April 2011

kensington sector plan

Public Hearing Draft

Montgomery County Planning Department

M-NCPPC
MontgomeryPlanning.org
abstract

This plan for Kensington and vicinity contains the text and supporting maps for a
comprehensive amendment to the 1978 Sector Plan for the Town of Kensington and
Vicinity and 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. It also amends the Master Plan of Highways within Montgomery
County, as amended, and the Master Plan of Bikeways, as amended.

This Plan makes recommendations for land use, zoning, urban design, transportation,
environment, and community facilities.

Source of Copies
The Maryland-National Capital Park and Planning Commission
8787 Georgia Avenue
Silver Spring, Maryland 20910-3760
Online at: www.MontgomeryPlanning.org/community/kensington

The Maryland-National Capital Park and Planning Commission

The Maryland-National Capital Park and Planning Commission is a bi-county agency
created by the General Assembly of Maryland in 1927. The Commission's geographic
authority extends to the great majority of Montgomery and Prince George's Counties;
the Maryland-Washington Regional District (M-NCPPC planning jurisdiction) comprises
1,001 square miles, while the Metropolitan District (parks) comprises 919 square miles,
in the two counties.

The Commission is charged with preparing, adopting, and amending or extending The
General Plan (On Wedges and Corridors) for the Physical Development of the Maryland-
Washington Regional District in Montgomery and Prince George’s Counties.

The Commission operates in each county through Planning Boards appointed by the
county government. The Boards are responsible for all local plans, zoning amendments,
subdivision regulations, and administration of parks.

The Maryland-National Capital Park and Planning Commission encourages the

involvement and participation of individuals with disabilities, and its facilities are
accessible. For assistance with special needs (e.g., large print materials, listening
devices, sign language interpretation, etc.), please contact the Community Outreach
Office, 301-495-4600 or TDD 301-495-1331.
kensington sector plan
Public Hearing Draft

Montgomery County Planning Department

M-NCPPC
MontgomeryPlanning.org

Prepared by the Montgomery County Planning Department

April 2011
contents

vision…………………………………………………………………………………….. 1

recommendations…………………………………………………………………… 1

assets and challenges…………………………………………………………….. 3

Connectivity…………………………………………………………………………….. 3
Design……………………………………………………………………………………. 3
Environment……………………………………………………………………………. 5
Diversity……………………………………………………………………………..….. 6

area wide recommendations……………………………………………………. 8

Connectivity…………………………………………………………………………….. 8
Design…………………………………………………………………………………….. 11
Street-Oriented Development………………………………………………………… 11
Historic Preservation……………………………………………………………………. 11
Parks………………………………………………………………………………………. 13
Open Space System……………………………………………………………………... 13

Environment…………………………………………………………………………….. 14
Stormwater Management………………………………………………………………14
Carbon Reduction………………………………………………………………………. 15
Environmental Sustainability…………………………………………………………. 15
Diversity ……………………………………………………………………………..….. 17

Diversity………………………………………………………………………………….. 19
Town Center……………………………………………………………………………… 19
Burka Property…………………………………………………………………………… 21
Huggins Property………………………………………………………………………… 21
Crafts/Services District…………………………………………………………………. 23
West Howard Avenue …………………………………………………………………... 23
Silver Creek ………………………………………………………………………….…… 24
Metropolitan Avenue Area…………………………………………………………….. 24
3700 Plyers Mill Road LLC Property…………………………………………………… 25
Konterra Limited Partnership Property……………………… ………………….…..25
Connecticut Avenue/University Boulevard Area…………………………………… 26
Stubbs Property………………………………………………………………................ 26
Other Areas………………………………………………………………………………. 27
Ken-Gar…………………………………………………………………………………… 27
Housing Opportunities Commission Property……………………………………….. 27

implementation………………………………………………………………………. 28
Zoning …………………………………………………………………………………….. 28
Priority Retail Streets ……………………………………………………………………29
Parking …………………………………………………………………………………… 29
Regulatory Review ……………………………………………………………………….29
Public Schools………………………………………………………………………….. 30
Libraries….........................………………………………………………….…..............30
Public Safety……………………………………………………………………………… 30
Capital Improvements……………………………………………………………………30

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figures
Sector Plan Area ………………………………………………………………………. iii
Existing Land Use…………………………………………………………………………2
Historic District…………………………………………………………………………... 4
Proposed Connecticut Avenue Cross Section……………………………………….. 7
Town Center Illustrative………………………………………………………………..10
Proposed ESD/LID Road Projects ……………………………………………………..14
Watersheds …………………………………………………………………………….. 16
Potential Redevelopment Areas………………………………………………………. 17
Proposed Building Heights…………………………………………………………… 22
Desired Retail Streets and Open Spaces…………………………………………….. 31
Existing Zones……………………………………………………………………………. 32
Proposed Zones………………………………………………………………………… 33
Proposed CRT and CRN Zones…………………………………………………. 34
Proposed Bikeways……………………………………………………………………… 35
Highway Classifications………………………………………………………………… 38

tables
Roads Proposed for Low Impact Development Pilot Projects……………………. 15
Countywide and Local Bikeways……………………………………………………. 36
Master Plan of Highways Roadway Classifications………………………………… 39

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Sector Plan Area

iii

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vision

To promote a mixed-use Town Center with pedestrian-friendly connections to

the vibrant neighborhoods that define Kensington.

Kensington’s Town Center will be a lively and active place with streets that are
welcoming and comfortable for residents, workers, and visitors. It will be
reachable by walking and bicycle from Kensington’s neighborhoods, which can
reduce vehicle miles travelled, conserve energy, and reduce carbon emissions.
The Town Center will also broaden housing choices for an array of ages and
incomes.

The Plan protects Kensington’s stable residential neighborhoods by maintaining

their residential zones and preserves the Town’s historic
character by recommending additional areas and sites to
be evaluated for addition to the Master Plan for Historic
Preservation.

The Plan’s broad goal is to reinvigorate the Town Center

while preserving Kensington’s scale and historic
character.

recommendations

Connectivity
 Acknowledging the “commuter” status of Connecticut Avenue while
creating new pathways for townspeople to move car free throughout the
Town, enjoying a healthier, more sustainable community.

Design
 Redefining public spaces for people and creating activity along sidewalks
through smart design of buildings and the spaces around them.
 Defining new public spaces that will exemplify the unique scale and
character of Kensington.

Environment
 Promoting sustainable infill and reuse, with a goal of creating a
neighborhood with the lowest feasible carbon footprint.
 Implementing effective environmental practices that will inspire current
residents and future generations to become stewards of the environment.

Diversity
 Creating an active Town Center with new residential uses.
 Promoting the community’s heritage through its buildings, spaces, and
people.

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 Existing Land Use

he

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assets and challenges

Connectivity
Kensington is located at a critical crossroads in the area’s road network. An
informal, but important east-west road system crosses Connecticut Avenue, a
vital north-south artery, in the center of town. The east-west network includes
University Boulevard, Plyers Mill Road, Metropolitan, Knowles, and Strathmore
Avenues. The east-west crossing requires many travelers to use Connecticut
Avenue between Plyers Mill Road and Knowles Avenue in order to complete
their eastbound or westbound journey. For this short segment, east-west
travelers and north-south travelers use the same roadway.

Street grids in Kensington’s neighborhoods provide good access and circulation

for pedestrians. Many streets have sidewalks, and there are paths and trails
connecting the neighborhoods to parkland east and west of Kensington.

Connecticut Avenue and the CSX rail right-of-way pose significant barriers to
pedestrian and bicyclist movement through the Plan area. There are only three
pedestrian connections across the tracks between the north and south sections
of the Town—Summit Avenue, Connecticut Avenue, and the at-grade track
crossing at Kensington Station, which is used informally. The first two are barely
adequate; the track crossing is inconvenient and inhospitable. The nearest
crossings outside the Plan area are Beach Drive and the Rock Creek Trail, almost
a half-mile to the west of Summit Avenue, and Stoneybrook Drive, about two
thirds of a mile to the east. Improving pedestrian connections across the tracks
is a critical challenge for this Plan.

Design
Kensington offers a full range of neighborhood service and retail opportunities.
Two neighborhood shopping destinations—Safeway and the Kensington Shopping
Center—sit opposite each other at Connecticut and Knowles Avenues. A third
neighborhood center lies near the junction of Connecticut Avenue and University
Boulevard. To the east of Connecticut Avenue, along Kensington Parkway and
Montgomery Avenue, there are banks, drycleaners, and other businesses. On
Howard Avenue west of Connecticut, there are auto repair businesses and well as
plumbers, landscapers, and craft workers.

Kensington is located between the Wheaton and White Flint Metro Stations.
The Town is about two miles from the Wheaton Metro Station and about three
miles from the White Flint Metro Station.

Kensington’s commercial center depends on the automobile. It offers surface

parking away from streets. Some areas have no sidewalks, so that shoppers
often drive from shop to shop along the same street. The scale of the auto-
centered commercial center is in conflict with the more intimate scale of the
historic neighborhoods.

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Historic District

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Environment
The Plan area straddles two subwatersheds of Rock Creek: Kensington Heights
and Lower Main Ken-Gar. Beginning in Wheaton, the Kensington Heights
watershed flows into a stream the town residents call Silver Creek. The Lower
Main Ken-Gar subwatershed drains into two drainage swales and a small
tributary that flows west into the mainstem of Rock Creek.

The 2003 Countywide Stream Protection Strategy determined that Silver Creek
has poor water quality and stream conditions. The natural stream bed was
previously converted to a concrete channel or piped underground in order to
transport stormwater swiftly. During large storm events the culvert at Oberon
Street exceeds its capacity, flooding properties in the neighborhood.

Kensington’s residential communities have an impervious cover of 30 percent,

while the commercial core has 80 percent impervious cover. This high
impervious cover contributes to poor water quality. In addition, Kensington was
developed prior to stormwater management requirements that would
otherwise curb stream degradation, diminished water quality, and periodic
flooding.

Approximately 24 percent of the Plan area is covered with tree canopy. The
majority of canopy is from street trees and landscaping on private lots with the
exception of about three acres of forested parkland. Residential neighborhoods
contribute approximately 21 percent of the canopy in the Plan area. Two
percent of the canopy area is within commercial and industrial areas. Lack of
tree cover, in combination with the intensive impervious levels, contributes to
the poor water quality found in the streams within the Plan area, increased
ambient air temperatures, higher energy consumption, and diminished visual
appeal.

A carbon analysis for Kensington factored in existing and

projected embodied energy, transportation energy, and
building energy. The results show that carbon dioxide
output will nearly triple unless fossil fuel consumption
is reduced.

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Diversity
Kensington provides housing for a full range of ages and incomes, from small
apartments near Antique Row to stately single-family houses in the historic
district and housing targeted to older residents.

The Kensington Historic District, designated in 1986, is one of the largest

districts in the County with about 180 buildings. The Kensington Historic District
is also listed in the National Register of Historic Places (1980). The Historic
Preservation Commission reviews proposed exterior changes for structures in
the district and has developed guidelines for new construction within the
district.

There are 834 single-family houses in the Plan area, 78 percent of the total
number of units. Twenty-two percent, 235 units, are multifamily.

A key Plan objective is to introduce housing into Kensington’s Town Center,

which will increase the inventory of multifamily housing in the Plan area and
increase the range of housing choices for County residents.

Kensington is also home to a number of antiques and furnishings businesses

that attract shoppers from the metropolitan Washington area. On Howard
Avenue east of Connecticut Avenue is historic Antique Row. Other antique
retailers have located among the warehouses and services on West Howard
Avenue.

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Proposed Connecticut Avenue Cross Section

sidewalk three lane traffic median three lane traffic sidewalk

buffer width buffer width

120’ ROW

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area wide recommendations

Connectivity
To ensure a balance between land use and transportation, the County
determines the adequacy of public facilities (the transportation and other public
infrastructure) to accommodate development using procedures adopted in the
biennial Growth Policy. The Growth Policy consists of an area component,
Policy Area Mobility Review (PAMR), that determines the relative mobility
within policy areas, and a local component, Local Area Transportation Review,
that determines the congestion levels at relevant intersections. Both
components assess the ability of existing and programmed roadway and transit
networks to provide adequate capacity for demand associated with future
development. Using the results from these analyses, planners recommend
appropriate strategies to accommodate future demand by providing sufficient
transit and roadway capacity to serve a proposed land use.

For Kensington, the PAMR analysis uses regional forecasts of jobs and housing
growth, including that proposed in the White Flint Sector Plan. The analysis
concluded that relative mobility in Kensington and vicinity—the relationship
during weekday peak and non-peak periods between auto travel and roadway
capacity, and the relationship between journey-to-work travel times by auto
and transit—satisfies the parameters in the Growth Policy for the long-range
balance between land use and transportation.

Local area analysis determines the congestion levels at intersections in and

adjacent to the Plan area. The result of this analysis for Kensington is that most
intersections satisfy Growth Policy congestion standards. The Sector Plan
recommends improvements for accessibility and mobility, but would result in
forecast congestion levels slightly exceeding capacity at two intersections:
Connecticut Avenue at Plyers Mill Road (seven percent over standard) and
Connecticut Avenue at Knowles Avenue (four percent over standard).
Congestion levels slightly above the standard can be considered indicative of a
land use and transportation balance for the purpose of a 20-year forecast. As
redevelopment occurs, projects will be required to mitigate the increase in
traffic congestion directly attributable to them, following the Growth Policy in
effect at the time of development.

The Transportation Appendix contains detailed discussions of both analyses and

further detail on connectivity recommendations.

The Plan’s recommendations for better connections in Kensington will give

pedestrians priority, especially in the Town Center. Physical and operational
improvements can easily accommodate current traffic flows while giving
residents the ability to move safely and efficiently through Kensington.
Improvements in MARC commuter rail service over the life of this Plan—
including service enhancements, increased parking, and improved pedestrian

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connections to the station—can make an important contribution to reducing
vehicle trips in Kensington.

Finally, Montgomery County is studying the feasibility of bus rapid transit

systems along a number of highway corridors, including Connecticut Avenue.
Designating dedicated rights-of-way along these routes for priority treatments is
one strategy to improve traveler options and contribute to sustainable
development. Bus rapid transit planning results completed to date indicate that
the Plan’s recommended typical section is appropriate, although additional
right-of-way needs may be identified for bus priority treatments at specific
locations in the Plan area during subsequent design studies.

The Plan recommends:

 Reduce the target speed of Connecticut Avenue in Kensington to 30 miles

per hour to enhance pedestrian comfort and safety.

 Encourage pedestrian-centered urban design by using narrower urban road

sections from the County’s context-sensitive design standards.

 Refrain from widening roadway intersections to accommodate through-

vehicle traffic.

 Confirm the Countywide Bikeways Functional Master Plan for signed, shared
roadways on routes in the Plan area.

 Provide energy efficient lighting, where appropriate, along major highways,

arterials, business district streets, and connections to residential areas to
provide adequate lighting for pedestrians and bicyclists.

 Provide clear and bold markings for pedestrian crosswalks, clearly

identifying the pedestrian zone.

 Provide storage lockers and bicycle racks at appropriate locations,

specifically within the Town Center and near the train station.

 Direct pedestrians to the important places in Kensington with clear signs.

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Town Center Illustrative

The Plan envisions a reinvigorated, pedestrian-oriented, and safe mixed-use Town Center
that respects and builds on Kensington’s historic character and modest scale, with active
streets, new public spaces, well-designed buildings, and enhanced streetscape.

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Design
Scale is a fundamental tenet of urban design and defines how people think
about the spaces they move through and how they perceive the built
environment. The neighborhoods of Kensington and its Antique Row illustrate
the Town’s scale.

Scale is a function of many factors:

 street width
 height
 structure mass or size
 setbacks
 separation distances.

This Plan’s design principles, defined through zoning and

urban design guidelines, can help shape and blend
Kensington into a walkable and livable community.

Street-Oriented Development
Streets should be safe, pedestrian-oriented
environments that create an animated community life
along the sidewalks to encourage high levels of
pedestrian activity.
 Orient buildings to the sidewalk with display
windows and entrances.
 Encourage pedestrian-level ornamentation, signage, and architectural
details.
 Minimize curb cuts to reduce conflicts between pedestrians and vehicles.
 Provide street trees and furniture to improve aesthetics and functionality
for pedestrians.
 Provide energy efficient street lighting, where appropriate, to improve
safety and security along Major Highways, Arterials, and Business District
Streets. Areas of high pedestrian activity or primary pedestrian routes
should have pedestrian-scale lighting to illuminate the sidewalk.
 Minimize conflicts with motorists, transit buses, and pedestrians through
low target speeds for vehicles, access management, and reduced curb cuts.
 Provide adequate parking for proposed land uses while using strategies to
reduce demand, consolidate supply, and use space efficiently. Minimize the
visual impact of parking facilities and encourage on-street parking.
 Provide a pedestrian path in the area of the Montgomery County Housing
Opportunities Commission headquarters on Summit Avenue to improve
pedestrian connectivity.

Historic Preservation
 Adopt pedestrian-oriented design guidelines for Connecticut Avenue
including crosswalks, median strips, and street trees to mitigate the adverse
traffic impacts on Connecticut Avenue, which bisects the historic district.

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 For infill and redevelopment of properties located directly opposite historic
district resources, including Warner Street and Armory Avenue, consider
compatibility of scale, massing, and setback.
 Re-evaluate the boundaries of the Kensington Historic District and amend as
appropriate, paying particular attention to reconciling discrepancies
between National Register and local designations, including properties on
Detrick Avenue.
 Assess the historic district boundary north of the railroad tracks and expand
as appropriate.
 Several historic district properties have preservation easements that protect
the open space that characterizes this garden suburb; support donation of
additional preservation easements for privately owned open space.

This site is proposed for inclusion in the Master Plan for Historic Preservation:
 Kensington Cabin, 10000 Kensington Parkway: 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.

The following potential historic resources merit evaluation for designation on

the Master Plan for Historic Preservation:
 North Kensington: This residential district is north of Plyers Mill Road and
west of St. Paul Street. The area has a rich variety of Victorian and period
revival houses dating primarily from the 1890s to the 1940s.
 Kensington Estates: West of Summit Avenue, this residential neighborhood
includes small scale houses built largely in the post-World War II era.
 Frederick Avenue: This residential neighborhood, located east of Kensington
Parkway, contains several structures more than a century old.
 Ken-Gar: Bounded by Plyers Mill Road and Rock Creek Park, Ken-Gar is a
historically African-American community and includes community buildings
and residences dating from the early 1900s.

Potential individual sites to be evaluated:

 Kensington Fire Station, 10620 Connecticut Avenue: Built in 1947, this
Colonial Revival structure houses the Kensington Volunteer Fire
Department, organized in 1922. When constructed, the building was the
largest fire station in Maryland. It exemplifies the growth of the Kensington
community in the post-World War II era.
 Ken-Gar Rosenwald School, 4111 Plyers Mill Road: One of only eight
surviving Rosenwald Schools in the County, the Ken-Gar School was built in
1927-28. The Julius Rosenwald Fund sponsored construction of elementary
schools for African-American children in the south. The building exemplifies
the challenges in the black community to obtain a good education in the era
of segregation. The building was later converted for use as a community
center.
 10115 Connecticut Avenue: This single-family structure merits further
evaluation to determine the extent of its contribution to the historic district.

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Parks
Kensington is well-served by parks, including seven Town parks and six
Montgomery County Parks. This Plan recommends preserving the existing
County parks: Kensington Cabin Local Park, Warner Circle Special Park, Edith
Throckmorton Neighborhood Park, Kensington Parkway Stream Valley Park,
Kensington-Frederick Avenue Neighborhood Park, and the St. Paul
Neighborhood Conservation Area.
 Rehabilitate the Warner Circle historic buildings for public use and the
historic landscaped grounds on the Warner Circle property for use as an
important public open space within the Kensington Historic District. An
adaptive reuse planning process for Warner Circle will determine
appropriate use of the open space.
 Work cooperatively with the Town of Kensington to develop a viable
program and means of operation to revitalize Kensington Cabin.
 Examine the existing Edith Throckmorton Neighborhood Park for future
renovation.

Open Space System

 Preserve existing designated open space in the Plan area.
 Enhance connectivity with pedestrian priority streets, bikeways, and trails.
 With the redevelopment of properties in the Town Center, create additional
open space for social interaction.

Although the Plan does not recommend acquiring

land for additional open space, it identifies sites for
additional open space to be created during
redevelopment.
 An open space should be provided with the
redevelopment of the Konterra property.
 Redevelopment of the Montgomery County
Housing Opportunities Commission property
along Summit Avenue should include informal
play and exercise space.
 Unused green space behind the library parking on Knowles Avenue should
be considered for use as public space and stormwater treatment. This Plan’s
recommendations for this space should be considered in light of potential
future expansion.

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Environment
All private and public development should practice sustainable design and
building to protect and enhance the environment. A high priority should be
placed on the following goals:
 reducing the amount of impervious surfaces
 treating stormwater runoff with environmentally sensitive design (ESD) or
low impact development (LID)
 reducing energy consumption and carbon emissions, through green building
design and reduced vehicle use.
Pursuing these goals will not only enhance Kensington’s air and water quality,
but improve the quality of life for all citizens.

Stormwater Management
 Establish a stormwater fee program in the Town or join the County’s
program to fund water quality improvements.
 Incorporate open section roadway swales rather than conventional curbs
where allowed by design standards. Where curbs are necessary to protect
the roadway edge, allow perforated curbs that direct runoff into swales for
stormwater treatment.
 Use, where feasible, permeable paving for roads, road shoulders, parking
lots, and parking lanes.
 Design and construct sidewalks that disconnect runoff from conventional
storm drain systems.
 Reduce the amount of impervious surface areas to maximize infiltration of
stormwater and reduce runoff.
 Use the CR Zones to provide incentives for a variety of landscaping options
such as: green roofs and walls, rooftop gardens, and tree planting.
 Initiate Town, County, or State pilot projects in the areas listed below to
provide innovative and aesthetic low
impact development (LID) stormwater
treatments and bioretention within the
road right-of-way to meet new County
design standards to accommodate
stormwater runoff. Such projects can
Proposed ESD/LID Road Projects
reduce the volume and improve the
water quality of runoff to Silver and
Rock Creeks, provide tree canopy cover
in the road medians, enhance the
streetscape, provide safe, attractive
respite areas, and improve community
livability.

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Roads Proposed for Low Impact Development Pilot Projects

Road Existing Existing Operation

Typical Typical
Paved ROW
Width Width

Metropolitan Avenue between Plyers Mill Road and Lexington Avenue 25’ 70’ State,
Town

25’ 55’ County,

Howard Avenue between Summit Avenue and M-NCPPC park
Town

Plyers Mill Road between Metropolitan and Lexington Avenues 33’ 70-100’ County,
Town

Kensington Parkway’s intersection with Metropolitan Avenue 62’ 110’ Town

University Boulevard and Connecticut Avenue Intersection 85’ 300’ State,

Town

Carbon Reduction
 Use the CR Zones to provide incentives for exceeding energy efficiency
standards, including the installation of onsite energy production through
geothermal, solar panels or wind.
 Design new projects to take advantage of solar orientation and construct
high energy efficient buildings.
 Expand access to alternative transportation modes such as public transit,
carpooling, car-sharing, bicycling, and walking to reduce carbon emissions.
 Use the CR Zones to provide incentives for the use of reflective paving and
roofing materials to reduce local heat island effects and building
temperatures.

Environmental Sustainability
 Support Town of Kensington and Department of Parks collaborative efforts
to remove invasive species and plant native herbaceous, shrub, and canopy
trees along the Silver Creek stream valley.
 Provide opportunities for collaborative efforts among public and private
landowners to establish community gardens.
 Establish green corridors to connect parks, stream valleys, and trails with
neighborhoods and destinations such as public facilities, civic places,
shopping districts and institutions.
 Increase tree canopy cover along streets and within medians, within existing
neighborhoods, commercial areas, and on parkland.

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 Use the CR Zones to provide incentives for vegetative layering through tree
preservation and planting, green roofs, rooftop gardens, vegetated walls,
and planted bioinfiltration.

Although many of the recommendations can be applied effectively during the

redevelopment process, this Plan supports the use of federal, State, and local
models, incentives, and programs that encourage neighborhood and citizen
participation in decreasing carbon emissions, promoting energy generation and
conservation, and reducing and treating stormwater.

Watersheds

Lower Main Ken-Gar

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Diversity
The challenge in Kensington is to build on the community’s assets—its rich
history, cohesive neighborhoods, and human scale—to create an active and
vibrant Town Center that is connected to those neighborhoods. Mixing
commercial, office, and residential uses can achieve this vision.

More housing in the Town Center will mean livelier and more active streets that
are attractive for residents, shoppers, and visitors. It will increase the diversity
of housing choices as well. The Plan proposes modest increases in density in the
exclusively commercial center of Kensington to encourage mixing of uses while
continuing to allow the range of retail and commercial uses now available.

This Plan proposes Commercial Residential (CR) Zones for the Town Center. (A
fuller description may be found in the Implementation section.) The new district
will allow commercial and residential uses to be mixed at varying densities that
will be determined by individual property developers. This Plan makes three
recommendations for properties and areas under study: total FAR, non-
residential and residential FAR, and building height.

This Plan makes recommendations for four distinct areas that make up the Protect existing residential
Kensington community—the Town Center, the Crafts/Services area, and historic area of
Kensington.
Metropolitan Avenue, and the Connecticut/University commercial area.
Recommendations for individual properties outside these areas follow as well. Maintain the R-60 Zone for
the residential properties
outside the Plan area’s
identified redevelopment
Potential Redevelopment Areas
districts.

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diversity

Town Center
In 2009, Kensington’s business district was exclusively
commercial, with properties in the Neighborhood Commercial
(C-1), General Commercial (C-2), Commercial Transition (C-T),
Commercial Office (C-O) and Commercial Office-Moderate (O-M)
zones. The auto-oriented retail centers largely consisted of one-
and two-story structures, with adjacent surface parking. There
are scattered four-to-six story office buildings with adjacent
surface parking in the business area. Floor area ratios (FARs) are
relatively low, with most buildings having FARs in the vicinity of 0.5.

The Town Center is envisioned as a walkable attractive place with local

convenience retail, housing, dining and entertainment, offices, and
neighborhood services in a compact development pattern of five- to six-story
buildings along Connecticut Avenue. Properties that do not mix uses would have
street activating retail and services in one- or two-story buildings. Buildings
along Town Center streets should be set back 15 to 25 feet from the curb to
provide adequate space for sidewalks separated from traffic by a green panel or
trees. This Plan encourages the retention of existing businesses.

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 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 of compatible height and mass.

CR Zones enable mixing of uses at a range of allowable floor area ratios. This
Plan recommends FARs of 2.5 for the Town Center core, an FAR of 2.0 for a
portion of Howard Avenue, and FARs of 1.5 for other properties in the Town
Center.

Design
Concept: Enhance Connecticut Avenue and University Boulevard to provide
better safety and function for all modes of transportation. The development of
these roads as boulevards should recognize that streets are a component of the
public realm.

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 Separate pedestrians from automobile traffic with buffers, as shown in the
urban road cross sections from the County’s context-sensitive design
standards.
 Provide landscape improvements including street trees and green medians
that enhance appearance and contribute to stormwater management.
 Develop medians without conventional curbs to allow water to flow into
bioswales for treatment (see Environment recommendations).
 Provide pedestrian refuges in medians at intersections to shorten crosswalk
distances.
 Redesign the intersection of Connecticut Avenue, University Boulevard, and
the proposed Summit Avenue extension to enhance the pedestrian
atmosphere and improve vehicular circulation.
 Provide an informal gathering space with high visibility along the corridor.

Concept: Develop Howard Avenue as a continuous active pedestrian street on

both sides of Connecticut Avenue. It should generate an active street life
through the mix and intensity of land uses, as well as through high quality site
and building design.

 Introduce sidewalks and other pedestrian amenities west of Connecticut

Avenue to provide a safe, comfortable experience for users.
 Develop the blocks along Howard Avenue between Warfield Street and
Connecticut Avenue with mixed uses at higher densities and encourage
residential uses on upper floors.
 Provide a safe and comfortable crossing for pedestrians at the intersection
of Connecticut Avenue and Howard Avenue. Support a signal warrant study
by SHA and/or a circulation study.
 Provide public amenities near the train station as private properties
redevelop.

Connectivity
 Extend Summit Avenue as a Business District Street with a 60-foot right-of-
way and two travel lanes from Plyers Mill Road to Connecticut Avenue, via
Farragut Avenue.
 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 to determine the most appropriate
connection point for an extended Summit Avenue and to evaluate other
improvements that would benefit pedestrian movement across Connecticut
Avenue.
 Designate Concord Street and Dupont Avenue as Business District Streets
with 70-foot rights-of-way.
 Designate Howard Avenue east of Connecticut Avenue, Summit Avenue
from Howard Avenue to Knowles Avenue, and Kensington Parkway from
Howard Avenue to Frederick Avenue as Business District Streets with 70-
foot rights-of-way.

Public Hearing Draft | 20

 Pursue with CSX a potential pedestrian underpass at the train station. A 12-
foot-wide underpass located to the east of the existing at-grade crossing is
appropriate.

Burka Property
The approximately three-acre Burka property 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 would 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
café seating is appropriate on Knowles and
Howard Avenues. A public-private
partnership development to create a public
parking component on this site should be
explored at the time of redevelopment.

This property is recommended for CRT 2.5:

C 2.0, R 2.0, H 75.

Huggins Property
The one-acre Huggins property, currently Burka Property
zoned C-2, may also support mixed-use
development. Any development should
include street-level shops on Connecticut
Avenue and Plyers Mill Road. Parking
facilities for this property should be to the
rear, with access from Plyers Mill Road.
Joint development of this property and
the adjoining properties to the east for a
single mixed-use development would be
desirable.

This property is recommended for CRT 2.5:

C 2.0, R 2.0, H 75.

Huggins Property

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Proposed Building Heights

Public Hearing Draft | 22

Crafts/Services District
The Crafts/Services District includes the West Howard Antiques District and
service industrial activities on the south side of Metropolitan Avenue. Many
businesses in this area provide essential services to the area residents. Others,
notably the antique shops, have a regional customer base.

The existing zoning (I-1 west of Connecticut

Avenue and C-2 along Metropolitan Avenue)
does not wholly reflect the mix of light
industrial, service retail, and specialty retail
activities in this district.

This Plan proposes to preserve this district.

Aesthetic and environmental improvements
will enhance the area’s look and function
without compromising its eclectic nature. The
portion of this district on the south side of Metropolitan Avenue is
recommended for the CRT Zone, with FARs of 1.5. The West Howard portion of
this district should remain in the I-1 Zone.

The district’s property pattern, which includes deep lots that support businesses
along West Howard Avenue as well as to the rear of the lots, requires deeper
setbacks—35 feet maximum from curb to building front—that will allow parking
where needed. This Plan also recommends front windows and direct entrances
from the street to increase pedestrian activity on the street.

Design
 Introduce sidewalks and other pedestrian amenities west of Connecticut
Avenue to provide a safe, comfortable experience for users.
 Evaluate potential for shared uses, including parking, should SHA’s West
Howard Avenue property redevelop.

Connectivity
 Extend Summit Avenue as a Business District Street with a 60-foot right-of-
way and two travel lanes from Plyers Mill Road to Connecticut Avenue, via
Farragut Avenue.
 Designate Howard Avenue west of Connecticut Avenue as a Business District
Street with a 60-foot right-of-way.
 Designate Plyers Mill Road between Connecticut and Summit Avenues as a
Business District Street with a 70-foot right-of-way.
 Designate Metropolitan Avenue as a Business District Street with a 70-foot
right-of-way and two travel lanes from Kensington Parkway to Plyers Mill
Road. Allow on-street parking on Metropolitan Avenue.

West Howard Avenue

West Howard Avenue is burdened by nearly 76 percent impervious cover and it
entirely lacks stormwater management. Uncontrolled stormwater cascades
down the street slope from the top of West Howard Avenue to parkland at the

Public Hearing Draft | 23

base of the avenue. At the discharge point, runoff undercuts the forested slope
and severely erodes the asphalt and stream buffer.

 Provide stormwater management through innovative environmentally

sensitive design (ESD) or low impact development (LID) to encourage
groundwater recharge on private property and within rights-of-way.
Techniques may include a combination of one or more of the following:
infiltration trenches, bioretention, bioswales, permeable pavement, and
extended retention.

 Provide on-site quantity control of roof runoff by installing French drains,

cisterns, vaults, planting wells, and green roofs. Explore opportunities for
local, State, and federal assistance for installing green roofs.

 Reduce imperviousness and institute water pollution control measures in

this area. A stormwater management treatment facility on parkland at the
foot of West Howard Avenue is not recommended. Silver Creek

 Include tree planting in stormwater treatment areas, where

feasible.

Silver Creek
 Collaborate with the County’s Departments of Transportation and
Permitting Services and the Town of Kensington to undertake a
comprehensive study that will identify ways to eliminate flooding
at the culvert under Oberon Street.

 Remove the concrete stream channel in Silver Creek, replacing it

with a natural streambed substrate and buffer.

Metropolitan Avenue Area

The north side of Metropolitan Avenue is a mix of neighborhood retail
and office uses with service uses that 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, although the self-
storage facility at 3700 Plyers Mill Road is at the maximum 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.

Public Hearing Draft | 24

Design
Concept: Create a mixed residential and
commercial thoroughfare with a distinct
pedestrian orientation on both sides of
Metropolitan Avenue. While residential
uses may predominate, some retail activity
on the north side of the street is
appropriate.

Connectivity
 Extend Lexington Street to
Metropolitan Avenue, with a 60-foot
right-of-way.

Environment 3700 Plyers Mill Road

 As property redevelops, it should use
the environmental incentives in the CR
zones to provide a variety of
landscaping options to provide tree
planting, infiltration, energy efficiency,
water conservation, stormwater
treatment, and layered landscaping.

3700 Plyers Mill Road LLC Property

This 3.6-acre property, at the intersection
of Metropolitan Avenue and Plyers Mill
Road in the C-2 Zone, is close to the MARC station and offers a significant
opportunity for a largely residential project, if it redevelops. Single-family
attached units 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 Avenue, where they would
face retail and crafts/services uses across the street and along the Plan’s
proposed extension of Lexington Avenue. An open space should be provided at
Konterra Property
the intersection of Metropolitan Avenue and Plyers Mill Road. The Plan
recommends CRT 2.0: C 1.0, R 1.5, H 60.

Konterra Limited Partnership Property

The Town plans to use a portion of this former concrete plant for
additional commuter parking and for other civic uses. The
recommended CSX pedestrian underpass should be located on a
portion of this property. This Plan recommends the CR zone to
accommodate redevelopment of 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.

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Connecticut Avenue/University Boulevard Area
This neighborhood commercial area is located in a
triangle bounded by Connecticut Avenue,
University Boulevard, and Lawrence Avenue. It is in
the C-1 and C-2 Zones, and is largely made up of
auto-oriented retail centers, with adjacent surface
parking. Buildings are largely single story, although
there are small office buildings with several floors
of space. Floor area ratios are in the range of 0.5 to
1.0.

This Plan proposes CRT 2.0: C 1.5, R 1.5, H 60 for

Stubbs property
the triangle bounded by Connecticut Avenue,
University Boulevard, and Perry Street. Areas along
Lawrence Avenue 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.

Stubbs Property
This approximately 1.2-acre property, now a
neighborhood shopping center, is currently zoned
C-1. This property is in single ownership and is
suitable for mixed uses. Its location at the gateway
to Kensington makes it suitable for additional height.

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Other Areas

Ken-Gar
Ken-Gar is an historically African-American community of about one hundred
homes lying north of the CSX right-of-way and west of Connecticut Avenue. The
1978 Plan incorporated a community renewal plan created by Ken-Gar residents
and Montgomery County government. The 1978 Plan made land use and zoning Ken-Gar

recommendations that furthered the goals of the renewal plan.

Ken-Gar is a stable residential community. This Plan confirms the existing land
uses and zoning. It recommends that the neighborhood be evaluated for
inclusion on the Master Plan for Historic Preservation and that its community
center, a Rosenwald school built in the late 1920s, be evaluated as an individual
historic resource.

Housing Opportunities Commission Property

The Housing Opportunities Commission (HOC) maintains its administrative
offices in a former elementary school on Detrick Avenue. The property lies
between the Town Center and the largely historic residential blocks west of
Connecticut Avenue and is in the R-60 Zone. The County is currently evaluating
sites for a recreation center in the Kensington area. Should HOC decide to move
its administrative activities, and should it not be needed for educational
purposes, this property is suitable for recreation. Open space on the property
could be used for informal recreation and for such community-building activities
as community gardens. The property should remain in a residential zone, which
will allow recreational uses or, if there are no recreational needs in this area,
allow residential development that is compatible with the existing residential
community to the south. This Plan recommends constructing a pedestrian path
on the property to connect Summit and Detrick Avenues and improve links to
HOC Property
the adjacent residential community.

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implementation

Zoning
Recommendations for the Town Center, Metropolitan Avenue, and
Connecticut/University districts will be implemented through use of
Commercial-Residential (CR) Zones, to encourage mixed-use development and
promote increased diversity of housing choice, environmentally sound buildings,
active streets that connect communities, and innovative design.

The CR Zones are designed to:

 implement the goals and objectives of applicable master and sector plans
 target opportunities for the redevelopment of commercial strips and
surface parking lots with a sustainable mix of uses
 reduce auto dependence by encouraging development that integrates a
combination of housing types, mobility options, services, and amenities
 encourage an appropriate balance of employment and housing
opportunities and compatible relationships with adjoining neighborhoods
 provide certainty with regard to maximum density and building height in
each zone while allowing flexibility in site design and mix of uses
 define the facilities and amenities required by private development to
support the allowed optional method densities and heights.

The CR Zones provide both a standard and an optional method of

development. The standard method limits overall density to a 1.5 FAR. The
optional method creates incentives to provide public amenities and benefits,
thereby earning additional density. Projects in the redevelopment areas
proposed 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.

The CR Zones require public use space for all optional method development.
Public use spaces may be privately owned but must be accessible to the public.
This Plan assumes that much of the public space system will be obtained
through this requirement.

In addition to public use space, the CR Zones require optional method projects
to provide public facilities and amenities. 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.

The Planning Board must adopt urban design guidelines to help implement this
Plan. The guidelines provide detailed information on street classifications, types
and functions, building form, orientation and massing, and open space. They are
designed to guide developers, regulatory reviewers, and the Planning Board as
they design, analyze, and approve projects over the life of this Plan. The CR

Public Hearing Draft | 28

Zones proposed for this Plan require new projects to address design guidelines
during their development.

Priority Retail Streets

The figure on page 31 shows priority retail streets proposed in this Plan. This
designation reflects the Plan’s fundamental goal of enlivening the Town Center
by creating a lively, pedestrian-centered atmosphere on Kensington’s shopping
streets. New and revitalization projects on these streets should pay particular
attention to the street-oriented development guidelines put forth in this Plan
and in the accompanying design guidelines.

Parking
This Plan endorses creation by the Town of a parking district or shared parking
program, which would, with the cooperation of landowners, enable
redevelopment projects in the Town Center to draw on existing parking spaces
for all or part of their parking requirements. To encourage redevelopment in
parts of Kensington with significant numbers of individually owned small lots,
the Plan encourages the use of provisions in the CR Zones that allow parking
requirements to be met in a variety of ways, including on-street, shared, and
other forms of publicly available parking.

The Zoning Ordinance also provides for waivers of parking requirements. In the
commercial portions of the Historic District, parking requirement wiavers should
be considered as one way to maintain historic character while encouraging
revitalization and redevelopment. Other areas recommended in this Plan for
mixed-use development in the CR Zones are predominantly made up of smaller
lots that have many separate owners. Revitalization in these areas could benefit
from shared parking arrangements or parking waivers, which could allow well-
designed redevelopment on small lots, enable modest mixing of using, and
provide appropriate levels of parking in a cooperative arrangement.

More broadly, the Plan recommends that the Town explore ways to construct
parking structures in revitalizing areas. A public parking facility west of
Connecticut Avenue, perhaps as part of a new project on the Burka property,
could support revitalization in that area. Resolving the parking issues and
providing significant amounts of new or shared spaces would provide the most
important public benefit of Kensington’s revitalization.

Regulatory Review
Article 28 of the Annotated Code of Maryland governs the activities of the
Maryland-National Capital Park and Planning Commission. This article includes
provisions that affect land use and zoning decisions made in the Town of
Kensington. Section 7.117.2 and Section 8.112.2 of Article 28 outline those
provisions

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Public Schools
The Sector Plan area is located in the Walter Johnson High School Cluster.
Kensington-Parkwood Elementary School, located just outside the Plan area,
and North Bethesda Middle School, serve area residents. Development
proposed by this Plan is not expected to result in the need for additional
schools. In the event that an additional school is needed, Montgomery County
Public Schools could consider reopening the former Kensington Elementary
School to accommodate development proposed for White Flint.

Libraries

Kensington is served by the Kensington Park Library and the Noyes Library for
Young Children. The Kensington Park Library serves Kensington, Garrett Park,
and the adjacent communities. The 16,000 square foot facility opened in 1969
and underwent renovation during the 1990s. The historic Noyes Library,
considered the oldest “public” library in the metropolitan area, was built in 1893
and is open part-time to serve children less than five years old and their
parents. It is located on Carroll Place in the heart of the historic district.

This Plan recognizes that land use recommendations in White Flint may have an
impact on demand at Kensington Park Library.

Public Safety
The existing and proposed development in the Plan area would be adequately
served by the existing facilities. No additional facilities would be needed to
accommodate the development proposed in the Plan.

Capital Improvements
Capital improvement projects are necessary to implement the Plan’s
recommendations for new road connections and for major improvements to
stormwater management systems. Innovative, cooperative pilot projects for low
impact stormwater management will require public funding as well. Should the
Town create a parking district, additional taxes will need to be levied.

The Montgomery County Department of Housing and Community Affairs is

currently exploring streetscape, building façade, and stormwater management
improvements for West Howard Avenue, in the Crafts/Services District. Capital
improvement projects may be created to put the Department’s
recommendations and initiatives into place.

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Desired Retail Streets and Open Spaces

Public Hearing Draft | 31

Existing Zones

Public Hearing Draft | 32

Proposed Zones

The CR Zones are based on a total allowed floor area ratio (FAR), maximum non-residential FAR, maximum
residential FAR, and maximum building height.

Public Hearing Draft | 33

Proposed CRT and CRN Zones

Public Hearing Draft | 34

Proposed Bikeways

Public Hearing Draft | 35

Countywide and Local Bikeways

Countywide Bikeways

Route Name Type Plan Limits Status Description

Number

SR-17 Connecticut Ave Signed, shared Plan Boundary to Proposed Connects Plan area to Matthew Henson
Corridor roadway and wide Kensington Pkwy Trail. Includes segment with wide
sidewalks sidewalk across east side of CSX Bridge

SR-18 Knowles Ave- Signed, shared Plan Boundary to Proposed Provides important connection to
Strathmore Ave roadway Connecticut Ave Grosvenor Metro Station and Beach
Drive-Rock Creek Park trail; requires
only signage improvements

SR-24 Plyers Mill Rd Signed, shared Rock Creek Park (via Proposed Part of connection from Kensington to
roadway Ken Gar Park) to Wheaton CBD as well as between Rock
Plan Boundary Section of trail Creek Park and Trail and Kensington
exists in Ken MARC. MARC connection would be
Gar Park provided via Saint Paul Street and
redevelopment of the cement plant
along Metropolitan Avenue

SR-29 Kensington Pkwy Signed, shared Plan Boundary to Proposed Important connection to Rock Creek
roadway Howard Ave Trail and Beach Drive from Town of
Kensington

Provides alternative to Connecticut

Avenue, connects to Jones Bridge
Road bikeway, requires signage
improvements

SR-54 Summit Ave- Signed, shared Plan Boundary to Proposed Important on-road connection from
Cedar Ave roadway Plyers Mill Rd Kensington to NIH and Bethesda

BL-100 Connecticut Avenue Bike lane Southern Plan Proposed Important part of Countywide bikeway
Corridor Boundary to infrastructure required by County Road
Northern Plan Code
Boundary

BL-101 University Bike lane Connecticut Avenue Proposed Important part of Countywide bikeway
Boulevard Corridor to Plan Boundary infrastructure required by County Road
Code

Public Hearing Draft | 36

Local Bikeways

Route Name Type Plan Limits Status Description

Number

B-1 Connecticut Avenue Shared Use Plan Boundary to Proposed West side of road
Path Howard Avenue
r.o.w. in place Connects Town Center to northwest quadrant
of Kensington
Wide
sidewalks may
suffice in Town
Center area

B-2 Summit Avenue Signed, shared Plyers Mill Road Proposed Important on road connection from Kensington
roadway to Connecticut to NIH and Bethesda
Avenue

B-3 Knowles Avenue- Signed, shared Connecticut Proposed Connects two County wide bikeways in Town
Armory Avenue roadway Avenue to Howard Center
Avenue

B-4 Kent Street Signed, shared Kensington Proposed

roadway Parkway to Plan
Boundary

B-5 Metropolitan Signed, shared Plan Boundary to Proposed

Avenue roadway Plyers Mill (via
Lexington
extension)

B-6 Saint Paul Street Signed, shared Howard Avenue- Proposed Section of Saint Paul Street, classified as
roadway Montgomery historic
Avenue to
University Blvd.

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Highway Classifications

Public Hearing Draft | 38

Master Plan of Highways Roadway Classifications

Plan Road Name/Route Number Limits ROW Travel Target Design

Number Lanes Speed Stnd.

Major Highways

M-7 Connecticut Ave/MD 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

Arterials

A-62 Plyers Mill Rd Plan Boundary to Metropolitan Ave 80’ 2 25 mph as built

A-62 Plyers Mill Rd/MD 192 Connecticut Ave to Metropolitan Ave 100’ 2 25 mph 2004.05

A-66 Knowles Ave/MD 547 Summit Ave to Connecticut Ave 80’ 2 30 mph 2004.01

A-67 Summit Ave Cedar Ln to Knowles Ave 80’ 2 25 mph 2004.02

Business District Streets

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 Ave/MD 192 Plyers Mill Rd to Capitol View Ave 70’ 2 30 mph 2005.02

B-5 Lexington Ave extension Metropolitan Ave to Plyers Mill Rd 60’ 1 25 mph 2005.01

B-6 Howard Ave Connecticut Ave to Knowles Ave 60’ 2 25 mph 2005.02

B-7 Howard Ave Kensington Pkwy to Connecticut Ave 60’ 2 25 mph 2005.01

B-8 Concord St Plyers Mill Rd to University Blvd 70’ 2 25 mph 2005.02

B-9 Dupont Ave Connecticut Ave to Nash Pl 70’ 2 25 mph 2005.02

B-10 Kensington Pkwy Howard Ave to Frederick Ave 60’ 2 25 mph 2005.01

Primary Residential Streets

P-1 Newport Mill Rd University Blvd to Parker Ave 70’ 2 30 mph 2003.01

P-2 Kensington Pkwy Kensington Pkwy 60’ 2 25 mph 2005.01

P-4 Kensington Pkwy Kensington Pkwy 70’ 2 30 mph 2003.01

P-6 Saint Paul St Metropolitan Ave to Plyers Mill Rd 70’ 2 25 mph as built

Notes:
 Travel lanes are through lanes and don’t include turning, parking, acceleration, deceleration or other auxiliary lanes.
 The Lexington Avenue extension is proposed to be one-way, northbound to reduce the travel lanes on Metropolitan
Avenue to the west.
 The Saint Paul Street right-of-way is a designated historic district.

Public Hearing Draft | 39

A plan provides comprehensive recommendations for the use of public and
private land. Each plan reflects a vision of the future that responds to the
unique character of the local community within the context of a countywide
perspective. Together with relevant policies, plans should be referred to by
public officials and private individuals when making land use decisions.

The Plan Process

The PUBLIC HEARING DRAFT PLAN is the formal proposal to amend an adopted
master plan or sector plan. Its recommendations are not necessarily those of
the Planning Board; it is prepared for the purpose of receiving public testimony.
The Planning Board holds a public hearing and receives testimony, after which it
holds public worksessions to review the testimony and revise the Public Hearing
Draft Plan as appropriate. When the Planning Board’s changes are made, the
document becomes the Planning Board Draft Plan.

The PLANNING BOARD DRAFT PLAN is the Board’s recommended Plan and
reflects their revisions to the Public Hearing Draft Plan. The Regional District Act
requires the Planning Board to transmit a sector plan to the County Council with
copies to the County Executive who must, within sixty days, prepare and
transmit a fiscal impact analysis of the Planning Board Draft Plan to the County
Council. The County Executive may also forward to the County Council other
comments and recommendations.

After receiving the Executive’s fiscal impact analysis and comments, the County
Council holds a public hearing to receive public testimony. After the hearing
record is closed, the Council’s Planning, Housing, and Economic Development
(PHED) Committee holds public worksessions to review the testimony and
makes recommendations to the County Council. The Council holds its own
worksessions, then adopts a resolution approving the Planning Board Draft Plan,
as revised.

After Council approval the plan is forwarded to the Maryland-National Capital

Park and Planning Commission for adoption. Once adopted by the Commission,
the plan officially amends the master plans, functional plans, and sector plans
cited in the Commission’s adoption resolution.

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Elected and Appointed Officials

County Council

Valerie Ervin, President

Roger Berliner, Vice-President
Phil Andrews
Marc Elrich
Nancy Floreen
George L. Leventhal
Nancy Navarro
Craig Rice
Hans Riemer

County Executive

Isiah Leggett

The Maryland-National Capital Park and Planning Commission

Samuel J. Parker, Jr., Chairman

Françoise Carrier, Vice Chairman

Commissioners

Montgomery County Prince George's County

Planning Board Planning Board
Françoise Carrier, Samuel J. Parker, Jr.,
Chairman Chairman
Marye Wells-Harley, Sylvester J. Vaughns,
Vice Chair Vice Chair
Joe Alfandre Sarah A. Cavitt
Norman Dreyfuss Jesse Clark
Amy Presley Colonel John H. Squire

Public Hearing Draft | 41

 kensington sector plan
Public Hearing Draft

The Maryland-National Capital

Park and Planning Commission

www.MontgomeryPlanning.org

Public Hearing Draft | 42