Experts: wetlands, steep slopes at rear parcel will limit buildable area

Experts for the applicant described environmental constraints at the rear of the property that will limit where buildings can be placed and how much of the theoretical zoning maximums could be reached.

Eddie Diaz Campbell told the examiner that Tax Parcel 10 at the rear of 5545 Marlboro Pike contains steep slopes, a stream and wetlands and that "anything to the left of that that's not going to be developable land." He said those constraints mean the usable land for buildings is at the front of the unified parcel and that a rezoning to RMF‑48 would allow a coherent development strategy concentrating units at the front and preserving the environmentally sensitive rear.

Both experts emphasized that maximum heights and densities permitted under RMF‑48 are theoretical ceilings and that site dimensions, access, environmental protections, parking and other regulatory reviews typically constrain realized development. They said that gives the county tools — through subsequent design review and environmental regulation — to shape any future multifamily project even if the rezoning is granted.

Why it matters: Environmental limits materially affect what can be built on the property and are central to both opponents’ and proponents’ assessments of how rezoning would translate to on‑the‑ground changes.