June 2011

kensington sector plan

Planning Board 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.

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 kensington sector plan

Montgomery County Planning Department

M-NCPPC
MontgomeryPlanning.org

June 2011

Planning Board Draft | ii

contents

vision…………………………………………………………………………………….. 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……………………………………………………………………………

districts and properties …………………………………………………………... 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………………………………………………………………………. 26
Zoning …………………………………………………………………………………….. 26
Priority Retail Streets……………………………………………………………………. 27
Parking……………………………………………………………………………………. 27
Regulatory Review………………………………………………………………………. 27
Public Schools…………………………………………………………………………….. 29
Libraries….........................………………………………………………….…..............29
Public Safety……………………………………………………………………………… 29
Capital Improvements……………………………………………………………………29

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maps and illustrations
1 Sector Plan Area ……………………………………………………………………… v
2 Existing Land Use……………………………………………………………..………. 2
3 Historic District……………………………………………………………................. 4
4 Proposed Connecticut Avenue Cross Section…………………………………….. 7
5 Town Center Illustrative…………………………………………………………..... 10
6 Proposed ESD/LID Road Projects ………………………………………………….. 14
7 Watersheds……………………………………………………………………………. 16
8 Districts………………………………………………………………………………… 17
9 Proposed Building Heights………………………………………………………….. 21
10 Desired Retail Streets and Open Spaces………………………………………… 29
11 Existing Zones………………………………………………………………………...30
12 Proposed Zones………………………………………………………………………31
13 Proposed CR Zones…………………………………………………………... 32
14 Bikeways……………………………………………………………………………… 33
15 Highway Classifications…………………………………………………………….. 36

tables
1 Roads Proposed for Low Impact Development Pilot Projects…………………. 15
2 Countywide and Local Bikeways…………………………………………………… 34
3 Master Plan of Highways Roadway Classifications……………………………… 37

Many of the photographs in this Plan were taken as part of the A Day in the Life
of Kensington photo contest. Credits accompany these photos.

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1 Sector Plan Area

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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.
Jacob DeGlopper
Connectivity
ƒ 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
ƒ Redefining public spaces for people and creating activity along sidewalks
through smart design of buildings and the spaces around them.
Dorie Silber
ƒ Defining new public spaces that will exemplify the unique scale and character of
Kensington.

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

Diversity
ƒ Transforming Kensington’s exclusively commercial business district into an
active Town Center with new residential uses.
ƒ Promoting the community’s heritage through its buildings, spaces, and people.

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2 Existing Land Use

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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 character of the auto-centered
commercial center is in conflict with the more intimate character of the historic
neighborhoods. In addition, the commercial center currently excludes housing,
which deprives the area of a ready source of street activity: residents who live
where they can work, shop, and play.

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3 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.

Phillip J. Baker

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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.

Marjorie McCurry

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4 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
mendations

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. Michelle Shanahan

Local area analysis determines the congestion levels at intersections in and adjacent Julie O’Malley
to the Plan area. The result of this analysis for Kensington is that most intersections
satisfy adopted congestion standards. The Sector Plan recommends improvements
that improve 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 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. Using
dedicated rights-of-way along these routes for high occupancy buses could offer a
significant alternative for commuters and contribute to sustainable development.

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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:

ƒ Extend Summit Avenue as a Business Street with a 60-foot right-of-way and two
travel lanes from Plyers Mill Road to Connecticut Avenue, via Farragut Avenue.

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

hour to enhance pedestrian comfort and safety.

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

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

ƒ Refrain from widening roadway intersections to accommodate through-vehicle

traffic.

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

ƒ 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.

ƒ Provide clear and bold markings for pedestrian crosswalks, clearly identifying
the pedestrian zone.

ƒ Provide storage lockers and bicycle racks at appropriate locations, specifically

within the Town Center and near the train station.

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

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5 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:

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

This Plan’s design framework, defined through zoning and

illustrated by 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.
ƒ Orient buildings to the sidewalk with display windows
and entrances.
ƒ Encourage pedestrian-level ornamentation, signage,
and architectural details.
ƒ Minimize curb cuts to reduce conflicts between pedestrians and vehicles.
ƒ Provide street trees and furniture to improve aesthetics and functionality for
pedestrians.
ƒ 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.
ƒ Minimize conflicts with motorists, transit buses, and pedestrians through low
target speeds for vehicles, access management, and reduced curb cuts.
ƒ 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.
ƒ Provide a pedestrian path in the area of the Montgomery County Housing
Opportunities Commission headquarters on Summit Avenue to improve
pedestrian connectivity.

Historic Preservation
ƒ 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.
ƒ 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.
ƒ Re-evaluate the boundaries of the Kensington Historic District and amend as
appropriate, paying particular attention to reconciling discrepancies between

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 National Register and local designations, including properties on Detrick
Avenue.
ƒ Assess the historic district boundary north of the railroad tracks and expand as
appropriate.
ƒ 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.

• 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.
• Evaluate the following potential historic resources for designation on the
Master Plan for Historic Preservation:
ƒ North Kensington: This residential district is north of Plyers Mill Road and Phillip J. Baker
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.
ƒ Kensington Estates: West of Summit Avenue, this residential neighborhood
includes small scale houses built largely in the post-World War II era.
ƒ Frederick Avenue: This residential neighborhood, located east of
Kensington Parkway, contains several structures more than a century old.
ƒ 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.

• Evaluate the following individual sites for potential historic designation:

ƒ Kensington Fire Station, 10620 Connecticut Avenue: Built in 1947, this
Colonial Revival structure houses the Kensington Volunteer Fire
Department, organized in 1922. When construction, the building was the
largest fire station Maryland. It exemplifies the growth of the Kensington
community in the post-World War II era.
ƒ 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.
ƒ 10115 Connecticut Avenue: This single-family structure merits further
evaluation to determine the extent of its contribution to the historic
district.

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.

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ƒ 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.
ƒ Work cooperatively with the Town of Kensington to develop a viable program
and means of operation to revitalize Kensington Cabin.
ƒ Examine the existing Edith Throckmorton Neighborhood Park for future
renovation.

Open Space System

ƒ Preserve existing designated open space in the Plan area.
ƒ Enhance connectivity with sidewalks, bikeways, and trails.
ƒ 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.

ƒ Provide an open space with the redevelopment of the Konterra property.

ƒ Include an informal play and exercise space on the Montgomery County
Housing Opportunities Commission property along Summit Avenue.
ƒ Consider the unused green space behind the library parking on Knowles Avenue
for use as public space and stormwater treatment with any future expansion of
the library.

Phillip J. Baker

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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:
ƒ reducing the amount of impervious surfaces
ƒ treating stormwater runoff with environmentally sensitive design (ESD) or
low impact development (LID)
ƒ 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
ƒ Establish a stormwater fee program in the Town or join the County’s
program to fund water quality improvements.
ƒ 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.
ƒ Use, where feasible, permeable paving for roads, road shoulders, parking
lots, and parking lanes.
ƒ Design and construct sidewalks that disconnect runoff from conventional
storm drain systems.
ƒ Reduce the amount of impervious surface areas to maximize infiltration of
stormwater and reduce runoff.
ƒ Use the CRT and CRN Zones to provide incentives for a variety of
landscaping options such as: green roofs and walls, rooftop gardens, tree
planting.
ƒ 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 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.

6 Proposed ESD/LID Road Projects

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Table 1 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
ƒ Use the CRT and CRN zones to provide incentives for exceeding energy
efficiency standards, including the installation of onsite energy production
through geothermal, solar panels or wind.
ƒ Design new projects to take advantage of solar orientation and construct
high energy efficient buildings.
ƒ Expand access to alternative transportation modes such as public transit,
carpooling, car-sharing, bicycling, and walking to reduce carbon emissions.
ƒ Use the CRT and CRN Zones to provide incentives for the use of reflective
paving and roofing materials to reduce local heat island effects and building
temperatures.

Environmental Sustainability
ƒ 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.
ƒ Provide opportunities for collaborative efforts among public and private
landowners to establish community gardens.
ƒ Establish green corridors to connect parks, stream valleys, and trails with
neighborhoods and destinations such as public facilities, civic places,
shopping districts and institutions.
ƒ Increase tree canopy cover along streets and within medians, within existing
neighborhoods, commercial areas, and on parkland.

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ƒ Use the CRT and CRN Zones to provide incentives for vegetative layering
through tree preservation and planting, green roofs, rooftop gardens,
vegetated walls, 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.

7 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 two Commercial Residential Zones for the Town
Center—CRT (Town) and CRN (Neighborhood). The new zones will allow
commercial and residential uses to be mixed at varying densities within the
maximum floor area allowed for each site. (A fuller description may be
found in the Implementation section.)

This Plan makes recommendations for four distinct areas that make up the
Kensington community—the Town Center, the Crafts/Services area,
Metropolitan Avenue, and the Connecticut/University commercial area.
Recommendations for individual properties outside these areas follow as Protect existing residential
well. and historic area of
Kensington.

Maintain the R-60 Zone for

8 Districts the residential properties
outside the Plan area’s
identified redevelopment
districts.

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Districts and properties

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 with a variety of buildings along Connecticut Avenue.
Properties with the potential to support mixed use developments with parking
structures could have five- to six-story buildings, while most other properties that
do not mix uses would have street activating retail and services in one- or two-story
buildings with surface parking. 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.

The CRT and CRN Zones 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, of 2.0 for the eastern portion of Howard Avenue and the triangle
bounded by Connecticut Avenue, University Boulevard, and Perry Avenue; and 1.5
for other properties in the Town Center (page 32).

Goal: 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.

Planning Board Draft | 18

ƒ Provide sidewalk improvements to separate pedestrians from automobile
traffic with trees and other buffers along the curb.
ƒ Provide landscape improvements including street trees and green medians that
enhance appearance and contribute to stormwater management.
ƒ Develop medians without conventional curbs to allow water to flow into
bioswales for treatment (see Environment recommendations).
ƒ Provide pedestrian refuges in medians at intersections to shorten crosswalk
distances.
ƒ Redesign the intersection of Connecticut Avenue, University Boulevard, and the
proposed Summit Avenue extension to enhance the pedestrian atmosphere
and improve vehicular circulation.
ƒ Provide an informal gathering space with high visibility along Connecticut
Avenue.
ƒ 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 to Connecticut Avenue and
to evaluate other improvements that would benefit pedestrian movement
across Connecticut Avenue.

Goal: 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.

ƒ Introduce sidewalks and other pedestrian amenities west of Connecticut

Avenue to provide a safe, comfortable experience for users.
ƒ 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.
ƒ 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.
ƒ Provide a public open space near the train station as private properties
redevelop.
ƒ Pursue with CSX a suitable pedestrian crossing at the train station.

Planning Board Draft | 19

Burka Property
The approximately three-acre Burka property, 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 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.

This property is recommended for CRT 2.5, C 2.0, R 2.0, H 75.

Huggins Property
The approximately one-acre Huggins property, currently 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.

Burka Property

Huggins Property

Planning Board Draft | 20

9 Proposed Building Heights

Planning Board Draft | 21

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
total maximum 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 accommodate
parking in front if desired by property owners. This Plan also recommends front
windows and direct entrances from the street to increase pedestrian activity on
streets in the district.
ƒ Introduce sidewalks and other pedestrian amenities west of Connecticut
Avenue to provide a safe, comfortable experience for users.
ƒ Evaluate potential for shared uses, including parking, should SHA’s West
Howard Avenue property redevelop.

West Howard Avenue

West Howard Avenue entirely lacks stormwater management. Uncontrolled
stormwater cascades down the street slope from the top of West Howard Avenue,
near Summit Avenue, to parkland at the base of the avenue towards Beach Drive. At
the discharge point, runoff undercuts the forested slope and severely erodes the
asphalt and stream buffer.

ƒ 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.
ƒ 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.

Planning Board Draft | 22

ƒ 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.
ƒ Include tree planting in stormwater treatment areas, where
feasible.

Silver Creek
ƒ 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.
ƒ Remove the concrete stream channel in Silver Creek, replacing it
with a natural streambed substrate and buffer.

Metropolitan Avenue Area Silver Creek

The north side of Metropolitan Avenue is a mix of neighborhood retail
and office uses with 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.

Goal: 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.

ƒ Use environmental incentives in the CRT Zones on redeveloping

properties 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 approximately 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 3700 Plyers Mill Road
crafts/services uses across the street and along the Plan’s proposed
extension of Lexington Avenue. An open space should be provided at the
intersection of Metropolitan Avenue and Plyers Mill Road. The Plan recommends
CRT 2.0, C 1.0, R 1.5, H 60.

Planning Board Draft | 23

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. This Plan’s
recommended CSX pedestrian crossing should be located on a portion of
this property. This Plan recommends the CRT 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.
Konterra Property

This property is recommended for CRT 1.5, C 1.5, R 1.5, H 60.

Connecticut Avenue/University Boulevard Area

This neighborhood commercial area is bounded by Connecticut Avenue,
University Boulevard, Perry Avenue, 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.

Stubbs Property
The area includes the approximately 1.2-acre Stubbs property, now a
neighborhood shopping center and 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 a mixed-use building with a maximum
building height of 60 feet.

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 32).

Stubbs Property

Planning Board Draft | 24

Other Areas

Ken-Gar
Ken-Gar is a 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, 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.

ƒ Provide a pedestrian path on the property to connect Summit and Detrick

Avenues and improve links to the adjacent residential community.
HOC Property

Planning Board Draft | 25

implementation

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

These zones are designed to:

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

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

development. The standard method limits overall density to a 1.0 FAR. 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.

The CRT and CRN Zones require public use space for development of certain Ellen Woodward
size and configuration. Public use spaces may be privately owned but must be
accessible to the public, and should be located on site. This Plan assumes that
much of the public space system will be obtained through this requirement.

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.

The Planning Board must adopt urban design guidelines to help implement this
Plan. The guidelines are designed to guide developers, 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 review process.

Planning Board Draft | 26

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 by
creating a lively, pedestrian-centered atmosphere on Kensington’s shopping streets.
New and revitalization projects on these streets should provide street-facing retail
on these streets and pay particular attention to the street-oriented development
guidelines put forth in this plan and 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, this Plan encourages use
of CR zone provisions 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, waivers of parking requirements 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 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 uses 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 appropriate locations. Public parking facilities on both the east
and west sides of Connecticut Avenue could support revitalization in the Town.
Resolution of parking issues and provision of 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 requires applications for regulatory review to be
referred to the Town for its review and comment and, for resubdivision
applications, requires two-thirds majority votes of the Planning Board to override a
Town recommendation of denial. Section 8.112.2 requires two-thirds majority votes
of the Planning Board and County Council to take actions on land use planning or
zoning that are contrary to resolutions approved by the Town’s Mayor and Council.

Planning Board Draft | 27

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.

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.

Planning Board Draft | 28

10 Desired Retail Streets and Open Spaces

Planning Board Draft | 29

11 Existing Zones

Planning Board Draft | 30

12 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.

Planning Board Draft | 31

13 Proposed CR Zones

Planning Board Draft | 32

14 Bikeways

Planning Board Draft | 33

Table 2 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

Planning Board Draft | 34

Local Bikeways

Route Name Type Plan Limits Status Description

Number

LB-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

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

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

LB-4 Kent Street Signed, shared Kensington Proposed

roadway Parkway to Plan
Boundary

LB-5 Metropolitan Signed, shared Plan Boundary to Proposed

Avenue roadway Plyers Mill (via
Lexington
extension)

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

Planning Board Draft | 35

15 Highway Classifications

Planning Board Draft | 36

Table 3 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:
ƒ Travel lanes are through lanes and don’t include turning, parking, acceleration, deceleration or other auxiliary lanes.
ƒ The Lexington Avenue extension is proposed to be one-way, northbound to reduce the travel lanes on Metropolitan
Avenue to the west.
ƒ The Saint Paul Street right-of-way is a designated historic district.

Planning Board Draft | 37

The Plan Process
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 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.

Planning Board Draft | 38

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

Francoise Carrier, Vice Chairman

Commissioners

Montgomery County Prince George's County

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

Planning Board Draft | 39

Acknowledgements

Rollin Stanley, Planning Director

Kensington Sector Plan Team

Master Planning and Project Management Frederick Vernon Boyd

Khalid Afzal
Glenn Kreger

Urban Design
John Carter
Michael Brown
Luis Estrada

Environmental Planning Tina Schneider

Mary Dolan

Transportation Planning David Paine

Thomas Autrey
Edward Axler
Eric Graye
Dan Hardy

Historic Preservation Clare Lise Kelly

Scott Whipple

Park Planning Brooke Farquhar

Joey Lampl
Brenda Sandberg
Mark Wallis

Graphics and Publications James Sumler

Kevin Leonard
Sam Dixon
Claudia Kousoulas

Town of Kensington

Peter Fosselman Mayor

Mackie Barch Councilmembers

Mary Donatelli
Sean McMullen
Lydia Sullivan

Sanford Daily, Matthew Hoffman Town Manager’s Office

Planning Board Draft | 40

The Planning Board wishes to acknowledge the Kensington Historical Society,
Jennifer Gurney and Jamie Kuhns of the Department of Parks for their ongoing
efforts to research and evaluate potential resources for historic designation and, in
particular for their efforts to designate Kensington Cabin on the Master Plan for
Historic Preservation.

Planning Board Draft | 41

 kensington sector plan
Planning Board Draft

Montgomery County Planning Department

M-NCPPC

www.MontgomeryPlanning.org

Planning Board Draft | 42