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Rockville Planning Commission approves 44-space parking waiver for Best Western at 1251 West Montgomery Avenue
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Summary
On April 9, 2025, the Rockville Planning Commission unanimously approved a waiver allowing the Best Western hotel at 1251 West Montgomery Avenue to provide 194 parking spaces instead of the 238 required after a proposed change from an accessory to a full-service restaurant.
On April 9, 2025, the City of Rockville Planning Commission voted unanimously to approve waiver application WAV2025-00013, permitting a reduction of 44 parking spaces at the Best Western hotel and restaurant complex at 1251 West Montgomery Avenue.
Staff said the waiver would allow the site to continue operating with the existing 194 parking spaces while converting an accessory restaurant into a full-service restaurant. "Staff recommends approval of the waiver WAV2025-00013 to permit a reduction of 44 parking spaces, representing an 18.5% reduction at 1251 West Montgomery Avenue," Senior Planner Christopher Davis of Community Planning and Development Services told the commission.
The commission’s decision follows staff findings that the application met two of six zoning criteria for a parking reduction: proximity to local bus routes and a history of underutilization on the site. Davis told the commission there are three Ride On bus routes within a quarter mile and that previous waivers and long-term use of the restaurant had not produced documented parking impacts. He said criteria tied to transit station proximity, public parking facilities and site size were not met or were not applicable.
The applicant’s attorney, Vince Biasi of Lerch, Shirley & Brewer, said the applicant agreed with staff’s recommendation and presented parking-utilization evidence. Biasi said a survey conducted in August 2024 showed roughly 120 spaces typically available during peak hours and that much of the available parking is near the proposed restaurant entrance. "We agree with staff's recommendation for approval," Biasi said.
The staff packet cited a prior 2020 waiver to reestablish an accessory restaurant and noted the restaurant’s floor area would increase from about 4,700 square feet to about 5,500 square feet as part of the internal renovations. Under the proposed change to a full-service restaurant, 238 spaces would be required; the waiver permits continued use of the site’s 194 existing spaces.
Commissioners asked clarifying questions about whether the action reduced any physical parking on the lot; staff and applicant confirmed the lot will remain as-built and the waiver only reduces the number the city requires the property to provide. Commissioner Sun said she was "excited to see this area will have a new tenant for the restaurant" and voiced support for the change.
With no public testimony registered, a commissioner made a motion to approve the waiver "subject to anything, any conditions in the staff packet" (the packet did not specify additional conditions in the transcript), a second was given, and the commission voted "aye" unanimously. The motion passed and was recorded as approved.
The approval allows the Best Western and its upgraded restaurant to proceed under the current site parking configuration; any future changes to uses or expansions that would affect parking requirements would require additional review under the city’s zoning code.
