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Commission approves 302‑unit Kentlands site plan after Public Works reports limited traffic impact
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Summary
The commission granted final approval for a 302‑unit multifamily project at 917–913 Quince Orchard Road; Public Works presented a simulation showing up to 70 new peak‑hour trips through the Colonnade but concluded impacts to operations are negligible and recommended targeted mitigations.
The Planning Commission voted unanimously on Feb. 4 to grant final site‑plan approval for the Kentlands Apartments, a proposed 302‑unit multifamily building at 917 and 913 Quince Orchard Road, after staff and Public Works addressed resident concerns about traffic, emergency access and maintenance of adjoining private roads.
Staff noted the public hearing record closed Jan. 30 and that the applicant submitted supplemental materials during the record period. Public Works (Doug Smith) described a traffic simulation that used conservative trip assumptions and showed the proposed development could generate up to 70 additional vehicle trips per hour through the Colonnade during the highest PM peak; total weekday through‑colonnade counts were presented as approximately 784 trips. The simulation found operations would experience a negligible increase in delay (about 0.4 seconds per vehicle during peak hours), and Public Works recommended some targeted measures — for example, adding a stop sign where pillar sightlines are blocked, replacing a yield sign on Granite Place with a conventional stop sign and upgrading marked crosswalks, installing no‑stopping signage and converting some on‑street parallel spaces to loading/unloading zones to reduce delivery vehicle blockages.
Staff and the fire marshal identified a needed modification to a project drive aisle to ensure fire vehicle turning radii; the recommendation included an updated condition to address that change. Staff recommended approval with five conditions, including revised plans to address staff comments, improved on‑site drive aisles for standard and emergency vehicle turning, payment of a $598 Montgomery County Public Schools (MCPS) utilization premium per dwelling unit prior to building permits, a required parking addendum to register resident vehicles with on‑site parking in the garage, and a requirement that all construction traffic remain on the subject site.
Commissioners debated whether adding a right‑in driveway from Quince Orchard Road would materially change operations; Public Works said it would shift some inbound volume away from the colonnade but would not materially change delay metrics in the model. Commissioners praised the city staff’s independent traffic simulation and the applicant’s willingness to continue negotiating maintenance with colonnade property owners. Commissioner (unnamed, Speaker 9) moved approval; the motion passed unanimously.
The approval attaches five conditions to the final site plan; staff will require the applicant to complete revisions and fulfill the listed conditions before final signatures and permits are issued.
