County Council Staff Reject Buffer Zone Expansion in Sector Plan

Editor's Note: This article has been revised to reflect the fact that the Nov. 23 memorandum was prepared by Montgomery County Council staff, after receiving comments from county planners and environmental groups.

The Montgomery County Council staff has recommended that the Montgomery County Council not use the Wheaton Sector Plan to expand the green buffer zone between the Wheaton mall and Kensington Heights neighborhood, according to a Nov. 23 memorandum to the county council.

“The  Council has the legal authority to require a property owner to remove existing paved area to expand a buffer only when it is associated with a regulatory approval,” the memorandum reads.

That “existing paved area” is the Ring Road that encircles the Westfield Wheaton property, sitting between the mall’s parking lots and the buffer zone.

The Audubon Naturalist Society and other environmental groups want the Wheaton Sector Plan, which will guide redevelopment in Wheaton for at least the next decade, Expanding the buffer would mean narrowing Westfield's Ring Road.

The county council is scheduled to take action on the sector plan Nov. 29. The council showed strong support for the sector plan

One of the contentions centers on the maps included in the sector plan. The council staff recommended labeling the buffer zone, watersheds and streams on only the Natural Systems map.

Their reasoning in the memorandum: “The maps in the Sector Plan are relatively easy to read because they focus on specific themes, and Staff does not believe this should be changed.” This decision rejects Audubon’s request that the buffer zone be included on eight maps that show land use, building heights and areas, zoning, bikeways and more.

Here is the county council staff's proposed version (two bullets in the Sector Plan):

• Retain the existing green buffer area, currently approximately 5 acres in size and 30 feet to 200 feet in depth, along the property's southern edge between the residential community and the Mall ring road to reduce the impact of new development on adjacent residential areas and the nearby school and to contribute to watershed protection and restoration. Augment the existing buffer area with additional plantings and landscaping through the regulatory process, as  applicable. Explore opportunities for expansion of the existing buffer area as future redevelopment occurs on the Mall site. An expanded buffer will help improve the health of the watershed by reducing impervious surfaces and will provide a better transition between the Mall site and the adjoining residential community. 

• Provide a maximum building height of 45 feet for a depth of 200 feet from the southern property line along the ring road, to create a compatible building height transition.

This is the version proposed by the Audubon Naturalist Society (all one bullet in the Sector Plan). Words in bold show differences from the council staff’s version.

Retain the existing green buffer area, which is currently approximately 5 acres in size and which ranges in depth from 30 feet to 200 feet, along the property's southern edge between the residential community and the Mall ring road to reduce the impact of new development on adjacent residential areas and the nearby school and to contribute to watershed protection and restoration of Sligo Creek and Rock Creek. 

 

Protect this entire buffer area through dedication or acquisition. Augment the existing buffer area with additional plantings and landscaping through the regulatory process, as applicable. Expand the existing buffer area by at least 20 feet to the north and west, and use this expanded buffer area to provide adequate additional tree plantings and landscaping, along with pedestrian-biker trail all along the Ring Road and connectivity with the core business and metro station areas.

Explore opportunities for expansion of the existing buffer area as future redevelopment occurs on the Mall site. This will help improve the health of the watershed and provide a better transition between the Mall site and the adjoining residential community.