Rockville’s “Pike” Dream [UPDATED]

At last month’s community meeting, Gianni Longo, the consultant who worked on the draft Envision Report for Rockville Pike, asked “Do you share with me the feeling that this is an exciting thing?” After showing a picture of Barcelona’s Passeig de Gracia, he emphasized that Rockville could have such a time-tested place. The multi-way boulevard was invented 100 years ago to separate local and through traffic. Such a boulevard would have a “WOW” factor as a special place while keeping Rockville Pike viable and improving mobility.

Looking back, Rockville Pike was two lanes then four, then the Metro came along and you have the traffic-packed Pike of today. The adoption of the Envision Plan concepts along with the implementation of congestion management strategies and partnerships with property owners could lead to quality development over time.

But what does this mean for local businesses? In the short term, not much. This is a plan to be implemented over the next few decades. When the economic situation improves, Mr. Longo insisted “Doing nothing is not an alternative” because traffic on the Pike is at critical volume. One local business owner on Rockville Pike asked me if I’d gone to the unveiling of the Envision Report. She was concerned because the owner of her building said they would redevelop the site in line with the new vision. I’m sure there are many other business owners who are anxious about the process after investing in the infrastructure for their current location.

Others have expressed a fear at losing the special shops and stores on the Pike. Rents will certainly be higher for businesses in new mixed-use developments like Town Center. But change is going to happen and the City wants your opinion on how we should guide it.

On Wednesday, February 9, 2011, at 7 PM in City Hall, a public meeting will be held by the Planning Commission and there will continue to be many ways to respond about the draft plan.

What on earth is the District Form Code in this Envision Report?

It would regulate building in the Rockville Pike corridor in a new way. The meeting next week will include a presentation on the form code as well as a question-and-answer session. The meeting will be broadcast on Rockville Channel 11 and available on the City’s website after the presentation.

The Form Code is a vision, a way to insure a specific form we want the Pike to take. There is less of a focus on land use and more of a focus on the design of the buildings along each street, so that building facades will be consistent and the buildings will relate to each other. The Code will have all the elements found in a master plan but each will be determined by the type of street.

Where should the Bus Rapid Transitway be located?

During the community meeting, Joel Mann from AECOM explained the bike-transit lane proposal. From curb to curb the Pike would be the same as it is now with added access roads on the sides. The idea is to bring transit as close as possible to the retail. During the question and answer segment, Nancy Breen said the Bike Advisory Committee had discussed the use of a duel bike-bus lane and felt the professional bus drivers would be on a predictable schedule so it could work.

[UPDATED] To our south, the White Flint Sector plan uses contains two transitway options - #1 is side lanes and #2 is a center lane. so the draft Envision Report is not compatible. The City Staff are keeping an eye on the process. Obviously a consistent vision will have to be adopted for this State road before any improvements can be made across jurisdictions.

[UPDATE: The White Flint Partnership hired their own consultants and are advocating for center lanes but Montgomery County's Park and Planning originally had "bus priority lanes" on the sides. Below is a view of the two options in the White Flint Sector Plan.]

Here’s how the White Flint Partnership described the plan on our City’s borders in Center lane BRT is best bet for White Flint-Rockville Pike Corridor :

The White Flint 21st century boulevard concept provides a center lane dedicated transitway separating rapid transit vehicles and their ridership from negative vehicular movements, traffic accidents and needed emergency vehicles at the same time providing pedestrians a safe haven as they cross the Boulevard.

What else is proposed for traffic?

Let’s face it, most people are not going to get out of their cars. The draft Envision Report includes ideas about extending the traffic grid as an alternative to the Pike. An extension along Jefferson Street on the west side is the best possibility in the south section. Connectivity with the Twinbrook Metro would be important since the surrounding area would anchor the development. Smaller main streets would allow parking by businesses with side streets providing access to parking garages.

How can I give the City my opinion?

There are three ways to present testimony to the Planning Commission:

In writing, by letter addressed to the City of Rockville Planning Commission, c/o Long Range Planning, CPDS, 111 Maryland Avenue, Rockville, Md., 20850. Please include your name, address and, if applicable, affiliation.

By e-mail to [email protected] Please include your name, address and, if applicable, affiliation.

In person, at the Planning Commission Public Hearing, on Wednesday, March 9, at 7 p.m. at City Hall, 111 Maryland Avenue.

What kind of Pike do you want in the future? Nows the time to tell our officials.

Redgate, Rockville Pike Feature In First Mayor And Council Meeting Of The Year

After a winter hiatus, Our Fair City’s Mayor and Council is back on schedule for Monday night meetings, and Rockville Central was (as always) virtually on hand to give you the important details. Here is a recap of highlights from last night’s meeting.

City Manager’s Report

Instead of City Manager Scott Ullery, Craig Simoneau gave an update on a new program for marking fire hydrants. Large red and white stalks are already attached to about 125 hydrants and 150 more are on tap. There are 1,370 hydrants in City, and it is likely that they will be deployed throughout the city.

Mayor Phyllis Marcuccio took this time to ask a few questions. First, she reported that she asked the City Clerk to verify that Rockville is still #2 in the state of Maryland in terms of population. Second, she asked for an update on a Montgomery County Public Schools meeting between Scott Ullery and City Planner Susan Swift relating to the portables issue. He reported that they made good progress toward an agreement.

She also asked Mr. Ullery to give a quick synopsis of a tax issue related to Woodmont Country Club. Mr. Ullery reported that Woodmont has been paying a lower tax rate based on an annexation agreement that ends in 2014. The City also found some parcels in King Farm that had not been placed into the correct tax category and “as a result for four or five years in a significant way have been in the wrong tax rate, a much lower tax rate.” That has been corrected moving forward but the City Attorney has advised that there is no way to collect the back taxes.

Chamber of Commerce Update

Andrea Jolly, director of the Rockville Chamber of Commerce gave an update on Rockville Rewards. 61 businesses have signed up for this effort, which is signing new businesses every day, and nonprofits are raising significant amounts of money. She also reported that the Chamber has established a committee to look at the City’s sign regulation, in conjunction with City staff. Councilwoman Bridget Newton asked that the task force make sure to coordinate with the City’s signage commission.

Appointments and Reappointments

This week’s appointments:

Cultural Arts Commission

• Abe Brown, III (Appointment as member until January 1, 2013)
• LiLiane Blom (Appointment as member until January 1, 2013)

Recreation and Parks Advisory Board

• Vincent “Chip” Boylan (Reappointment as member until January 1, 2013)

Traffic and Transportation Commission

• Mallory Duquesne (Appointment as member until January 1, 2013)

Citizen’s Forum

Anyone may speak at Citizen’s Forum. The best way to do this is to call ahead to the City Clerk’s Office at 240-314-8280 by 4:00 p.m. on the day of the meeting. However, even if you don’t call the Mayor typically allows all who wish to speak and who are present to do so. You can speak on anything you wish, for up to three minutes. (In the notes below, I may have spoelled some names wrong.)

• Maynard Moore: Spoke about concern about an “imbalance” at playgrounds when it comes to accessibility for people in wheelchairs and other disabilities.
• Charles Segerman: CEO of Clean Currents, the Mid-Atlantic’s leading clean energy company, located in downtown Rockville. Spoke in favor of a proposed green building tax incentive plan.
• Joe Jordan: Spoke as chairman of the RedGate Advisory Committee. The Advisory Committee had suggested that the City improve its public information execution. A first draft of the NGF report was received on December 19, but Advisory Committee members were not allowed to see the report. Later, the report was released to the press three days before it was released to the public.
• Anne Goodman: Also spoke on RedGate. She supports maintaining RedGate as a golf course, and expressed concern over the environmental effects of other possible uses.
• Mike Rabkin: Spoke on ways he had thought of that would save the City money. For example, Rockville Reports costs approximately $84,000 per year — he suggested setting the default delivery mechanism as email (while still preserving the ability for residents to choose to receive a copy in the mail).
• Susan Prince: Spoke on the NGF RedGate study. A supporter of the golf course, and expressed dismay that the report was released to the press before it was provided to the public. Also expressed concern over staff receiving a first draft. As to substance of the report: Pointed out that the report exposes serious problems in how the course has been managed at a senior management level. When it comes to suggesting what to do about this situation, she feels the report falls far short, providing only two options that do not address the underlying problems.
• Alice Von Saunder: Expressed desire for a similar study to the RedGate one to be applied across all recreation facilities in Rockville, especially the Swim Center and the Senior Center.

National Golf Foundation Report

The new report by nonprofit golf consultants the National Golf Foundation that was kicked off at a Mayor and Council meeting last September was formally presented to the Mayor and Council (see the report here).

Recreation and Parks Director Burt Hall introduced Richard Singer of the National Golf Foundation, who gave a presentation on the report.

Go here to see a full recap of that presentation — it was an extensive discussion.

Here is the key finding according to Singer: “I have to say that this is one of the highest overall expense structures I have ever seen in 20 years,” he said. “That in and of itself is the issue with RedGate. That is especially true in terms of personnel costs, but we did not see those direct costs to be out of line.”

Singer said that, even if every idea were implemented and successful, the course would still be short in terms of its ability to meet expenses. “Even if you get a couple of good years,” he said, “you might be back where you started in three to five years.”

The NGF’s best recommendation, he said, is to privatize the course so as to both control expenses and grow revenue. He recognizes this could be problematic when it comes to staff and good will.

Rockville Pike Plan

Rockville's Pike: Envision a Great Place

David Levy, Chief of Long Range Planning, introduced the Draft Plan For The Rockville Pike Corridor. This draft is the official draft for the Planning Commission, which will consider it at their meeting on March 9 at 7pm. The purpose of this presentation is to provide key information, provide an understanding of how the public can comment, and to provide an overview of the document.

This part of the meeting was a joint meeting between the Mayor and Council and the Planning Commission.

The document was released on December 29. Tonight (1/10) is the presentation. On Tuesday night (1/11) there is a presentation. (See this article for more on the schedule and for links to the plan.)

Editor Cindy Cotte Griffiths has been following the Pike Plan very closely, and all her Rockville central coverage is collected here.

ACP Visioning and Planning was the consulting company that implemented and drove the public visioning process. Gianni Longo from ACP presented the plan itself.

“The time we have taken has been time well spent,” he said, “as we have been able to develop a vision from the community about what they want the Pike to become.”

More from Mr. Longo:

The group wanted a plan that reflects the vision of the community, and tried to determine what is the full potential of the Pike?

This is a timely plan, and extension of the 1989 plan. But there are a number of considerations. Traffic congestion along the Pike is likely to get worse. Second, city traffic standards for development are going to inhibit further development. Third, the Pike needs redevelopment to stay economically competitive in the region.

But, traffic conditions along the Pike impede redevelopment. We are at the intersection of Rock Drive and Hard Place.

The biggest difference is to create a shift from private automobiles to transit, walking, and use of the bicycle.

The key element is the creation of a “multi-way boulevard.” This is a time-tested way to address transportation and creating a great place, in use in many of the world’s major cities as well as places throughout the U.S. (K Street in DC is an example.)

The basic idea keeps the same size of the existing Pike. It adds access lanes to either side, with two traffic lanes, ample sidewalks, and a lane that is shared by bike and transit. So the middle section has vehicles only, for through traffic, and the access lanes are mixed. This also brings sidewalk businesses closer to the traffic that is actually liable to stop.

Two key issues we focused on was safety (especially pedestrian safety) and transit service.

The main land use recommendation is to make the Pike walkable by moving the buildings closer to the road. A second recommendation is to create a situation where there is a variety of heights.

There is a problem with moving forward however. Given only already-approved development, the City’s existing development requirements will not allow redevelopment without taking remedial actions to increase capacity of the Pike.

Overall, the key recommendations are:

• Adopt the Plan
• Create a tool to support quality development over time
• Implement congestion management strategies
• Partner with property owners

Mr. Longo’s presentation started late and ran into the wee hours. The questions back and forth caused him to miss the last train! That got a few chuckles, and the City’s chief of planning David Levy promised to get him home.

The next meeting of the Mayor and Council is TUESDAY, January 18.

Rockville Pike Plan Ready For Comment

Rockville's Pike: Envision a Great Place

Way back in 2007, Cindy Cotte Griffiths wrote about the kick off of a new effort to reimagine what Rockville Pike is and can be. Cindy’s article recounts the beginning of an intricate public participation process that included input from many quarters.

As the City’s materials say:

More than 20 years have passed since the City of Rockville completed the 1989 Rockville Pike Corridor Neighborhood Plan and made it part of the City’s Comprehensive Master Plan. Since then, there have been signficant changes along the Pike, and those changes continue both within Rockville and nearby. As the economy moves toward recovery, development and new buildings will bring more residents, shoppers, commuters, and cars. A successful plan will express Rockville’s goals, guide change in the direction that the community wishes, and further Mayor and Council visions of improved urban sensitivity with distinctive neighborhoods and multimodal transportation.

That lengthy process is now reaching its last phase, and there is a draft plan that’s been created and is ready for some feedback.

The City’s Planning Commission is asking for response to the plan — available here — and the Plan will be formally introduced to the Mayor and Council at their next meeting (January 10, a joint session between M&C and Planning Commission).

The next day (January 11) there will also be an open house (5-7pm) and a presentation (7-9pm) at Richard Montgomery High School.

Three ways you can send your views to the Planning Commission:

1. In writing, by letter addressed to the City of Rockville Planning Commission, c/o Long Range Planning, CPDS, 111 Maryland Ave., Rockville, MD 20850.
2. By e-mail to [email protected].
3. In person, at the Planning Commission Public Hearing, Wednesday, March 9, 7 p.m. at City Hall, 111 Maryland Ave.

Comic Strip: ROCK’burb 11-20-10

This week’s comic is about Rockville Pike: Envision A Great Place.

About ROCK’burb: A few months ago we were tossing around ideas for new features on Rockville Central. We thought Saturday morning comics would be fun. Since I’ve always wanted to draw a comic strip, I’ve been imagining them in my head each week. Sometimes an idea pops up in my head and sometimes my whole family thinks up a panel about our lives here in Rockville.

Do you like to draw? We’re hoping we have other cartoonists who would be interested in submitting comic strips. If you have one about life in Rockville, please send it along! We’d love to see it and may even publish it. Remember, be nice! Email us: [email protected].

Next Steps For Envisioning Rockville Pike

Back in 2007, the City of Rockville started a planning process with consultants to develop a vision for the future of Rockville Pike within the City boundaries which has been dubbed Rockville’s Pike: Envision a Great Place.

I wrote about all of the meetings which led up to a charrette. As we know, Rockville Pike is currently zoned for low-density retail and our complaints about the traffic are justified. Even with the slowdown, the Pike has economic possibilities. Throughout the process with the consultants, people talked about the good and the bad about the Pike.

What do you want to see happen on Rockville Pike in the future? Completely mixed-use like Rockville Town Center? Walkable self-contained communities? Big shopping locations with parking? A place to buy everything you need for your family? A boulevard with bike and bus lanes? Lanes for through traffic? Better intersections?

As properties are re-developed over time, the zoning will determine what is built. We can set the direction through the planning process. The goal of the reenvisiong process is “to create a great location for people to shop, work, live, gather and move.”

The City’s contract consulting team, headed by ACP Vision­ing and Planning, is finalizing the draft document developed from the envisioning process. They will be making their way around to our Boards and Commissions and holding many other public meetings to get our opinions. We all will have the opportunity to help define the future of the Pike.

After the consultants release the draft report, it will be presented to the Planning Commission and Mayor and Council, then a public hearing will be conducted with the Planning Commission. Through work sessions, the Planning Commission will refine the plan then forward it to the Mayor and Council for review, approval, and adoption.

Here’s how you can be involved:

In addition to participating in these work sessions, you will have the opportunity to attend an “open house” for discussion with the consultants and City staff.

You should sign up for the emails from the Rockville’s Pike Interest Group by going to www.rockvillemd.gov/rockvillespike.

After the draft plan is posted on the City’s website, you can send comments via e-mail to rockvillepikeplan@rockvil­lemd.gov or via regular mail to: City of Rockville, Dept. of Community Planning and Development Services,111 Mary­land Avenue, Rockville, MD 20850-2364.

The Pike is too important to all of us to ignore its future or think it’s the State’s responsibility. We can work to create a great place.

Support Needed for the Rockville Pike Plan

The City of Rockville is seeking support for the Rockville Pike Multi-Modal Boulevard Reconstruction Project designed during the >Rockville’s Pike: Envision a Great Place process, which I followed and wrote about last year. The project will have a better chance of receiving federal approval if community groups inside or adjacent to the planning area send a letter of support.

Mayra Bayonet with the Department of Community Planning and Development Services has sent along some details:

The City is making a federal funding request under the 2009 reauthorization of the Transportation Equity Act for funding for the study and construction of the Rockville Pike Multi-Way Boulevard project. At their 1/26/09 meeting, the Mayor and Council approved this funding request. While the funding (if granted) would not be available until the fall of 2010, it can be expended between 2010-2015. The City must apply now to be considered.

This project would convert 1,200 foot sections from Halpine Road to Congressional Lane and Templeton Place to the Woodmont Country Club driveway into a multi-way boulevard that would simultaneously move a large volume of traffic, while safely accommodating multi-modal traffic. The design of the boulevard maintains the same 84-foot curb-to-curb section that accommodates MD 355’s existing six travel lanes but expands beyond them to include wider sidewalks, a two-lane access road (one lane of which is devoted to buses and bicycles), one lane of parallel on-street
parking, and a tree-lined island to protect local traffic and pedestrians from
through traffic.

The Plan for Rockville Pike represents a fundamental shift in thinking about transportation and urban mobility. It is designed to help balance travel modes (automobile, transit, bicycling, and walking) along the Rockville Pike and create an attractive and viable place to support this balance.

The proposal package will be forwarded to the Congressional Delegation during the week of 4/27/09 so letters of support are needed by 4/17/09. Contact Mayra Bayonet, [email protected] for more information and details on how to voice your support.

Contributor Opinion: What is Rockville Doing to be More Accessible for Persons with Disabilities?

>The following contributor opinion is by Deborah S. Nixon. She wrote it as her final assignment for Rockville University graduation this week and I offered to publish it on Rockville Central.

As baby boomers are aging and medical science can keep people alive longer, what is Rockville doing to help people with disabilities to live a productive and independent life? Metro Access is available, but what if a person needs to get a prescription at CVS that day? Many people with disabilities live alone and do not have a family or support system close by. Have you tried negotiating the streets of Rockville as a person on a mobility device must do?

The developing principles of Rockville for Rockville Pike are:

1. Quality architecture and urban design will create a visually appealing environment along the Pike.
2. Roadway and intersection improvements on the Pike will allow for smooth, safe vehicular flow.
3. The Pike will feature a safe and pleasant environment for walking and biking.
4. Additional open space, landscaping, and environmentally friendly development will contribute to a “greener” Pike.
5. The Pike will feature vibrant, walkable mixed-use developments.
6. New public spaces on the Pike will provide a pleasant environment for community gathering and outdoor activity.
7. The economic success of Rockville’s Pike will be maintained by supporting both local and national retail and encouraging property redevelopment.
8. Rockville’s Pike will be well connected with surrounding areas, providing choices for cars and pedestrians to access and move between properties along the Pike.
9. The Pike will feature efficient and reliable public transportation options.
10. Appropriate signage, lighting, and wayfinding tools will make the Pike an inviting and easily navigable environment.

Where are the needs of the persons on mobility scooters or wheelchairs addressed?

I rode Rockville Pike with the person from the State of Maryland showing her the hazards. She saw cars almost run over me in crosswalks when I had the right of way. She saw the three dug out corners at the corner of Halpine and Rockville Pike. I still have to drive through the mud at that intersection and it has been 5 months. She saw the narrow sidewalks that do not meet ADA standards with steep drop offs into ditches, sharp turns in the sidewalks, and poles in the middle of the sidewalks. Cars in all of the crosswalks prevented me from crossing when I had the signal right of way.

The slants on the ramps to the street throw me into the street and into the flow of Rockville traffic. A guide wire hangs across the sidewalk and threatens to decapitate people. The asphalt runs jagged into the driveways of strips centers and prevents easily accessing the ramp back onto the sidewalk. Sidewalks are broken and poorly lit. Medians in the middle of driveways are a navigation hazard. The brick sidewalk and off ramp at the golf course are difficult to ride on. There are no entrance ramps back onto the sidewalk at some busy intersections. Ramps are blocked off due to construction with no warning so you have to try to turn around or drive off the curb and drive with traffic. The empty tree wells on Fleet Street leave less than two feet on the widest strip around them causing the scooter to have to drive through the muddy tree well or on the grass with the danger of getting stuck or flipping over. Overgrown shrubs actually whacked off my mirror. The hazards get worse every day.

I moved to Rockville because I loved having anything I wanted close by. Quickly I discovered the hazards of Rockville Pike. I flipped over into the busy pike due to a bumpy narrow sidewalk. Some people tell me how brave I am and others how stupid I am for riding my scooter and maintaining my independence. I don’t want my obit to say I was run over on Rockville Pike.

What is Rockville willing to do to help me and others with mobility issues and struggling to maintain our independence?

A Look Back at the Rockville Pike Charrette

>Last month, the Rockville Pike: Envision a Great Place process culminated in a Design Charrette, which was a concentrated effort to pull all the ideas together and draw up plans for the Pike. Although I attended every meeting during this process including each day of the Charrette, it’s taken me a while to talk with people and gather my thoughts.

If you missed the Charrette, you can visit the City’s website and see all the presentations, pictures, and a detailed summary. Make sure to look at the map of all the vehicle crashes included in the Studio Display Boards, which demonstrates why traffic on the Pike needs to be fixed.

All in all, the grand boulevard design proposed would be an enormous improvement. The plan is to move people not just cars by incorporating transit and bikes, and “greening” the Pike to become a signature street. There would be three lanes in each direction with one additional lane in the middle for turns, as well as service lanes on the sides in both directions. These service lanes would be for bikes and buses and include angled front-end parking. A 58% reduction in driveways would occur when the existing 81 driveways are reduced to 34 entrances to the service lanes. Inexperienced bikers could use the sidewalk while the service lane would allow speed for experienced bikers. Since there would only be right turns into the service lane, it would be safer for pedestrians to cross. Pedestrian connections would be improved at the current bridge crossings at Twinbrook and Edmonston because these are the sections of the Pike people will want to visit. One current traffic signal would be removed. Trees would line the Pike and the service lanes. The boulevard design would produce a 10% increase in capacity but even with all this we were told to accept congestion as our destiny.

The consultants proposed some changes for existing cross streets. Realigning Edmonston would allow the addition of a right turn lane onto the southbound Pike. One of the tables at the Saturday morning Charrette session proposed redesigning Twinbrook Parkway to straighten it out directly across to Federal Plaza and the consultants agreed. The entire southern portion of the Pike around Congressional would be transformed into a grid network of streets. At my table we wanted to know where a proposed street was located and we were immediately told that it was just a proposal. But still, we wanted to know where it was proposed and had to figure it out ourselves. It runs straight through Congressional North’s Circuit City, Petco and Michaels. The consultants did not have a rough cost to realign the Pike or put in the trees. The changes would need to be made on the property owners’ terms and it would need to be a pubic decision to green the Pike.

The density proposed on the ground along the Pike is a lot less than is allowed under today’s code and there is development demand. Obviously all the properties along the Pike are privately owned and the decision to redevelop belongs to these owners. The consultants designed three catalyst sites with the owners’ permissions: Congressional Plaza, across from Congressional on Halpine (Fuddruckers), and the Koon’s Ford by Mt. Vernon Street. Together these properties total 29 acres. These plans would frame the Pike by bringing buildings up to the street which is a fundamental principle of place making. All of the designs are on the City’s website. If you have read this far, you should look at them. The mixed-use proposals are too massive to describe with housing, retail, office, and even hotel components. The Halpine site by the metro would mass up to 12-story buildings. The idea would be to keep the national chain stores in the southern portion and add some mixed-use in the northern portion. Artwork up by Richard Montgomery High School could create a grand entrance. Since the middle section by Woodmont Country Club is constrained by connectivity and size, it would stay neighborhood oriented with small retail and services. The environmental benefits of the Country Club were recognized and the entrance could be modified and enhanced with nice landscaping. All of the development proposed would take time. It is not all or nothing.

Since we are changing the zoning, we really could do anything we want with the Pike. We could go along and agree that since the County is building big right on our border, we should build big too. We could still decide that this is just way too much for our City and scale down the density. All I know is that I still want to be able to go to stores to do my shopping without going up 270, causing pollution and greater fuel expenses. My “great” Rockville Pike would be a useful Pike. Everyone I talk to would like a hardware store in Rockville. People want to buy the basic necessities like socks. I like Rockville Town Center and frequent the restaurants and shops, but I’m not going to be doing my back-to-school shopping there. Will I be able to do it on this future Rockville Pike? I hope that market demand will bring the types of stores we really need. Stores we will frequent without incentives because they sell what we can’t live without.

The community meeting scheduled for July 29th has just been cancelled. Instead, small informal meetings with citizen groups will be held. The Fourth and last Report to the Community on the draft plan will be held on Tuesday, October 7, 2008.

Consultant's Report: Economic Possibilities for the Pike

Change is going to happen. Do we want to recognize that things will be different on Rockville Pike and improve it? Tower Records closed because people don’t buy CDs that muc>h anymore. Koons Ford is gone and we wonder what will be on that property. At the May 6, 2008, Rockville Pike: Second Report to the Community, ERA Economic Research Consultants presented a description of market trends and how they could shape development on Rockville Pike.

Even though the housing market is experiencing a slowdown, a substantial residential, multi-family demand of about 200-300 units could be absorbed in the next 5-7 years. People are looking for a place to live if the right product is available. Who are these people? Why they are the Echo Boomers (which I think is an excellent name for a rock band!). Each day 50,000 baby boomers turn 62 and their children are taking over. They don’t want traditional subdivisions or high rises. The future is compact development with mixed use. The condo market downturn that caused Town Center to go to rental units is not permanent. Markets have a way of self-correcting. Even with Town Center, Twinbrook Commons, and the development outside Rockville’s borders, there will still be a need for housing.

The demand for offices is more limited because of traffic congestion. Some office space could be feasible by the Metro stations with a focus on small, professional services, perhaps on second or third floors above retail.

Retail will be the primary economic driver for the Pike. Mixed-use with two-to-five story buildings would be best, but it was stressed that this was not recommended for everywhere on the Pike. Across the country, traditional mall developers are no longer building traditional malls. Rather the trend is to build pedestrian-scaled, outdoor developments like Town Center. We will need to decide how much of this type of development we would want on the Pike.

Currently, people will tough out the traffic because they can shop at certain stores on the Pike which are not available anywhere else nearby, such as REI. (I understand since I love REI!) Rockville Pike is therefore a regional draw. The “little guys” were driven out of the southern part of the study area and replaced by national chains. People are concerned that this would continue to happen. Nationally, consumers are interested in locally-owned businesses and are tired of “cookie-cutter” stores. A property owner will want to get the most leverage, so there is no guarantee that they will go with a local retailer, but hopefully they will take such chances and provide a diversity of retail.

When we take all of these factors into consideration and decide on a vision, how will it become a reality? As opportunities arise and there is turnover, business owners can be approached to participate in “Catalyst Projects”. In exchange for a site plan, owners may include civic and public uses to provide a better product. As long as these plans are transformative, they will help us reach the planned vision over time.

You can plan the Pike by participating in a community design charrette starting on Saturday, May 31, 2008 from 9 AM to 12 noon at Richard Montgomery High School. You’ll have the opportunity to work in small groups, answer design questions, and draw your plan on a map. Childcare will be available. Charrette opportunities will continue through June 3rd.

Consultants Report: "Take Charge - It's Your Pike"

Yesterday the consultants for >Rockville’s Pike: Envision a Great Place made their first report to the community and it concerned land use and transportation.

First we had an overview of the results from the last Stakeholder Workshop where participants decided what was good and bad about Rockville Pike. All of the red and green stickers for each topic of discussion (living, walking, appearance, commercial areas, and driving & parking) were combined onto one map “Good Places, Bad Places”. Most places were not completely good or bad. The exceptions were that every intersection was rated badly, as well as almost all of the east side of the Pike from Richard Montgomery Drive to Halpine Avenue. People pointed out that when you ride on the metro, you see the backs of the east side buildings, and they wondered if this is the image of Rockville we want everyone to have.

Troy Russ of Glatting Jackson Kercher Anglin provided an upbeat and light-hearted explanation about transportation. When he goes into a community, the people almost always complain about traffic and he’ll find that there might be some merit. However, our complaints here in Rockville are completely justified. Even before he stepped foot in our community, he knew we had congestion on the Pike because it is too limiting to have only six access intersections for 2.2 miles. On Saturdays there are spectacular traffic failures in every direction. The weekday profile indicates that the Pike is operating at its maximum efficiency. Mornings have 2,000 southbound commuter vehicles between the 7-8 AM rush hour, which the County moves through with light timing. However, in the evening between 5–6 PM, there are more vehicles (2,500) going northbound because the stores are open. The higher volume combined with the pressure to get people in and out of the retail establishments creates traffic difficulties. Since the Pike is a suburban corridor, the traffic does not let up at midday as people continue to shop, eat, and work throughout the day.

The most important message from the traffic consultants is that the Pike is not safe. The Pike is above average for crash ratings. Most accidents occur when vehicles are rear-ended while turning. The Pike is designed to be a high speed (45 mph) road, but it also has shopping, which makes it a confused, arterial road. There were 20 pedestrian accidents involving right turns. Mr. Russ is a runner and he could see the fear in driver’s eyes as they would decide to either run him over or be rear-ended.

Gianni Longo of ACP vision + planning described the current land use for the study area. The diversity of the size of the developments results in a lack of coherence in the appearance. It’s suburban in that most parcels have a single use. Where it is zoned for mixed-use, offices are next to stores not vertical. Healthy neighborhoods surround the Pike without access because of the railways and Woodmont Country Club. People will walk about a ¼ mile but most of the Pike is not close enough to the metro stops. The sidewalks are too small (3 ft. instead of 6 ft.) and the efforts to protect the sidewalks from traffic have been sporadic.

The percentages of land use for the 410 acre study area are:

• 58% stores and offices
• 20% roads
• 12% residential (at the edges)
• 9% recreational (Woodmont Country Club)
• .01% open space

What are the consultants suggesting we can do about all this?

For land use, they viewed the Pike as three different sections: north, middle, and south. The northern most area is by the Rockville Metro and the new Town Center, so it is special and might benefit as an extension of downtown Rockville. The southern section might also be successful as a mixed-use area because of its proximity to the Twinbrook metro and the County’s plan to build residential/office developments in the bordering area.

As for transportation, there are a couple of possibilities. We could continue to throw community dollars at the road and make it five lanes etc. much the same as we have been doing with the same lack of success, or we could change the work hours of people by encouraging land uses that attract people at different times of the day. The real possibility suggested is to match the corridor to existing development and create a “community-based high speed street” or “urban boulevard”. Due to the 1989 zoning in which 80 ft. set backs were implemented for buildings, there is space in the south section to create a beautiful, stunning, high capacity, efficient boulevard which would be prominent, visible, and safe for pedestrians. This boulevard would have a cut through center road without the ability to make left turns and there would be access streets on the sides. The consultants showed pictures of successful versions of this type of boulevard in Berkeley, CA and Paris, France.

As we know, the City is currently working on ROZOR. Mr. Longo explained that the results of this process must be consistent with the new zoning. He explained that with the current zoning, we don’t know what we will get.

During the comment period, Mayor Hoffmann wanted to clarify what the consultants were suggesting instead of left turns. It would be jug handles but not like in New Jersey. “No offense to anyone from NJ.” I’m taking some offense because I know that much larger volumes of traffic are moved more efficiently in my home state than here in Montgomery County. Also, it was brought up that plans for the East Jefferson and Fleet Street extensions were stopped by the neighborhoods who did not want cut-through traffic. Although we know that we have a chronic lack of a street network for the Pike, this problem will be difficult to overcome because of the residents and Country Club on one side and our inability to build bridges over the train tracks on the other. The consultants thought we may be able to connect pedestrians and bikes at Twinbrook and in the north section but bridges would have to go where we could physically land them along the tracks.

At the end there was a concern expressed that all the written comments requested during this process are anonymous and that they shouldn’t be considered unless people sign them. Mayor Hoffmann responded that she didn’t agree because “A good idea is a good idea.” Even if you don’t attend these meetings, you can send along your comments through the City’s website and you should! What is most important to you — the roadway, architecture, walking, biking, open space, landscaping, retail, access, public transportation or signage?

The next report from the consultants will be held on May 6, 2008.

What's Good and Bad about Rockville Pike

>Tuesday’s Stakeholders Meeting for Rockville’s Pike: Envision a Great Place felt productive because it involved officially griping about Rockville Pike with the hope that it can be improved. Each table was given a topic and a large map of the study area. We were asked to put red stickers by three “bad” things about Rockville Pike and green stickers by three “good” things about Rockville Pike and then discuss why we chose each location. I happened to be at the table to discuss “driving and parking”, favorite subjects.

We liked north-south arterial streets, such as East Jefferson which is street-scaped with on-street parking. We also liked Wooten Parkway as it travels well. The two shopping centers with plenty of easy parking were Congressional and Wintergreen, but no one wanted to park at Federal Plaza. Our greatest problem with Rockville Pike was all the convoluted intersections, particularly the ones where you cannot turn left which creates choke points. A few of us admitted to going straight then turning around or cutting through other shopping centers in order to go north on the Pike. “You can get in Congressional Plaza, but you can’t get out.”

Our ideas to improve driving and parking were:

• More left turns to go north on the Pike
• Designated lanes on the Pike for through traffic, perhaps even charging a toll (!)
• Alternative streets with trees (but not too many trees) with short term on-street parking
• Better display of address numbers so that cars don’t need to drive slowly to find them
• Extending Jefferson Street through the Woodmont Country Club

Another table also dealt with the “parking” issue. Its recommendation was to get rid of the parking in front of shopping centers and build it underground or above ground. The problem with the large parking lots, especially those with buildings blocking the storefronts such as at Ritchie Center, is that you don’t even know about the “mom and pop” businesses hidden behind.

A group tasked to discuss “walking” did not want to award any green stickers but then reluctantly stuck a few on their board. They provided an apt description of the Twinbrook Metro Station. You arrive by train, must walk across a large parking lot, then cross Rockville Pike at one of the most dangerous intersections in order to get to the stores or residences. No wonder we don’t walk! A “buffer” between the people driving and the people walking was suggested.

One table spokesperson said that the Ritchie and Wintergreen centers were just the worst. Someone else at the table quickly interjected “They are the locations where mixed-use development would be most promising.” Everyone chuckled at the more positive description.

One group stated that there was no point in developing public transportation as the Pike is currently designed. If people are going to continue to use the Pike for shopping, is it realistic to think they will use a bus or trolley service to lug all their purchases around? Personally, I don’t want the Pike to lose its variety of shopping options because I don’t want to have to drive to Gaithersburg or Germantown to do my shopping, and I usually fill the trunk with what I buy.

To provide an idea of who is participating in this process, at my table there were two developers, a lawyer for one of the developers, a neighborhood association leader, a recent candidate for city council, and a former mayor. By show of hands at the end of the meeting, it appeared that more than one third of the room did not live in Rockville. I’d like to encourage everyone to pay attention to these zoning issues, both for ROZOR and Rockville Pike. You will have to live with these decisions for a long time to come. As they said in the literature for this meeting, “You are a Stakeholder.”

Also I’d like to echo the question at the last ROZOR public hearing as to whether we should even be having this process for Rockville Pike while the zoning ordinances for the entire City are being decided. Does it make any sense? How will the two fit together?

Consultants at the Starting Gate for Rockville's Pike

> Last week at the Kick-off Meeting for Rockville’s Pike: Envision a Great Place, the consultants hired by the City for this process explained some basic principles in the areas of transportation, retail economy, and urban design. I genuinely enjoyed the presentations and believe the information is useful beyond the Rockville Pike discussion.

Glatting Jackson Kercher Anglin will be focusing on the transportation component of the plan. Their lecture was jam packed with information, not unlike the Pike jam packed with holiday shopping traffic. Basically, roads stay while people and land use change. We were shown pictures spanning 100 years to demonstrate this principle. Making Rockville Pike bigger will not solve any problems because the zoning would wind up changing with it. The most efficient road is one lane in each direction with a left turn lane. Also the most efficient speed limit is 25-30 miles per hour, because if it is higher the cars are further apart and if it is lower there are less cars moving through. Places need to be connected by a network of efficient roads not one large road. Choices need to be given so residents can go in different directions and not be held hostage by one street.

Right now, Rockville Pike is successful as low-density retail shopping. Economic Research Associates explained that this will continue until the land under the retail becomes more valuable and then there might be an opportunity for change. Aging corridors fail when they don’t adapt. Senior citizens and “millennium kids” both have an interest in being able to walk and find services close together. The market never dictates if there is a good, strong plan in place. ERA will help us determine what is possible from an economic perspective.

People probably came away hearing different messages about urban design from ACP – Visioning and Planning. But what I heard is that if the Pike is to be successful, it would need a broad range of housing options for people of all ages and economic backgrounds, open space for spontaneous and organized activities, and buildings designed to be sustainable in the future. They emphasized that the absolute best places have great sidewalks. When you visit a place you are impressed by what you can see from the sidewalk.

After considering what these consultants first presented, it will be quite interesting to see the final result of the process 18 months from now.

Kicking Off the Rockville Pike Planning Process

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Last night at the Kick-off meeting for Rockville’s Pike:Envision a Great Place, my table bonded when we discussed our harrowing experiences while attempting to abandon our cars in one parking lot and walk across Rockville Pike to another shopping center. One table even admitted to changing parking spots within the Congressional Plaza malls rather than walking. During the course of the evening, we were taught that this is not entirely our fault. If it was pleasant and there were safe sidewalks, we would walk. The Pike just doesn’t invite pedestrians. Participants indicated that this was a very critical issue.

People were assigned to one of twenty tables upon arrival and the room was full. After opening remarks by Scott Ullery our City Manager and Susan Hoffmann our Mayor, the consultants hired by the City of Rockville taught us about transportation, the retail economy, and urban design. All of these principles are used in “The Making of a Great Place”, which was the rallying cry for the evening by the firm, ACP – Visioning and Planning, who will lead us through this process.

After these very informative presentations, we were asked to discuss two questions on the Participant Worksheet:
(1.) What are the most critical issues that must be addressed in order to make Rockville Pike and the surrounding area a truly great place?
(2.) What are some ways to address these issues?

What did the participants say about the current Pike during the presentations by each table? It is ugly! Change Marlo Furniture to a hardware store! The addresses on the Pike are confusing! Jefferson Street needs to connect to Wooten Parkway!

When tables presented their discussions there was much head nodding from the rest of the room. Solving the traffic problem was critical. Many participants liked the idea of retail/residential clusters. Rockville Pike could be about three Town Centers of shopping options all linked together with fountains, parks, public performance spaces, an education center, Segway Personal Transporter stations, bike paths, environmentally-sensitive public transit, and multiple housing options. All of this would be connected to existing neighborhoods.

All of these initial ideas and discussions will lead to a plan 18 months from now. You can play a part. Attend the next Stakeholders Workshop in February and express your opinion. We’ll keep you posted on a final date and time.

As we were told last night, “We are what we are zoned to be.”

What Kind of Street Should Rockville Pike Be?

>I’m going to tell you one of my regrets. Back in 1996 I did not participate in “Imagine Rockville”. My husband was finishing up graduate school and we were having our first child. He was interviewing all over the country. We were leaving so I didn’t want to take the time to dream about the new downtown I would never see. When we stayed and the details of this visioning process were unveiled, I wished I had expressed my opinion. It’s not going to happen again.

Yesterday was the first day that the consultants hired to lead us through the process called “Rockville’s Pike: Envision a Great Place” started to talk to people. They stopped by my Human Services Advisory Commission meeting. I had some ideas concerning how I love all those stores at my fingertips, how we are all addicted to our cars, and how the Pike could be a beautifully landscaped destination.

I’m sure you have your opinions too. I can’t imagine not having an opinion about Rockville Pike.

The actual long range plan to come out of this process will not be completed until May 2009. That’s not a typo. It’s an 18-month process. The decisions made will change the stretch of the Pike from Twinbrook Parkway to Richard Montgomery Drive over the next few decades. We are talking looong term and think BIG.

The first kick-off meeting is open to everyone – whether you live, work, shop, or just travel in Rockville:

Tuesday, December 4, 2007
7 PM – 9 PM
Ramada Inn Rockville and Meeting Centre
1775 Rockville Pike
Salon 1 and 11/Meeting Room