Subject
title
Final Record Plat Application PLT2025-00642, to Resubdivide Parcel A of the Halpine Baptist Church Subdivision into Lots 1, 2 and Parcel A-1 to Allow for Redevelopment and Dedication of Public Right-of-Way; Located in the RF-FZ (Residential Flexible - Floating Zone) at 5906 Halpine Road.
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Department
CPDS - Development Review
Recommendation
Staff recommend approval of Final Record Plat Application PLT2025-00642, based upon compliance with the Zoning Ordinance and subject to the conditions outlined within this staff report.
Case: Final Record Plat Application PLT2025-00642
Location: 5906 Halpine Road
Staff: Chris Davis, Senior Planner
Community Planning and Development Services
cdavis@rockvillemd.gov
Applicant: Pulte Home Company, LLC
9302 Route 29, Suite 1000
Fairfax, VA 22031
Filing Date: May 8, 2025
Planning
Commission Date: December 10, 2025
Pulte Home Company, LLC (“Applicant”) proposes to resubdivide Parcel A of the existing Halpine Baptist Church subdivision into Lots 1, 2 and Parcel A-1 of the proposed Metroplace at Twinbrook subdivision to accommodate the construction of a 36-unit two-over-two residential condominium development as authorized by approved Site Plan STP2024-00474.
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.
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Location: |
5906 Halpine Road (“Property”) |
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Planning Area: Land Use Designation: |
Planning Area 8 - Twinbrook and Twinbrook Forest RF - Residential Flexible |
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Zoning District: |
RF-FZ (Residential Flexible - Floating Zone) with MXNC (Mixed-Use Neighborhood Commercial) Equivalent Zone |
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Plat Area: |
65,581 square feet (1.50 acres) |
Surrounding Land Use and Zoning
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Location |
Zoning |
Planned Land Use |
Existing Use |
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North |
R-60 (Single unit Detached Dwelling, Residential) |
RA & RD - Residential Attached and Residential Detached |
Single-Family Detached |
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East |
MXB (Mixed -Use Business) |
RM - Residential Multiple Unit |
Residential (Apartments) |
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South |
PD-TC (Planned Development - Twinbrook Commons) |
CRM (Commercial Residential Mix) |
Mixed-Use (Residential and Commercial) |
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West |
RMD-10 (Residential Medium Density) |
RA (Residential Attached) |
Residential (Townhomes) |
Site Analysis
The Property is zoned RF-FZ with an equivalent MXNC zoning and is located at the southwest corner of the intersection of Halpine Road and Ardennes Avenue. The existing lot is approximately 1.50 acres in size and measures approximately 230 feet wide by 150 feet deep and is generally square in shape. The Property is currently improved with a 9,800 square foot church constructed in the 1960s, with the building located towards the northeast corner of the site and a surface parking lot located behind the building in the southwestern portion of the site. The site’s topography is mostly flat with a gentle downward slope exhibited across the site from the west to east towards Ardennes Avenue.
The Applicant has filed this Final Record Plat application to implement Level 2 Site Plan application STP2024-00474. The Applicant intends to redefine the existing record lot as Lot 3, maintaining similar dimensions as the current Lot 2. The Applicant intends to establish 2 new record Lots 1 and 2 (approximately 17,000 square feet each) to support 36 two-over-two condominium units, arranged in two rows of townhouse-style buildings to parallel Ardennes Avenue. The units will be served by a private driveway within a public access easement and will provide vehicular ingress and egress from Halpine Road. New easements for infrastructure and public improvements are also reflected on the plat and will be recorded in the land records following recordation of the subject plat. Consistent with recommendations of the 2040 Comprehensive Plan to allow for attached residential units, the Property was rezoned to its current floating zone and approved for the subject redevelopment via the Mayor and Council’s adoption of Ordinance No. 12-24 and Project Plan PJT2024-00019 in September 2024. Level 2 Site Plan STP2024-00474 was conditionally approved by the Planning Commission in October 2024.
Comprehensive Plan
As mentioned, the proposal to construct 36-two-over-two condominium units on the subject Property is compliant with the City’s Comprehensive Plan. The Property is located within Planning Area 8. The Property is identified by the Plan as Focus Area 9. With approval of Project Plan PJT2024-00019, the proposed redevelopment was found to be compatible with the Plan in several aspects including the recommended residential flexible land uses and rezoning of the property to allow for attached residential or multi-unit residential development (page 344). The proposed resubdivision will allow for attached residential uses envisioned by the Comprehensive Plan and further implement the redevelopment previously approved by Mayor and Council and the Planning Commission.
Zoning Ordinance Compliance
In review of the Level 2 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 in accordance with previous approvals. Furthermore, the proposed buildings will meet the Zoning Ordinance’s special design regulations of the MXNC 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.
Tree Planting
Section 25.21.21 of the Zoning Ordinance requires tree planting in association with subdivision. The Applicant is required to plant trees in association with each newly subdivided residential lot. For the 2 proposed residential record lots, the applicant is proposing to plant 26 trees on the site. The site will comply with the lot tree requirements in Section 25.21.21.
Section 25.21.21 also requires the following:
The subdivider shall plant at least one (1) street tree per forty (40) feet of lot frontage within the public right-of-way or if approved by the Approving Authority, adjacent to the public right-of-way. The species, location, and method of planting shall be approved by the Urban Forester or designated staff.
The proposed subdivision results in approximately 324' of frontage within the public right-of-way. This results in a street tree planting requirement of 8 trees. The applicant is proposing to plant 17 trees within the adjacent public rights-of-way along Halpine Road and Ardennes Avenue.
• At its January 18, 2024 meeting, the Historic District Commission (HDC) reviewed the Property for historic significance and voted to not recommend historic designation of the Property. The Zoning Ordinance requires that the HDC evaluate the site prior to demolition of the existing church.
• At its September 9, 2024 meeting, the Mayor and Council adopted Ordinance No. 12-24 to rezone the property from the R-60 Zone to the RF-FZ Zone and approved Project Plan application PJT2024-00019 by Resolution No. 15-24 to permit construction of 36 two-over-two residential condominium units along with certain waivers to facilitate the redevelopment.
• At its October 9, 2024 meeting, the Planning Commission approved Level 2 Site Plan STP2024-00474 to implement final site details initially approved under Project Plan PJT2024-00019.
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.
Final Record Plat PLT2025-00642 meets the conditions of approval as defined in Section 25.21.02 - Final Record Plats, of the City of Rockville Zoning Ordinance.
Staff recommends approval of Final Record Plat Application PLT2025-00643, 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 application shall be submitted in an appropriate electronic format as specified in Section 25.21.10.d of the Zoning Ordinance.
Department of Public Works Engineering
3. Applicant must grant a Public Access Easement (PAE) across the entire width of the privately maintained drive aisles as shown on the proposed site plan. The PAE must be granted by separate document from the Final Record Plat, reviewed and approved by DPW and the Office of the City Attorney and be recorded in the Montgomery County Land Records prior to DPW issuance of any PWK permit.
4. Prior to issuance of any DPW permit and prior to recordation of the 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. 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.
6. Applicant must grant a Public Improvement Easement (PIE) adjacent to Ardennes Avenue public right-of-way for maintenance of public sidewalks as shown on the proposed site plan. The PIE must be reviewed and approved by DPW and in a format acceptable to the Office of the City Attorney and be recorded in the Montgomery County Land Records prior to DPW issuance of any PWK 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. A separate surety is required for private improvements permitted through a PWK. Approval of sureties is coordinated through DPW staff. Sureties for all public infrastructure must be submitted and approved prior to recordation of plats dedicating right-of-way.
8. The Record Plat must include:
• Dedication of right-of-way by the Applicant for improvements to the west side of Ardennes Avenue; and
• All necessary easements and abandonments.
9. Except for permits associated with the demolition of the existing building, no DPW permits will be issued prior to the recordation of the plats dedicating all necessary right-of-way to the City.