Subject
title
Mandatory Referral Application 2026-305-MRF, to Construct a New Site Entrance from West Gude Drive to the Rockville Senior Center, Located at 1150 Carnation Drive in the Park Zone; City of Rockville Department of Public Works, Applicant.
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Department
CPDS - Development Review
Recommendation
Staff recommends approval of Mandatory Referral Application 2026-305-MRF, based on the required findings and subject to the conditions outlined in this staff report.
Case: Mandatory Referral Application 2026-305-MRF
Location: 1150 Carnation Drive
Staff: Nelson Ortiz, Principal Planner
Community Planning and Development Services
nortiz@rockvillemd.gov <mailto:nortiz@rockvillemd.gov>
Applicant: City of Rockville, Maryland
Department of Public Works
111 Maryland Avenue
Rockville, MD 20850
Filing Date: April 6, 2026
Planning
Commission Date: May 27, 2026
The Department of Public Works for the City of Rockville, Maryland (“Applicant”) has filed a mandatory referral application for a proposed entrance from West Gude Drive to serve the Rockville Senior Center. The project includes other minor associated improvements. The application is being processed as a Mandatory Referral in accordance with applicable state law governing the construction of public projects. The Planning Commission’s review is to determine consistency with the “Plan” as defined under Section 3-205 of the Land Use Article of the Annotated Code of Maryland, specifically as it relates to the location, character, and extent of the proposed site development. Pursuant to the Land Use Article, the Planning Commission has 60 days from the date of submittal of the application to render its decision on the project or it is deemed to be approved. The Applicant may appeal a decision of denial by the Planning Commission to the Mayor and Council, which can vote to overturn the ruling by a two-thirds vote and proceed with the project.
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Location: |
1150 Carnation Drive |
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Planning Area: Land Use Designation: |
Planning Area 5 (Woodley Gardens and College Gardens) CI - Civic and Public Institutional |
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Zoning District: |
Park Zone |
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Property Area: |
11.79 acres according to SDAT |
Surrounding Land Use and Zoning
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Location |
Zoning |
Planned Land Use |
Existing Use |
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North |
MXE (Mixed-Use Employment) Zone |
OCRM - Office Commercial Residential Mix |
Office Development |
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East |
R-75 (Single Unit Detached Dwelling, Residential) Zone and R-90 (Single Unit Detached Dwelling, Restricted Residential) |
RD - Residential Detached |
Single-unit Detached Residential |
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South |
R-75 (Single Unit Detached Dwelling, Residential) Zone |
RD - Residential Detached |
Single-unit Detached Residential |
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West |
MXE (Mixed-Use Employment) Zone |
OCRM - Office Commercial Residential Mix |
Office Development |
Site Analysis
Aerial Map
The Property is comprised of three separate parcels situated on the south side of West Gude Drive and abutting Interstate 270 on the west side of the property. According to SDAT, the northern parcel is 2.15 acres, the center parcel is 6.51 acres, and the southern parcel is 3.13 acres. The Property has frontage on West Gude Drive, I-270, Woodley Drive and Carnation Drive, but its sole vehicular access is currently from Carnation Drive. Pedestrian access is provided from West Gude Drive, Woodley Drive, and Carnation Drive. The Property is zoned Park and the land use designation is C-I (Civic and Public Institutional). The Property is currently improved with a building that is owned by the City of Rockville and operated as the Rockville Senior Center by the Recreation and Parks Department. The Senior Center is served by two separate surface parking lots connected via circular and interior driveways. The north parking lot includes 105 spaces and the south parking lot includes 35 parking spaces. The Property features several open lawns connected via meandering walkways, community garden plots, outdoor fitness equipment, a playground, bocce ball court, forested areas, and various other amenities.
The City of Rockville seeks to construct a new entrance to the Senior Center from West Gude Drive. The driveway apron will align with Piccard Drive, and the driveway will extend south from the existing Piccard Drive and West Gude Drive T-intersection until it reaches the northeast corner of the Senior Center north parking lot, approximately 350’ in length. The entrance driveway at West Gude Drive will be 25’ wide and will taper down to 24’ to include 12-foot lanes in each direction with curb and gutter. A five-foot sidewalk will be installed along the west side of driveway. Landscaping will be provided on both sides of the interior driveway, and two lights will be installed. A micro-bioretention area for stormwater runoff is also proposed.
An existing work of public art near West Gude Drive and a compost area near the north parking lot will be relocated to accommodate the new entrance. Seven parking spaces in the north parking lot will be removed where the proposed interior driveway will tie into the parking lot. Four parking spaces will be added at the west end of the parking lot, and two of three parking spaces, currently encumbered by a shipping container, will be made available.
To prevent cut-through traffic into the adjacent neighborhood while allowing for members’ accessibility, two community gates will be installed at the existing interior driveway that connects the north parking lot with the south parking lot. Senior Center members will be given gate access during the hours of operation.
As part of this project, the Applicant proposes improvements to the Piccard Drive and West Gude Drive intersection including a dedicated left turn lane, sidewalk connections, ADA compliant ramps, the driveway apron, and street signage.
The project is in its 90% design phase and expected to reach 100% design following the Planning Commission decision. Staff anticipate the project will be out to bid this summer.
Project Analysis and Findings
Master Plan
The application is being processed as a Mandatory Referral in accordance with applicable state law governing the construction of public projects. As such, the City’s review of the proposal is to determine consistency with the “Plan” as defined under the Section 3-205 of the Land Use Article of the Annotated Code of Maryland, specifically as it relates to location, character, and extent as it pertains to the proposed site development. As per the referenced state code, “Plan” means the policies, statements, goals, and interrelated plans, including the City’s Rockville 2040 Comprehensive Plan for private and public land use, transportation, and community facilities documented in texts and maps which constitute the guide for the area’s future development.
This application is compliant with the City’s Comprehensive Plan and the location, character, and extent are also consistent with the Plan. In fact, the construction of a new entrance from West Gude Drive in to the Rockville Senior Center is specifically identified in the Comprehensive Plan as one of the Recommended City Projects in Planning Area 5. Project P1 recommends that the city “create a new vehicle entrance to the Rockville Senior Center parking lot from West Gude Drive while restricting vehicle access through to the residential neighborhood” (page 316).
Location: The application is located within Planning Area 5 - Woodley Gardens and College Gardens. The property is situated among West Gude Drive to the north, Carnation Drive to the south, I-270 to the west, and the Woodley Gardens neighborhood to both the east and south. This property is designated as CI (Civic and Public Institutional uses) in the Comprehensive Plan. This land use designation includes public facilities such as the Senior Center. The location of the proposed entrance is consistent with the Plan’s recommendation.
Character: West Gude Drive is a four-lane road, with a median, that connects Maryland Route 28 (West Montgomery Avenue) and Maryland Route 355 (Frederick Road). The Senior Center, although it has direct frontage on this road, does not have a vehicular entrance for access from West Gude Drive. Instead, visitors to the Senior Center currently must drive through the neighborhood streets of Woodley Gardens, many of which are narrow and do not have painted center lines. The surrounding and nearby properties in Woodley Gardens are characterized by predominantly single-family homes - both detached and attached.
The Plan envisions the construction of a new entrance to the Senior Center as a way to encourage more use from West Gude Drive, “while restricting vehicle access through to the residential neighborhood” (page 316).
The installation of gates between the north parking lot and the circular driveway by Carnation Drive will also restrict access through the neighborhood and limit cut-through traffic that uses the Senior Center parking lot.
Extent: The proposed construction of a new entrance to the Senior Center from West Gude Drive will provide easier access from a major vehicle corridor in the city, and the installation of access gates will reduce traffic on nearby neighborhood streets. As this proposal does not call for a change of use from a civic or public institutional use, and is focused on site improvements, including a new entrance and circulation into, out of, and around the site, this project is consistent with the Comprehensive Plan.
Recreation and Parks
The Recreation and Parks department supports the mandatory referral for the Senior Center Gude Drive entrance project. This project supports our department mission and a goal of the Senior Center to connect with seniors throughout the city. The Gude Drive entrance project will provide a direct route from neighborhoods to the north and east of the center. The Commission on Aging has reviewed and supports this project.
Zoning
Although mandatory referral projects are not subject to the City’s Zoning Ordinance, staff compared elements in the proposal with the Zoning Ordinance.
As referenced previously in the report, the Project is located in the Park Zone which permits publicly owned or operated buildings. There is no change in the use of the site, and the proposed improvements are consistent with the existing use. The Applicant proposes installing a 25-foot commercial driveway consistent with the entrance/exit driveway standards in the Zoning Ordinance. The proposed 24-foot interior driveway also meets the minimum code requirements for two direction circulation. The Applicant worked with staff to provide a 24-foot drive aisle in the north parking lot adjacent to the four new parking spaces so as to meet the minimum width requirements for drive aisles serving 90-degree angled parking. The Applicant will also provide wheel stops consistent with the Zoning Ordinance.
The Applicant proposes a 5-foot sidewalk from the Carl Henn Millenium Trail to the north parking lot for safe pedestrian access.
Forestry
The natural resources inventory (NRI) for this project was approved on April 28, 2026, and the anticipated forest conservation plan (FCP) is currently in progress. The pending forest conservation plan will demonstrate compliance with all required elements of Chapter 10.5 of the City Code. Two trees located within the West Gude Drive right-of-way are proposed for removal in association with the project. Those tree removals are subject to City Forester approval and replacement.
The mandatory referral includes a landscape plan which demonstrates compliance with any relevant landscaping requirements for the project. The Applicant is proposing to plant a row of evergreen shrubs as well as assorted ornamental and evergreen trees adjacent to the neighboring residential property. In addition to the row of shrubs, the Applicant is proposing to erect a privacy fence to further screen the proposed drive from the adjacent property. The Applicant will install a row of trees adjacent to either side of the drive to provide the effect of a tree-lined entrance (outside of the existing 75’ gas line easement).
Staff find the landscape plan complies with the requirements and intent of the City’s Landscape, Screening, and Lighting Manual.
DPW - Engineering
Stormwater Management
Stormwater Management (SWM) for this project will be provided in accordance with Chapter 19 of the Rockville City Code. The Applicant is required to obtain approval of a Combined SWM Concept prior to submission of the SWM Construction Plan (permit). The Applicant will be required to comply with the conditions of the Combined SWM Concept approval letter. On-site SWM will be provided through the construction of an Environmental Site Design (ESD) micro-bioretention facility and the provision of a SWM Alternative for untreated new and replaced impervious areas, including the removal of existing permeable pavement.
Public notification of the Mandatory Referral application was mailed to all property owners and residents within 500 feet of the subject property. Additionally, staff notified all Homeowners Associations and Civic Associations within the city. At the time of this report, staff have not received any communication from the public regarding the project.
The Department of Public Works hosted a public meeting on May 12, 2026 to share the progress on the design and timeline for the project and to receive community feedback. There were several comments shared by the community during the public meeting but a major topic of discussion revolved around the two access gates. The community also sought clarification on the elements proposed for relocation due to the entrance driveway. Some attendees also expressed support and excitement about the project. Planning and design for the project has been ongoing since 2023. An archive of community outreach materials, to include the presentation and meeting recording of the May 12th public meeting, may be found on the Applicant’s project website: <https://www.rockvillemd.gov/projects/rockville-senior-center-entrance-project/>.
Recommendation and Conditions
The proposed project is consistent with the Master Plan in terms of its location, character, and extent, as outlined in the above analysis and findings. Staff therefore recommend approval of Mandatory Referral Application 2026-305-MRF, based on the findings above and subject to the following conditions:
1. The Applicant must sign and return the approval letter before finalizing the signature set. The approval letter must be included in the stamped approved signature set.
2. The proposed site improvements must be constructed and implemented as generally shown on the development plans submitted as part of this application.