drainage facilities. The submitted existing-conditions and detailed site plans show existing electric, water, sanitary sewer, storm drain, lighting, and other site infrastructure in and around the proposed building pad.

Project Description

The Applicant proposes construction of a new one-story, 3,000 square-foot retail building identified as Building I within the Fallsgrove Village Center. The architectural plans identify the building as a Chase Bank. The building would be located along the Shady Grove Road edge of the shopping center replacing approximately twenty-five existing surface parking spaces. The proposal includes associated grading, utility adjustments, a relocated fire hydrant and secondary electric facilities, stormwater management, landscaping, lighting, bicycle parking, pavement markings, signage, and modifications to the surrounding parking and internal circulation system.

The proposed site layout provides a drive-through lane along the Shady Grove Road side of Building I together with a separate bypass lane. The main customer entrance faces the shopping-center parking field. Internal vehicle movements are controlled through stop signs, one-way and no-entry signage, pavement markings, and reconfigured parking aisles. The plan also provides an accessible parking space and access aisle adjacent to the building, pedestrian connections to the existing center sidewalk network, two short-term bicycle parking spaces, and one long-term bicycle parking space. Fire access plans demonstrate apparatus circulation through the shopping center and clear/walkable access around the new building.

Figure 2: Project Site

Figure 3: Detailed Site Plan - Bank Pad Site

The proposed building is shown at approximately 25 feet in height, below the 45-ft. maximum identified for the applicable PD-FG development standards. The building is set back approximately 28 feet from the Shady Grove Road right-of-way, exceeding the 15-foot minimum setback established by the Fallsgrove approvals. Exterior elevations depict a contemporary one-story commercial building using a mix of cultured stone, fiber-cement or similar panel/siding treatments, aluminum composite material, storefront glazing, canopies, and dark accent materials. The primary entrance and storefront glazing face the internal parking field, while the Shady Grove Road elevation incorporates windows, wall articulation, and a drive-up ATM feature.

The site plan maintains the approved Fallsgrove development program of up to 150,000 square feet of retail and 75,000 square feet of office use. The development-data table shows 225,000 square feet of total proposed gross floor area, including the new 3,000-square-foot Building I. The plan provides 811 vehicle parking spaces where the shared-parking calculation requires a minimum of 625 spaces during the controlling weekend daytime period. The landscape plan adds shade and understory trees, shrubs, perennials, and ornamental grasses around the building and drive-through area, including landscaped islands and a micro-bioretention facility. The photometric plan incorporates existing and proposed site and building-mounted luminaires to serve the new building and adjacent circulation areas.

The proposal is an infill modification within an existing developed shopping center rather than an expansion of the overall approved retail and office program. The submitted plans retain the established access points and broader circulation framework of Fallsgrove Village Center while converting a portion of the existing parking field to the new building pad, drive-through/bypass lanes, landscaping, and stormwater facilities. The plan continues to exceed the shared-parking minimum and does not alter the green-space requirement established for the broader Fallsgrove as required by Resolution No. 1-00.

Community Outreach

Pursuant to Section 25.07.05 of the Zoning Ordinance, a Level 2 Site Plan requires applicant outreach and the applicable public-area meetings and notification. As required with a site plan application, the applicant held a pre-application meeting (PAM) on September 29, 2025. The Planning Commission hearing notice was provided in accordance with the Zoning Ordinance. Notices were mailed September 29, 2026 to the applicable notification radius prior to publication of the final report.

Findings

In accordance with Section 25.07.01.a.3.(a) of the Zoning Ordinance, a site plan application that does not implement a project plan or a special exception may be approved only if the applicable Approving Authority finds that the application will not:

1.                     Adversely affect the health or safety of persons residing or working in the neighborhood of the proposed development.

Staff finds that the Project will not adversely affect the health or safety of persons residing or working in the surrounding neighborhood. The proposal places a small one-story commercial building within an existing developed shopping center and retains the established external access network. The site plan provides defined drive-through and bypass movements, stop controls, pavement markings, accessible parking, pedestrian connections, fire-apparatus access, lighting, landscaping, and stormwater facilities. These design features organize the new activity within the existing center and are intended to maintain safe circulation and site operations.

Fire and Emergency Access

The fire access plan demonstrates apparatus circulation through the existing shopping-center drive aisles and identifies clear and walkable access around the exterior of the proposed building. The plan also depicts relocation of an existing fire hydrant in the project area. Final fire-access approval remains subject to review by the applicable fire code officials as part of the signature set.

2.                     Be detrimental to the public welfare or injurious to property or improvements in the neighborhood.

Staff finds that the Project will not be detrimental to the public welfare or injurious to property or improvements in the neighborhood. The proposed building is an infill addition within Fallsgrove Village Center and remains within the overall approved retail/office development program. The building is set back from Shady Grove Road, is surrounded by internal circulation and landscaping, and uses contemporary materials and façade articulation compatible with a commercial shopping-center setting. The proposal does not require new external access points or a fundamental change to the established development pattern.

3.                     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.

Traffic and Transportation

With recommended and noted modifications shown on the reviewed signing and marking plan sheets, staff find the proposed retail and bank onsite multimodal circulation and traffic controls are satisfactory and do not create any conflict for all projected and existing users.

The proposal adds a 3,000 square-foot retail/bank use within an existing shopping center and retains the center's established external access system. The submitted plan provides detailed internal pavement markings and signage for the new drive-through, bypass lane, parking aisles, and stop-controlled movements.

The overall approval for the Fallsgrove Development site plan caps the total development on the subject property to 150,000 sq. ft. of retail and 75,000 sq. ft. of office use. The total constructed and permitted existing uses on the subject site total 138,150 sq. ft. of commercial retail and 75,000 sq. ft. of general office.  The approval of the proposed bank would bring the approved development levels within the maximum allowable levels. For this reason, no additional traffic analysis is required, as the projected traffic associated with proposed bank is deemed vested trips under the previous approval.

Water and Sewer

The City’s Adequate Public Facilities Ordinance (APFO) and the Rockville City Code (Code),

Chapter 24, requires water and sewer infrastructure to be assessed for adequacy whenever a proposed development is being considered for approval. A finding is required that public water and sewer facilities are adequate, which may include mitigating the impacts needed to comply with the level of service established in the Water and Sewer Adequacy Standards per the Code, Section 24-12. The water and sewer systems’ hydraulic capacity is deemed adequate because the development does not increase the net wastewater flow greater than 10,000 gpd.

In a letter dated September 30, 2026 (see “Water and Sewer Authorization Letter” attachment) the proposed development received Water and Sewer Authorization approval from the Department of Public Works (DPW) for connection to the City’s water and sanitary sewer systems. The Water and Sewer Authorization Approval Letter lists project specific conditions of approval. The site plan depicts connections to existing water and sanitary sewer infrastructure, relocation of a fire hydrant, and utility adjustments needed to serve the proposed building.

Stormwater Management

Stormwater Management (SWM) for this project will be provided for all new and replacement impervious area as required by Chapter 19 of the Rockville City Code and in compliance with the Development SWM Concept Approval Letter dated September 30, 2026 (see “Development SWM Concept Approval Letter” attachment). The Development SWM Concept Approval Letter lists project specific conditions of approval.

DPW reviewed and approved the adequacy of the existing downstream storm drainage system in a Safe Conveyance Study Approval Letter dated September 30, 2026 (see ‘Safe Conveyance Letter’ attachment). Staff have determined the storm drainage system to have sufficient capacity to convey the proposed 10-year runoff from this Project and thus would not be subject to deficiency mitigation as a result of the development.

4.                     Adversely affect the natural resources or environment of the City or surrounding areas.

Stormwater Management

The proposal disturbs an already developed portion of the Fallsgrove Village Center. The plan incorporates micro-bioretention and associated storm-drain improvements to address runoff from the new and reconstructed impervious surfaces. Final approval remains subject to compliance with Chapter 19 of the City Code and the applicable stormwater management approval.

Erosion and Sediment Control

Erosion and Sediment Control for this project will be provided in compliance with the Preliminary Erosion and Sediment Control Approval Letter dated September 30, 2026 (see "Preliminary Erosion and Sediment Control Approval Letter” attachment). The Preliminary Erosion and Sediment Control Approval Letter lists project specific conditions of approval.

Staff has determined that the Plan demonstrates the integration of Erosion and Sediment Control and Environmental Site Design measures into the Development Project, while protecting the natural resources, as required by Rockville City Code (Code), Chapter 19, Section 19-97.

The property is in the Watts Branch watershed. The onsite soils are predominately Glenelg silt loam which is classified as hydrologic soil group (HSG) B.

The Plan incorporates the 2011 Maryland Department of the Environment (MDE) Standards and Specifications for Soil Erosion and Sediment Control and includes a sequence of construction for removal of existing bituminous parking surface, building construction including drive-thru, stormwater management construction, and construction of associated infrastructure.

Forestry

The Project is subject to Chapter 10.5 of the City Code, the Forest and Tree Preservation Ordinance, and any applicable prior forest-conservation approvals for Fallsgrove. The site plan package depicts limited disturbance within an already developed portion of the village center and includes new landscape planting around Building I.

The Natural Resources Inventory/Forest Stand Delineation for this site was approved on February 4, 2026. The site area is within an existing developed shopping center; the site is comprised primarily of individual landscape trees in planting islands. The preliminary forest conservation plan (PFCP) for this site was approved on September 2, 2026. Per the PFCP, two significant tree replacement requirements are being met with two proposed Pin Oak plantings. A final forest conservation plan is required prior to issuance of permits.

Landscaping

The landscape plan provides planting around the new building and internal parking facility, including two pin oaks, an eastern redbud, shrubs, perennials, and ornamental grasses. The plan identifies approximately 2,036 square feet of internal parking-facility area and 136 square feet of internal landscaped area in the immediate project area. Landscaping is concentrated around the micro-bioretention facility, drive-through/bypass lanes, accessible parking area, and building perimeter to soften the new improvements and reinforce the existing shopping-center landscape framework.

Lighting

The photometric plan shows a combination of retained and proposed pole-mounted and building-mounted luminaires serving the proposed building and the surrounding parking and circulation areas. The final signature must demonstrate compliance with the City's applicable lighting standards, including illumination levels and control of spillover at the property boundary.

Historic Resources

The submitted site plan package does not identify demolition of a historic resource or construction within a designated historic district.

Noise

The proposed use is commercial and is located within an existing shopping center adjacent to Shady Grove Road. The project will remain subject to applicable City and Montgomery County noise requirements. There are no residential use or other noise-sensitive uses adjacent to the site.

5.                     Be in conflict with the Plan.

The application is not in conflict with the Rockville 2040 Comprehensive Plan. The site is located in Planning Area 15 - Fallsgrove and Research Boulevard and is designated C - Commercial. The proposed building is a small commercial infill addition within the established Fallsgrove Village Center and does not change the overall approved retail and office program. The proposal reinforces the Property's existing commercial function while using an already developed portion of the site.

The project also maintains the established street and internal circulation framework, provides pedestrian and bicycle facilities, and introduces new landscaping and stormwater treatment within the project area. These elements are consistent with the Plan's general objectives for connected, attractive, and environmentally responsible development.

Because the proposal remains within the existing commercial center and does not introduce a new land-use category, staff finds the site plan compatible with the planned commercial function of the Property. Final Plan references may be supplemented with specific goals and policies cited by staff during final report preparation.

6.                     Constitute a violation of any provision of the Zoning Code or other applicable law.

The Applicant, in accordance with the adopted Zoning Text Amendment TXT2026-00271, has requested the application be reviewed by the Planning Commission under the “Prior Zoning Ordinance” in effect on April 2, 2026 - the date the application was filed and complete. As part of the transitional provisions of the new Zoning Ordinance, Section 25.1.2.1 (a)(1) states that at the option of the applicant, an application for a Project Plan or Site Plan may be reviewed under the Zoning Ordinance in effect on July 31, 2026. As the application was filed and deemed complete within the allowed timeframe, staff review of the proposal was conducted under the prior zoning code.

Additionally, Sec 25. 1.2.1 (b) states the applicant must submit a written request to the Chief of Zoning by October 1, 2026 to qualify under the Transitional provisions of the new ordinance. The applicant submitted a written request under Section 25.1.2.1 on July 31, 2026.

The plan is consistent with the development standards identified for the PD-FG property and the equivalent MXNC standards applicable to the commercial retail area and in compliance with the Fallsgrove New Construction Design Guidelines and Standards. The plan identifies a 45-foot maximum building height and proposes the new building at 25 feet. The Shady Grove Road setback is shown at approximately 28 feet, exceeding the 15-foot minimum established by Resolution No. 1-00. The overall plan provides approximately 690 feet of lot width along Fallsgrove Boulevard and identifies no required side yard because the site is within private property.

The approved development program remains up to 150,000 square feet of retail and 75,000 square feet of office use, with the development-data table showing a total proposed gross floor area of 225,000 square feet after inclusion of the new building. The property currently includes approximately 138,150 sq. ft. of retail use. With the addition of Building I to the shopping center, the request does not exceed the approved 150,000 sq. ft. retail allowance in compliance with Resolution No. 1-00.

Resolution No. 1-00 established open/green-space requirements for the overall Fallsgrove development and remains unchanged by the current proposal. The new building and associated site improvements are therefore evaluated as an incremental modification within the previously approved planned development framework.

Access, Circulation, and Parking

Vehicular access to the Property remains through the existing Fallsgrove Village Center access network from the surrounding public streets. Within the project area, the plan establishes a one-way drive-through lane and a parallel bypass lane along the Shady Grove Road segment of the proposed building, with stop control, directional arrows, no-entry signage, and parking restrictions used to organize circulation. The main entrance faces the internal parking field. Accessible parking and an access aisle are located adjacent to the building, and pedestrian connections tie into the existing shopping-center sidewalk system.

The detailed plan provides pedestrian access from the adjacent parking area to the primary building entrance, an accessible parking space and access aisle, bicycle parking, landscaping, lighting, and defined internal circulation.

The site plan also identifies 811 vehicle parking spaces where the shared-parking analysis requires a minimum of 625 spaces, and it provides the required two short-term and one long-term bicycle parking spaces for the new building. While the proposal would eliminate twenty-five existing shared parking spaces from the shopping center, the remaining parking still exceeds the parking requirement pursuant to the Fallsgrove shopping center approval. Based on the submitted site plan data, the proposal conforms to the dimensional and parking standards under which the shopping center was approved, subject to final staff verification of the signature set and all applicable prior Fallsgrove approvals.

7.                     Be incompatible with the surrounding uses or properties.

Staff finds the Project compatible with surrounding uses and properties. The proposal adds a small commercial building to an existing commercial center, remains within the established development program, preserves the broader access and circulation system, and provides building and site design features appropriate to the Fallsgrove Village Center context. The building's height, setbacks, materials, landscaping, lighting, and internal circulation are designed to integrate the new use with the existing shopping-center environment.

Compatibility and Site Design

The proposed building is one story and approximately 25 feet high, substantially below the 45-ft. maximum identified on the site plan. Its location near Shady Grove Road creates a more defined commercial edge while maintaining a 28-foot setback from the right-of-way.

The exterior elevations depict a one-story commercial building with storefront glazing, canopies, cultured-stone veneer, fiber-cement or similar siding/panel systems, aluminum composite material, and dark accent finishes. The primary entrance faces the internal parking area, while the Shady Grove Road frontage incorporates glazing and the drive-through/ATM function. The massing is broken into multiple façade planes and parapet heights, providing articulation on all four elevations.

The proposed architecture uses contemporary commercial vocabulary with stone veneer, dark siding/panel materials, storefront glazing, canopies, and metal accents. New landscape planting and the micro-bioretention area ensure the site meets its stormwater requirements while providing additional visual softening around the drive-through, parking, and Shady Grove Road edges.

The drive-through and bypass lanes are internal to the shopping center and are separated from Shady Grove Road by the setback area and existing/proposed site improvements. The plan uses pavement markings, stop controls, directional signs, and parking restrictions to manage conflicts with the surrounding parking field. Based on the submitted plans, staff finds the scale, siting, architecture, landscaping, and circulation pattern compatible with the existing commercial center, subject to completion of agency review and the recommended conditions.

Conditions

Staff recommends approval of Level 2 Site Plan 2026-301-STP, based on the findings above and subject to the following conditions.

Development & Zoning

1.                     The proposed development will be implemented and constructed in a manner consistent with the plans, concept designs, graphic representation and all associated development tables included in the site plan signature set for Level 2 Site Plan application 2026-301-STP.

2.                     The Applicant shall sign and return the approval letter prior to finalizing the site plan signature set. The approval letter shall be included in the stamp approved signature set.

3.                     The proposed development shall incorporate and maintain landscaping, lighting, bicycle parking, accessible parking, drive-through/bypass circulation, pavement markings, signage, and stormwater facilities substantially consistent with the approved signature set, subject to final engineering and agency approvals.

Forestry

4.                     Prior to signature set approval, the Applicant shall satisfy all applicable requirements of Chapter 10.5 of the City Code.

5.                     Approval of a final forest conservation plan is required prior to permit approval associated with the subject project area. Landscaping under the site plan is subject to minor changes during review and approval of the final forest conservation plan.

DPW - Engineering

5.                     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. The following plans must be submitted on 24”x36” City base sheets at a minimum scale of 1”=30’ unless otherwise approved by DPW.

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;

6.                     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 before issuance of any DPW permit. If required by the terms of any existing easement granted to an entity other than the City of Rockville, Applicant must submit plans for work within the easement to Grantee for review. If Grantee’s permission for such work is required by an existing easement, the applicant must secure Grantee’s written permission for any proposed development activity within the easement, or the easement must be extinguished, before the submission of an application for any DPW permit.

7.                     The Applicant must post sureties in a form approved by the Office of the City Attorney for all permits based on the approved construction estimate.  Approval of sureties is coordinated through DPW staff.

8.                     DPW will not approve any Demolition Permits until a Sediment Control Permit (SCP) for the area disturbed by the demolition is issued.

9.                     The Applicant must comply with the conditions of the Development SWM Concept approval letter dated September 30, 2026.

10.                     The Applicant must comply with the conditions of the Preliminary Erosion and Sediment Control approval letter dated September 30, 2026.

11.                     The Applicant must comply with the conditions of the Safe Conveyance approval letter dated September 30, 2026.

12.                     The Applicant must comply with the conditions of the Water & Sewer Authorization approval letter dated September 30, 2026.

DPW - Traffic & Transportation

13.                     Prior to issuance of any occupancy permit for the proposed bank, the Applicant shall implement the approved internal circulation, pavement markings, regulatory signage, accessible parking, bicycle parking, and fire-access improvements shown on the approved site plan, and the final signing and marking plan included with the signature set.