Politics & Government

PHED Committee Considers Limiting Building Heights

Recommended sector plan addition would require developers to prove project would be an asset.

The proposed Kensington Sector Plan could include language to limit developers from building to maximum density unless they demonstrate their project would be an asset to the town.

The Planning, Housing and Economic Development Committee met Monday to discuss the plan, and members heard a proposal that would limit density to less than allowed unless developers could establish that the building would be consistent with the town's character.

The committee — made up of Councilmembers Nancy Floreen, Marc Elrich and George Leventhal — put off taking action on the proposal for its next meeting, when it will review recommended densities for each property zoned for redevelopment. The delay will likely push back the full council's vote on the plan until late January, at the earliest.

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Marlene Michaelson, senior legislative analyst for the county council, said the proposed addition would help ensure future development matches the character of the town.

"Kensington has some of the county's most attractive residential but most unattractive commercial," she said. "We need to figure out at what level is density high enough to provide an incentive for revitalization without having a negative impact on surrounding communities."

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In a memo, Michaelson wrote that if the committee approves the addition, council staff will work with the planning department to establish lower densities and heights for the projects that do not meet the requirement.

Leventhal said limiting maximum development may not be necessary, as zones are rarely built out to capacity.

"Once (the plan) passes, a cavalcade of investment is not going come waterfalling into Kensington," he said. "Investment will come gradually, but it hasn't come yet, despite the current zoning."

The committee approved the plan's proposed extension of Summit Avenue to Farragut Avenue, which would create a bypass for the intersection of Connecticut Avenue and Plyers Mill Road.

The PHED also approved a plan to extend Lexington Street from Plyers Mill Road to Metropolitan Avenue, but only after the existing property, , is redeveloped.

Before the committee can continue, however, it needs the Town of Kensington to vote on a few issues, including design guidelines and affordable housing, Floreen said.

She asked the town to work with the planning department on the plan's design guidelines, which would identify public benefits the town wants and provide a rubric for development. Also, in order to qualify for affordable housing, the town must either draft its own affordable housing policy or adopt the county's, which Mayor Peter Fosselman said the town has discussed in the past.

Fosselman said the town will take up those issues before the PHED reconvenes in January.


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