Montgomery County Planning Department: The Maryland - National Capital Park and Planning Commission

montgomery county planning department
The Maryland - National Capital Park and Planning Commission

Sector Plan for the Germantown Employment Area:
An Amendment to the Germantown Master Plan
ABSTRACT
This Plan for the commercial center of Germantown contains the text and supporting maps of amendment to
the approved and adopted 1989 Germantown Master Plan. It also amends The General Plan (On Wedges and
Corridors) for the Physical Development of the Maryland-Washington Regional District in Montgomery and Prince
Georges Counties, as amended.
The Plan also amends relevant functional master plans including the Master Plan of Highways within Montgomery
County, the Countywide Bikeways Functional Master Plan, and the Countywide Park Trails Plan.
The Plan makes recommendations for land use, design, environment, transportation, and community facilities as
well as the zoning that is intended to guide development.
SOURCE OF COPIES
The Maryland-National Capital Park and Planning Commission

8787 Georgia Avenue
Silver Spring, MD 20910-3760
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 Commissions geographic authority extends to the great majority of
Montgomery and Prince Georges 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 On Wedges and Corridors, the
general plan for the physical development of the Maryland-Washington Regional District.
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
and Media Relations Division, 301-495-4600 or TDD 301-495-1331.
Germantown Forward Planning Board Draft - February 2009

Planning Board Draft
Sector Plan for the Germantown Employment Area:

An Amendment to the Germantown Master Plan
Prepared by the Maryland-National Capital Park and Planning Commission

8787 Georgia Avenue
Silver Spring, Maryland 20910-3760
Approved by the Montgomery County Council

Date
Adopted by the Maryland-National Capital Park and Planning Commission

Date

Certification of Approval and Adoption

Elected and Appointed Officials
County Council
Philip Andrews, President
Roger Berliner, Vice President
Marc Elrich
Valerie Ervin
Nancy Floreen
Michael Knapp
George L. Leventhal
Donald E. Praisner
Duchy Trachtenberg
County Executive
Isiah Leggett
The Maryland-National Capital

Park and Planning Commission
Royce Hanson, Chairman
Samuel J. Parker, Jr., Vice Chairman
Commissioners
Montgomery County Planning Board Prince Georges County Planning Board

Royce Hanson, Chairman Samuel J. Parker, Jr., Chairman
John M. Robinson, Vice Chair Sylvester J. Vaughns, Vice Chair
Joe Alfandre Sarah A. Cavitt
Jean B. Cryor Jesse Clark
Amy Presley Colonel John H. Squire

The Plan Process
A master plan provides comprehensive to the County Council other comments and
recommendations for the use of public and recommendations.
private land. Each plan reflects a vision of the After receiving the Executives fiscal impact
future that responds to the unique character analysis and comments, the County Council
of the local community within the context of a holds a public hearing to receive public
countywide perspective. testimony. After the hearing record is closed,
Together with relevant policies, plans guide public the Councils Planning, Housing, and Economic
officials and private individuals when making land Development (PHED) Committee holds public
use decisions. worksessions to review the testimony and makes
recommendations to the County Council. The
The PUBLIC HEARING DRAFT PLAN is the first
Council holds its own worksessions, then adopts
formal proposal to amend an adopted master
a resolution approving the Planning Board Draft
plan or sector plan. Its recommendations are
Plan, as revised.
not necessarily those of the Planning Board; it
is prepared for the purpose of receiving public After Council approval, the plan is forwarded to
testimony. The Planning Board holds a public the Maryland-National Capital Park and Planning
hearing and receives testimony, after which it Commission for adoption. Once adopted by
holds public worksessions to review the testimony the Commission, the plan officially amends the
and revise the Public Hearing Draft Plan as master plans, functional plans, and sector plans
appropriate. When the Planning Boards changes cited in the Commissions adoption resolution.
are made, the document becomes the Planning
Board Draft Plan.
The PLANNING BOARD DRAFT PLAN is the

Boards recommended Plan and reflects their
revisions to the Public Hearing Draft Plan. The
Regional District Act requires the Planning
Board to transmit a master plan or 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

Table of Contents
Germantowns Future 8 Technical Appendices
Key Recommendations 10 Appendix 1: Planning Framework 3

Appendix 2: Germantown Planning Area Demographics 9
Areawide Recommendations 15 Appendix 3: School Capacity Analysis 15
Appendix 4: Germantown Housing Report 17
Land Use 15 Appendix 5: Churchill Town Sector 35
Urban Form 16 Appendix 6: Top 100 Germantown Businesses
Housing 23 (Ranked by Employment) 49
Transportation 25 Appendix 7: Major Retailers in Germantown
Environmental Resources 32 (Ranked by Employment) 53
Historic Resources 34 Appendix 8: Water and Sewer Capacity 55
Appendix 9: Environmental Resources Analysis 57
Germantowns Districts 36 Appendix 10: Cultural and Historic Resources Table 65
The Town Center 37 Appendix 11: Germantown Cultural Resources 69
The Gateway District 43 Appendix 12: Historic Preservation Elements 83
The Cloverleaf District 45 Appendix 13: Density Distribution 97
The North End District 47 Appendix 14: Connections: Transportation Analysis 99
The Seneca Meadows/Milestone District 50 Appendix 15: Station Requirements for
The Montgomery College District 52 Corridor Cities Transitway (CCT) Stations 113
The Fox Chapel District 54 Appendix 16: Bikeways 115
Appendix 17: Trail Connections 117
Implementation 56 Appendix 18: Recreation Needs 119
Appendix 19: Parks and Open Spaces 121
easibility
F 56
Appendix 20: Germantown Amenity Fund Projects 129
Zoning 56
Appendix 21: Proposed Capital Improvement Projects 131
Staging Plan 64
Appendix 22: Urban Service District Legislation 135
Road Network 66
Appendix 23: Transit Mixed-Use Zone 161
Bicycle System 70
Implementation Mechanisms 73
Capital Projects 74
Implementation Plan 74

germantowns future
Germantowns Future
T hisPlan establishes a
vision that will transform
Germantowns central employment
corridor into vibrant town center
and mixed-use uptown districts.
The Germantown of the future
will be the center of business
and community life in upper
Montgomery County.
Future Germantown in the vicinity of the Germantown Transit Station
8 Germantown Forward Planning Board Draft - February 2009

Montgomery County Planning Department: The Maryland - National Capital Park and Planning Commission

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Montgomery County Planning Department: The Maryland - National Capital Park and Planning Commission

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montgomery county planning department

The Maryland - National Capital Park and Planning Commission

The Maryland-National Capital Park and Planning Commission

THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION

Germantown Forward Planning Board Draft - February 2009

Sector Plan for the Germantown Employment Area:

Prepared by the Maryland-National Capital Park and Planning Commission

Approved by the Montgomery County Council

Adopted by the Maryland-National Capital Park and Planning Commission

Germantown Forward Planning Board Draft - February 2009

Germantown Forward Planning Board Draft - February 2009

The Maryland-National Capital

Montgomery County Planning Board Prince Georges County Planning Board

Germantown Forward Planning Board Draft - February 2009

The PLANNING BOARD DRAFT PLAN is the

Germantown Forward Planning Board Draft - February 2009

Germantowns Future 8 Technical Appendices

Key Recommendations 10 Appendix 1: Planning Framework 3

Germantown Forward Planning Board Draft - February 2009

Future Germantown in the vicinity of the Germantown Transit Station

8 Germantown Forward Planning Board Draft - February 2009

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