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Department of Community Planning and Development Services
Rockville Pike Corridor Neighborhood Plan: Update

 1989 Plan Summary

• Placement of street trees along the roadway edge
  
• Undergrounding of utilities
  
• Establishment of gateways at Twinbrook Parkway and the Town Center
  
• Relocation of the sidewalk from the edge of the road to a safer interior position

In 1984, the Planning Commission appointed an 18-member advisory committee to continue the efforts started by the Economics of Amenities Committee.  The Rockville Pike Advisory Committee (RPAC) was composed of representatives from civic associations, property owners and the community at-large.  During this time, the City hired a consultant to work with the Planning Commission and RPAC to develop interim solutions and recommendations for the Rockville Pike corridor. 

The majority of the RPAC favored a plan that would distribute density along the corridor and include a new zone incorporating an optional method of development.  In January 1987, a preliminary draft Plan based on recommendations of the RPAC was issued to the Planning Commission.  The revised document, as amended by the Planning Commission, was presented to the Mayor and Council for review and adoption in October 1987. 

The Mayor and Council revised the recommendations, and included a new and detailed approach to the Twinbrook Metro Area.  This approach involved increasing development near the Twinbrook Metro Station above the rest of the corridor to encourage increased transit use.  The Plan was approved and adopted on April 24, 1989.               

Boundary
The 1989 Plan focused on the portion of the Rockville Pike corridor within the City of Rockville.  This area was bounded to the north by Veirs Mills Road (MD 28); to the west by Fleet Street, Woodmont Country Club and East Jefferson Street; to the east by the Metro Red Line/CSX railroad tracks; and to the south by the City boundary near Twinbrook Parkway and Rollins Avenue.  The above boundary includes planning area 9 and part of planning area 1 (Town Center).

Introduction 
The Rockville Pike Corridor Neighborhood Plan was adopted in 1989.  As a result of the Plan, the majority of the corridor was rezoned to a new classification called Rockville Pike Commercial (RPC).  The goal of this reclassification was to help promote a mix of uses.  Previously, most of the corridor was zoned C-2, which allowed retail and office development exclusively.  The Rockville Pike Residential (RPR) zone was established along the east side of East Jefferson Street and the north side of Rollins Avenue to ensure residential development.  In addition to the reclassification, a Metro Performance District was established as an element of the RPC zone near the Twinbrook Metro Station to intensify adjacent development and encourage increased transit use. 

The following is a summary of the issues and opportunities, as well as the goals and objectives addressed by the current Plan.

Issues:

• Retention of retail space and services.
  
• Improving the appearance of the corridor.
  
• Impacts of “stand alone” office buildings.
  
• Increased traffic volumes and congestion due to development in both the City and county.
  
• Unreliable public transportation services, primarily Metrobus and Ride-On buses.
  
• Improving pedestrian safety and circulation.
  
• Increasing housing opportunities.

Opportunities:

• Location and strength of the market area.
  
• Low retail vacancy rate.
  
• Reduction in industrial uses.

Goal:
The Rockville Pike corridor should seek to offer security, identity and opportunity for Rockville citizens and business-persons.  It should serve as the commercial “main street” of the City providing a wide variety of convenience and shopper-oriented retail goods and services.   It should offer a variety of mixed-use development, retail, office, and residential opportunities that respond to the diverse needs, opportunities, and expectations of the community and encourage the cooperation between businesses and residents to support this goal.

Objective:
It is the objective of the Mayor and Council to:

• Encourage the continued economic growth and vitality of the Rockville Pike corridor;
  
• Emphasize the need for a balanced transportation system that encourages all modes of transportation;
  
• Expand the retail, office and residential bases affording opportunities to all Rockville residents; and
  
• Promote a stronger identity for this area as the commercial main street of the City.

Policies:

• Protect existing residential and adjacent neighborhoods from encroachment of commercial land use, excessive traffic, unlawful noise, and pollution.
  
• Foster an adequate supply of convenience retail activities to serve residents of the corridor and local neighborhoods.
  
• Encourage mixed-use development to promote combined residential, retail, employment, and entertainment centers within the corridor.
  
• Encourage cooperation between businesses and residents to support the goal.
  
• Encourage excellence in urban design and architecture through the review of all projects to make them stand out as an overall statement of the quality and vitality for this area of the City.
  
• Develop through the comprehensive planning process a plan that would address the traffic and transportation problems created by influences both inside and out of the City.
  
• Aggressively monitor and seek to influence actions/discussions by the county [and/or] state that impact on the Corridor’s planned highway capacity and development.

Below is a summary of the key recommendations for the following planning elements: transportation, land use, urban design, and the Twinbrook Metro Performance District.

Land Use:  Recommendations

• Promote a mix of office and retail uses throughout the Pike Corridor.

The majority of Rockville Pike corridor was rezoned to a new zone called the Rockville Pike Commercial (RPC).  This zone permits office, retail and residential uses.  The base zone has a floor area ratio of 0.35 and a 35-foot height limit.   Projects submitted under the Optional Method of Development may achieve a 1.0 FAR, with a maximum height limit of 75 feet.  A 1.5 FAR may be achieved in the Twinbrook Metro Performance District, with a maximum height limit of 110 feet if residential uses are included.

• Encourage additional residential development.

The Plan permits housing development in the RPC zone as an element of mixed-use projects.  The east side of East Jefferson Street and the north side of Rollins Avenue are designated for up to 60 units per acre under the RPR zone. 

• Preserve convenience retail uses to serve local neighborhoods. 

The RPC zone requires that not more than 25 percent of the gross leaseable area of any building be devoted to office uses in the base zone.  Under the Optional Method, not less than 75 percent of the gross leaseable area of the ground floor of any building shall be devoted to retail uses.  The Mayor and Council may modify this requirement during the development review process if unusual or exceptional circumstances are present.

Urban Design:  Selected Recommendations

• Within the Rockville Pike right-of-way, the City will require compliance with the streetscape plan (see attached cross section).  Crosswalks will be installed at a number of intersections. 
• The area immediately south of Dodge Street is identified for moderate intensity mixed-use development. 
• The City will extend Fleet Street southeast to Ritchie Parkway between Ritchie Center and the residential neighborhood to the southwest.  The residences will be partially protected from the new street by additional landscaping within the right-of-way.
• The Woodmont Country Club is recommended and expected to remain in its current use.
• Talbott Street’s existing residential and commercial character will be retained. 
• The extension of Chapman Avenue north from Halpine Road will intersect with Rockville Pike north of Congressional Lane. 
• The City proposes to extend Congressional Lane as a one-way road northeast to connect with extended Chapman Avenue. 
• A hypothetical mixed-use development on the Devlin Lumber Company site might include a residential tower, retail and office space.  Chapman Avenue extended would take the northeastern edge of the Devlin Lumber Company property, and Congressional Lane extended would cut the remainder of the Devlin properties in two.  While imposing design constraints, the dedication of these roads will permit the same theoretical yields as without the roads since the dedicated area may still be counted for FAR calculations. 
• A mixed-use development of Congressional Plaza could include retail space and office with residential along East Jefferson Street.  Pedestrian overpasses that would connect with Congressional North and South and the east side of Rockville Pike may improve pedestrian mobility and the marketability of the site. 
• Because the land has multiple owners, assembly of the group of properties between the Devlin Lumber Company property, the Rocca property (which currently contains Just Tires, Pier 1 Imports, etc.) and Chesapeake Plaza (containing On the Border) may be difficult.  If assembled, these properties might accommodate a Metro-oriented mixed-use development.  In addition, the concurrent development would permit the construction of Chapman Avenue with a minimum amount of displacement. 
• A mixed-use development on an assemblage of the Rocca Shopping Center and adjacent properties could include apartments, retail space and office space. 
• A hypothetical expansion of Congressional South could contain increased retail, and a combination office, hotel and residential space. 
• Twinbrook Square’s redevelopment could consist of an office/retail component with a number of residential units oriented to Chapman Avenue. 
• Montrose Neighborhood Traffic Control to be designed in cooperation with the Montrose neighborhood and the City.
• The residential character of the Congressional Towers, Rollins Park Apartments and the Montrose neighborhood will be protected.

Transportation:  Recommendations

• Fleet Street will be a four-lane business district road and will occupy a 70-foot right of way.  This new road will extend from the intersection with Richard Montgomery Drive to Ritchie Parkway and East Jefferson through the Firemen’s Carnival Grounds and behind Ritchie Center on existing right of way.
• The northward extension of Chapman Avenue is recommended to connect the mid-Pike area with the Twinbrook Metro Station in order to bypass congested areas.
• The construction of two one-way streets on the east side of Rockville Pike will enhance the local traffic circulation by providing transfer points between Chapman Avenue and Rockville Pike.  The westbound leg will contain two lanes running from Chapman Avenue to the main entrance of Congressional Shopping Center.   The eastbound leg will have two lanes beginning at Congressional Lane. 
• The abandonment of 300 feet of Thompson Avenue east of Chapman Avenue is recommended as part of the redevelopment of the east side of Chapman Avenue.
• Install new traffic signals at locations at the following locations:
  • East Jefferson Street and Halpine Road
    
  • Rockville Pike/one-way street (south of Congressional Lane)
    
  • Rockville Pike and Chapman Avenue
• The total number of driveways along the Rockville Pike corridor should be reduced and improved standards for driveway design developed to ease ingress and egress.

Urban Design Guidelines
Below is summary of the urban design guidelines in the RPC zone and Twinbrook Metro Performance District.

Build to Line
The Plan calls for at least 50 percent of the building to be placed on the build-to- line, 135 feet from the right of way centerline.

Façade Treatment
The guideline is meant to delineate the activities occurring on each level.

Streetscape Standards
Along secondary streets, a five-foot wide tree planting strip along the roadway and a ten-foot wide sidewalk at the building line.

Minimum Building Line
The intent is to create a visual continuity of the streetscape.

Alternative Building Line
Greater setbacks are allowed with a minimum of 15 feet and include an additional row of trees on the building side of the sidewalk.

Building Envelope
The intent is to ensure that new development is compatible with surrounding neighborhoods by providing adequate light and air for nearby structures.

Rockville Pike Streetscape
A berm with trees at the road edge, a six-foot wide sidewalk and a service drive.

Pedestrian Areas
Sidewalks, crosswalks, colonnades and awnings, plazas and open spaces, including street furniture are amenities that enhance the pedestrian experience.

Public Roadways
All developments within the Rockville Pike corridor that dedicate a public right of way or easement for improvements shown in the Plan may include the dedicated area in the net lot area for the purposes of calculating FAR.

Parking Structure
Parking structures should be sensitively designed to assure the harmonious integration of each facility with the adjacent commercial and residential development, as well as with the natural environment.

Parking Lots
Parking lots should be screened from view from public roads and adjacent residential or developed areas.

Landscape Screening of Non-Similar Uses
A continuous row of coniferous trees should be planted between non-similar uses.

Solar Access
No buildings may cast a shadow on adjacent residential structures.

Street Trees
A continuous row of street trees will enhance the pedestrian environment and make the corridor more attractive.  Street trees shall planted about 30-feet on center parallel to the street.