Subject
title
Final Record Plat Application PLT2025-00640, to Resubdivide a Part of Parcel C, Block D, Tower Oaks, Located in the PD-TO (Planned Development - Tower Oaks) Zone at 2000 Tower Oaks Boulevard; Lerner, Applicant
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Department
CPDS - Development Review
Recommendation
Staff recommends approval of Final Record Plat Application PLT2025-00640, based upon compliance with the Zoning Ordinance and subject to the conditions outlined in this staff report.
Case: Final Record Plat Application PLT2025-00640
Location: 2000 Tower Oaks Boulevard
Staff: Nelson Ortiz, Principal Planner
Community Planning and Development Services
nortiz@rockvillemd.gov
Applicant: Lerner
2000 Tower Oaks Boulevard, Eighth Floor
Rockville, MD 20852
Filing Date: February 27, 2025
Planning
Commission Date: May 28, 2025
Lerner (“Applicant”) proposes to resubdivide a 2.57-acre portion of Parcel C, Block D to create a new record lot, Lot 1, Block D, which will meet the requirements of the City Code and the Zoning Ordinance. The original Parcel C, Block D, of Tower Oaks Subdivision was 2.72 acres. The difference in area was recently dedicated as public right-of-way by Plat No. 26231 and serves to accommodate the sidewalk and landscape buffer for Towler Street. The subject property was included in Project Plan application PJT2023-00015 Tower Preserve to seek a parking reduction. The sidewalk and landscape buffer were contemplated as part of the Towler Street right-of-way dedication. The existing improvements on the property will remain and no further improvements are proposed at this time.
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 subsequent recordation of this Final Record Plat will create the proposed record lot.
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Location: |
2000 Tower Oaks Boulevard |
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Planning Area: Land Use Designation: |
Planning Area 12 - Tower Oaks OCRM - Office Commercial Residential Mix |
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Zoning District: |
PD-TO (Planned Development - Tower Oaks); MXE (Mixed-Use Employment) equivalent zone |
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Plat Area: |
112,043 square feet (2.57 acres) |
Surrounding Land Use and Zoning
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Location |
Zoning |
Planned Land Use |
Existing Use |
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North |
Planned Development Tower Oaks |
OSP - Open Space Private |
Open Space (Cabin John) |
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East |
Planned Development Tower Oaks |
OSP - Open Space Private |
Open Space (Cabin John) |
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South |
Planned Development Tower Oaks |
OCRM - Office Commercial Residential Mix |
Townhouse Development |
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West |
Planned Development Tower Oaks |
OCRM - Office Commercial Residential Mix |
Vacant |
Site Analysis
Parcel Map
The property is located at the southeastern corner of the Wootton Parkway and Tower Oaks Boulevard intersection in the Tower Oaks Planned Development. It is zoned PD-TO (Planned Development - Tower Oaks) and has an equivalent zone of MXE (Mixed-Use Employment). The total land area is currently 2.72 acres (118,791 square feet). The property is developed with a 9-story, 195,925 square-foot office building, a restaurant located on the ground floor of the office building, a 5-level parking garage (three levels underground and two above ground), and a small surface parking area accommodating five spaces.
The proposed record lot, Lot 1, Block D, of the Tower Oaks subdivision, is approximately 2.52 acres and is bounded by Wootton Parkway to the north, Tower Oaks Boulevard to the west, and Towler Street to the east and south. Access to the lot will continue from Towler Street, formerly a private access drive. The proposed lot is subject to several easements as outlined in the plat drawing and notes.
The property is currently developed as described above and no further improvements are proposed at this time.
Proposed Plat
Zoning Ordinance Compliance
The existing development was previously authorized as described in the ‘Previous Related Actions’ section below. All applicable development standards of the MXE Zone, the property’s equivalent zone, including height, setback, open area and vehicle parking requirements are met. This Final Record Plat meets the conditions of approval as defined in Section 25.21.02, Final Record Plats, of the Rockville Zoning Ordinance.
There are no proposed changes to the site. If there are future changes, the Applicant will need to comply with the zoning regulations in effect at that time and may be subject to site review and approval.
Adequate Public Facilities Standards (APFS)
The proposed Final Record Plat resubdivides a portion of an existing record lot. The existing office building and related site improvements were previously approved, and no additional improvements are proposed at this time. As such, no impacts to public facilities will result from this proposal.
• Comprehensive Planned Development Application CPD-1-85 was approved by Mayor and Council on October 12, 1987. The subject property is within Development Area 4 of the approved concept plan.
• On December 14, 2005, the Planning Commission approved Comprehensive Planned Development application CPD2005-0001M to construct a 9-story, 198,000 square foot office building on the subject property.
• Minor Site Plan Amendment STP2015-00243 was approved in March 2015 to allow restaurant use in the office building on the subject property.
• The Mayor and Council approved Project Plan application PJT2023-00015 amending the Tower Oaks Planned Development to allow 82 townhouses on 2200 Tower Oaks Boulevard and authorized an 18% parking reduction for the existing office building located on the subject property.
• On July 24, 2024, the Planning Commission approved Level 2 Site Plan STP2024-00473 implementing Project Plan PJT2023-00015.
• Four Tower Preserve plats, PLT2025-00627, PLT2025-00628, PLT2025-00629, and PLT2025-00630, were approved by the Planning Commission on March 12, 2025 to implement Project Plan PJT2023-00015 Tower Preserve. An approximately .15-acre portion of Parcel C, Block D was dedicated for public use as right-of-way by PLT2025-00627.
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 PLT2025-00640 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 PLT2025-00640, subject to the conditions outlined 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 City of Rockville Zoning Ordinance.
Forestry
3. The following note must be included on the plat prior to recordation:
This property is subject to a forest conservation easement recorded in book ______ at page ______ among the land records of Montgomery County, Maryland, subject to a forest conservation plan.
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.
7. The Applicant shall execute a License and Maintenance Agreement for the private maintenance of existing private improvements that will remain within the dedicated Towler Street public right-of-way. The agreement must be executed by the owner of 2000 Tower Oaks Boulevard and other parties of interest and submitted for review and approval by DPW and the Office of The City Attorney. The License and Maintenance Agreement must be authorized by the Mayor and Council and must be recorded in the Montgomery County Land Records prior to DPW issuance of any PWK permit.
8. The Applicant shall grant a minimum 1’ Public Improvement Easement (PIE) adjacent to the Towler Street public right-of-way for maintenance of sidewalks. Any deviation from the location of the PIE must be approved by the Director of Public Works. The PIE must be revised and approved by DPW and in a format acceptable to the Office of the City Attorney and must be recorded in the Montgomery County Land Records prior to DPW issuance of any PWK permit.