June 2010

Germantown
Urban Design Guidelines
Context

Montgomery County’s General Plan envisioned urban centers along

the I-270 corridor as places where compact, transit serviceable growth
and employment opportunities could be concentrated. The County’s
Planning Department periodically undertakes sector planning efforts
focusing on these areas, to serve as area-specific refinements to the
vision outlined in the General Plan. The Urban Design Guidelines
are companions to each sector plan, and provide greater detail for
context-sensitive development to assist in the implementation of the
Plan’s vision.

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 Contents
How to Use the Guidelines 5

Vision 7
Design Objectives 8

Guidelines 9
Streets 10
Open Space 16
Buildings 20
Environment 24
Corridor Cities Transitway 26
I-270 Landscape Concept 27

Districts 29
Town Center 30
Gateway District 32
Cloverleaf District 34
North-End District - West Side 36
North-End District - Milestone North 38
Seneca Meadows 40
Montgomery College 42
Fox Chapel 44

Case Studies 47

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 Reconfigure existing transit, streets, trails, and sidewalks to improve connectivity
between neighborhoods and to provide alternatives for moving safely through the area.

Combine responsible natural resource management with public open space design to
create an integrated, sustainable, and compact fabric of buildings and streets.

Promote design excellence and encourage sustainable and efficient building design and
construction practices.

Identify and incorporate distinctive local character into the development of new and
vibrant compact centers.

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 How to Use the Guidelines

Urban Design Guidelines help implement the recommendations in approved and adopted master
plans or sector plans. They provide information on how plan recommendations and Zoning Code
requirements can be met, the area or district context for individual sites, and ideas about best practices
in building and site design.

The planning process is structured in a hierarchy of decisions:

• Master and sector plan recommendations provide the vision for a specific area.
• Zoning Ordinance and other codes establish standards and regulations for development.
• Design Guidelines provide inspiration and suggestions to fulfill the plan’s vision, and serve as a
problem-solving tool.

The guidelines are developed through work with property owners, residents, institutions, interest
groups, and Executive agencies. They are approved by the Planning Board for use by planning staff in
developing and evaluating proposed building projects and other applications. They will be revised and
updated as necessary.

Principles With the exception of street standards and other specific recommendations included in the Sector
plan, the guidelines are not regulations that mandate specific forms and locations for buildings and
open space. They illustrate how plan recommendations and principles might be met, and encourage
Connectivity applicants to propose designs that create an attractive and successful public realm.

The examples and case studies included are intended to frame discussions regarding building design in
Environment a flexible way without prescribing specific standards.

Design The 2009 Germantown Sector Plan is available online at

montgomeryplanning.org/community/Germantown

Diversity

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 Vision
Germantown Sector Plan Germantown will evolve into a more urban place
with mixed-use development, taller buildings and
The Sector Plan establishes a goal of transforming a variety of urban spaces. With a vibrant Town
Germantown into the business and cultural Center at its core, new mixed use communities
center of upper Montgomery County through the oriented around the Corridor Cities Transitway will
following recommendations: be supported by a network of trails, sidewalks,
streets, open spaces, and street oriented
• Complete the economic core envisioned in development. The quality of the emerging public
the General Plan realm, built environment, and natural areas will
• Increase employment uses strengthen the long term economy, sustainability,
• Organize communities around transit and spirit of Germantown.
• Enhance connections to Germantown’s
greenbelt and stream valley parks The Plan directs new uses, activities and design
• Pursue design quality and sustainability in attention to the Town Center. Its mixed uses will
the public and private realms support the offices on MD 118 and surrounding
• Build on cultural, historic and civic facilities residential areas, with Century Boulevard’s
Promenade as the community’s main street, lined
with retail and anchored with a transit station, a
library and arts center.

The Plan builds upon an underlying framework

of existing roadways and development patterns.
Divided by I-270. Germantown has an east
and west side with the emerging Town Center
providing the focus of community life. Existing
residential communities surround the Sector
planning area.

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 Sector Plan Design Objectives
The Plan promotes mixed use, diverse communities Design
clustered around transit service, variety of urban public
spaces and preservation of existing natural areas. Promote functional, efficient and attractive urban
Walkable communities and an attractive public realm development that emphasizes the public realm and the
are high priorities. The Plan’s goals for development, pedestrian experience by:
streets, open spaces and natural systems are supported • Clustering development, highest density and tallest
by the following design objectives. buildings around transit stations, stepping down
building height towards existing residential areas.
Connectivity • Emphasizing uses and designs that support the Town
Center’s role as the Up County cultural center.
Improve how residents and workers travel to jobs, • Creating recreational opportunities with a network of
services, entertainment, recreation and home by: urban and natural open spaces
• Expanding the street network to improve access, • Incorporating Germantown’s unique historic, cultural
and encourage walking and transit use. and natural environment into development.
• Promoting slower speed roads to encourage walking
and cycling. Diversity
• Creating attractive and safe streets with trees and
other streetscape improvements. Accommodate the needs of a diverse community by:
• Building the Corridor Cities Transitway (CCT). • Providing a mix of land uses and housing types that
serve a range of income levels. Avoid over-building the
same housing unit type.
• Designing amenities, open space, and recreation
facilities for users of all ages and incomes

Environment

Promote sustainable development and limit the impacts of

development to the natural environment by:
• Protecting and enhancing the existing greenbelt of
parkland that defines Germantown and the natural
systems within the planning area.
• Using innovative stormwater management techniques
and reducing imperviousness.
• Increasing forestation of natural areas and tree canopy
along streets.
• Promoting energy conservation.

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 Guidelines

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 Streets
Germantown Sector Plan

The Sector Plan promotes connectivity and identifies the street

network, road classifications, design speeds and street charac-
ter for all the public roads. The Plan supports a transportation
policy that promotes transit, walking, biking and other methods of
reducing use of single occupancy vehicles.

Road Code
All streets follow the Road Code and incorporate context-sensitive
characteristics to accomodate a range of users, especially pedes-
trians. Deviations from the Road Code’s dimensional standards
will require a waiver.

The Plan includes two roadways that will require the addition of
design standards to the Road Code; Century Boulevard (B-10, a
transitway) and Crystal Rock Drive (A-22 and B-24, a greenway).
The remaining road classifications in the Plan are in accordance
with the Road Code.

Where existing conditions and Road Code standards conflict,

the Code should be relied upon to retrofit with minimal impact on
existing utilities and street trees.

Utilities
Place utilities to minimize building setbacks as required by Zon-
ing of these guidelines. Provide a coordinated utility concept plan
at the time of regulatory review. Public utility easements (PUE) in
front of buildings are discouraged.

Street Classification, Sector Plan

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 Guidelines
The guidelines describe street characteristics such as building
setbacks, tree spacing and street lighting. Final routes and right-
of-way particulars will be determined through regulatory review.

The existing Germantown Streetscape will be updated

incorporating the Sector Plan and Design Guidelines
recommendations. Property owners will ultimately be responsible
for streetscape maintenance unless an Urban Service District is
formed to provide that service for the area.

Street Network Intersections Parking

• Establish an interconnected network of streets. • Design intersections to encourage pedestrian • Do not exceed the Zoning Code’s minimum
• Incorporate alleys for parking and loading access, crossing using features such as medians or neck parking space requirements except when
where feasible. Emergency access should downs. providing publicly accessible or shared parking
typically be from the front of buildings. • Mark or indicate crosswalks to distinguish them spaces
with techniques such as special pavement or • On-street parking is encouraged
Short Blocks markings, where appropriate. • Encourage structured parking at mid-block
• Create a network of short blocks to promote • Provide the minimum required curb radius for locations and wrap structures with active uses
walking and to maintain access to natural light emergency vehicles. • Minimize driveway width; use drop aprons instead
between buildings of curb returns to protect pedestrians

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 Guidelines
Building Setbacks from the curb Stormwater Management
The higher the target speeds, the greater the building • Use bio-infiltration in medians and in curb
setback. Building setbacks in zones with no required extensions where feasible, and alleys
setbacks, apply the following setbacks measured • Direct sidewalk runoff into bio-infiltration areas
from the curb: along the curbside in a manner that does not
• +135 feet of right-of-way – min. 30 feet building undermine the structural stability of required
setback streetscape elements
• 100 – 134 feet of right-of-way – min. 20 - 25 feet • Street tree planting details to be determined.
building setback
• Under 100 feet of right-of-way – min. 15 -20 feet Transit Sidewalk Loop
building setback Identify the transit sidewalk loop with special
pavement or other elements that helps way finding to
Streetscape transit stops.
• Street lighting should match existing street lights
unless new energy efficient lighting is approved
by MCDOT
• Increase tree canopy along all streets, with
minimal spacing between trees in the densest
areas
• Provide ample soil volume for root development
of street trees with the goal of 1,000 cubic feet
of soil volume per tree

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 Street Character
Boulevards
Six-lane streets with medians that carry significant through and local traffic.
Boulevard character is achieved with a regularly spaced, tall growing, double row of
street trees, median trees and high mount street lighting. Modify the Road Code’s
buffer area to achieve a double row of trees. Among the six boulevards, only MD
118 within the urban area of the Town Center should have closely spaced street
trees, special lighting and special sidewalk paving.

Main Streets
Two to four-lane streets that distribute traffic. Main street character is achieved
with a single row of closely spaced, tall growing street trees in lawn panels, trees
in the median (if divided), pedestrian scaled lighting, and on-street parking where
permitted by the MCDOT. Within urban areas, paving should extend from the curb
to the building with trees planted in cut-outs in the sidewalk.

Local Streets
Two-lane streets with pedestrian scaled lighting, closely spaced, single row of tall
growing trees, sidewalks on both sides, and on street parking where permitted
by MCDOT. Local streets provide the internal circulation for a district and may be
public or private.

Transitways (new standard required)

Four lane, divided street with the CCT transitway in the median to conveniently
serve both sides of the street. The transitway should have closely spaced, tall
growing street trees, trees within the median framing the transitway, special street
lighting and paving. Design of the transit station should include special paving,
and crosswalks, pedestrian scaled lighting, and other furnishings that support and
encourage ridership.

Greenways (new standard required)

Greenways combine recreation and transportation by incorporating linear
recreation areas and bikeways within the right-of-way. Crystal Rock Drive should
use arterial standards for a four lane divided road with the linear recreation area
developed to the east side. Observation Drive, designated as a major highway,
achieves a greenway character from the surrounding context.

Street Character, Sector Plan

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 Germantown Road MD 118 (M-61) Middlebrook Road (B-20) Observation Drive (A-19)
Major Highway / Boulevard Arterial Street / Main Street Arterial Street / Main Street
Sector Plan Sector Plan Sector Plan
Min. ROW: 150 feet Min. ROW: 112 feet Min. ROW: 80 feet
Lanes: 6, divided Lanes: 4, divided Lanes: 4

Guidelines: Guidelines: Guidelines:

Parking: NA Parking: TBD Parking: NA
Trees: 45 - 50 feet o.c. Trees: 45 - 50 feet o.c. Trees: 30 - 35 feet o.c.
Sidewalk: 8 feet Sidewalk: 7 feet Sidewalk: 5 feet
Setback: 30 feet min. Setback: 20 - 25 feet min. Setback: 15 - 25 feet min.
Median: Landscaped, 17 feet min. Median: Landscaped, 8 feet min. Median: NA

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 Century Boulevard Town Center Century Boulevard Transitway Crystal Rock Drive
Business District Street / Main Street New Street Arterial Street / Greenway
Sector Plan Sector Plan Sector Plan
Min. ROW: 70 feet Min. ROW: 134 feet Min. ROW: 120 feet
Lanes: 2 Lanes: 4, divided - 2 transit lanes Lanes: 4, divided

Guidelines: Guidelines: Guidelines:

Parking: Both sides Parking: TBD Parking: TBD
Trees: 30 - 35 feet o.c. Trees: 30 - 35 feet o.c. Trees: 30 - 35 feet o.c.
Sidewalk: 7 feet Sidewalk: 8 feet Sidewalk: 5 feet
Setback: 20 - 25 feet min. Setback: 20 - 25 feet min. Setback: 20 - 25 feet min.
Median: NA Median: Divided with transit Median: 17 feet

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 Open Space
Sector Plan’s Hierarchy of Open Space
The Plan responds to the increasing demand for indoor and outdoor recreation by
providing a variety of open spaces and connections. The Plan’s objectives are to
serve diverse user groups, ensure access, emphasize the pedestrian experience,
encourage social gathering, provide safety, and consider maintenance.

Open Spaces
• Natural areas in all districts
Stream valley parks, forest areas, and wetlands
North End West Side – forest adjacent to Black Hill Regional Park
Montgomery College – 46 acres of high priority forest
• Public Parks in Town Center
Existing Urban Park, BlackRock’s Town Commons and a new
Urban Play Park approximately 1 acre in size.
• Neighborhood greens in each district
Cloverleaf - .5 acre neighborhood green
North End Westside - .75 acre neighborhood green
Seneca Meadows - .5 acre neighborhood green
Montgomery College – 46 acres of high priority forest
• Urban spaces (plazas and gathering places) in all districts
• Transit station plazas in all transit-served districts

Trails and Connections

• Promenade along Century Boulevard
• Greenway s – Crystal Rock Drive and Observation Drive
• Transit sidewalk system
• Connections such as trails, sidewalks and bikeways to open spaces and other
destinations

Sector Plan’s Open Space Concept

The Plan recommends a system of parks and open spaces linked by bikeways,
sidewalks, and pathways. Major urban parks are clustered in the Town Center and
will serve the entire plan area. Natural stream valley parks provide nature-oriented
recreation and environmental benefits.
Urban open spaces are specified in the Town Center, but in other transit-served Urban Open Space, Parks and Trails, Sector Plan
districts, the Plan recommends “floating” facilities that will be located through
regulatory review of proposed developments. Specific sizes and amenities for
urban open spaces also are to be determined by regulatory review unless specified
in the Plan. See Sector Plan’s District Amenities.

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 Guidelines
The guidelines provide more detailed guidance on locations,
site development and furnishings that ensure diverse recreation
needs are met, promote innovated ideas and identify how the
open spaces are achieved and maintained. There are four types
of open spaces addressed in the guidelines.

Natural Areas and Stream Valley Parks Public Urban Parks

• Connect stream valley parks to adjacent Proposed Urban Play Park Town Center Urban Park
communities and the surrounding greenbelt • Include a 6 foot minimum sidewalk and a 8 foot • Increase park use by such measures as
regional parks with trails, bikeways, and minimum hard surface walkways within the park. additional seating, interactive artwork, and more
sidewalks in accordance with Sector Plan’s • Provide multi-age recreation with family-oriented programs using public/private partnerships.
bikeway and trail recommendations. facilities such as play equipment and climbing
• Protect or enhance natural resource areas and structures. Incorporate interactive elements such
connections between them. as musical chime sculptures, splash fountains, BlackRock Center for the Arts’ Town Commons
and boulders. Fences may be appropriate. • Improve use of the space with seating and better
• Provide facilities for teens and young adults such maintenance of the lawn.
as skate boarding and rock climbing walls. • Provide programmed activities coordinated
• Provide seating areas including moveable tables through the Parks Department. Promote public/
and chairs to promote social gathering. private partnership programming that includes
• Provide amenities making the park unique, the Recreation Department, schools, BlackRock
include special paving, benches, fountains, and Center for the Arts and the Urban Service District
integrated artwork. to achieve multiple outdoor programs each
• Incorporate landscaping for seasonal change and season.
color. Maximize tree cover for shade.
• Integrate lighting for safety and night use. Avoid
glare.

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 Gathering Places
Neighborhood Greens Urban Plazas Transit Station Plazas
• Locate in mixed-use or residential areas as • Locate in highly visible locations and animate • Locate along the street sidewalk, close to the
central open spaces, defined by streets. Do not with adjacent uses. Disperse plazas throughout transit platform in each district. Access to the
locate on the edge of communities or along high- the district. transit platform by marked crosswalks.
speed roads incompatible with play areas. • Design to be welcoming to the public and not • Integrate transit plazas with the design of
• Provide a usable, level lawn area that supports perceived as private area. Railings, fences, or the adjacent development, providing wider
multiple informal activities such as lounging, play gates are not permitted. sidewalks and building setbacks to accommodate
and exercise and range in size from ½ to 1 acre. • Design for social outdoor activities with seating pedestrians.
• Should be privately developed and located including moveable tables and chairs. • Should be privately developed as public use
through regulatory review. • Should be privately developed as public use space.
• Include a periphery sidewalk, at least six feet space. • Design each transit plaza as a unique place with
wide Incorporate internal, hard surface walkways. • Provide extensive landscaping using large, five seating, shelter, and amenities.
• Provide seating. Include moveable tables and ½-inch caliper shade trees. Locate plazas to • Include place-making artwork in the transit plaza
chairs, in secure sites. Identify maintenance receive sunlight but also provide shade with trees designs, including the work of local artists.
responsibilities. Shade seating areas with trees or or structures.
arbors and gazebos. • Provide amenities such as fountains, special
• Incorporate artwork and other amenities. paving, and other elements, including integrated
• Program activities through the Urban Service and participatory artwork. Incorporate historic,
District. nature-oriented, or cultural themes.
• Use quality materials such as special pavers,
steel, wrought iron, stone or pervious paving.
• Integrate lighting for safety and to avoid glare.

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 Greenways
Crystal Rock Greenway
This greenway connects the Town Center to Black Hills
Regional Park.
• Rebuild the existing roadway to create a 40-foot-
wide linear recreation area along the east side of
the right-of-way. Maintain by the Urban Service
District. North of Father Hurley Boulevard,
provide only a shared use path.
• Provide an eight-foot wide shared use path that
meanders through the linear recreation area.
• Incorporate recreation facilities such as a
skateboard facility, a heart smart exercise
trail, and benches. Provide historic or nature
interpretative signage.
• Landscape extensively with a variety of shade
trees creating an informal park-like character.
• Provide pedestrian scaled lighting along the
entire pathway to accommodate night use and
ensure safety.
• Integrate place-making artwork along the linear
pathway.

Observation Drive Greenway

This greenway connects Montgomery College with
Milestone Shopping Center.
• Provide an eight-foot wide bikeway along the
eastern side of the roadway within the street right
of way.
• Provide seating along the right-of-way at adjacent
open spaces such as the Germantown Bog.
Benches should be oriented to the views of
those open spaces and maintained by the Urban
Service District.
Crystal Rock Greenway - 120 ft R.O.W.

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 Buildings
Sector Plan Building Form
The Plan promotes compact and street oriented Evolve existing development patterns into an urban
development that emphasizes the public realm form with buildings lining streets and parking located
and the pedestrian experience. Compatibility with to the rear or mid-block.
adjacent residential neighbors is required. The Plan • Locate buildings to create building walls that
recommends: define the street and sidewalk.
• Development with front doors facing the street. • Locate primary entrances at sidewalk level.
• Setting back upper floors from the street on • Develop blocks with alleys for service areas and
buildings over 60 feet in height (4 – 5 stories) to loading.
reduce mass and bulk.
• Building setbacks to frame the sidewalk.
• Locating tallest buildings at transit stations Massing and Height
with step downs towards existing residential Germantown’s seven districts should each have an
communities. identifiable center created by locating density in a
• Achieving minimum building height of 3 stories, core area.
where feasible. • Cluster development around transit stations.
• Arrange buildings to define gathering places and
Guidelines urban plazas.
The guidelines further promote an urban character • Design buildings at street corners to facilitate
and a walkable environment with detailed guidance pedestrian movement.
on building form, massing and height, facades • Set back taller, high-rise towers to reduce
and retail storefronts. The guidelines apply to all shadows and mitigate building height.
properties with the final location of buildings, size • Design slender floor plates for buildings over
and architecture to be determined through regulatory five stories to avoid massive, bulky forms and
review. Unique uses such as hospitals will need shadows.
flexibility to ensure that their special functional needs • Design buildings to disperse winds, avoid
are met. accelerating drafts, and protect pedestrians.
• Provide tall floor ceiling heights to accommodate
a range of uses.
• Develop two to three story buildings, where
feasible, if market conditions do not result in
buildings using the allowable density.
• Vary building heights along a street.
• Step down building heights adjacent to residential
communities to 35 feet (50 feet maximum
including bonus density) to achieve compatible
transitions unless the Plan identifies specific
heights.
• Design for solar orientation.

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 Facades
Building facades and entrances define and • Incorporate place-making elements drawn
animate the public realm creating community from Germantown’s historic or cultural
character. Visual interest at the pedestrian scale themes.
is important. • Commercial buildings, in general, should
look different from residential buildings.
• Design facades with a base, middle and • Design signage as an integral element of
top, maintaining a continuous cornice or the building. Pole mounted signs are not
horizontal line along the street. permitted. All signage along streets should
• Place building entrances close together be either wall mounted or a monument type
along active streets. Not all streets should on a base and placed within a landscaped
be considered as active streets. setting. The top of monument signs should
• Highlight entrances with a change in materi- be no higher than six feet.
als, textures, or color; recesses and projec- • Consider the use of green walls and other
tions; and cornice lines or other horizontal energy conservation measures.
elements.

Street Level Retail

Retail, restaurant, and entertainment uses help • Achieve a significant amount of transparen-
animate the public realm and provide needed cy, between 60 to 70 percent for the ground
services. floor. Highly reflective or dark glass is not
permitted.
• Cluster retail, restaurant, and entertainment • Large floor plate retailers such as big box
uses along identified retail streets. stores should have liner retail shops along
• Locate storefront entrances close together. the sidewalk to avoid long blank walls.
Locate entries at street level, avoiding • Set buildings back 22 to 25 feet from the
steps. Use facade treatments to increase curb where outdoor cafés are proposed to
legibility, emphasize entrances, and enliven ensure adequate pedestrian passage.
the street.

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 Residential Buildings
Walkable, mixed-use communities should residential buildings.
include a range of housing types and varied • Include activating uses at the ground floor if
architecture. located along a primary retail street.
• Provide a variety of residential unit types • Meet recreational needs within multifam-
within a block. ily buildings by providing facilities such as
• Ensure light and air for residential units by exercise rooms, gyms, and common spaces
providing adequate space between build- such as lounges and meeting rooms, and
ings, southern orientation of units, and roof top sundecks and pools.
placement of taller buildings in the middle • Place primary front entrances along the
of the block. street with rear garage entrances.
• Locate plazas, neighborhood greens, or • Provide secure storage space for bikes
other gathering places adjacent to or nearby within the garage.

Building Rooftops
Varied roof designs should create visually inter- recreation areas are proposed.
esting skyline seen from above and as well as • Encourage varied roof designs for visual
from the street. interest and character.
• Place mechanical equipment within en- • Incorporate artwork “roofscapes” where roof
closed structures. levels can be seen.
• Locate recreational facilities on the roof of • Incorporate green technologies such as
tall buildings to make efficient use of the green roofs, reflective surfaces, solar panels
space and meet recreation needs. and wind generators on roofs.
• Reduce stormwater runoff by providing
green roofs on buildings that can support
the additional weight. Use cisterns where

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 Base 1: Transition Buildings Base 2: Mixed –Uses Tower and base: Mixed Uses

 Residential buildings preferred  Ground floor retail  Ground floor retail

 3-4 stories  Office or residential above  Office or residential above
 35 feet high (50 feet maximum  3-5 stories.  3-4 story base
with housing bonus) unless   180 feet high maximum
higher heights are stated in 60 feet high unless higher without an affordable
Sector Plan within transitions heights are stated in the Sector housing bonus. See height
Plan maps within each district.

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24
 Environment
Sector Plan
The Plan’s Environmental Framework of greenbelt and natural
areas gives shape to Germantown’s pattern of development. This
natural open space system serves both recreation and environ-
mental functions protecting water quality and forest resources.
The conservation of energy and reduction of carbon emissions
are supported with LEED certification requirements, compact
development and transportation policies that promote use of
transit.
Guidelines
Stream Protection • Use planting designs that protect street tree
• Respect stream valley buffers. root from contaminants.
• Orient development to take advantage of
views into natural stream valley areas. Imperviousness
• Reduce on-site imperviousness by providing
Forestation/Tree Canopy parking structures and taller buildings,
• Maximize forest cover and re-establish tree where feasible, and utilizing pervious
cover in natural areas especially in the pavements. Increase infiltration via planted
stormwater management area along Crystal areas throughout a site.
Rock Drive.
• Increase the tree canopy along streets and Green Buildings
within public spaces especially in the Town • Reduce energy consumption and reduce
Center Urban Park. carbon emissions by achieving LEED
certification as required by Montgomery
Stormwater Management County’s Department of Permitting Services.
• Decentralize on-site infiltration areas, where • Incorporate measures such as green
feasible, to reduce runoff, downstream roofs, cisterns, wind power generators,
erosion and water quality impacts. solar panels, and other green building
• Promote green roofs or other storm water technologies that promote energy efficiency.
collection systems for all development
where rooftop recreation is not required. Connectivity
• Increase stormwater management within • Promote street and pathway connections
street right-of-ways by such means as that encourage walking, cycling or other
infiltration within alleys, draining sidewalk access that reduce auto use. Surface paving
runoff into planted curbside panels and for pathways to be determined case-by-case.
locating bio-infiltration areas within medians • Promote the use of zip cars, bike parking
and curb extensions. and showers in development.
Provide forest coverage, Montgomery College

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 Protect Wetlands

Provide stormwater bio-infiltration areas

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 Corridor Cities Transitway

Corridor Cities Transit Station

• Design CCT station platforms with high quality, standardized
components that give identity to the stations.
• Provide shelters, seating, and information systems to that
inform users of the real time schedule of transit service.
• Provide special paving on the platform and special marked
cross walks.
• Incorporate streetscape improvements called for in the
streetscape plan.
• Integrate art and other amenities.

Integrate station design with adjacent development

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 I-270 Landscape Concept
Landscape character along I-270 can help improve the setting for
signature office and technology development. Identifiable charac-
ter will support economic development, provide attractive views
for motorists, and create regional identity for this segment of the
corridor. The landscape concept applies to the I-270 right-of-way
and to adjacent, privately owned open space along the highway.

Character will be informal and natural, with native woodland and

meadows. Planting design will:

• Create or maintain views of signature office or technology

buildings along the corridor
• Preserve and increase existing woodland along highway
edges and within the interchanges
• Create meadows using natural grasses and flowers
• Use native species or compatible plant material
• Eliminate invasive species
• Develop stormwater management facilities as part of the
pastoral landscape with native plantings and natural (non-
engineered) grading

The I-270 landscape will be improved over time by adjacent devel-

opment, and by capital improvement projects sponsored by the
State of Maryland.

South Carolina Interstate Highways

Montgomery County Planning Department Germantown Design Guidelines | June 2010 27

28 Germantown Design Guidelines | June 2010 Montgomery County Planning Department
 General Notes
Streets Open Spaces Buildings

• Refer to guidelines for Streets (page 12) for • Refer to guidelines for Open Space (page 18) for • Refer to guidelines for Buildings (page 20) for
general guidelines regarding urban streets, general guidelines regarding privately developed general guidelines regarding building form, facade
streetscape, and street character public use space that serves as neighborhood articulation, and retail frontages.
• Provide boulevard, main street, promenade, gathering space. • Prioritize the establishment of consistent street
primary retail, local street or greenway treat- • Open spaces for public use will be privately walls along public streets. Character at other adja-
ment where indicated in district diagrams developed; locations will be determined through cent streets should be compatible.
• Provide streetscape along both sides of all regulatory review • Consider signature structures or significant building
new streets • Provide I-270 landscape treatment along the high- gestures at prominent locations
• Local streets should strive to create a net- way, and heavily screen parking structures • Setbacks from the building line should create urban
work of short blocks with frontages 250 to • Where applicable, improve existing stormwater fa- open space, wider sidewalks, or enhanced building
350 feet in length cilies and stream valley open spaces with informal entrances
landscape using native species

Districts
Germantown Sector Plan

Germantown will be a transit-centered community. Its seven districts will emerge with strong identi-
ties, each a complete center, focused on the CCT and MARC transit stations or with a significant
mixed-use core if not transit served. These centers will be connected through a range of options, in-
cluding pedestrian routes, recreation trails, environmental corridors, bike facilities, or buses. People
will have the options to live within each center and be offered most activities needed in their daily
lives, all within the Germantown community. The plan identifies seven districts:
• Town Center
• Gateway District
• Cloverleaf District
• North End District - West Side and Milestone South
• Seneca Meadows
• Montgomery College
• Fox Chapel

Montgomery County Planning Department Germantown Design Guidelines | June 2010 29

 Town Center District Streets

The Sector Plan views the Town Center as the heart of Germantown
and the up-County’s cultural center. Town Center is divided into Core
Neighborhood and the West End, with higher densities and height in
the Core adjacent to the transit station and I-270. Plan recommen-
dations transform the Core into a high-rise, mixed use urban center
that clusters cultural, entertainment, retail, eployment, and housing
uses in a pedestrian and transit-oriented environment.

• Provide boulevard, main street, promenade, primary retail,

local street or greenway treatment where indicated in
district diagram above. Refer to Streets section for descrip-
tions of each street character type
• Designated retail streets are encouraged to have on-street
parking; drive-through establishments are discouraged
• Streetscape improvements should be in accordance with
the 1992 Town Center Design Study

30 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Refer to the Open Space section for design considerations to • Building setbacks should be primarily 20 to 25 feet along
enhance existing park spaces (Town Center Urban Park, Town most streets, 30 to 35 feet along MD 118, and 15 to 20
Commons, Black Rock Center for the Arts Park) feet along streets with right-of-way of 100 feet of less
• Urban plaza locations and sizes not specified in the Sector • Maximum building heights should be located around the
Plan will be determined during the regulatory development transit station, stepping down toward the edges of the
review process district
• New development in the MARC station parking lot should
not exceed 40 feet in height

Montgomery County Planning Department Germantown Design Guidelines | June 2010 31

 Gateway District Streets

The Sector Plan views the Gateway District with its mix of indus-
trial, office, and housing uses as the entrance to the Town Center
from I-270. The Plan maintains the existing employment charac-
ter along I-270, the commercial and industrial character along
Middlebrook Road, and the existing residential areas. Increased
residential density is recommended for the Rolling Hills Property,
one of the few properties likely to redevelop.

• Provide boulevard, main street, primary retail, or local street treatment where
indicated in district diagram above. Refer to Streets section for descriptions of
each street character type
• Consider locating a curving local street along the edge of the stream valley
on the Rolling Hills property to provide access and views into the open space;
layout to be determined during regulatory review

32 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Rolling Hills property: new development should provide on-site amenities for • Middleboork Road east of Great Seneca Highway: maximum building height of
residents such as play areas, a swimming pool, a multi-purpose community 65 feet, to be compatible with existing residential communities along Middle-
room, or a recreational loop brook Road
• Encourage conservation of woodland edges if supported by the Forect Conser- • Rolling Hills: maximum building height of 90 feet, concentrated on the proper-
vation Plan ty’s lower elevations, to reduce visual impact of taller buildings on surrounding
• Improve the character of Middlebrook Road by planting a double row of street communities, and to concentrate density near MARC station
trees along both sides, and replanting the south side with native trees • I-270: maximum building height of 100 feet, to accomodate signature office
• Improve the character of Great Seneca Highway by planting an informal ar- and technology development
rangement of native trees and shrubs

Montgomery County Planning Department Germantown Design Guidelines | June 2010 33

 Cloverleaf District Streets

The Sector Plan envisions a diverse, mixed-use and transit

served neighborhood with predominantely employment and tech-
nology uses along I-270. Housing will be integrated throughtout
with retail near the transit station. teh district’s assets are the
future transit station, the proposed Crystal Rock Drive greenway,
and excellent visibility from I-270.

• Provide boulevard, main street, primary retail, greenway, or local street treat-
ment where indicated in district diagram above. Refer to Streets section for
descriptions of each street character type
• Local streets should create a network of short blocks with frontages 250 to
350 feet in length
• Design the Corridor Cities Transitway as an integral element of Century Boule-
vard
• Cluster retail along Cloverleaf Center Drive and Century Boulevard near the
Transit Station

34 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Locate public use spaces such as urban plazas and at least one, half acre • Century Boulevard and Cloverleaf Center Drive should be framed with street-
neighborhood green along Century Boulevard, where they can be activated by oriented buildings
retail uses • Highest density and height should be around the Transit station - maximum
• Develop Crystal Rock Greenway as a linear recreational area - refer to the height 143 feet
Open Space chapter for details; include amenities provided by private develop- • Locate signature office and technology development along I-270 - maximum
ment and supplemented by a capital improvement project height 125 feet
• Improve existing private stormwater facilies with informal landscape using na- • Step down new buildings to 60 feet along the stormwater facility adjacent to
tive species Crystal Rock Drive

Montgomery County Planning Department Germantown Design Guidelines | June 2010 35

 North End District - West Side Streets

The Sector Plan envisions a mixed-use neighborhood within

walking distance to the tratsit station, signature office develop-
ment along I-270, and preservation of a mature forest adjacent
to Black Hill Regional Park. Residential, retail and hotel uses are
also envisioned.

• Provide boulevard, main street, primary retail, greenway, or local street treat-
ment where indicated in district diagram above. Refer to Streets section for
descriptions of each street character type
• Straighten Century Boulevard’s curving alignment to preserve more woodland
adjacent to Black Hill Regional Park
• Utilize the recommended Crystal Rock Greenway to connect to Black Hill
Regional Park’s trail system, and to the Sector Plan’s Bicycle Beltway
• Locate retail close to the Transit station along Century Boulevard

36 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Open spaces for public use will be privately developed • Century Boulevard, Dorsey Mill Road, and local streets should be framed with
• Locate public use spaces such as urban plazas along Century Boulevard, street-oriented buildings
where they can be activated by adjacent retail uses • Highest density and height should be around the Transit station and along
• Locate a .75 acre neighborhood green defined by streets close to residential I-270 - maximum height 143 feet
development • Establish compatibility with existing residences along Kinster Drive, along Cen-
• Contribute to the development of the Crystal Rock Greenway tury Boulevard, andthe existing residential areas north of Cloverleaf North
• Provide a transit sidewalk loop, with special paving
• Preserve existing forest adjacent to Black Hill Regional Park
• Improve existing stormwater ponds with informal landscape and native species

Montgomery County Planning Department Germantown Design Guidelines | June 2010 37

 North End District - Milestone North Streets

The Sector Plan views Milestone North as predominately an em-

ployment area with hotel, residential, and retail uses. Its proxim-
ity to the Dorsey Mill Road transit station offers an opportunity to
create a mixed-use center that enjoys I-270 visibility.

• Provide boulevard, main street, greenway, or local street treatment where

indicated in district diagram above. Refer to Streets section for descriptions of
each street character type
• Create an internal street with streetscape to facilitate circulation within the
Milestone Business Park and define the existing Green Commons
• Extend Dorsey Mill Road over I-270 to improve east/west access
• Surrounding new development should provide pedestrian connections to the
Dorsey Mill Transit Station
• Locate limited retail uses along Milestone Drive, adjacent to the existing neigh-
borhood green

38 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Locate public use spaces primarily along Milestone Drive, where they can be • Building setback: 25 feet minimum from curb along all streets
activated by adjacent retail uses • Highest density and height should be around the existing commons along
• Locate neighborhood green defined by streets close to residential develop- Milestone Drive and along I-270 interchange- maximum height 143 feet along
ment I-270, and 125 feet along Milestone Drive
• Create a privately developed transit station plaza
• Create a transit sidewalk loop with special paving

Montgomery County Planning Department Germantown Design Guidelines | June 2010 39

 Seneca Meadows Streets

The Sector Plan envisions a mixed-use employment area for the

north end of the district and reaffirms the existing industrial park
in the southern end. The mixed-use, north end will have office,
housing and retail.

• Provide boulevard, main street, greenway, or local street treatment where

indicated in district diagram above. Refer to Streets section for descriptions of
each street character type
• New development should be oriented toward Seneca Meadows Parkway
• Align local streets to provide safe and convenient access to the transit station
• Limited retail uses should be located near the transit station
• Any major retail should be integrated with street-oriented smaller shops and
mixed uses

40 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Locate privately developed spaces for public use adjacent to new development • Cluster tallest buildings around transit stop at the intersection of Seneca
along Seneca Meadows Parkway Meadows Parkway and street B-25; taper down heights toward district’s edges
• A transit station plaza should be located adjacent to the Transit station, and to achieve compatibility with surrounding neighborhoods
should also connect to the transit sidewalk loop • Provide a transit plaza adjacent to the transit station
• A privately developed, half-acre neighborhood green should be located within
the densest portions of residential development
• If a community recreation center is established within the district, provide an
adjacent public park of approximately one-half acre

Montgomery County Planning Department Germantown Design Guidelines | June 2010 41

 Montgomery College Streets

The Sector Plan envisions Montgomery College evolving into a

compact campus, with signature office and technology develop-
ment along I-270 and mixed-use development or medical uses in
the site’s southern end. The high quality forest is an extraordinary
asset to be preserved. Existing residential properties along MD
355 will remain.

• Extend Observation Drive west of the campus through the district to connect
with Middlebrook Road. Align to preserve existing forest and to avoid unwant-
ed traffict through campus.
• Provide streetscape along both sides of all new streets
• Local streets should create a network of short blocks with frontages 250 to
350 feet in length
• Roadway development should minimize grading in forest or woodland areas
• Retail should be limited and located near housing and mixed-use development
• Cluster campus retail near the Student Service Center

42 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Locate College public spaces along main street, the Student Service Center, • Setback new buildings 25 to 35 feet from the street; Hospital uses may set-
and near major buildings within privately developed areas back farther to allow for emergency access and short term parking
• If new residential areas are proposed, a privately developed neighborhood • New buildings along MD 355 should setback to meet existing building lines
green should be provided • New buildings reaching maximum height of 100 feet should be located within
• Preserve 46 acres of existing forest; trails, seating, and interpretive areas for campus or along I-270
educational benefit should be developed • Building heights along the southern end of the district should transition from a
• Improve open spaces along existing stream valley with natural and forest maximum of 60 feet down to meet heights in existing residential communities
plantings, using native species • New office, technology, or medical development should be three stories mini-
mum, where feasible

Montgomery County Planning Department Germantown Design Guidelines | June 2010 43

 Fox Chapel Streets

The Sector Plan views Fox Chapel as a small, mixed-use com-

mercial center and encourages redevelopment of properties east
of MD 355 to achieve a mixed-use village with housing, office
and retail uses. Properties on the west side of MD 355 are not
expected to redevelop due to fragmented property ownership.

• Provide boulevard, main street, or local street treatment where indicated in

district diagram above. Refer to Streets section for descriptions of each street
character type
• Develop a network of local streets with streetscape and permanent parking, to
facilitate circulation between properties
• Establish a consistent building line along MD 118 and MD 355 to accomodate
an 8 foot wide sidewalk and streetscape improvements

44 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Open Space Buildings

• Locate public use spaces designed as urban plazas or neighborhood greens • MD 355: encourage a consistent building line with an 8 foot wide sidewalk
within or adjacent to mixed-use commercial and housing developments and streetscape
• Create a neighborhood green on the east side if the district, defined by streets • Building setbacks: 20 to 25 feet along MD 355
or buildings, within or adjacent to new residential development • Building heights: 60 feet maximum along MD 355, stepping down to 50 - 60
• For the mobile home property, preserve a minimum of 50 feet of woodland feet along the eastern edge of the district
edge along the eastern property line with the existing R-200 zoned neighbor- • Gneral building heights should be 40 to 60 feet throughout the district, with
hood the taller buildings clustered along MD 355 or where needed to achieve higher
residential densities

Montgomery County Planning Department Germantown Design Guidelines | June 2010 45

 Germantown Library
Germantown, MD

Upper Rock District

Rockville, MD

The Flats at Union Row

Washington, DC

46 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 Design Themes
To strengthen community identity and sense of place in Germantown, the following design themes
are embodied in the Sector Plan. They should be addressed in proposed developments in order to
strengthen its sense of place. Examples of projects that illustrate the design themes are provided
in the pages that follow.

The Up-County Cultural Center

The Town Center is an emerging cultural center that currently enjoys a cluster of entertainment,
cultural and government institutions. As new development occurs, the cultural, arts and entertain-
ment functions should be integrated into projects. Buildings should express the visual interest
and vitality of a cultural district. Programmed cultural events will also play a key role in establish-
ing the area as a cultural center.

I-270 Technology Corridor

The I-270 Corridor will be transformed from a low rise, industrial office park into a series of mixed-
uses centers with housing, hotels, technology, office and some limited retail. These centers will
be connected by transit and feature signature, high-rise technology and office development.

Compact College in the Suburbs

Montgomery College, located on the eastside of I-270 is planned for significant growth. The Sec-
tor Plan envisions new development to create a compact center with a main street for the cam-
pus, and a Technology Park. A unified campus character should be established that allows for
Case Studies
unique building design within a campus context. State of the art medical and technology buildings
are encouraged along with preservation of the extensive forest, establishing a natural, wooded
edge for compact development.

Range of Housing Types

The new mixed-use communities should provide a variety of housing types that include high rise,
mid rise, lofts, townhouses and live/work units. High-rise residential buildings at the centers
should step down to low rise buildings at the edges creating a compatible transition to adjacent
residential communities. A mix of unit types will also ensure a range of incomes and provide for
a diverse community.

Montgomery County Planning Department Germantown Design Guidelines | June 2010 47

 Up-County Cultural Center

Cultural Centers
Project: BlackRock Center for the Arts Above: BlackRock Center of the Arts
Germantown Public Library
Architects: Bowie Gridley Architects (BlackRock)
Lukemire Partnership (Library)
Location: Germantown, MD Below: Germantown Public Library

The Germantown Town Center includes the BlackRock Center

for the Arts and the Germantown Public Library located along
a main street with retail, movie theaters and office uses and
public open spaces. This area forms a center for community
life in Germantown.
The design concept for BlackRock Center was to have art be part
of the building, as an architectural component. The building
pays tribute to Germantown’s history, while being an integral
part of Germantown’s future. A public open space provides an
area for outdoor performances.
The Germantown Library is located adjacent to the BlockRock
Center along 12901 Town Commons Drive. The library is an
important public facility in the Germantown Town Center.

48 Germantown Design Guidelines | June 2010 Montgomery County Planning Department

 I-270 Technology Corridor Left: Site Plan

A. Residential lofts and live/work units

(converted office building)
B. Typical residential loft and live/work
buildings
C. Incubator retail market

Transforming Office Parks

Project: Upper Rock District
Architects: Duany Plater-Zyberk and Company
Location: Rockville, MD

Below: Upper Rock Aerial View

This project demonstrates one method to transform an

existing office park from a single use project into a mixed-use
neighborhood. The project includes office buildings, live-
work buildings, public squares, an environmental and artistic
sound wall, a tele-work center, moderately priced dwelling units
(MPDUs), senior housing, and structured parking masked by
buildings. The site plan creates a grid system of pedestrian
activated streets around a new LEED rated eight-story office
building flanked by two-story structures that create small
civic squares. Additional buildings provide moderately-priced
incubator space for office and retail space. The plans create a
pedestrian connection to the adjacent King Farm neighborhood
and the station on the Corridor Cities Transitway. The project’s
architecture incorporates sustainable elements such as solar
collectors and wind generators.

Montgomery County Planning Department Germantown Design Guidelines | June 2010 49

 Range of Housing Types

Multi-family Housing
Project: City Vista Above: City Vista, Washington, D.C.
Flats and the Warehouses at Union Row
Architect: Torti Gallas Architects (City Vista)
SK&I Architectural Group (Union Row)
Location: Washington, D.C. Below: The Flats and Warehouses at Union Row, Washington, D.C.

City Vista is a group of high-rise buildings located in an emerging

area along K Street in Northwest Washington, D.C. The
project includes high-rise residential rental and condominium
buildings, rental apartments and ground floor retail space
that include a grocery store. The outstanding design of these
projects provides an important precedent for future housing in
the Germantown Employment Corridor.
The Flats at Union Row incorporate two low-lying warehouses
at the corner of 14th and V streets. The twin buildings were
separated by alleys from a perimeter of row homes. The
structures were historic: rather than razing and rebuilding, the
strategy was one of shrewd addition. Keeping the site’s original
footprint intact, the design team converted the warehouses into
parallel volumes of two-story townhomes, topped them off with
a layer of flats, and then tacked on a nine-story new building at
one end with 30,000 square feet of ground-floor retail space.
An open gallery bisecting that retail space becomes the gateway
to what now reads as an urban micro-village.
50 Germantown Design Guidelines | June 2010 Montgomery County Planning Department
Montgomery County Planning Department Germantown Design Guidelines | June 2010 51