Subject
title
Final Record Plat Application PLT2025-00631, to Resubdivide a Part of Record Lot 23, Block "A" of the Wheel of Fortune Subdivision, Located in the MXCD (Mixed-Use Corridor District) Zone at 11511 Fortune Terrace; PW Jones Associates, LLC, Applicant
end
Department
CPDS - Development Review
Recommendation
Staff recommends approval of Final Record Plat Application PLT2025-00631, based upon compliance with the Zoning Ordinance and subject to the conditions outlined within this staff report.
Case: Final Record Plat Application PLT2025-00631
Location: 11511 Fortune Terrace
Staff: Nelson Ortiz, Principal Planner
Community Planning and Development Services
nortiz@rockvillemd.gov
Applicant: PW Jones Associates, LLC
c/o EYA Homes, LLC
4800 Hampden Lane, Suite 300
Bethesda, MD 20814
Filing Date: October 17, 2024
Planning
Commission Date: February 19, 2025
PW Jones Associates, LLC (“Applicant”) proposes to resubdivide part of Record Lot 23, Block “A”, of the Wheel of Fortune subdivision to create one lot that will accommodate the construction of a 48-unit condominium building, open and public use space areas, stormwater management and add parking spaces consistent with the latest site plan for the Property, STP2025-00497. This Final Record Plat is a 1.51-acre portion of the 13.15-acre Potomac Woods (now known as Northside) development site.
The Zoning Ordinance defines a Final Record Plat as:
A map that illustrates a metes and bounds description of the property into a system of lot and block numbering, the naming of the tract (subdivision name), and the assignment of a plat number when recorded among the Land Records of Montgomery County, Maryland.
Pursuant to Section 25.21.11.g of the Zoning Ordinance, the Planning Commission is the Approving Authority for Final Record Plats. The approval and recordation of a Final Record Plat creates record lots, which are then deemed buildable lots per the Zoning Ordinance.
Background Information
The 13.15-acre Potomac Woods development site was approved by the Planning Commission on August 11, 2021 through Level 2 Site Plan Application STP2020-00399. The approval authorized the redevelopment of the site into 99 townhouse units, 96 multi-family units, 213 multi-family senior housing units, inclusive of 139 independent living units and 74 assisted living/memory care units, retention of the existing 70,000 square foot fitness establishment and construction of a parking garage to serve the fitness establishment. The senior housing units were specifically approved for this 1.51-acre subject property. Minor site plan amendment STP2025-00497, approved in January 2025, replaced the senior housing units with a 48-unit condominium building.
|
Location: |
11511 Fortune Terrace |
|
Planning Area: Land Use Designation: |
Planning Area 13 - Potomac Woods, Potomac Springs, Falls Ridge, and Orchard Ridge OCRM - Office Commercial Residential Mix |
|
Zoning District: |
MXCD (Mixed-Use Corridor District) |
|
|
|
|
Plat Area: |
65,759 square feet (1.51 acres) |
Surrounding Land Use and Zoning
|
Location |
Zoning |
Planned Land Use |
Existing Use |
|
North |
MXCD |
CI - Civic and public institutional |
Light Industrial/Public Facility |
|
East |
Planned Development Tower Oaks |
OCRM - Office, Commercial and Residential Mix |
Office |
|
South |
MXCD and County |
OCRM - Office Commercial Residential Mix |
Commercial |
|
West |
R-90 |
RD - Residential Detached |
Single-family Residential |
Site Analysis
The property is zoned Mixed Use Corridor District (MXCD) and located along the north side of Fortune Terrace. The proposed lot is approximately 1.51 acres in size and is part of the 13.15-acre Potomac Woods development. The Potomac Woods development site is under construction and is currently improved with an approximately 70,000 SF health club (Lifetime Fitness), a parking garage, streets, alleys, temporary parking, and on-going residential construction. The overall development site is bounded by an office building to the west, Montgomery County’s public works facility to the north, I-270 to the east and Potomac Woods Plaza to the south of the site. The subject property is located within the Cabin John Creek Watershed and abuts I-270 at the southeast corner of the development site.
The Applicant has filed this Final Record Plat application to implement the Potomac Woods development as approved through Level 2 Site Plan application STP2020-00399 and its subsequent amendments.
The proposed lot, Lot 27, Block “A”, of the Wheel of Fortune subdivision, is approximately 1.51 acres and is bounded by Hillgate Place to the west, Interstate 270 to the east, open/public space serving the Potomac Woods development to the north, and the Park Potomac center to the south. Access to the lot will be provided from Hillgate Place. The proposed lot is subject to several easements as outlined in the plat drawing and notes.
Once the proposed plat is approved and recorded, permits for the site may be issued. As per the approved site plan for the property, a 48-unit condominium building will be constructed. The building will be 5-stories above a parking garage. The height of the building will be 75 feet. Also proposed is public and open space, stormwater management facilities and visitor parking.
Comprehensive Plan
This project is consistent with the Rockville 2040 Comprehensive Plan (“the Plan”). The Property is located within Planning Area 13 - Potomac Woods, Potomac Springs, Falls Ridge, and Orchard Ridge. The site is subject to Focus Area A1 within the Planning Area 13 chapter of the Plan. This Focus Area recommends for the redevelopment of Seven Locks Plaza, the office building at 1201 Seven Locks Road, and 11511 Fortune Terrace into mixed-use development with some combination of office, commercial, and residential uses, which the Applicant is proposing to increase with the addition of 48 residential condominium units to the overall development, replacing a previously-approved senior living facility. Additionally, the Focus Area recommendation requests “visual and noise buffering along I-270" (page 372), which the applicant proposes by providing open space, trees and a noise attenuation wall.
Zoning Ordinance Compliance
During the review of the site plan, staff found the proposal consistent with the Zoning Ordinance. All development standards including height, setback, open area and parking requirements will be met. Furthermore, the proposed building will meet the Zoning Ordinance’s special design regulations of the MXCD Zone.
This Final Record Plat meets the conditions of approval as defined in Section 25.21.02, Final Record Plats, of the Rockville Zoning Ordinance.
Adequate Public Facilities Standards (APFS)
Although the proposal for the subject property has changed from the original Level 2 site plan application, a determination was made as part of the site plan amendment that public facilities would remain adequate with the change of use.
• On August 11, 2021, based on compliance with all applicable codes and regulations, the Planning Commission approved Level 2 Site Plan application STP2020-00399 to demolish an existing office building and construct approximately 408 housing units, including a new 4- story parking garage to serve the existing Lifetime Fitness at 11511 Fortune Terrace, based on the findings and subject to conditions. The approval also included a waiver to the requirement to plant three trees per townhouse lot, finding that the applicant’s request is consistent with the intent of the code.
• The Planning Commission approved Preliminary Plan application PLT2021-00591 on January 12, 2022. The Preliminary Plan was submitted in accordance with Section 25.21.09 of the Zoning Ordinance and sought to implement Level 2 Site Plan application STP2020-00399.
• On January 24, 2025, the Chief of Zoning approved Minor Site Plan Amendment application STP2025-00497. The amendment allowed the replacement of the Brightview Building (senior living, assisted living, and memory care units) on the proposed lot, with a 48-unit condominium building, amendment of open and public use space areas, additional parking spaces, and redesign of utilities and stormwater management.
Public notification of the Final Record Plat was made pursuant to the requirements of Section 25.21.11.d (Notice). Mailed notification was provided to all property owners within 750 feet from the subject property as required by the Zoning Ordinance. At the time of this report, no public testimony or inquiries have been received regarding the Final Record Plat application.
Findings and Recommendation
There are no required findings that need to be made as part of the approval for this Final Record Plat. The plat is in compliance with the approved site plan for the property, as amended.
Final Record Plat PLT2025-00631 meets the conditions of approval as defined in Section 25.21.02 - Final Record Plats of the City of Rockville Zoning Ordinance.
Staff recommend approval of Final Record Plat Application PLT2025-00631, subject to the conditions articulated in this report.
Planning and Zoning
1. The Final Record Plat submission must include the original mylar plat and three mylar copies.
2. The Final Record Plat applications shall be submitted in an appropriate electronic format as specified in Section 25.21.10.d of the City of Rockville Zoning Ordinance.
3. The Site Plan STP2025-00497 signature set for must be approved prior to plat recordation.
Department of Public Works Engineering
4. Prior to issuance of any DPW permit and prior to the recordation of a Final Record Plat, the Applicant must submit for review and approval by the Office of the City Attorney all necessary deeds, easements, agreements, dedications, and declarations. Drafts of the documents must be included with the initial submission of the engineering plans and must be recorded prior to issuance of DPW permits, unless otherwise allowed by DPW. All dedicated easements must be referenced on the Final Record Plats.
5. Prior to issuance of any DPW permit and prior to the recordation of the Final Record Plat, the Applicant must secure the termination or abandonment of all existing easements as necessary for the construction of the development, including all easements located in proposed rights-of-way. Termination or abandonment of such easements must be evidenced by recordation of a deed of termination or abandonment in the Montgomery County Land Records. Abandonment or termination of any easement granted to the City must be approved by the Mayor and Council of Rockville, and prior to recordation, any deed of abandonment or termination of an easement granted to the City must be reviewed and approved by DPW and must be in a form approved by the Office of the City Attorney.
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 prior to issuance of any DPW permit and prior to the recordation of the Final Record Plat.