We, the residents, neighbors, and supporters of New Mark Commons, a neighborhood listed on the National Register of Historic Places, submit this petition in formal opposition to the City’s proposal to rezone the approximately 9.75-acre parcel adjacent to our community (Parcel ZOR ID 17 in Area 12) to the RMD‑25 zone.

Historic, Environmental, and Planning Context

New Mark Commons (NMC) is a nationally recognized historic neighborhood in Rockville, Maryland, listed on the National Register of Historic Places in 2017. Designed and built between 1967 and 1973 by the acclaimed architectural firm Keyes, Lethbridge & Condon and builder Edmund J. Bennett, the community reflects a thoughtfully planned balance of modern architecture and natural landscape. Its winding roads, wooded setting, and pedestrian pathways were purposefully created to preserve open space and foster a cohesive residential environment. Any proposed rezoning that threatens this carefully planned community and its historic integrity warrants serious concern and community opposition.

The parcel proposed for rezoning is a mature wooded area between I-270 North and NMC single-family homes (directly abutting homes on Don Mills Court and Scandia Way). Currently, this area serves as an important urban wildlife habitat, supporting deer, foxes, owls, songbirds, and diverse native flora and fauna. This green space contributes to local biodiversity, air quality, and stormwater protection. It also acts as a natural buffer against noise pollution from I-270, helping to sustain the ecological balance and preserve the quality of life for New Mark Commons residents.

The preservation of natural landscapes and positioning and design of NMC homes is not incidental - it is foundational to the design and identity of New Mark Commons. New Mark Commons developer, Edmund Bennett, emphasized that “the difference between an average subdivision and an excellent one is the way the land is planned.” He sought to conserve as many trees as possible and to design a community that followed the contours of the land, rather than imposing rigid, geometric grids often found in suburban and urban community developments. The wooded parcel adjoining NMC is a continuation of that design philosophy, providing scenic, environmental, and historic value that merits protection as well as thoughtful and deliberate future planning and development.

Rezoning the parcel to RMD‑25 to permit dense high-rise development would directly contradict both the original planning intent of New Mark Commons and the City of Rockville’s 2040 Comprehensive Plan, which calls for future development to be “connected and compatible with adjacent neighborhoods.”

Such action would also undermine public confidence in the City’s stated planning framework and set a dangerous precedent for incompatible up-zoning near other established neighborhoods, including those of recognized historic significance.

Foreseeable Negative Impacts on the New Mark Commons Community:

1. Traffic and Public Safety

 • The proposed RMD‑25 density would significantly increase traffic volumes on NMC streets designed for low-density residential use.

 • The limited access points - primarily via Potomac Valley Road and New Mark Esplanade - would become bottlenecks, creating congestion and safety risks for pedestrians (including children and the elderly), pets, cyclists, and wildlife in this highly walkable neighborhood.

 • An additional 250 dwelling units, with unknown occupant capacity per unit, would substantially increase demand on local police, fire, and medical services, creating unpredictable strains on public safety. 

 • Traffic from the new residents - including daily commutes, deliveries, ride shares, and service vehicles - will likely exacerbate congestion and could compromise emergency vehicle access and response times on roads not designed for such high density. 

2. Environmental and Ecological Impact

 • Development would destroy existing mature tree canopy and critical wildlife habitat, displacing species and eroding one of Rockville’s remaining natural green corridors.

 • Displaced wildlife are not only forced into roadways but into neighbor’s backyards, creating dangerous conditions which may threaten resident and pet safety, harm ecosystems, and compromise public safety due to vehicular or pedestrian collision.

 • Increased stormwater runoff and loss of vegetation would endanger New Mark Commons residential property, degrade water quality, and exacerbate flooding.

 • The removal of natural buffers would permanently reduce biodiversity and urban green space in the area.

3. Incompatibility with Historic Character

 • The scale and massing of potential RMD‑25 structures would visually overpower New Mark Commons single-family homes, a nationally recognized example of mid-century residential planning.

 • High-density, high-rise buildings would conflict with the community’s architectural integrity and the principles that underpin its historic designation.

 • Such a project would contradict the City’s commitment to preserving neighborhoods of cultural and historic significance.

4. Quality of Life and Community Cohesion

 • Increased traffic, noise, and light pollution would erode the tranquil, pedestrian-oriented neighborhood that defines life in New Mark Commons.

 • Construction and subsequent population density could strain existing infrastructure, including roads, utilities, and stormwater systems.

 • Loss of the wooded area and wildlife corridor would diminish residents’ daily connection with nature - one of the most valued qualities of living in the NMC community.

 • High-density, multi-story apartment buildings adjacent to single-family homes would directly overlook private yards, patios, and windows, substantially reducing residents’ privacy and diminishing the quiet, secluded character that defines the New Mark Commons neighborhood.

5. Property Values and HOA Amenities/Fees

 • The proximity of high-density housing to established single-family homes is likely to decrease property values by altering neighborhood scale, reducing privacy and marketability, and changing the character that defines New Mark Commons.

 •  An influx of new residents would place significant demand on NMC HOA-funded amenities (i.e. roads, lake, recreational facilities, walking paths, etc.), accelerating wear and increasing maintenance costs for current homeowners, while RMD-25 residents would neither contribute to NMC HOA fees nor feel obligated to support the community or its shared standards/respect for community established regulations governing NMC recreational facilities, the NMC lake, and/or its wildlife and environs. 

6. Planning Consistency and Public Trust

 •  Approving RMD‑25 zoning for this parcel directly contradicts Rockville’s 2040 Comprehensive Plan (adopted August 2021) by introducing a scale and density incompatible with the surrounding neighborhood, undermining context-sensitive development, diminishing green space, and placing additional strain on community amenities and quality of life for NMC residents.

 •  RMD‑25 zoning would allow up to 25 dwelling units per acre (i.e. 250 dwelling units) - five times the zoned density of the existing NMC community which comprises 384 dwelling units on 96 acres. This would be a level of density wholly inconsistent with the NMC historic community and the surrounding natural landscape. 

 •  RMD-25 zoning would set a precedent encouraging similar high-density proposals adjacent to established neighborhoods and erode trust and confidence in Rockville’s stated commitment to balanced growth and preservation.

In light of the above, we formally request the following: 

We, the undersigned residents, neighbors, and supporters of New Mark Commons, respectfully request that the Rockville Mayor, Rockville City Council, and Rockville Planning Commission - Chief of Zoning and Zoning Staff:

• Deny the proposed RMD‑25 zoning designation for Parcel ZOR ID 17 in Area 12, which is incompatible with the scale, character, and distinctive qualities of the adjacent NMC historic neighborhood and risks lowering homeowner property values.
• Either maintain current zoning designation or consider alternative, lower-density zoning options (such as RMD‑10, R‑60, R‑40, or MXT) that better preserve neighborhood character and align with the Rockville 2040 Comprehensive Plan’s guidance for context-sensitive development.
• Preserve and protect the wooded habitat as an integral component of Rockville’s environmental and cultural heritage, maintaining wildlife corridors and mature tree canopy.
• Require that PRIOR to any rezoning initiatives and any future development proposal for this parcel undergo comprehensive reviews, including:
  • A comprehensive environmental survey of existing trees, vegetation, wildlife, and wildlife habitats, conducted in accordance with Montgomery County Forest Conservation Law (Chapter 22A). This is essential to identify and protect the natural resources that define the character, ecological integrity, and livability of the New Mark Commons community. This review ensures that any proposed development does not result in irreversible damage to sensitive habitats, maintains the wooded landscape that buffers the neighborhood, and preserves the natural environment that supports both wildlife and the quality of life for residents.
  • That the City of Rockville require completion of a Local Area Transportation Review (LATR) and corresponding traffic impact study, in accordance with Montgomery County Code § 50-4.3(J) and Chapter 59, §§ 7.2.1.C and 7.3.1.D, as outlined in the Montgomery County Planning Board’s LATR Guidelines (updated January 16, 2025), prior to consideration of any rezoning action that would permit higher-density residential development on this parcel. This comprehensive, data-driven review - conducted by a qualified traffic engineer and reviewed by MCDOT and the City of Rockville Department of Public Works - is essential to evaluate potential impacts on neighborhood roads, congestion, and safety, and to ensure that public infrastructure can adequately support future growth while preserving the established character and livability of the New Mark Commons community;
  • A design review to ensure compatibility with the New Mark Commons historic neighborhood, protect quality of life, and maintain the distinctive neighborhood character emphasized in the 2040 Comprehensive Plan, conducted by the City of Rockville Historic Preservation Office, Planning Division, and/or Historic Preservation Commission, in accordance with Rockville City Code, Chapter 24 (Historic Preservation) and Montgomery County Code, Chapter 59, §§7.2–7.3.; and
  • An archaeological and historical review, in coordination with the Maryland Historical Trust, to determine whether the site contains or is associated with any former burial grounds or human remains, and to ensure that any such resources are identified, documented, and treated in accordance with Maryland Burial Sites Law (§ 5-601 et seq.). Historical accounts and records indicate that portions of this area may have been associated with past community burial grounds.

The council will vote on December 1, 2025 on a draft of city-wide rezoning proposals. They will move forward with rezoning proposals unless there is strong opposition.

CALL TO ACTION:

We urge all residents, neighbors, and friends of New Mark Commons to sign this petition to protect our historic Rockville neighborhood. Your support ensures that any future development is carefully reviewed for traffic, environmental impact, and compatibility with our community’s character. Together, we can preserve the safety, livability, and unique heritage that make New Mark Commons a cherished part of Rockville.

Thank you all for your time, support, and consideration!