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Master Plan Review: Kensington

The document summarizes the zoning implementation process for Kensington, Maryland. It outlines that the existing residential, commercial, and industrial zones will largely translate directly to the proposed zones to retain current development standards. The existing 123 zones in the county will be simplified down to about 30 proposed zones. For Kensington specifically, the 8 existing zones will remain largely the same in the new code, with only minor changes like renaming the industrial zone. Maps show the existing zones and proposed translated zones for Kensington.

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100 views11 pages

Master Plan Review: Kensington

The document summarizes the zoning implementation process for Kensington, Maryland. It outlines that the existing residential, commercial, and industrial zones will largely translate directly to the proposed zones to retain current development standards. The existing 123 zones in the county will be simplified down to about 30 proposed zones. For Kensington specifically, the 8 existing zones will remain largely the same in the new code, with only minor changes like renaming the industrial zone. Maps show the existing zones and proposed translated zones for Kensington.

Uploaded by

Planning Docs
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
Available Formats
Download as PDF, TXT or read online on Scribd
You are on page 1/ 11

Master Plan Review

KENSINGTON
Approved and Adopted
March 2012

Kensington

Page 1 of 11

Updated July 2014 based on Adopted DMA

BACKGROUND

ONING CODE REWRITE

In 2007, the Montgomery County Council directed the Planning Department to undertake a
comprehensive zoning ordinance rewrite. Last rewritten in 1977, the current 1,200 + page code is
viewed as antiquated and hard to use with standards that have failed to keep pace with modern
development practices.
With only about four percent of land in the County available for greenfield development, the new
zoning code can play a crucial role in guiding redevelopment to areas like surface parking lots and
strip shopping centers. An updated zoning code is important for achieving the kind of growth
Montgomery County policymakers and residents want.
Initial sections of the new code were drafted by Code
Studio, a zoning consultant. These drafts were
subsequently analyzed and edited by planners based
on feedback from the Zoning Advisory Panel (a citizen
panel appointed by the Planning Board to weigh in on
the projects direction), county agency representatives,
residents and other stakeholders. In September 2012,
planning staff began the release of a draft code in
sections accompanied by a report highlighting changes
from the current code. The staff drafts were reviewed
at length by the Planning Board.

Public Listening Session 9/2009

The Planning Board held worksessions and public hearings between September of 2012 and May of
2013. On May 2, they transmitted their draft to the County Council. The Council adopted the text of
the new code in March and adopted the new zoning map in July 2014.
The new code and map will go into effect on October 30, 2014.

ZONE IMPLEMENTATION PROCESS


An important aspect of the Zoning Rewrite process is the potential simplification of 123 existing
zones into about 30 proposed zones. While some of the proposed zones are a direct one-to-one
translation of existing zones, others are the result of combining existing zones with similar
standards. Additionally, existing zones that are not currently mapped or are no longer used in the
County have been eliminated from the proposed code. Through the implementation process,
Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify
development standards. A full translation table for all zones can be found in the documents section
of our website: www.zoningmontgomery.org.

Kensington

Page 2 of 11

Updated July 2014 based on Adopted DMA

Agricultural, Residential, and Industrial Zone Implementation:


For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-toone basis, with the exception of the Low Density Rural Cluster zone which is not currently used in
the County and will be eliminated.
Many of the existing residential zones will remain the same. Other residential zones will be
combined with existing zones that have similar development standards. The R-4Plex zone, which is
not currently mapped anywhere in the county, will be removed from the proposed code.
Implementation of Industrial zones will combine similar zones (Rural Service, I-1, and R+D) into the
proposed Industrial Moderate (IM) zone. The existing heavy industrial zone (I-2) will be renamed as
the Industrial Heavy (IH) zone.

Examples:

Agricultural
and Rural

Rural Density
Transfer (RDT)

Agricultural
Reserve (AR)

R-60
(detached residential)

Residential

R-60
(detached residential)

R-60/TDR
(detached residential)

Kensington

Page 3 of 11

Updated July 2014 based on Adopted DMA

Commercial and Mixed-Use Zone Implementation:


Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit
Station zones will be translated into one of the proposed Commercial/Residential (CR) or
Employment (E) Zones using a two-tiered process.
First, decisions about specific parcels in these zones were based on recommendations within the
Master Plan. Planning staff reviewed each Master Plan in the County. When the Master Plan
provided specific recommendations about allowed density, height, or mix of uses for individual
commercial or mixed-use parcels, those recommendations were used to build the formula of the
proposed zone. This ensures consistency with currently allowed density and height, and helps
codify Master Plan recommendations in a parcel-specific manner.
Second, if the Master Plan did not make specific recommendations, the current zone changed to a
proposed zone on a one-to-one basis or the proposed zone was determined using a specific
standardized decision tree (see example below). The standardized decision tree translates existing
zones by considering each specific parcels proximity to single-family neighborhoods or other
factors. The goal of the implementation decision tree is to retain currently allowed heights and
densities and maintain context sensitivity.

Example: C-1 Convenience Commercial

Confronts or abuts
R-150 or less intense

then

NR-0.75
H-45

Within a Historic
District

then

NR-0.75
H-45

Confronts or abuts

then

CRT-0.75
C-0.75 R-0.25 H-35

then

CRT-0.75
C-0.75 R-0.25 H-45

or site is bigger than 5 acres

C-1

if
R-90, R-60, R-40, or R-MH

Confronts or abuts RT
or more intense

Kensington

Page 4 of 11

Updated July 2014 based on Adopted DMA

KENSINGTON
PLAN HIGHLIGHTS
In March 2012 the County Council approved the Kensington Sector Plan. The plan updates the 1978
Town of Kensington and Vicinity Sector Plan.
The plan envisions a mixed-use Town Center with pedestrian-friendly connections to the neighborhoods
that define Kensington. Kensingtons Town Center will be a lively and active place with streets that are
welcoming and comfortable for residents, workers, and visitors.
The plan seeks to protect the historic
character and density of Kensingtons
stable residential neighborhoods by
evaluating additional sites for designation
to the Historic Master Plan.
The plan seeks to enhance the commercial
district with additional residential uses
and improved public spaces. The Town
Center will broaden housing choices for
an array of ages and incomes. The plan
also aims to improve water quality of local
streams through the reduction of
impervious surfaces.

Kensington

Kensington scenes

Page 5 of 11

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
The Kensington Planning Area currently has 8 zones: 4 Residential, 1 Commercial, 1, Industrial, and 2
Mixed-Use.

Existing Residential:
R-60: Detached Unit, Single-Family
RT-12.5: Townhouse, Single-Family
R-20: Multi-Family, Medium Density
R-10: Multi-Family, High Density
Existing Commercial:
C-1: Neighborhood Commercial

Existing Industrial:
I-1: Light Industrial
Existing Mixed-Use:
CRN: Commercial Residential,
Neighborhood
CRT: Commercial Residential, Town

Standard Implementation:
The existing residential zones will be translated to retain their current names and boundaries. R-60, R20, and R-10 will remain. RT-12.5 will remain.
The C-1 zone will be translated to CRT and the I-1 zone will be renamed IM (Industrial, Moderate).
The CRN and CRT zones will remain exactly as they are today, with the same density and height
designations.

Kensington

Page 6 of 11

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Kensington
Existing
Zone

Acres

R-60

203.59

Percent

Zone

Acres

68.37 R-60

203.59

68.37

2.98

2.98

R-20

4.92

1.65 R-20

4.92

1.65

R-10

3.01

1.01 R-10

3.01

1.01

CRN-1.0 C-0.75 R-1.0 H-45

3.67

1.23 CRN-1.0 C-0.75 R-1.0 H-45

3.67

1.23

CRN-1.0 C-1.0 R-0.5 H-45

1.91

0.64 CRN-1.0 C-1.0 R-0.5 H-45

1.91

0.64

CRN-1.0 C-1.0 R-1.0 H-45

3.05

1.03 CRN-1.0 C-1.0 R-1.0 H-45

3.05

1.03

CRN-1.5 C-1.0 R-0.5 H-45

3.52

1.18 CRN-1.5 C-1.0 R-0.5 H-45

3.52

1.18

CRN-1.5 C-1.5 R-1.5 H-45

6.5

2.18 CRN-1.5 C-1.5 R-1.5 H-45

6.5

2.18

CRT-1.5 C-1.0 R-0.5 H-60

15.07

5.06 CRT-1.5 C-1.0 R-0.5 H-60

15.07

5.06

CRT-1.5 C-1.0 R-1.0 H-45

6.01

2.02 CRT-1.5 C-1.0 R-1.0 H-45

6.01

2.02

CRT-1.5 C-1.5 R-1.0 H-60

2.51

0.84 CRT-1.5 C-1.5 R-1.0 H-60

2.51

0.84

CRT-1.5 C-1.5 R-1.5 H-45

0.58

0.2 CRT-1.5 C-1.5 R-1.5 H-45

0.58

0.2

CRT-1.5 C-1.5 R-1.5 H-60

3.98

1.34 CRT-1.5 C-1.5 R-1.5 H-60

3.98

1.34

CRT-1.5 C-1.5 R-1.5 H-75

1.77

0.59 CRT-1.5 C-1.5 R-1.5 H-75

1.77

0.59

CRT-2.0 C-1.0 R-1.5 H-60

3.56

1.19 CRT-2.0 C-1.0 R-1.5 H-60

3.56

1.19

CRT-2.0 C-1.5 R-1.5 H-60

3.51

1.18 CRT-2.0 C-1.5 R-1.5 H-60

3.51

1.18

CRT-2.0 C-2.0 R-0.5 H-50

2.94

0.99 CRT-2.0 C-2.0 R-0.5 H-50

2.94

0.99

CRT-2.5 C-2.0 R-2.0 H-75

12.56

4.22 CRT-2.5 C-2.0 R-2.0 H-75

12.56

4.22

0.22

0.07

11.93

4.01

C-1

0.22

I-1

11.93
297.79

1 RT-12.5

Percent

RT-12.5

Grand Total

Kensington

Proposed

0.07 CRT-0.75 C-0.75 R-0.25 H-45


4.01 IM-2.5 H-50
Grand Total

Page 7 of 11

297.79

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Kensington: Existing Zoning
Residential Medium Density

Townhouse

Multi-Family

Comm/Res - Neighborhood

Comm/Res - Town

Commercial

Light Industrial

Kensington: Proposed Zoning


Residential Medium Density

Townhouse

Multi-Family

Comm/Res - Neighborhood

Comm/Res - Town

Moderate Industrial

Kensington

Page 8 of 11

Updated July 2014 based on Adopted DMA

EXISTING ZONING MAP


Existing Zones
Residential
Medium Density
R-60

Townhouse
RT-12.5

Multi-Family
R-20
R-10

Comm/ResTown
CRN

Comm/ResTown
CRT

Commercial
C-1

Light Industrial
I-1

Kensington

Page 9 of 11

Updated July 2014 based on Adopted DMA

PROPOSED ZONING MAP


Proposed Zones
Residential
Medium Density
R-60

Townhouse
RT-12.5

Multi-Family
R-20
R-10

Comm/ResTown
CRN

Comm/ResTown
CRT

Moderate
Industrial
IM

Kensington

Page 10 of 11

Updated July 2014 based on Adopted DMA

PLANNING AREA CONTEXT

Kensington

Page 11 of 11

Updated July 2014 based on Adopted DMA

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