Resolution No.

: 17-371
-=-------
Introduced: March 20,2012
Adopted: March 20, 2012
COUNTY COUNCIL FOR MONTGOMERY COUNTY, MARYLAND
SITTING AS THE DISTRICT COUNCIL FOR THAT PORTION
OF THE MARYLAND-WASHINGTON REGIONAL DISTRICT
WITHIN MONTGOMERY COUNTY, MARYLAND
By: District Council
SUBJECT: Approval of Planning Board Draft Kensington Sector Plan
1. On June 24, 2011, the Montgomery County Planning Board transmitted to the County
Executive and the County Council the Planning Board Draft Kensington Sector Plan.
2. The Planning Board Draft Kensington Sector Plan amends the Approved and Adopted 1978
Sector Plan for the Town of Kensington and Vicinity; the Master Plan for the Communities
of Kensington-Wheaton, as amended; the General Plan (On Wedges and Corridors) for the
Physical Development of the Maryland-Washington Regional District in Montgomery and
Prince George's Counties, as amended; the Master Plan of Highways within Montgomery
County, as amended; and the Master Plan of Bikeways, as amended.
3. On September 14, 2011, the County Executive transmitted to the County Council his fiscal
analysis of the Kensington Sector Plan.
4. On October 11, 2011, the County Council held a public hearing regarding the Planning Board
Draft Kensington Sector Plan. The Sector Plan was referred to the Planning, Housing, and
Economic Development Committee for review and recommendation.
5. On November 21 and December 5, 2011 and February 6, 2012, the Planning, Housing, and
Economic Development Committee held worksessions to review the issues raised in
connection with the Planning Board Draft Kensington Sector Plan.
6. On February 28 and March 6, 2012, the County Council reviewed the Planning Board Draft
Kensington Sector Plan and the recommendations of the Planning, Housing, and Economic
Development Committee.
Page 2 Resolution No.: 17-371
Action
The County Council for Montgomery County, Maryland, sitting as the District Council
for that portion of the Maryland-Washington Regional District in Montgomery County,
Maryland, approves the following resolution:
The Planning Board Draft Kensington Sector Plan, dated June 2011, is approved with
revisions. County Council revisions to the Planning Board Draft Kensington Sector Plan are
identified below. Deletions to the text of the Plan are indicated by [brackets], additions by
underscoring.
All page references are to the June 2011 Planning Board Draft Kensington Sector Plan.
Table of Contents: Add "Diversity" as a sub-heading under "area wide recommendations" for
consistency with other sub-headings.
Page 3: Revise first paragraph, fourth sentence, as follows:
The east-west crossing [requires] causes many travelers to use Connecticut Avenue
between Plyers Mill Road and Knowles A venue in order to complete their eastbound or
westbound journey.
Page 3: Revise third paragraph, third sentence, as follows:
Tpe first two are barely adequate; the third track crossmg is [inconvenient and
inhospitable] legally open to MARC users only.
Page 3: Revise fourth paragraph, fifth sentence as follows:
On Howard Avenue west of Connecticut Avenue, there are auto repair businesses [and]
as well as plumbers, landscapers, and craft workers.
Page 4: Revise Map 3 by adding Kensington Cabin as an individual historic resource outside of
the Historic District. Also add the separate National Register of Historic Places historic district
boundary, to show how it is different from the local Historic District.
Page 9: Delete the fourth bullet as follows:
[Refrain from widening roadway intersections to accommodate through-vehicle
traffic.]
Page 3 Resolution No.: 17-371
Page 11: Add new paragraphs under Historic Preservation as follows:
Map 3 shows Kensington's Historic District, which was added to the Master Plan [or
Historic Preservation in 1986. The District includes residential sections along both sides
of Connecticut A venue, Antique Row, along Howard Avenue, and period structures on
the east side of St. Paul Street, north of the CSX right-of-way. The district is
architecturally significant because it includes a wide variety of Victorian period
architectural styles and offers a uniformity of scale and design that strongly conveys the
sense of place embodied by garden suburbs.
Kensington's Historic District includes a mix of historic and non-historic structures.
Primary structures are those buildings, constructed prior to 1930, that have historical and
cultural significance or architectural and design significance. Secondary structures may
contribute visually to the district but are not presently historic. The Master Plan
prescribes different levels of regulatory review by the Historic Preservation Commission
for primary and secondary structures. A general description of historic preservation
review is in the Implementation section.
During deVelopment of this Plan, Kensington Cabin, 10000 Kensington Parkway, was
added as an individual resource to the Master Plan (or Historic Preservation on March
29, 2011. This log cabin was constructed in 1933-34 using funding from a New Deal
program and from M-NCPPC. The rustic structure is representative of early recreation
buildings in the first stream valley parks, including Rock Creek, Sligo Creek, and Cabin
John.
This Plan makes the following recommendations:
Page 12: Delete third bullet:
[Include Kensington Cabin, 10000 Kensington Parkway, in the Master Plan for
Historic Preservation in Montgomery County. This log cabin was constructed in
1933-34 using funding from a New Deal program and from M-NCPPC. The rustic
structure is representative of early recreation buildings in the first stream valley parks,
including Rock Creek, Sligo Creek, and Cabin John.]
Page 12: Add new language after the second bullet under "Evaluate the following individual sites
for potential historic designation:" as follows:
10408 Detrick Avenue: This single family house, whose Colonial Revival and Prairie
influences were prevalent in the early 20
th
century, has considerable architectural
integrity. In addition, the Kaiser family was associated with the era of streetcar
expansion in Montgomery County.
Page 4 Resolution No.: 17-371
Page 14: Amend first bullet under "Stormwater Management" as follows:
Continue participating in the County's program to fund water quality improvements
or a stormwater fee program in the Town [or join the County's program
to fund water quality improvements].
Page 15: Amend Table 1 by deleting the word "County" from the "Operation" column on Plyers
Mill row.
Page 18: Amend the third paragraph as follows:
This Plan recommends taller buildings in the "core" of the Town Center-Connecticut
Avenue, Knowles Avenue, and Plyers Mill Road. Buildings at the edges of the Town
Center are generally recommended for lower height, to ensure gradual transitions [of
building] to the adjoining residential neighborhoods. Design guidelines will help ensure
that new development steps down toward residential and historic neighborhoods, and that
new buildings adjacent to these neighborhoods are compatible and are of appropriate
[compatible] height .. scale, and mass.
Page 18: Amend the fourth paragraph as follows:
The CRT and CRN enable mixing of uses at a range of allowable floor area
ratios. This Plan recommends total maximum mixed use FARs of up to 2.5 for the Town
Center core; 2.0 for the eastern portion of Howard Avenue and the triangle bounded by
Connecticut Avenue, University Boulevard, and Perry Avenue; and 1.0 to 1.5 for other
properties in the Town Center (page 32).
Page 18: Insert the following after the fourth paragraph:
Revitalization in the Town Center is likely to take one of two forms: an optional method
of development on larger parcels in the CRT zones and a standard method of
development for smaller CRT properties and the CRN zones. For all optional method
projects, and standard method projects with site plan, the Planning Board must carefully
analyze the proposal's building height, bulk, scale, setbacks, relationship to street,
massing, facade articulation, and relationship to surrounding properties to ensure
compatibility.
Where smaller redevelopment projects are more likely, those projects should also use
building mass, facade articulation or residential appearance to create a transition to one
family residential neighborhoods and primary historic resources. These areas include the
edges of the Antique Row area along Armory and Montgomery A venues, the blocks of
Page 5 Resolution No.: 17-371
Decatur and Lawrence A venues just outside the town boundary, the western portions of
the blocks of Dupont and Perry Avenues immediately adjacent to University Boulevard,
and the blocks of Warfield Street and Summit Avenue south of the CSX tracks.
Page 19: Amend the sixth bullet as follows:
Provide [an informal] gathering space. with high visibility along Connecticut A venue
and near the train station.
Page 19: Amend the seventh bullet as follows:
Study, with the State Highway Administration, the Department of Transportation, and
the Town of Kensington, pedestrian and vehicular circulation north of the CSX right
of-way, with a focus on the proposed redesigned intersection at Connecticut Avenue,
Farragut A venue and University Boulevard [West], including evaluation of Concord
Street as an alternative between southbound Connecticut A venue and eastbound
Plyers Mill Road as well as [to determine the most appropriate connection point for
an extended Summit Avenue to Connecticut Avenue and to evaluate] other
improvements that would benefit pedestrian movement across Connecticut Avenue.
Page 19: Amend the first sentence of the Goal as follows:
Goal: Develop Howard A venue as a street designed to encourage continuous [active]
pedestrian [street] activity on both sides of Connecticut Avenue.
Page 19: Insert a new map of specific properties with a new numbering system to correspond to
the properties discussed in the Sector Plan.
Page 20: Insert new paragraphs at the top of the page before Burka Property as follows:
Area lA Bakers Union
This 1.7-acre property on the east side of the Connecticut/Knowles intersection is the
headquarters of the Bakery, Confectionary, Tobacco Workers and Grain Millers
International Union (new map reference). Potential redevelopment with an optional
method project could provide public benefits such as quality design, streetscape, open
space or public parking. Existing spatial relationships should be maintained. with taller
buildings toward Knowles A venue and gradually reduced heights to the south of the
property. Public open space should be maintained on Warner Street and new buildings to
the south of the site should maintain heights of 45 feet. A new project at this location
should also use design techniques that respect the historic residential or commercial
contexts of Warner Street and Armory Avenue.
This Plan recommends CRT 2.5 C 2.0 R 2.0 H 75 for this property.
Page 6 Resolution No.: 17-371
Area IB Safeway block
The CRT zone proposed for this approximately 3-acre block (new map reference) adds
the potential for residential development to the existing office and retail uses. It provides
additional density and height as an incentive for revitalization to encourage optional
method development to achieve public benefits such as quality design, streetscape, open
space or public parking.
Any new development should also use design techniques that respect the historic contexts
of Armory Avenue, with appropriate scale, mass and height.
This Plan recommends CRT 2.5 C 2.0 R 2.0 H 75 for this block.
Page 20: Modify the first paragraph of the Burka Property text as follows:
Area ID Burka Property
The approximately three-acre Burka property (new map reference), currently zoned C-2,
has significant redevelopment potential. Development on this site should provide street
level shops along Connecticut, Knowles and Howard Avenues, with residential and/or
office above. A significant public open space [at the corner of Connecticut and Knowles
Avenues] on this property would provide a needed gathering space on the west side of
Connecticut A venue [be an appropriate complement to the existing open space at the
southeast corner of that intersection]. Additional public use space in the form of widened
sidewalks that can accommodate cafe seating is appropriate on Knowles and Howard
Avenues.
Page 20: Insert a new property number for Huggins property as follows:
Area 1 C Huggins Property
Page 20: Insert the following paragraphs in the following order after I C Huggins Property:
Areas IE, 1110400 Connecticut Avenue and vicinity
Redevelopment of 10400 Connecticut Avenue, a I. I-acre property on the west side of the
intersection of Connecticut and Knowles Avenues (new map reference) can make a
substantial contribution to the town's revitalization. The building currently houses
offices, with retail activity on the ground floor. The CRT zone proposed for this property
adds the potential for residential deVelopment to the existing office and ground floor
retail uses. It provides additional density as an incentive for revitalization and additional
height to encourage development that can accommodate public benefits. An optional
method project should provide public benefits such as quality design, streetscape, open
space, or public parking and retain the ground floor retail uses. The project should
Page 7 Resolution No.: 17-371
maintain the current spatial relationship, with taller buildings towards Knowles Avenue
and surface parking or residential buildings of up to 45 feet along Warner Street to the
south. If new parking structures are built, their visibility from Warner Street should be
limited to entrances and exits. New development should also use design techniques that
respect the historic context of Warner Street.
Smaller properties on Knowles A venue could undergo joint development under the
optional method or separate development under the standard method. Building heights
on Knowles between Connecticut Avenue and Detrick Avenue should step down from 75
feet at Connecticut A venue to 60 feet at mid-block and 45 feet at Detrick A venue.
Reduced density and building height at Detrick A venue will help create a smoother
transition to residential properties to the south and west.
This Plan recommends CRT 2.5 C 2.0 R 2.0 H 75 for this property and the adjacent
properties at 3906 and 3910 Knowles Avenue. The two smaller properties should have
maximum heights of 60 feet. The property at 3930 Knowles Avenue (new map
reference) is recommended for CRT 1.5 C 1.5 R 1.5 H 45.
Areas 4A, 4B, 4C Antique Row
Antique Row is Kensington's best-known destination, with shops, small restaurants, and
other retail activities located along Howard and Montgomery A venues near the train
station. It is part of the Historic District and includes six primary structures. The area
(new map reference) totals about three acres and is currently in three different
commercial zones that do not allow residential uses. A single zone for this area is
appropriate, given the desirability of mixed-use developments here. This area is close to
the train station and could serve as a gateway to the "village center" proposed for block
8B to the southeast. Some additional density is appropriate to create a revitalization
incentive on properties large enough to use the optional method; however, revitalization
in this area depends on creating a parking district or shared parking program, as
recommended elsewhere in this Plan.
Redevelopment projects should include ground floor retail. Projects adjacent to one
family residential neighborhoods and primary historic resources on Armory and
Montgomery Avenues should use compatible building mass, height and setback, and
fa<;ade articulation to create a transition to those neighborhoods. The Plan's Design
Guidelines and the historic preservation review process will further assure the
compatibility of new development to the historic character of Antique Row.
This Plan recommends CRT 2.0 C 2.0 R 0.5 H 50 for Antique Row.
Page 8 Resolution No.: 17-371
Area 8B MARC Station/Johnson's Nursery
The 4.4-acre area immediately to the south of the train station, which includes the Post
Office and Johnson's Nursery, is currently a center of community and business activity.
In addition to the Post Office and Johnson's, the Kensington Farmers Market occupies
the train station parking lot on weekends and is a focal point for community life. This
area could, with revitalization, become an even more visible community center. The
modest increase in density recommended along Antique Row could support this area's
evolving role as a center of town life.
Optional method development in this area could provide public benefits such as
exceptional design, open space, and streetscape, enabling the area to function as a
"village center." The Plan recommends public open space-also a public benefit-in this
area as well as the recommended pedestrian crossing to be pursued with the CSX
Corporation. Public open space should create an attractive public realm for adjacent
commercial, residential, and civic uses, and an appropriate pedestrian crossing of the
CSX rail tracks could connect this part of town to a new development on the Konterra
property and communities north of the rail tracks. Maximum building heights of 45 feet
will create a smooth transition from the mixed-use district to the historic residential
neighborhood across Kensington Parkway.
This Plan recommends CRT 1.5 C 1.0 R 1.0 H 45 for this block.
Areas 5A, 5B 10605 Concord Street and vicinity
This area lies east of Connecticut Avenue and along Concord Street, a short street that
connects Connecticut Avenue to Plyers Mill Road. The western portion (Area 5A)
consists of two properties totaling 0.7 acres between Connecticut Avenue and Concord
Street. A portion of this area may be suitable for the gathering place recommended
elsewhere in this Plan. A new project in this area is likely to use the standard method,
with parking requirements expected to reduce intensity of development and building
heights. Ground floor retail uses are encouraged.
The 0.85-acre property at 10605 Concord Street (Area 5B) houses an approximately 60
foot high office building. with an associated parking facility in the R-60 zone by special
exception. The plan recommendation provides an opportunity to add residential uses and
create a mixed-use project with an appropriate transition to the adjoining residential
neighborhood and lower overall densities than in the core. A maximum height of 60 feet
is appropriate to accommodate an optional method project on this property that would
reflect the existing building height toward the northwest edge and achieve public benefits
such as quality design, streets cape, open space, or public parking; smaller adjacent
properties on Concord Street and Plyers Mill Road are likely to develop more modestly
Page 9 Resolution No.: 17-371
using the standard method, with parking requirements constraining their ability to
develop to the maximum permitted densities.
Any redevelopment at 10605 Concord Street should focus taller structures along Concord
Street stepping down to a maximum of 45 feet near Nash Place and providing a
transition to residences there and along Dupont A venue. Buildings of up to 45 feet are
also appropriate along the north side of Plyers Mill Road at Concord Street to allow for
compatible redevelopment along Plyers Mill Road.
This Plan recommends CRT 1.5 C 1.5 R 1.0 H 60 for this property and the smaller lots in
these two areas.
Areas 7A, tOC Kaiser Connecticut Avenue properties
These properties, totaling 4.7 acres, contain a Kaiser Permanente medical facility. If
redevelopment occurs, an optional method project should provide public benefits such as
quality design, streetscape, open space, or public parking. The proposed maximum
height of 60 feet for the Kaiser property is appropriate to allow design that can shape the
building mass and footprint to put taller buildings on Connecticut A venue, retain wooded
slopes in the rear, and accommodate public benefits, including a possible public open
space. Development on this property should have maximum heights of 45 feet on
Decatur A venue.
This Plan recommends CRT 1.5 C 1.0 R 0.5 H 60 for the larger Kaiser property. The
smaller property, on the corner of Connecticut and Decatur A venues, is recommended for
CRN 1.0 C 1.0 R 0.5 H 45.
Area 7B Calomiris and other properties
These seven properties total about 3.5 acres and lie west of Connecticut A venue between
Farragut and Dupont A venues. The recommended extension of Summit A venue to
Connecticut A venue will affect redevelopment in this area. Optional method
development is desirable for the Calomiris property to achieve public benefits such as
quality design, streetscape. open space, or public parking. The maximum 60-foot
building height is needed for a mixed-use project with some residential uses, structured
parking, and design flexibility to achieve desirable public benefits.
This Plan recommends CRT 1.5 C 1.0 R 0.5 H 60 for these properties. Building heights
should step down from 60 feet at Connecticut Avenue to 45 feet at Summit Avenue
extended. Ground floor retail uses along Connecticut A venue are desirable.
Page 10 Resolution No.: 17-371
Areas 7C, 7D Kensington Fire Station and other properties
These properties are located west of the intersection of Connecticut Avenue and Plyers
Mill Road and include the Kensington Fire station at the northwest comer of Connecticut
Avenue and Plyers Mill Road (new map reference). Although the ownership and lot size
pattern in this area suggest that potential revitalization is likely to use the standard
method, with parking requirements expected to reduce intensity of development and
building heights, optional method, mixed-use deVelopment is desirable, should significant
land assembly occur in this area.
This plan recommends CRT 1.5 C 1.0 R 0.5 H 60.
Area 7E Detrick and Summit block
This block consists of about 30 relatively small properties that total about four acres in
size (new map reference). Although the ownership and lot size pattern in this area
suggest that potential revitalization is likely to use the standard method, with parking
requirements expected to reduce intensity of development and building heights, optional
method, mixed-use development is desirable, should significant land assembly occur.
This plan recommends CRT 1.5 C 1.0 R 0.5 H 60.
Area SA Schlesinger block
The proposed zone adds the opportunity to introduce some residential uses to this 1.5
acre area (new map reference) while maintaining the ability to leave existing non
residential uses in place. Proximity to a one-family neighborhood should constrain
building heights of any new development. Any new development should retain existing
spatial relationships, with bulkier buildings placed to the west and north of the property
along Connecticut Avenue and residential character employed adjacent to the existing
residential to the east.
This Plan recommends CRT 1.5 C 1.0 R 1.0 H 45.
Area 9 A Warfield and Summit block
Preserving existing service industrial uses in much of this 2.2-acre block south of West
Howard Avenue is desirable (new map reference). The proposed CRN zone adds the
opportunity to introduce some residential uses while maintaining the ability to leave
existing non-residential uses in place. This zone will create a smooth transition to
existing residential uses while maintaining the same overall densities as currently
allowed. Along Warfield Street and Summit Avenue, lots are in single ownership and
could redevelop into a modestly sized mixed-use development. Such a project should
focus non-residential uses on Summit Avenue, which is currently a commercial block,
Page 11 Resolution No.: 17-371
and concentrate residential uses along Warfield Street and Brainard Avenue, where they
could provide a transition to residential development.
This Plan recommends CRN 1.5 C 1.5 R 1.5 H 45.
Areas 9B, 9C West Dupont and Farragut block
This 3.3-acre area is also located west of Connecticut Avenue and is adjacent to the Ken
Gar neighborhood (new map reference). Preserving existing service industrial uses in
much of this area is desirable. The proposed CRN zone adds the opportunity to introduce
some residential uses while maintaining the ability to continue existing non-residential
uses with the same general densities as currently allowed. The extension of Summit
A venue to Farragut A venue will place the edge of this area opposite residences in Ken
Gar, making 45-foot maximum building heights appropriate.
This Plan recommends CRN 1.5 C 1.0 R 0.5 H 45.
Area lOA Kaiser Family and Carlin Properties
This area consists of two adjacent properties on 0.8 acres bounded by Knowles Avenue,
Detrick Avenue, Mitchell Street, and Summit Avenue (new map reference). The Carlin
property, nearer the intersection of Summit and Knowles Avenues, has been used as both
an office and a residence; the Kaiser family property, at the corner of Knowles and
Detrick A venues, is a residence. The Plan retains the R-60 zone for the Kaiser property,
which could be eligible for historic designation. If the property is not designated for
historic preservation, it is appropriate for the same CRN zone. This Plan recommends
CRN 1.0 C 1.0 R 0.5 H 45 for the Carlin property, which reflects the existing
Commercial-Transition (C-T) zoning.
Area lOB, Kaiser Medical Property
This half-acre property houses a medical office. This Plan recommends CRN 1.0 C 1.0 R
0.5 H 45 for this property, which reflects the existing uses and zone.
Page 23: Amend first bullet under Silver Creek as follows:
[Collaborate with the County's Departments of Transportation and Permitting
Services and the Town of Kensington to u]Undertake a collaborative and
comprehensive study between the Town of Kensington and the Maryland-National
Capital Park and Planning Commission that will identify ways to eliminate flooding
at the culvert under Oberon Street.
Page 12 Resolution No.: 17-371
Page 23: Amend first paragraph under "Metropolitan Avenue Area" as follows:
The north side of Metropolitan Avenue is a mix of neighborhood retail.\ [and] office [uses
with] and service uses.! [some of which are included in the Crafts/Services District.] The
area is largely in the C-2 Zone, although uses include some light industrial activities.
Much of the area consists of single-story buildings, although topography in some areas
allows some buildings to mix one- and two-story portions. Floor area ratios in this area
are in the 0.5 range, with the exception of the self-storage facility at 3700 Plyers Mill
Road at approximately 1.5 FAR. [This Plan recommends the CRT Zone for 3700 Plyers
Mill Road, as noted below. For the rest of the north side of Metropolitan Avenue, this
Plan recommends CRN 1.5, C 1.5, R 1.5, H 45. The remainder of this area is
recommended for CRT 1.5, C 1.5, R 1.5, H 60.]
Page 23: Amend final paragraph as follows:
Area 2 3700 Plyers Mill Road LLC Property
This approximately 3.6-acre property (new map reference), at the intersection of
Metropolitan Avenue and Plyers Mill Road in the C-2 is close to the MARC
station and offers a significant opportunity for a largely residential project, if it
redevelops. Single-family attached units at a maximum height of 45 feet are appropriate
along Plyers Mill Road, where they would face an existing one-family neighborhood.
Multifamily units could be placed in the site's interior, with some retail uses along
Metropolitan A venue, where they would face retail and crafts/services uses across the
street and along the Plan's proposed extension of Lexington [Avenue] Street, which is
recommended to be built only when this property redevelops. An open space should be
provided at the intersection of Metropolitan Avenue and Plyers Mill Road.
[The] This Plan recommends CRT 2.0[,] C 1.0[,] R 1.5[,] H 60.
Page 23: Insert new language at the end of the page as follows and move text to the section on
page 22 with the heading "Crafts/Services District":
9D, 9E, 9F, 9G Metropolitan Avenue North
[The north side of Metropolitan Avenue consists of a mixture of office, retail and service
industrial uses like ironworking and specialty auto services.] There are multiple property
owners in the 4.2-acre area on the north side of Metropolitan Avenue (new map
reference). Preserving existing uses in much of this area is desirable. The proposed CRN
zone adds the opportunity to introduce some residential uses while maintaining the ability
to continue non-residential activities, especially along Metropolitan Avenue. The largest
parcel in the area, the Parkway property on Kensington Parkway (part of Area 9G), is
appropriate for less density than other parts ofthis area and a residential focus, to provide
Page 13 Resolution No.: 17-371
a better transition to the adjoining residential neighborhoods. The single lot at 3514
Plyers Mill Road (Area 9D) is appropriate for less density and the opportunity for a small
scale commercial or residential project, to preserve small-scale commercial uses or add a
small amount of additional residential on this south side of the street. Redevelopment
projects adjacent to or confronting residential neighborhoods should use appropriate
building mass, fa9ade articulation and residential appearance to create a transition to
those areas.
This Plan recommends CRN 1.0 C 0.75 R 1.0 H 45 for the Parkway propertv (Area 90);
CRN 1.0 C 1.0 R 1.0 H 45 for 3514 Plyers Mill Road (Area 9D); and CRN 1.5 C 1.5 R
1.5 H45 for the remainder of this area.
Page 24: Insert new first paragraph, amend first paragraph, insert new language as
follows, and move text to the section on page 22 with the heading "Crafts/Services District":
[Konterra Limited Partnership Property]
Area 6 Konterra and Metropolitan Avenue South
This 6.2 acre area is located on the south side of Metropolitan Avenue and east of the
intersection of Metropolitan A venue and Plyers Mill Road (Area 6 on page 32).
Preserving existing retail and service industrial uses in much of this area is desirable. The
proposed zone adds the opportunity to introduce some residential uses while maintaining
the existing non-residential uses in place. The 60-foot height is needed to accommodate
additional density in a mixed-use development with public benefits, such as quality
design, streetscape, open space, or public parking, and create a mixed-use, pedestrian
centered realm on both sides of Metropolitan A venue.
The Town plans to use a portion of the Konterra property, a [this] former concrete plant
site, for additional [commuter] public parking and for other civic uses. This Plan's
recommended CSX pedestrian crossing should be located on a portion of this property.
This Plan recommends the CRT to [accommodate redevelopment of] encourage
a mixed-use development on the portion not used for parking and civic space.
Revitalization in this area should incorporate additional open space and use best
management practices for stormwater management.
[This property is recommended for CRT 1.5, C 1.5, R 1.5, H 60.]
This Plan recommends a height of 60 feet, with the option to explore going up to 75 feet
on the Konterra property if the additional height can be provided in a manner compatible
with surrounding uses and if public amenities are provided that exceed the requirements
Page 14 Resolution No.: 17-371
of the CRT zone, to the extent practicable. Potential amenity options include, but are not
limited to, a pedestrian overpass or a pedestrian underpass, or other significant
architectural features that diminish the height effect. Substantial public and Kensington
Town participation in project design and implementation through a charette and Town
Council review will be an important element of a successful project and can help to
identify design options that would diminish the impact of additional height at this
location and ensure compatibility.
The Planning Board must make an affirmative finding that the superior quality of the
design, provision of amenities beyond that required in the CRT zone, and significant
efforts to achieve compatibility with the nearby homes and historic properties (like the
MARC station) justify increasing the height to 75', The Planning Board must consider
the formal views of the Town Council in determining whether these additional standards
have been met. A Planning Board decision to take a land use or zoning action contrary to
a resolution of the Mayor and Town Council would require the affirmative vote of four
Planning Board members.
The Konterra property should be zoned CRT 1.5 C 1.5 R 1.5 H 75 in the Sectional Map
Amendment to allow for the potential of additional height. The remainder of the area is
recommended for CRT 1.5 C 1.5 R 1.5 H 60.
Page 24: Amend the third paragraph, first sentence as follows:
This neighborhood commercial area is [bounded by Connecticut Avenue, University
Boulevard, Perry Avenue, and Lawrence Avenue] just north of the Town in the
unincorporated area centered on the intersection of University Boulevard and Lexington
StreetlNewport Mill Road.
Page 24: Amend fourth paragraph and insert new language as follows:
Areas 3A, 3B Stubbs, Curtis [Property] Properties and vicinity
The area includes the approximately 1.2-acre Stubbs property and the 1.7-acre Curtis
properties, now a neighborhood shopping center and currently zoned C-1 (new map
reference), [This property is] These properties are each in single ownership and [is) are
suitable for mixed uses. [Its] Their location at the gateway to Kensington, and bounded
by Connecticut A venue and University Boulevard, makes [it] them suitable for a mixed
use [building] project with a maximum building height of 60 feet. Additional density is
needed to create an incentive for revitalization with added housing and public benefits
such as quality design, streetscape, open space, or public parking. Sixty-foot maximum
buildings are appropriate and needed for such a mixed-use development, even though
Page 15 Resolution No.: 17-371
smaller properties south of Perry Avenue may use the standard method at less than the
allowable maximum density and building height.
This Plan recommends CRT 2.0 C 1.5 R 1.5 H 60 for this area.
[This Plan proposes CRT 2.0, C 1.5, R 1.5, H 60 for the Stubbs property and the rest of
the block bounded by Connecticut Avenue, University Boulevard, Decatur Avenue, and
Perry Street. Except for some single-family houses along Lawrence Avenue, the
remaining properties in this district are recommended for CRN 1.0, C 1.0, R 0.5, H 45 to
provide a transition to the residential neighborhoods to the north.]
Page 24: Insert new language after last paragraph as follows:
Areas IOD, IOE Decatur and Lawrence blocks
Most of the 3700 block of Decatur Avenue is currently in non-residential uses; the 3600
block of Lawrence A venue is entirely in non-residential use (new map reference).
Preserving these office and retail uses is appropriate, and the location at the edge of the
commercial area makes the CRN zones suitable. A 1.0 residential FAR would allow part
of the area to develop with residential uses at transitional densities, while a 0.75
commercial FAR would allow modest commercial revitalization. Three properties on the
Decatur Avenue block are currently in the R-60 zone; two are used by special exception
for commercial parking and the third is residential, but is in the same ownership as
adiacent commercial properties. This Plan recommends reclassifying them to the CRN
zone; three properties at the eastern end of the block and outside Area 100 should retain
the existing R -60 zone.
This Plan recommends CRN 1.0 C 0.75 R 1.0 H 45 for the portion of the 3700 block of
Decatur Avenue now in non-residential use (Area 100).
The portion of Block 10E now in open space should be retained as open space.
Redevelopment projects adiacent to or confronting residential neighborhoods to the north
and west should use appropriate building mass, fas;ade articulation, and residential
appearance to create a transition to those areas.
This Plan recommends CRN 1.0 C 1.0 R 1.0 H 45 for the Lawrence Avenue block (Area
10E).
Page 16 Resolution No.: 17-371
Areas IOF, lOG, IOH University, Decatur, Lexington and Perry blocks
This area totals approximately 2.6 acres and is located on the east side of University
Boulevard [West] (new map reference). Preserving existing small office and retail uses
in this area is desirable. Its location at the edge of the business district makes the area
appropriate for CRN zones. A maximum 1.0 residential FAR would allow part of the area
to develop with residential uses at transitional densities, while commercial F ARs ranging
from 0.75 to 1.0 will allow modest commercial revitalization.
This Plan recommends CRN 1.0 C 0.75 R 1.0 H 45 for the part of this area at the
intersection of Decatur A venue and University Boulevard (Area 10F). The rest of this
block is zoned R-60.
The block bounded by University Boulevard, Perry A venue, and Lexington Street (100)
has existing commercial uses and is recommended for CRN 1.0 C 1.0 R 0.5 H 45.
The Plan recommends CRN 1.0 C 1.0 R 1.0 H 45 for Area 10H, which would allow
residential projects at transition densities as well as non-residential or mixed uses.
Redevelopment projects adjacent to or confronting residential neighborhoods should use
appropriate building mass, facade articulation, or residential appearance to create a
transition to those areas. New development at the comer of Lexington Street and Perry
A venue should retain its residential appearance.
Page 26: Amend the third and fourth paragraphs as follows:
The CRT zones provide both a standard and an optional method of development. The
standard method limits overall density to a 1.0 FAR (Floor Area Ratio). The optional
method creates incentives to provide public [amenities and] benefits, thereby earning
additional density. Projects in the redevelopment areas proposed for CRT zones in this
Plan can also achieve additional density using the optional method because of their
proximity to the MARC station or [well-served] public transit that uses a dedicated right
of-way.
The CRT and CRN zones require public use space for development of a certain size and
configuration. Public use spaces may be privately owned and may be located on site, but
must be accessible to the public[, and should be located on site). The requirement may
also be satisfied by off-site physical improvements to parks or public use space or by
payments that support public use space elsewhere in Kensington. This Plan assumes that
much of the public use space system will be obtained through this requirement.
Page 17 Resolution No.: 17-371
Page 26: Insert new language after fourth paragraph as follows:
Public benefits provided under the optional method are drawn from among seven
categories outlined in the Zoning Ordinance. The public benefits identified below should
be considered priorities during project development and review of optional method
projects in the CR zones. This list is not mandatory, and it does not preclude
consideration of other benefits as listed in the CR zones to achieve the maximum
permitted FAR. The requested benefits should be carefully analyzed to make sure they
are the most suitable for a particular location and consistent with the Sector Plan's vision,
and that they satisfy the changing needs of the area over time. When selecting these
benefits, the Planning Board should give special consideration to community needs and
compatibility with historic resources.
For Kensington, these categories and public benefits are important to successful
revitalization:
Connectivity and mobility
o public parking facilities, as part of a parking lot district or shared parking
program;
o streetscape to enhance the public realm
Diversity of uses and activities
o small business opportunities throughout the Town's business districts
Quality building and site design
o public open space for community gatherings
o exceptional design that is sympathetic to its context
o historic resource protection
Page 26: delete the fifth paragraph:
[In addition to public use space, the CRT Zones require optional method projects to
provide public facilities and amenities on-site, or contribute an equivalent amount to an
off-site amenity project. In Kensington, creating open space, providing active recreation
space, and reconstructing the existing public streets to accommodate pedestrians and
street trees are important public facilities and amenities that benefit the entire Plan area.)
Page 26: Amend the final paragraph as follows:
The Planning Board must adopt urban design guidelines to help implement this Plan.
The guidelines are designed to guide developers, citizens, regulatory reviewers and the
Planning Board as they design, analyze and approve projects devised over the life of this
Plan. The [proposed] CRT zones require optional method projects to address design
guidelines during the [site plan] regulatory review process.
Page 18 Resolution No.: 17-371
Page 27: Amend first paragraph as follows:
Priority Retail Streets
The figure on page 29 shows desired retail streets proposed in this Plan. This designation
reflects the Plan's fundamental goal of enlivening the Town Center and immediately
adjacent mixed use areas -by creating a lively, pedestrian-centered atmosphere on
Kensington's shopping streets. Retail and other commercial activities are appropriate and
strongly encouraged throughout the Town Center, but they are especially desirable on
these priority retail streets. Retail uses may be less desirable at this time away from
priority streets, where specialty, artisan, and service commercial activities--equally
important to Kensington's commercial character-may be more appropriate. The CRN
and CRT zones can accommodate space suitable for a variety of uses, depending on
market conditions.
New and revitalization projects on [these] priority streets [should provide street-facing
retail on these streets and] must pay particular attention to the street-oriented
development guidelines put forth in this plan and the accompanying Design Guidelines.
This Plan assumes that commercial retail uses will occur at the street level on priority
streets unless the Planning Board determines that such uses are not desirable or that
alternative uses with innovative design treatments can provide levels of pedestrian
activity similar to those expected from street-oriented stores and service establishments.
Page 27: Insert new language after fifth paragraph as follows:
The Historic Preservation Commission reviews changes to resources in a historic district,
and approves historic area work permits allowing projects to proceed. (Requirements for
its review are in Chapter 24A of the County Code.) This review would be in addition to
the regulatory reviews required for an optional method development and would precede
any development that did not otherwise require formal regulatory review. The
Commission would review and act on proposals for alterations to both primary and
secondary resources. Review of secondary resources would focus on the impact of
proposed development on the overall character of the district and on any primary
resources in the vicinity of the project.
Page 29: Amend Map 10 to extend the desired retail frontage further east on Metropolitan
A venue and further south on the west side of Connecticut A venue between Knowles A venue and
Warner Street.
Page 32: Revise the map to show specific area numbers discussed in the text and extend the
southern of area 7B (see attachment 1) west along Dupont Avenue (on the north side of the
street) as far as the Town of Kensington Public Works lot.
Page 19 Resolution No.: 17-371
Page 33: Amend Map 14 by deleting Circle A and Circle B, by only showing the northernmost
LB-2 alignment, and by extending LB-5 to Plyers Mill [r]Road via the Lexington Street
extension.
Page 34: Amend Table 2 by correctly formatting the SR-29 row to include all text in the
"Description" column in a single cell.
Page 20 Resolution No.: 17-371
Page 35: Amend Table 2 as follows:
Table 2 Countywide and Local Bikeways
Route Name
Number
LB-l Connecticut
Avenue
LB-2 Summit
Avenue and
Farragut
Avenue
LB-3 Knowles
Avenue-
Armory
Avenue
LB-4 Kent Street"
Calvert Place,
Washington
Street,
Pros.l2ect
Street
LB-5 Metropolitan
Avenue
Type
Shared
Use Path
S i g n e d ~
shared
roadway
Signed,
shared
roadway
Signed,
shared
roadway
Signed,
shared
roadway
Plan Limits
Plan
Boundary to
Howard
Avenue
Plyers Mill
Road to
[Connecticut
Avenue] St.
Paul Street
Connecticut
Avenue to
Howard
Avenue
Kensington
Parkway to
[Plan
Boundary]
Summit
Avenue
Plan
Boundary to
Plyers Mill
Road (via
Lexington
Street
extension)
Status
Proposed
[r.o.w.] r-o-w
in place
Wide
sidewalks
may suffice
in Town
Center area
Proposed
Proposed
Proposed
Proposed
Description
West side of road
Connects Town Center
to northwest quadrant
of Kensington
Important on road
connection from
Kensington to NIH and
Bethesda
Connects two County
wide bikeways in Town
Center
Page 21 Resolution No.: 17-371
LB-6 Sh[ aint] Paul
Street
Signed,
shared
roadway
[Howard
Avenue-
Montgomery
Avenue]
MetroQolitan
Avenue to
University
Blvd.
Proposed Section of Sh[aint] Paul
Street, classified as historic
ReQlaces Bikeway M-M' in
Kensington-Wheaton Master
Plan
LB-6 CSX
Crossing
Shared
Use Path
MetroQolitan
Avenue to
Montgomery
Avenue
ProQosed Plan recommends a suitable
crossing of the CSX right-of
way
LB-7 Howard
Avenue
Signed,
shared
roadway
Connecticut
Avenue to
Knowles
ProQosed
Avenue
Page 22 Resolution No.: 17-371
Page 37: Amend Table 3 as follows:
Table 3 Master Plan of Highways Roadway Classifications
Plan
Road
Number
NamelRoute
Number
Limits ROW Travel
Lanes
Target
Speed
Design
Stnd.
M-7 Connecticut
AvelMD 185
Plan Boundaries 120' 6D 30
mph
2008.01
M-19 University Blvd
[West]/MD 193
Connecticut Ave to Plan
Boundary
120' 6D 30
mph
2008.01
A-62 Plyers Mill Rd Plan Boundary to
Metropolitan Ave
80' 2 25
mph
as built
A-62 Plyers Mill
RdlMD 192
Connecticut Ave to
Metropolitan Ave
100' 2D 25
mph
2004.05
A-66 Knowles
Ave/MD 547
[Summit Ave] Beach Drive
to Connecticut Ave
80' 2 30
mph
2004.01
A-67 Summit Ave Cedar Ln to Knowles Ave 80' 2 25
mph
2004.02
B-1 Plyers Mill Rd Summit Ave to Connecticut
Ave
70' 2 25
mph
2005.02
B-2 Summit Ave Knowles Ave to Plyers Mill
Rd
70' 2 25
mph
2005.02
B-3 Summit Ave
extension
Plyers Mill Rd to Farragut
Ave (to Connecticut Ave)
60' 2 25
mph
2005.01
B-4 Metropolitan
AvelMD 192
Plyers Mill Rd to [Capitol
View Ave] Plan Boundary
70' 2 30
mph
2005.02
Page 23 Resolution No.: 17-371
Plan NamelRoute Limits ROW Travel Target Design
Road Number Lanes Speed Stnd.
Number
B-5 Lexington [Ave) Metropolitan Ave to Plyers 60' [1] 2. 25 2005.01
St extension Mill Rd mph
B-6 Howard Ave Connecticut Ave to Knowles 60' 2 25 2005.02
Ave mph
B-7 Howard Ave Kensington Pkwy to 60' 2 25 2005.01
Connecticut Ave mph
B-8 Concord St Plyers Mill Rd to University [70'] 2 25 2005.02
Blvd 80' mph
B-9 Dupont Ave Connecticut Ave to Nash PI 70' 2 25 2005.02
mph
B-10 Kensington Pkwy Howard Ave to Frederick 60' 2 25 2005.01
Ave mph
P-1 Newport Mill Rd University Blvd to Parker
Ave
70' 2 30
mph
[2003.0]
2003.10
P-2 Kensington Pkwy [Kensington Pkwy)
Frederick Ave (north) to
60' 2 25
mph
2005.01
Kent St
P-4 Kensington Pkwy [Kensington Pkwy] Kent St 70' 2 30 [2003.01]
to Littledale St mph 2003.11
P-6 St.[aint] Paul St Metropolitan Ave to Plyers 70' 2 25 as built
Mill Rd mph
Notes:
Travel lanes are through lanes and don't include turning. parking, acceleration, deceleration
or other auxiliary lanes.
/The Lexington Avenue extension is proposed 10 be one-way. northbound to reduce the travel
lanes on Metropolitan Avenue to the west./
The Lexington Street extension lvilthe controlled bv the Tmvn orKensington. Town-imposed
restrictions on traffic operations are consistent with this Plan.
111e St.faintJ Palll Street IHetrofJolitan Avenue to Plvers lvllll Road (P-6) is
within a designated historic district.
Page 24 Resolution No.: 17-371
General
A working group representing the Montgomery County Department of Transportation, the
Maryland Transit Administration, the Montgomery County Planning Board, the Town of
Kensington, and CSX should evaluate means for providing a safe and convenient shared use path
crossing of the CSX Metropolitan Branch between Metropolitan Avenue and Montgomery
Avenue (Bikeway LB-6), with the goal of developing a project that could be funded by private
contributions or would be a candidate for funding in the FY15-20 Capital Improvements
Program.
All illustrations and tables included in the Plan are to be revised to reflect District Council
changes to the June 2011 Planning Board Draft Plan. Numbering of property areas shown on
Attachment 1 (and references in text) should be revised based on geography rather than zoning to
improve clarity. All maps should be updated to reflect all current and proposed roadway
configurations and networks. The text and graphics are to be revised as necessary to achieve and
improve clarity and consistency, to incorporate appropriate references to graphics, update factual
information, and to convey the actions of the District Council. Graphics and tables should be
revised to be consistent with the text.
Update Sector Plan language to reflect zoning text amendments adopted prior to final printing of
the Sector Plan (e.g., determining how proximity to a MARC station is treated in the CR zones).
Throughout the document, replace "biennial Growth Policy" and "Growth Policy" with
"Subdivision Staging Policy".
Show proposed streets on all maps displaying recommendations for future development.
This is a correct copy of Council action.
~ 7 h ' ~
Linda M. Lauer, Clerk of the Council