Planning Commission Staff Report
Overview
Case: Mandatory Referral Application 2027-417-MRF
Location: 260 E Jefferson Street (“Property”)
Staff: Richard Lawrence, AICP, Principal Planner
Community Planning and Development Services
rlawrence@rockvillemd.gov <mailto:rlawrence@rockvillemd.gov>
Applicant: Blue Whale EV, LLC., on behalf of Montgomery County
930 Mercantile Drive, Suite A
Hanover, MD 21076
Filing Date: August 25, 2026
Planning
Commission Date: October 28, 2026
Discussion
title
Blue Wave EV, LLC. (“Applicant”), in coordination with Montgomery County government, has filed a mandatory referral application to install and provide electric vehicle (EV) charging stations on county owned property at 260 East Jefferson Street.
The application is being processed as a Mandatory Referral in accordance with applicable state law governing the construction of public projects. The 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 site development. 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 Montgomery County Council, which can vote to overturn the ruling by a two-thirds vote and proceed with the project.
end
Site Description
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Location: |
260 East Jefferson Street |
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Planning Area: Land Use Designation: |
Planning Area 1 - Town Center OCRM - Office, Commercial, Residential Mix |
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Zoning District: |
MXTD-200 |
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Property Area: |
0.43 acres |
Surrounding Land Use and Zoning
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Location |
Zoning |
Planned Land Use |
Existing Use |
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North |
MXTD-200 |
Civic and Public Institutional |
Civic and Public Institution |
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East |
MXTD-235 Park |
OCRM - Office, Commercial and Residential Mix Public Park |
Residential Public Park |
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South |
MXTD-85 |
OCRM - Office, Commercial and Residential Mix |
Commercial |
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West |
MXTD-200 |
OCRM - Office, Commercial and Residential Mix |
Commercial Office |
Site Analysis
Aerial Map
The subject property is located at 260 East Jefferson Street in downtown Rockville, within the Rockville Town Center area. The site is located within a walkable urban environment characterized by governmental offices, public institutional facilities, commercial development, and supporting transportation infrastructure. The property was previously the site of various banks with second story office use since the approval of USE73-00586. The property was acquired by the County in 2022 and is currently developed for governmental and administrative functions. The Montgomery County Circuit Court, located at 101 Monroe Street, is situated on an adjoining property.
The property is currently developed with an existing two-story building expected to remain to support County government office operations. The building is supported by an existing asphalt driveway and surface parking areas that accommodate vehicular access and parking. Existing site improvements include concrete aprons, asphalt curbing, landscaped and grass areas, planting beds, storm drainage facilities, and existing electrical utility infrastructure.
Project Description
The proposed project is located on Montgomery County-owned property in downtown Rockville and will provide EV charging infrastructure for public and County fleet use. The mandatory referral application proposes the installation of EV charging infrastructure to support Montgomery County's public charging and fleet-electrification objectives.
The project consists of two principal components:
• Executive Office Building (EOB) Public Charging: Four 150-kilowatt direct-current fast-charging (DCFC) ports intended for public use.
• Department of General Services (DGS) Fleet Charging: Eight Kempower DCFC charging ports intended to support Montgomery County fleet vehicles.
The charging facilities will be supported by new electrical service connections, a 75 kVA step-down transformers, underground conduit, distribution equipment, site lighting, and associated infrastructure and will occur on the subject property and the adjacent county-owned property at 101 Monroe Street. The improvements are being processed under separate permit applications, as each charging component will require independent electrical service. The proposed improvements represent a targeted modernization of the existing property rather than a substantial redevelopment of the site.
The proposed improvements will be integrated into the existing parking and circulation areas. Based on the application, the project is not intended to substantially alter the established vehicular circulation pattern or change the property's existing governmental functions. The submitted materials do not establish whether any existing parking spaces will be permanently removed or reconfigured.
Project Analysis
Master Plan
The application is being processed as a Mandatory Referral in accordance with applicable state law governing the construction of public projects. As such, the City’s review of the proposal is to determine consistency with the “Plan” as defined under the Section 3-205 of the Land Use Article of the Annotated Code of Maryland, specifically as it relates to location, character, and extent as it pertains to the proposed site development. As per the referenced state code, “Plan” means the policies, statements, goals, and interrelated plans, including the City’s Rockville 2040 Comprehensive Plan for private and public land use, transportation, and community facilities documented in texts and maps which constitute the guide for the area’s future development.
Location:
The application is located within Planning Area 1 - Town Center. While this site is not identified in the Town Center Master Plan as a focus area for the Plan, the Environment element of the Comprehensive Plan Action 4.3, supports this application by recommending that the city to, "significantly expand alternative vehicle fuel infrastructure, including charging stations for electric vehicles, in locations across the city as well as on City property for use by the public and City fleet vehicles, and adopting new building code requirements for electric vehicle charging stations in new construction and existing office, commercial, and multi-unit residential buildings" - pg. 128.
The proposed location demonstrates consistency by proposing to locate EV charging infrastructure on an existing Montgomery County government property in downtown Rockville, where it can serve both the public and County fleet operations. The public chargers will be conveniently accessible within an established activity center near government offices, employment, commercial and residential uses, and major transportation routes. The fleet chargers will be located near the County facilities and vehicles they are intended to support. Using an existing developed property and parking areas minimizes the need for additional land development and avoids changing the established governmental use of the site. The location supports the City and County’s adopted climate, sustainability, transportation-electrification, and public-charging objectives.
Character:
The proposed EV charging improvements are consistent with the Comprehensive Plan and other adopted sustainability and transportation plans. The project supports the Comprehensive Plan’s goals of incorporating environmentally sustainable practices into public facilities, including EV fleets and charging infrastructure. The installation of four public ports and eight County fleet ports will expand access to reliable charging, support the transition to zero-emission vehicles, and reduce transportation-related greenhouse gas emissions.
The existing governmental and commercial development surrounding the property establishes an urban context in which public and fleet EV charging infrastructure can be accommodated as an accessory improvement to existing site operations. The proposed charging facilities will support existing governmental activities while providing additional public charging opportunities in proximity to employment centers, government services, and transportation corridors.
The proposal further aligns with the City of Rockville Climate Action Plan and the Rockville EV Readiness Plan. The improvements will be constructed on existing Montgomery County government property and will not change the established governmental use or overall character of the site. The equipment and related electrical infrastructure will be integrated into the existing developed property while supporting local climate, sustainability, and fleet-electrification objectives.
Extent:
Transportation Element Actions 14.1 and 14.3 call to "Actively promote a shift to non-polluting modes of transport" (pg. 76) and "create a plan for a transition to electric cars and trucks that outlines steps the City will take to become an electric vehicle-friendly city by encouraging the use of zero-emission vehicles, including expanding public electric charging stations, issuing special parking placards for electric vehicles, and adopting new building code requirements for electric vehicle charging stations in new construction and existing office, commercial, and multi-unit residential buildings" (pg. 76).
The extent of the proposed development is consistent with the Comprehensive Plan and other adopted plans because the project is appropriately scaled to meet identified public and County fleet charging needs at an existing government property. Improvements will be concentrated within the existing developed property and will not expand or change its established governmental use. The project provides sufficient charging capacity to advance City and County transportation-electrification and greenhouse-gas-reduction objectives while limiting site disturbance and avoiding unnecessary development. Its scope represents a targeted infrastructure improvement consistent with adopted climate, sustainability, transportation, and public facility plans.
This mandatory referral application has been submitted to further implement the County’s recommended actions and policy goals. As such, staff find this to be compliant with the Comprehensive Plan and the location, character and intent are also consistent with the Plan.
Forestry
This project must adhere to Chapter 10.5 of the City Code, otherwise known as the Forest and Tree Preservation Ordinance (FTPO). The proposed project may impact the critical root zones of significant landscape trees on the adjacent property; the extent to which their critical root zones are impacted dictates whether removal and replacement of those trees are required. In the case of a required tree removal and replacement, the applicant must apply for a significant tree removal (STR) application.
DPW - Engineering
Stormwater Management
Stormwater Management (SWM) for this project will be provided for all new and replaced impervious areas as required by Chapter 19 of the Rockville City Code, entitled "Sediment Control and Stormwater Management" if the development creates or replaces 250 square feet or more of impervious area, or if the project involves 5,000 square feet or more of disturbed area.
Community Outreach
Public notification of the Mandatory Referral application was mailed to all property owners and residents within 500 feet of the subject property. Additionally, the applicant notified all Homeowners 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.
Recommendation and Conditions
The proposed project is consistent with the Comprehensive Plan in terms of its location, character, and extent, as outlined in the above analysis and findings. Staff therefore recommend approval of Mandatory Referral Application 2027-417-MRF, based on the findings above and subject to the following conditions:
Planning
1. The Applicant must sign and return the approval letter before finalizing the signature set. The approval letter must be included in the stamped approved signature set.
2. The proposed site improvements must be constructed and implemented as generally shown on the development plans submitted as part of this application.
Stormwater
3. Provide Stormwater Management (SWM) for all new and replacement impervious area as required by Chapter 19 of the Rockville City Code, entitled "Sediment Control and Stormwater Management" if the development creates or replaces 250 square feet or more of impervious area, or if the project involves 5,000 square feet or more of disturbed area. The applicant must submit a SWM application, minimum plan review fee and a sketch delineating and quantifying the new and replacement impervious area within the project's limit of disturbance. Monetary Contributions must be paid prior to issuance of building permit.
Forestry:
4. In the event that the project impacts the critical root zones of significant trees on the adjacent property and depending on the extent to which these trees are impacted, removal and replacement may be required. In such cases, a significant tree removal (STR) application will be required and approved prior to approval of the signature set.