Subject
title
Introduction and Possible Adoption of an Ordinance to Approve Zoning Text Amendment TXT2025-00269, To Implement Certain Zoning Recommendations of the Town Center Master Plan, Including Floating Zones; Mayor and Council of Rockville, Applicants
end
Department
CPDS - Zoning Review & Other
Recommendation
Staff recommend that the Mayor and Council discuss the draft ordinance (see Attachment A, Draft Ordinance for TXT2025-00269) and testimony received, and if satisfied introduce and adopt the ordinance. If the Mayor and Council wish to proceed with the adoption of the ordinance at its March 24 meeting, the ordinance should first be introduced, and then a motion should be made to waive the layover period. If the motion to waive the layover period is approved by six affirmative votes, a motion to adopt the ordinance may then proceed.
Change in Law or Policy
The Zoning Text Amendment (ZTA) proposes modifications to Sec. 25.14.35, Interim Comprehensive Plan Floating Zones, of the Rockville Zoning Ordinance to add three new floating zones and associated development standards that apply in the Town Center.
Discussion
See the public hearing staff report.
Impact Statements
Equity
A major recommendation of the Town Center Master Plan, which this text amendment implements in part, is to produce additional housing units in Rockville to combat the current housing crisis. This text amendment enables taller buildings, thereby allowing more residential units to be built. Due to the city’s Moderately Price Dwelling Units (MPDU) ordinance, the production of additional housing units will also lead to additional MPDUs. The text amendment also creates a bonus height program, incentivizing further development of affordable housing in the Town Center. The city needs to produce much more affordable housing units to make a significant impact on housing equity. This text amendment should make developing affordable housing projects more attractive because the increase in building heights and no minimum parking will provide the ability to achieve more units on sites.
Environment
The proposed text amendment supports transit-oriented development, a practice long established to lower vehicle miles traveled and reduce carbon emissions. The text amendment focuses on Planning Area 1, which is almost entirely within a ½ mile radius of the Rockville Metro station or a ¼ mile radius from a planned bus rapid transit station. This text amendment will also enable taller, denser development, which is proven to be more environmentally efficient than sprawling, low-density development. The redevelopment will also lead to enhanced stormwater protection, pollution control, and more trees on these sites.
Economy
This text amendment will likely have a positive impact on the City’s economy, as it may enable additional development in the city, which will in turn employ workers, increase the tax base, allow more people to reside in Rockville, and contribute to its economy. The additional residential development is expected to enhance Rockville as an employment center with more housing opportunities close to jobs.
Mayor and Council History
The Mayor and Council adopted the 2025 Rockville Town Center Master Plan on January 27, 2025. The Mayor and Council authorized the filing of this Zoning Text Amendment on Monday, February 24, 2025. A public hearing before the Mayor and Council is also scheduled for March 24.
Public Notification and Engagement
City staff embarked on a public notification effort to ensure the public is fully aware of these proposed changes. The Town Center Master Plan Engage Rockville page has been utilized to spread the word of this ZTA and its associated opportunities for feedback, including all public meetings. Staff will continue to provide regular project updates via the “News Flash” feature, send email newsletters to project subscribers, and update the “Key Dates” and “Reports and Documents” widgets on Engage Rockville. Staff also worked with the Department of Communications and Community Engagement to ensure opportunities for input are shared via Rockville Reports, social media pages, and other citywide communication tools.
Boards and Commissions Review
The Planning Commission reviewed the proposed zoning text amendment at their meeting on March 12, 2025. There was minimal discussion from the Planning Commission before the body unanimously moved to recommend the Mayor and Council adopt the text amendment.
Next Steps
Pursuant to Section 4-203 of the Maryland Land Use Article, a zoning regulation may not become effective until 10 days after the public hearing on the regulation. If the Mayor and Council adopt the attached ordinance to approve Zoning Text Amendment TXT2025-00269 at its March 24 meeting, the City website will be updated to reflect the amended zoning ordinance once the ordinance becomes effective. Communication will be provided to the public, using the Engage Rockville site, announcing the revised zoning ordinance. If adopted and once the ordinance becomes effective, property owners in the Town Center can utilize the floating zone to submit applications to develop land in accordance with the Town Center Master Plan.