White Flint Sector Plan

midtown on the pike

July 2009

montgomery county planning department

Planning Board Draft The Maryland - National Capital Park and Planning Commission
 WHITE FLINT ABSTRACT
This Plan contains the text and supporting maps for a comprehensive amendment to the approved and
adopted 1992 North Bethesda/Garrett Park Master Plan, as amended. It also amends The General
Plan (On Wedges and Corridors) for the Physical Development of the Maryland-Washington Regional
District in Montgomery and Prince George’s Counties, as amended, the Master Plan of Highways within
Montgomery County, as amended, and the Countywide Bikeways Functional Master Plan, as amended.
This Plan focuses on land use, appropriate density, and mobility for 430 acres around the White Flint
Metro Station, and makes recommendations for zoning; urban design; the transportation network
including transit, streets and bikeways; and public facilities.
SOURCE OF COPIES
The Maryland-National Capital Park and Planning Commission
8787 Georgia Avenue
Silver Spring, MD 20910-3760
Available online at www.montgomeryplanning.org/community/whiteflint/
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 Commission’s geographic authority extends to the great
majority of Montgomery and Prince George’s 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 The General Plan
(On Wedges and Corridors) for the Physical Development of the Maryland-Washington Regional District
in Montgomery and Prince George’s Counties.
The Commission operates in each county through Planning Boards appointed by the county
government. The Boards are responsible for preparing all local plans, zoning amendments, subdivision
regulations, and the 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.

2 White Flint Sector Plan • July 2009

 Public Hearing Draft of
The White Flint Sector Plan
midtown on the pike
Prepared by the Montgomery County Planning Department
July 2009

Approved by the Montgomery County Council

DATE

Adopted by the Maryland-National Capital Park and Planning Commission

DATE

MontgomeryPlanning.org

White Flint Sector Plan • July 2009 3

 ELECTED AND APPOINTED OFFICIALS
County Council
Phil Andrews, President
Roger Berliner, Vice-President
Marc Elrich
Valerie Ervin
Nancy Floreen
Michael Knapp
George L. Leventhal
Nancy Navarro
Duchy Trachtenberg

County Executive
Isiah Leggett

The Maryland-National Capital Park and Planning Commission

Samuel J. Parker, Jr., Chairman
Royce Hanson, Vice Chairman

Commissioners
Montgomery County Planning Board Prince George’s 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

4 White Flint Sector Plan • July 2009

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

White Flint Sector Plan • July 2009 5

 contents Plan Vision
Background



Sector Plan Area
County Wide Land Use and Transportation Policies
Demographic Profile and Housing Resoruces
8
10

Existing Land Uses and Zoning

Making a Great Urban Place:
Urban Form and the Public Realm 17
Urban Form and the Public Realm
Core
Mobility
Buildings
Public Open Spaces
Compatibility
Sustainability
Land Use and Zoning 26
Area Wide
Districts
Sustainability 50
Mobility 52
Community Facilities and Cultural Resources 60
Public Parks
Historic Resources
Public Schools
Fire, Rescue, and Emergency Medical Services
Public Safety
Satellite Regional Services Center
Libraries
Farmers’ Market
Art
Implementation 66
Zoning
Staging Plan
Capital Improvement Projects (CIP)
Administration
Financing

6 White Flint Sector Plan • July 2009

List of Figures
Figure 1: I-270/MD 355 Corridor Figure 31: Maple Avenue District Existing and Proposed Zoning
Figure 2: Sector Plan Area Boundary Figure 32: Nebel District
Figure 3: 1992 Sector Plan Area Boundary and Metro Station Figure 33: Nebel District Density and Height
Policy Area Figure 34: Nebel District Existing and Proposed Zoning
Figure 4: Established Residential Neighborhoods Figure 35: NRC District
Figure 5: Existing Land Use Figure 36: NRC District Density and Height
Figure 6: Existing Zoning Figure 37: NRC District Existing and Proposed Zoning
Figure 7: Concept Sketch Figure 38: White Flint Mall District
Figure 8: Rockville Pike Boulevard Cross Section Figure 39: White Flint Mall District Density and Height
Figure 9: Business Street Cross Section Figure 40: White Flint Mall District Existing and Proposed Zoning
Figure 10: Market Street Promenade Figure 41: White Flint Stream Conditions
Figure 11: Building Height Plan Figure 42: Montgomery County Development Effects on Stream
Figure 12: Open Space Plan Quality
Figure 13: Density and Height Figure 43: Existing and Proposed Street Network
Figure 14: Sustainability Figure 44: Existing and Proposed Bikeways
Figure 15: Metro Proximity Figure 45: Existing and Proposed Community Facilities and
Figure 16: White Flint Districts Historic Sites
Figure 17: Metro West District Figure 46: Existing and Proposed Open Space System and
Figure 18: Metro West District Density and Height Recreation Loop
Figure 19: Metro West District Existing and Proposed Zoning Figure 47: Historic Montrose School
Figure 20: Metro East District Figure 48: Proposed Zoning
Figure 21: Metro East District Density and Height
Figure 22: Metro East District Existing and Proposed Zoning
Figure 23: Mid-Pike District List of Tables:
Figure 24: Mid-Pike District Density and Height Table 1: Proposed Development and Jobs-Housing Ratio
Figure 25: Mid-Pike District Existing and Proposed Zoning Table 2: Existing and Proposed Housing Units - June 2008
Figure 26: NoBe District Table 3: Existing Zoning
Figure 27: NoBe District Density and Height Table 4: Road Facility and Segment
Figure 28: NoBe District Existing and Proposed Zoning Table 5: Bikeway Facility and Segment
Figure 29: Maple Avenue District Table 6: Proposed Zoning
Figure 30: Maple Avenue District Density and Height Table 7: Capital Improvement Projects

White Flint Sector Plan • July 2009 7

 the vision
T his Sector Plan vision establishes policies for transforming an auto-oriented suburban development pattern into an
urban center of residences and businesses where people walk to work, shops and transit. Offices and plazas are
full of workers during the day. At night and on weekends people attend the theater, visit galleries, and eat out. In the
summer, people are out enjoying evening activities. Rockville Pike will be transformed from a traffic barrier dividing the
center into a unifying multi-modal boulevard. White Flint will be a place where different lifestyles converge to make urban
living interesting and exciting. The proposed cultural and retail destinations in and around the civic core, the open space
system, and the walkable street grid unite to energize White Flint. From this energy, White Flint will become a vibrant and
sustainable urban center that can adapt and respond to existing and future challenges.
There are few locations remaining in Montgomery County where excellent transit service and redevelopment potential
coincide. The MD 355/I-270 Corridor (Figure 1) is a historic travel and trade route that links communities in Montgomery
County to those in Frederick County. In the last 30 years the corridor has emerged as a prime location for advanced
technology and biotechnology industries with regional shopping and cultural destinations. White Flint fits squarely into
Montgomery County’s General Plan and long range policies as the place to accommodate a substantial portion of the
region’s projected growth, especially housing. This Plan recommends adding more residential capacity near existing transit
facilities to balance land uses in the MD 355/I-270 Corridor. A substantial housing resource at White Flint is well situated
to support the planned expansion of federal facilities in White Flint (Nuclear Regulatory Commission) and Bethesda (Walter
Reed National Military Medical Center) and provide a sufficient supply of housing options to serve County residents
throughout their stages of life.
White Flint was first proposed as an urban, mixed-use community at the center of North Bethesda more than 30 years ago
with the extension of Metrorail service. Over the decades, the envisioned transformation from a suburban, car-oriented
series of strip shopping centers into an urban, transit-oriented, mixed-use area has occurred slowly and in scattered
pockets. The White Flint Mall, a regional shopping destination with three floors of shops and ample structured parking, was
one of the early attempts to blend urban form with suburban needs. But, the automobile still dominates, especially along
Rockville Pike and the pedestrian experience in most of White Flint is barely tolerable. Recent projects (the Conference

8 White Flint Sector Plan • July 2009

midtown
 Center, The Sterling, and the North Bethesda Center) have created urban block patterns Figure 1
with buildings oriented toward the streets, destination uses and an improved pedestrian
experience. More needs to be done to connect these urban pockets, to introduce civic
functions and open space, and to reduce conflicts between vehicles and pedestrians.
Given the reality of future energy constraints and the effects of climate change, growth
must take advantage of existing infrastructure, especially transit, to create compact new
communities where reliance on the automobile is unnecessary. Growth should be directed
to those places where a reduction in the carbon footprint is possible, like White Flint, and
where the infrastructure can support a sustainable, culturally diverse urban center outside the
well-established central business districts.
This vision furthers the 2003 Ten-Year Transportation Policy Report, which supports land use
policies that promote new opportunities for living closer to work, especially near Metrorail
stations. Furthermore, this vision is consistent with regional planning efforts to improve the
jobs-housing ratio. This Plan recommends the approval of 9,800 new units (Table 1), which
is a substantial increase in housing resources in the I-270 Corridor. The projected jobs to
housing ratio in White Flint will be about three jobs to one dwelling unit, an improvement
over existing conditions.
Table 1: Proposed Development and Jobs Housing Ratio in the White Flint Sector Plan area

Existing Approved Proposed TOTAL

Residential Units 2,321 2,220 9,800 14,341
Non-residential SF 5.49 M 1. 8M 5.69M 12.98 M
Non-residential SF
22,800 6700 19,100 48,600
converted into jobs
Jobs/Housing Ratio 9.85/1 3.03/1 1.9/1 3.2/1

on the pike White Flint Sector Plan • July 2009 9

 background
Sector Plan Area
The Plan area covers 430 acres and is bounded by the CSX
tracks, Montrose Parkway, Old Georgetown Road, and the White
Flint Mall (Figure 2). All of the Plan area lies within a ¾-mile
radius of the Metro station, which, in an urban context, is a
walkable distance.
Rockville Pike, which follows a ridge line dividing the Cabin
John (west) and Rock Creek (east) watersheds, bisects the Plan
area. The topography east and west of the Pike descends about
25 feet from the ridge line. Since there is more contiguous
underdeveloped land area east of Rockville Pike than west, the
east has greater potential for the creation of new neighborhoods.
Development constraints include a large water main and 80-foot
wide safety zone underneath Nicholson Lane and the 50-foot
Washington Metropolitan Area Transit Authority (WMATA) tunnel
easement along Rockville Pike. Both of these facilities limit
building placement.

10 White Flint Sector Plan • July 2009

 Figure 2

High-density land uses were first considered

in the White Flint Area when the Montrose
Road/ Nicholson Lane area had been identified
as a mass transit line/station primary impact
area during the planning stages for the Metro
rail system. By 1978, the planning concept
evolved into a mixed-use center concept within
a 200 acre area at the Metro station. At that
time, approximately 63 percent of the 200
acre study area was zoned R-90, a low-density
residential zone. Mid-Pike Plaza was the E. J.
Korvettes Shopping Center and the high-rise
Forum was the only residential development.
The 1978 Plan recommended transit mixed use
floating zones (TS-R and TS-M) at a 2.0 FAR
density within a half-mile radius of the Metro
station and the C-2, I-1, and OM zones for
those properties not recommended for mixed-
uses.
The 1992 re-examination of the same 200
acres added a street grid, extended the use
of the TS-R and TS-M zones to C-2 zoned
properties, and rezoned I-1 properties to I-4
to limit the development of industrial zones
with office uses. Five years later, in 1997, the
County Council approved an amendment to
advance the development of the Conference
Center on the west side of Rockville Pike across
from the Metro station as a centerpiece public/
private partnership. These planning efforts
established the framework for the urban center
concept and placed an important public
resource at the core. Sector Plan Area Boundary

White Flint Sector Plan • July 2009 11

 Figure 3

What has triggered this Sector Plan 1992 Sector Plan Area Boundary
evaluation? The 1978 and 1992 Plans
recommended floating zones to accomplish
and Metro Station Policy Area
mixed-use development. Several property
owners pursued rezoning, most did not.
There was little incentive for property owners
to seek a change from the existing C-2
zoning. The C-2 Zone, although it has a
42-foot height limit, has few development
standards and allows many uses. Market
forces must remain strong for developers to
risk a lengthy rezoning development process
that typically takes at least a few years. A
recent C-2 Zone text amendment (special
development procedures for transit-oriented,
mixed-use development) allowing residential
development with taller building heights
underscores the interest in achieving mixed
uses without requiring rezoning.
This Plan doubles the 1992 Sector Plan area
and examines whether more, if not all, of
it should be zoned for mixed uses. There
is ample space within the Sector Plan area
to establish edges and to ensure that new
development is compatible with adjoining
residential communities.

12 White Flint Sector Plan • July 2009

Demographic Profile and Housing Resources
Compared to the residents of Montgomery County as a whole, residents of the White
Flint Sector Plan area are generally older, less diverse, wealthier, highly educated, and
more likely to live alone in a rental unit in a multifamily building. More than half of the
residents of White Flint live and work in Montgomery County, 28 percent work in the
District of Columbia and more than 20 percent use transit.
Households in White Flint spend on average 30 percent of their income on housing,
which is less than the 47 percent spent by households County wide. White Flint has a
larger percentage (40 percent) of non-family households than the County (26 percent).
One half of the area’s households are married-couples compared to 62 percent
County wide and 38 percent of the householders live alone compared to 24 percent
of householders County wide. Apartments are in high demand. There was a 3.5 percent
apartment vacancy rate in 2006, compared to the County rate of 4.3 percent. There are no
nursing homes or group homes within a half mile of the Metro station.
Table 2: Existing and Proposed Housing Units - June 2008
Existing Total
Proposed Proposed
Total MPDUs Total Approved Total Affordable
MPDUs workforce
Existing (for sale Approved MPDUs Proposed Housing
12.5% (10%)
and rent) Units
Dwelling
2,321 211 2,220 258 9,800 1,225 980 2,674
Units

The area for the demographic and housing analysis is twice the size of the Sector Plan area.
Within the analysis area, there are about 18,720 residents, 3,000 detached units, 1,140
townhouses, 2,900 garden apartments, and 1,755 high-rise units. Within the Sector Plan
area, there are 2,321 existing and 2,220 approved dwelling units, all of which are high rises
(Table 2). More than 1,000 of the existing units in the Plan area are rental units. There are 211
existing moderately priced dwelling units (MPDUs) and 258 more affordable units have been
approved.

White Flint Sector Plan • July 2009 13

 Figure 5

Existing Land Uses and Zoning

Existing Land Use
There are more than 150 properties in the
Plan area, ranging from 3,000 square feet to
40 acres. Much of the land is nonresidential
(Figure 5). There are 5.3 million square feet
of commercial and office buildings and many
acres of surface parking. More than 4,500
residential units exist or have been approved.
There is a local park, Wall Local Park, within
the Plan area and a second local park, White
Flint Neighborhood Park, at the southern edge
of the Plan area’s boundary. The neighborhood
park is a buffer for two adjoining residential
communities: White Flint Park and Garrett
Park Estates. Two cultural and educational
institutions, Georgetown Preparatory School
and Strathmore Performing Arts Center, are
south of the Plan area.

14 White Flint Sector Plan • July 2009

 Figure 6
Table 3: Existing Zoning
Zone Description Acreage
Existing Zoning
C-2 General commercial 138
C-0 Commercial, office bldg. 8
CT Commercial, transitional 7
Residential mixed-
RMX/3C use, regional center, 3
commercial base
Multi-family, high rise,
RH 5
planned residential
I-1 Light Industrial 21
Low-intensity, light
I-4 49
industrial
TS-R Transit station, residential 42
TS-M Transit station, mixed 57
Office building,
O-M 9
moderate intensity
PD-9 Planned development 11
R-90 Residential, one-family 7
Residential, one-family/
R-90/TDR 5
TDR
R-200 Residential, one family 5

Table 3 indicates the amount and type of

zoning in the Plan area and Figure 6 shows
the distribution of zoning categories.

White Flint Sector Plan • July 2009 15

 Figure 4

Residential Neighborhoods Outside

the Sector Plan Area Established Residential
A number of established residential Neighborhoods
communities surround the Plan area (Figure
4). Single-family residential neighborhoods,
especially to the southwest and southeast,
are the primary land uses just outside the
Plan area. White Flint Park and Garrett Park
Estates are neighborhoods to the immediate
south. To the southwest are the neighborhoods
of The Crest of Wickford (townhouses), Old
Georgetown Village (multifamily) and Fallstone
(townhouses). Single-family residential
neighborhoods a bit farther from the Plan area
are Luxmanor, west of Old Georgetown Road,
and Randolph Hills, east of the CSX tracks. The
neighborhoods were built from the late 1950s
through the 1990s.

16 White Flint Sector Plan • July 2009

 making a great

Urban Form and the Public Realm

urban place
White Flint will be more than the sum of its parts. This Plan seeks to
unify White Flint around an urban core where active public spaces, streets, public parks, and
plazas organize the built environment and give it character and style. Land use may define the
activity, but successful places rely on the quality of urban spaces and buildings. This requires
a connected street grid and public open space system framed by buildings. The street grid
creates walkable blocks with residences and local services. Two intersecting promenades,
an east-west section along Market Street and a north-south section along Rockville Pike, will
provide a unique environment for walking and biking throughout the sector plan. Pedestrian
activity brings more people into the public spaces and increases the safety of all.
Redevelopment in the Plan area may take 20 years or more and will occur property by
property. Therefore, the Plan guides how the parts fit together as development occurs. The
Planning Board must adopt the White Flint Urban Design Guidelines that provide greater
detail for context-sensitive development, such as build-to lines, placement of sidewalks and
streetscape, utilities, and other special features, to ensure implementation of the Plan vision.

In the core, the community, the conference center, and commerce converge to
Core express White Flint’s special character. The highest density and tallest buildings at the
Metro station will form an identifiable center.
White Flint will have a walkable street system. Rockville Pike, transformed into a grand
boulevard, will visually tie together the east and west sides of the Sector Plan area.
Mobility
Sidewalks, bikeways, trails, and paths will provide options for pedestrian circulation and
connections to the existing and new neighborhoods and surrounding communities.
White Flint will have buildings with podiums that line the street and slender towers
Buildings that articulate the skyline. Architectural details will incorporate features that add
interest at the ground level as well as the floors above.
Public Open The compact development pattern includes a system of public open spaces where
Spaces people can gather for events or enjoy recreational activities.
New development will decline in height and density from the center and
Compatibility Rockville Pike, providing compatible transitions as it approaches the surrounding
neighborhoods.
New development must incorporate environmentally sensitive design to conserve and
Sustainability generate energy and make maximum use of resources and minimize disruption of the
natural environment.

White Flint Sector Plan • July 2009 17

 Core
The core of White Flint is located between Marinelli Road and Old
Georgetown Road and within a ¼-mile of the Metro station. Here
density is high and buildings are tall. Two districts define the core:
the Metro West District with the Conference Center, Wall Local Park,
and civic green on the west side of Rockville Pike, and the Metro
East District with two Metro entrances, a bridge over the Metro
tunnel, and the North Bethesda Center development. Market Street
connects the two districts across Rockville Pike. A secondary focal
area lies along both sides of Rockville Pike between Montrose Road
and Executive Boulevard, where existing and planned retail centers
will continue to serve the regional market. Buildings along Rockville
Pike take advantage of long views out as well as visibility from the
northern and southern edges of the Plan area (Figure 7).

Figure 7

18 White Flint Sector Plan • July 2009

Mobility
The key to transforming White Flint into a great urban place is reconfiguring its mobility system. The existing Street Hierarchy
street network will be reconstituted into a hierarchical grid system and the proposed new streets will form Rockville Pike Boulevard
smaller grids that provide access into the new development. The transit system will expand to include local as Business streets
well as circulator bus service and convenient pedestrian access. Local streets
The success of White Flint as an urban center requires attention to the pedestrian experience. Existing Promenades
conditions, high volumes of traffic, lack of streetscape, narrow sidewalks, and multiple turning lanes at wide Bike paths and trails
intersections inhibit pedestrian movement. Reconstructing the existing street network, especially along Rockville Recreation loop
Pike, and using pedestrian-friendly cross sections will significantly improve the pedestrian environment. All
the streets will be pedestrian-oriented and walkable. Rockville Pike, transformed into a grand boulevard, will visually tie
together the east and west sides of the Plan area. Sidewalks, bikeways, trails, and paths provide options for pedestrian
circulation and connections to other communities.
Street Hierarchy
A hierarchical street network accommodates local and through circulation. The wider streets convey more through traffic
and the narrower streets accommodate local traffic. The street network is designed so that loading and service functions
do not hinder pedestrian movements. All streets must have ample space for pedestrians, bicyclists, and street trees.
Undergrounding utilities and locating “wet” utilities under the pavement and “dry” utilities under the sidewalk will allow
the street tree canopy space to grow. On-street metered parking should be permitted on all local streets and on most of
the major streets during non-peak hour traffic. On-street metered parking will reduce speeds and generate revenue.
Rockville Pike Boulevard
Rockville Pike (MD 355) carries the majority of through
traffic and thus divides the Plan area. Rockville Pike has
three north and three southbound through lanes, plus
turning lanes. There are no street trees, landscaped
median, or on-street parking. The utilities are on poles
located in the middle of narrow sidewalks. It is a classic
suburban commercial strip highway.
This Plan recommends reconstructing the “Pike” as an
urban boulevard, placing utilities underground, and adding
a median wide enough to accommodate turn lanes, street
trees, and possibly buses or light rail. Street tree panels and
wider sidewalks will promote walking (Figure 8).
Figure 8

White Flint Sector Plan • July 2009 19

 Figure 9: Business Street Figure 10: Promenade

Business Streets
These public streets (Figure 9) vary from 70 to 90-foot wide
right-of-ways with a minimum ten-foot sidewalk, street trees,
and two or more lanes for traffic.

Local Streets
These streets provide access into the interior of the blocks and
can have special features to distinguish the different enclaves
of development from each other, such as special paving
materials. The streets are intended to have narrower cross-
section and should emphasize pedestrian activity. Vehicles
should operate at greatly reduced speeds.

Promenades
Promenades are designated for those streets where a
distinctive streetscape lends character and importance to the
pedestrian experience. There are two intersecting promenades
in the Plan area: the Market Street Promenade (Figure 10)
running between Civic Green in the Metro West District to
the “Circle” in North Bethesda Center and the Rockville
Pike Promenade over the WMATA Tunnel. A portion of the
proposed Rockville Pike Promenade exists along the Nuclear
Regulatory Commission frontage and should be extended
north and south to create a unique walking environment.

Bike Paths and Trails

This Plan proposes an integrated network of bike paths and trails. Two bike paths in White Flint are part of the regional
pedestrian and bicycle circulation system: the planned Montrose Parkway bike path and the Bethesda Trolley Trail. The
Montrose Parkway bike path provides east-west links to trails in Cabin John Regional Park and Rock Creek Regional Park.
The Bethesda Trolley Trail should be extended along Woodglen Drive to connect to Wall Local Park, the Market Street
Promenade, and the Montrose Parkway bike path. The Plan recommends providing connections to these regional trails.
Recreation Loop
The recreation loop is a continuous signed recreational pathway that connects the public open spaces to the civic green
and Wall Local Park. The loop is intended to link new and existing neighborhoods (see Open Space Plan, Figure 12).

20 White Flint Sector Plan • July 2009

 Figure 11: Building Height Plan
Buildings
Buildings frame the public realm. They
establish destinations and points of
interest, and create a skyline that can
give a place a unique identity. Buildings
are the vertical extension of the street
edge. They provide substance in mass
and bulk, and enliven the vertical plane
with windows, doors, and variations
in height. Buildings in urban settings
combine horizontal elements—the
podiums—and vertical elements—the
towers—to provide variation, interest,
and rhythm along the streetscape.
The maximum building height in the
White Flint Sector Plan is 300 feet
nearest the Metro station. Elsewhere in
the Plan area, recommended building
heights range from 50 to 250 feet
(Figure 11). Building heights should
reflect existing conditions where existing
building heights may be 40 feet or lower.
Buildings should be sited and designed
with sensitivity for their effect on light,
shadows, and air circulation for the
occupants and those of neighboring
buildings. At the edges of the Plan area,
building heights must be compatible with
surrounding residential neighborhoods.
Building heights and distinctive
architecture should accentuate important
intersections along Rockville Pike. Within
each district, signature buildings near
the maximum height are allowed and
desirable to create gateways or focal
points.

White Flint Sector Plan • July 2009 21

 Figure 12

Public Open Space

The Plan recommends a hierarchical Open Space Plan
open space system in which each space
contributes variety in function and setting
(Figure 12). A recreation loop connects
the public use spaces.

For Everyone
Wall Park
swimming sports, recreation, and fitness
activities

For the Sector Plan Area

a central civic green
gathering, ceremonies, and celebrations

For Each Block

an urban plaza
at each cluster of offices, residences, and
shops provide plazas, pocket parks, green
streets

For Each Neighborhood

a neighborhood green
meeting place and landmark

For Each Building

private recreation space
public use space, community garden,
green roof

22 White Flint Sector Plan • July 2009

Wall Park
Wall Park will function both as a regional destination (the Aquatic Center) and as a local park.
When the surface parking is relocated, there will be space for outdoor recreational facilities.
The Central Civic Green
This centrally located public park is to be located along Market Street in the core of White Flint.
The civic green is intended to function as the major outdoor civic space for public activities,
ceremonies, and gatherings.
Urban Plazas
Urban plazas are public open spaces surrounded by active uses and generally paved. Trees and
landscaping mark edges and provide shade. These plazas can be integrated into commercial
development as part of outdoor seating or outdoor restaurant space. There are no minimum or
maximum sizes or programmatic requirements for urban plazas. Plazas along Rockville Pike should
function as energy-capturing spaces to draw passersby off the Pike and into the interior blocks.
These plazas should be integrated into the streetscape and framed by buildings.
Neighborhood Greens
The neighborhood green is a public open space with grass and trees that functions as a gathering
place. About five percent of the Plan area should be set aside for neighborhood greens. These
spaces range in size from one quarter acre to one acre, depending on the type of development
around the green. They should be large enough to support outdoor activities but not so large as
to require costly maintenance. These spaces provide environmental and recreational benefits,
including stormwater infiltration and tree canopy for shade. Some of these spaces could be located
on top of parking structures.
Private Recreation Space
Residential development should include common indoor spaces as well as common outdoor
recreational facilities. Private spaces can be decks, balconies, rooftops, or terraces. Outdoor
communal recreational spaces can include swimming pools, tennis courts, or other facilities.

White Flint Sector Plan • July 2009 23

 Figure 13

Compatibility
White Flint Park, Garrett Park Estates,
Density and
Crest of Wickford, Old Georgetown Height
Village and Fallstone are single-family
and townhouse communities that
immediately surround the Plan area.
These neighborhoods have differing
densities and scales. New development
at the edges must be compatible with
these neighborhoods in building height
and scale and should accommodate
pedestrian and bicycle access from
existing neighborhoods. Landscaped
buffers, compatible uses, and buildings
of appropriate bulk and height should be
located adjacent to existing communities.
Development in accordance with this
Plan should add value and enhance the
quality of life that surrounds the area
by providing increased services, better
facilities, employment opportunities
and greater housing opportunities. The
proposed density and height map (Figure
13) indicates the areas where heights
and density transition to the surrounding
neighborhoods.

24 White Flint Sector Plan • July 2009

 Sustainability
Sustainability is defined as meeting the needs of the present without
compromising the ability of future generations to meet their own needs.
A sustainable environment integrates economic viability, environmentally
conscious design, social equity and renewable energy sources. The compact,
walkable and green community envisioned for White Flint integrates many
aspects of sustainability. It accommodates new residents and businesses while
social reducing land consumption and vehicle miles travelled, thereby reducing the
carbon footprint from new development.
Urban development patterns served by transit
can reduce dependence on the automobile.
An expanded street grid with adequate
sidewalks and street trees can encourage
sustainable people to walk or bicycle to local services
or destinations. Energy conservation, on-
site energy generation, or renewable energy
sources will reduce the costs of energy
transmission. Energy efficient building design
environment economic reduces energy costs for building materials
and energy usage. On-site stormwater
management improves water quality and
quantity. Street trees add to the tree canopy and reduce the heat island
effect. Vertically integrated mixed uses put services in easy reach of residents.
Emphasis on residential development will provide more affordable housing and
expand opportunities for economic diversity located near transit and services.

White Flint Sector Plan • July 2009 25

 land uses and zoning
Area Wide
Density
The measure of density used in the White Flint Plan is Floor Area Ratio (FAR). The
greater the FAR, the more development would be permitted on a property. Density,
however, does not automatically translate to taller buildings. A shorter, wider
building may have more FAR than a taller narrower building.
Ten to twenty years ago, a 2.0 FAR was enough to spur redevelopment in
White Flint. Now, given the amount of infrastructure required on each property,
redevelopment to a higher FAR is often necessary to encourage owners to abandon
profitable, income-producing properties and redevelop.
The recommended FAR in White Flint will range from 1.5 FAR to 4.0 FAR.
Maximum heights in the White Flint Plan range from 300 feet in the core to 50 feet
near the residential area.The proposed density pattern in White Flint places the
highest density and tallest buildings within ¼-mile of the Metro station (Figure 15).
Densities and heights transition away from Rockville Pike and the Metro station. The
lowest FAR density and lowest building heights are located at the edges of the Plan
area where they provide a compatible transition to the modest scale of adjacent
residential communities.
Figure 15
The Plan recommends applying the Commercial Residential (CR) zones , a mixed-use zoning category that
permits the widest range of uses and will best achieve the urban center concept. The CR zone has three
components: a total CR FAR, a maximum commercial (C) FAR, a maximum residential (R ) FAR and a height
(H) maximum. CR zoning has a standard method allowing up to 0.5 FAR. Development greater than 0.5 FAR
must use the optional method that allows the use of incentive based FAR bonuses to reach the maximum FAR
designation. The incentives cover a variety of features including diversity, sustainability, improved access to
transit and walkability, and better designed communities.
The Plan’s goal is to achieve overall, a mix of 60 percent residential and 40 percent nonresidential uses. This
emphasis on residential development reduces overall trip generation and provides enough new residents to
create neighborhoods and support an urban center. It also improves the County’s goal of improving the jobs-
housing balance in the I-270/MD 355 Corridor.

26 White Flint Sector Plan • July 2009

Mixed Uses
In compact development, vertical and horizontal mixed uses provide variety in the urban environment. Vertically-integrated
uses will provide fewer single-use buildings. This does not to suggest, however, that there are no suitable places for single-use
buildings.
Housing
Affordable housing in an urban environment takes many forms, but because space is at a premium, the units are typically
multifamily apartments. To accommodate a variety of households, all new residential development should include different
unit types and sizes, including options for the number of bedrooms per unit, and provide choices for all budgets. New
residential development should yield 9,800 new units, of which at least 12.5 percent will be MPDUs. In addition to the
MPDUs, 10 percent of new residential development in a Metro Station Policy Area must include Workforce Housing units.
Affordable housing is a suitable use for publicly owned land or land recommended for public use. Where new private
development is proposed adjacent to publicly owned land, consideration should be given to public/private ventures to
provide more than the required affordable housing through land swaps, or other creative solutions. This Plan recommends
that units for seniors and special populations be included in residential development, particularly in locations nearest local
services and transit.
Child Daycare
One difficulty working families face is finding child daycare near work or home. Child daycare is an optional incentive in
the CR zone. Child daycare should be incorporated in new office and residential development, especially near the transit
facilities.
Hotels
Hotels generally should be located close to transit, especially within the first one quarter mile of the Metro station. Hotels at
this location will support the Conference Center facilities and could be integrated with residential uses and ground floor retail.
They can also accommodate visitors to the Walter Reed National Military Medical Center and NIH, just two stops south on
Metro’s Red Line.
Industrial
There are properties with existing low-intensity industrial uses at the edges of the Plan area where redevelopment is unlikely in
the immediate future. This Plan does not discourage the continuation of these uses.
Local Services
Grocery stores, restaurants, local retail and commercial services, such as hair salons, pharmacies, and dry cleaners, make a
neighborhood desirable. Local retail should be incorporated in the ground floor of buildings where streets cross Rockville Pike
(Old Georgetown Road, Executive Boulevard, Marinelli Road, and Nicholson Lane) or interior north/south roads (Woodglen
Drive Extended and Nebel Street). Regional retail is best located along Rockville Pike where there is high visibility.

White Flint Sector Plan • July 2009 27

districts Districts
The White Flint mixed-use urban center includes eight
districts: Metro West, Metro East, Mid-Pike, NoBe, Maple
Avenue, Nebel, NRC, and White Flint Mall (Figure 16).
The Metro West and Metro East Districts form the White
Flint core at the Metro station. The Mid-Pike District
is envisioned as a regional marketplace. The White
Flint Mall District has the greatest potential for a series
of new neighborhoods including a transit-oriented
development centered at the proposed MARC station.
The NoBe District has five blocks that contain existing
office development and new mixed-use development.
Other districts have long term public uses, such as the
Montgomery County Pre-release Center, Washington Gas
facility, or the National Regulatory Commission complex.
There is potential in all the districts to unify existing and
new developments into a more coherent urban pattern
and create new neighborhoods. The promenades that
run through the core and along Rockville Pike coupled
with the public open space will draw the neighborhoods
together and create a sector-wide character.
Three maps accompanying each district. The location
map identifies blocks and properties and special features.
The height and density map indicates how density
should be dispersed through the recommended street
grid and the location of public use spaces to create
an interconnected public open space network. It also
indicates where heights should be limited to ensure
compatibility with surrounding neighborhoods and where
transitions in both density and height within a district are
important to achieve the Plan’s vision. The Urban Design
Guidelines, a separate document, describe in greater
detail the form that new development should take to
create a distinctive character for each district. The zoning
maps identify recommended zoning changes.

28 White Flint Sector Plan • July 2009

 Figure 16

For Each District:

White Flint Districts
• a destination
• public open space
• local retail
• access to the recreation loop
• connection to the rest of White Flint

White Flint Sector Plan • July 2009 29

 Metro West District
This 54-acre district, bounded by Old Georgetown Road,
Nicholson Lane and Rockville Pike, forms the western
part of the Sector Plan core. There is substantial public
investment in the Aquatic Center, Wall Local Park, and
the Bethesda North Conference Center and Hotel. The
realignment of Executive Boulevard and Old Georgetown
Road will create a street grid within the district and improve
traffic circulation in the entire Sector Plan area. The District
is divided into three blocks: Conference Center, Wall Local
Park and Holladay (Figure 17).
The Plan recommends public investment in the civic green, Market Street promenade,
and outdoor recreational facilities at Wall Local Park (see page 62). Assembly or Figure 17: Location
combined development would best create the proposed street grid, especially in Blocks
1 and 2. When Executive Boulevard and Old Georgetown Road are reconfigured
and Market Street is constructed, Blocks 1 and 2 will be divided into smaller blocks.
Development in the smaller blocks should be organized with lower building heights at the
northwest corner of the Old Georgetown Road and the realigned Executive Boulevard
intersection.
Block 1: Conference Center
The Bethesda North Conference Center and Hotel, surrounded by automobile sales
and other commercial uses, is the main feature in this block. These properties are in
the C-2 and TS-R Zones. The new civic green, public use spaces, and Market Street will
create the backdrop for future private redevelopment. Development at the intersection of
Rockville Pike and Marinelli Road at the Metro station entrance should have a significant
public use space.
Figure 18: Density and Height
• Properties zoned C-2 and TS-R fronting Rockville Pike should be rezoned to CR
4: C 3.5, R 3.5, and H 300 with the remainder of the block CR 4: C 2.0, R 3.5,
and H 250. The lower height in block’s interior will be consistent with residential
development across Marinelli Road, which is 200 feet or greater. The proposed
zoning lines follow property lines.
• The proposed street alignment will create smaller bocks. The one-acre civic green is
to be located on the north side of Market Street. When the Conference Center site
redevelops, there should be a complementary public use space on the south side of
Market Street to anchor the civic green.

30 White Flint Sector Plan • July 2009

Figure 16 Block 2: Wall Park
Existing Zoning This block contains the 11 acre Wall Local Park and Montgomery Aquatic Center. There
are two other properties, the Gables (now used as a parking lot) and a bank. The land
area remaining after the intersection realignment of Old Georgetown Road and Executive
Boulevard will be reconfigured into rectangular blocks in sizes more conducive to
redevelopment. Wall Local Park should be redesigned with more active outdoor facilities
through developer contributions. This area should be primarily residential in character and
use.

• Confirm the PD-9 and R-90 zones on Wall Park.

• Rezone the rest of the block to CR 3: C 1.5, R 2.5, and H 70 to ensure a transition
in height and density between Block 1 at the Metro station and the existing residential
development across Old Georgetown Road.
Block 3: Holladay
Proposed Zoning This 15-acre block is bounded by Marinelli Road, Nicholson Lane, Executive Boulevard,
and Rockville Pike. Properties are zoned TS-M, TS-R, and C-2. The Wisconsin and Grand
multifamily developments reflect earlier success with high rise residential development,
while the Holladay development along Rockville Pike represents the type of mixed use
envisioned in this Plan. There is already substantial residential development in this block and
redevelopment should focus on employment and retail uses.

• Confirm existing residential development (Grand and Wisconsin) in the TS-R zone since
redevelopment with mixed uses is unlikely.
• Rezone the TS-M Holladay property, located at Marinelli Road and Rockville Pike, and
the C-2 property at the corner of Nicholson Lane and Rockville Pike to CR 4: C 3.5, R
3.5, and H 300. The Holladay property is currently subject to a development plan with a
maximum 2.2 FAR. If the owners choose to take advantage of the greater potential FAR
of the CR zone, the new plan will be subject to the requirements of the CR zone.

White Flint Sector Plan • July 2009 31

 Metro East District

Metro East forms the eastern half of the core area and
contains the 32-acre North Bethesda Center project on the
Washington Metropolitan Area Transit Authority (WMATA)
property and the Forum, an older residential high rise.
Along Old Georgetown Road, between Rockville Pike and
Nebel Street, are the recently built Sterling, Gallery, and
White Flint Station mixed-use, high-rise developments
(Figure 20).
Block 1: North Bethesda Center
The 32-acre North Bethesda Center development is a planned mixed-use development Figure 20: Location
with high rise multifamily residential, child daycare, office, and retail development on the
WMATA site. The Center, because of its Metro station proximity, should take advantage
of the additional density and provide more residential and office development. There are
four other properties along Nebel Street that could redevelop into mixed uses.
• A development plan and preliminary plan govern the TS-M zoned North Bethesda
Center. Some of the parcels in the project have received site plan review approval.
Rezone the TS-M area between Rockville Pike and Citadel Street Extended
(Chapman/Oak Grove Street) to CR 4: C 3.5, R 3.5, and H 300. This will create
potential for more density at the Metro station than is currently approved under the
existing TS-M Zone.
• Rezone the TS-M land between Citadel Road Extended (Chapman/Oak Grove) and
Wentworth Place to CR 4: C 2.0, R 3.5, and H 250. This will allow more residential
development at the Metro, but not directly on Rockville Pike. In this section, building Figure 21: Height and Density
heights should be lower, allowing a transition to the Nebel District.

32 White Flint Sector Plan • July 2009

Figure 22
Existing Zoning

• Rezone the remaining TS-M area and the I-1 parcel east of Wentworth Place (once
used for stormwater management) in the North Bethesda Center project to CR 3: C
1.5, R 2.5, and H 200. Rezone the 0.17-acre, R-90 Montouri property to CR 3: C 1.5,
R 2.5, and H 200.
• Rezone the three properties on the south end along Nebel Street to the same zone,
CR 3: C 1.5, R 2.5, and H 200 feet. This will allow for assembly or independent
redevelopment.
Block 2: Sterling
• Confirm TS-M Zone on properties along the north side of Old Georgetown Road. The
mixed-use development is recent and there is little likelihood of redevelopment over the
Plan’s lifetime.
• Confirm the O-M Zone on the existing office buildings and the R-H Zone on the Forum
property.
• Rezone the I-4 properties to CR 3: C 1.5, R 2.5, and H 200. This will allow existing
properties to continue in their current uses, but if future redevelopment is desirable,
mixed use is possible.

White Flint Sector Plan • July 2009 33

 Mid-Pike District

The Mid-Pike District contains the Mid-Pike Plaza Shopping Center and excess
right-of-way for Montrose Parkway. This District will function as a regional retail
magnet with a substantial residential component and public services (Figure
23.) Mid-Pike Plaza is a 20-acre strip shopping center with surface parking
and one and two-story buildings in the C-2 Zone. The State of Maryland owns
approximately 9.5 acres immediately north of the shopping center, much of
which will be used for Montrose Parkway.
Redevelopment in the district should retain its regional marketplace function and include residential and civic
uses. Building heights of 300 feet should frame the corner of Rockville Pike and Old Georgetown Road.
Public open space, such as an urban plaza or neighborhood green, a civic or cultural attraction, such as
a community playhouse or theater, in conjunction with an express/electronic library, will provide reasons to
gather and encourage all day activity.

Figure 23: Location Figure 24: Height and Density

34 White Flint Sector Plan • July 2009

Figure 25
Existing Zoning
The new internal road network at the corner of Rockville Pike and Old Georgetown Road
creates a high visibility corner and should be developed with mostly nonresidential uses.
This Plan recommends taller buildings and greater FAR at the corner and along Rockville
Pike.
• Rezone the corner at Rockville Pike and Old Georgetown Road of the Mid-Pike Plaza
property to CR 4: C 3.5, R 3.5, and H 300. This allows more nonresidential use, if
necessary.
• Rezone remainder of the Mid-Pike Plaza property CR 3: C 1.5, R 2.5 and H 200.
This mix allows the property to develop at a mix of 50 percent each residential and
nonresidential, although the maximum FAR cannot be reached without mixed uses.
• Rezone the portion of SHA property south of Montrose Parkway the same as the Mid-
Pike Plaza property to CR 3: C 1.5, R 2.5, and H 200 so that assembly is possible.
Affordable housing and public facilities are appropriate and desirable in this area,
possibly in conjunction with private development.
• Retain the C-2 zoning on the SHA property north of Montrose Parkway. Public facilities,
such as EMS, fire and rescue, and police services are suitable uses. Surface parking is
Proposed Zoning not an appropriate use at this location, since much of the Plan’s emphasis is to reduce
the amount of surface parking.
• Provide a minimum one-acre public open space that can be divided into smaller
areas, such as urban plazas or neighborhood greens, on the Mid-Pike Plaza property.

White Flint Sector Plan • July 2009 35

 NoBe District
The NoBe (North Bethesda) District (Figure 26) contains office buildings, commercial properties, and
the North Bethesda Market mixed-use development. The western edge adjoins existing residential
development. North Bethesda Market development is consistent with the mixed-use urban concept
envisioned in the Plan. The Bethesda Trolley Trail will draw pedestrians and bicyclists along Woodglen
Drive and new residential uses will transition between the existing residential communities and the
commercial uses along Rockville Pike.
The land use and zoning recommendations will provide opportunities for new mixed uses and urban open spaces while maintaining
residential and office uses and ensuring a buffer for existing residential communities. The District is divided into 5 blocks: Water
Tower, North Bethesda Market, Security Lane, Edson Lane, and Hillery Way. Security and Edson Lanes are well-landscaped streets
with a full tree canopy along the sidewalk.

Figure 26: Location Figure 27: Height and Density

36 White Flint Sector Plan • July 2009

 Block 1: Water Tower
The 10-acre Water Tower block is bordered by Executive Boulevard, Woodglen Drive, and Nicholson Lane and has little
redevelopment potential. This block should be primarily residential. The 18-story Fallstone multifamily residential building
and the Washington Suburban Sanitary Sewer Commission (WSSC) water storage facility will remain. The Luttrell property has
redevelopment potential and should provide a local street network between Executive Boulevard and Nicholson Lane.
• Confirm the TS-R Zone on the existing Fallswood residential properties.
• Rezone the R-90 properties along Nicholson Lane to CR 3: C 1.5, R 2.5, and H 200 on the northern portion along
Nicholson Lane. The southern portion closer to Executive Boulevard should be zoned CR 3: C 1.5, R 2.5, and H 100. The
height difference in this block is intended to allow taller heights opposite the Metro West District to the north and lower
heights to the south where there is lower scale residential development.
• If the WSSC site is no longer needed, the site should be considered for public parkland. This could be accomplished through
assembly with adjoining properties or through a land transfer between public entities.
• Locate a one half-acre neighborhood green on the Luttrell property.

Figure 28

Existing Zoning Proposed Zoning

White Flint Sector Plan • July 2009 37

 Block 2: North Bethesda Market
This block, approximately 10 acres, contains a signature mixed-use building at the intersection of Executive Boulevard and Rockville
Pike. Existing zones are TS-M and C-2. This block contains a significant redevelopment opportunity north of Executive Boulevard
and could include a hotel, retail, residential uses, and offices.
• Rezone C-2 properties fronting Nicholson Lane and Rockville Pike to CR 4: C 3.5, R 3.5, and H 300.
• Rezone the North Bethesda Market development (TS-M Zone) to CR 4: C 3.5, R 3.5, and H 300. This is the location of a
signature 289-foot tall building on Rockville Pike in the North Bethesda Market project. New development should transition
between this building to the lower scale residential development located west along Woodglen Drive.
• Rezone the remainder of the C-2 and TS-M properties along Woodglen Drive Extended to CR 3: C 1.5, R 2.5, and H 100
to transition to existing residential development and the proposed rezoning in Block 1.
Block 3: Security Lane
Two office buildings, Rockwall and Cascade, with associated parking garages are the primary uses along Security Lane between
Rockville Pike and Woodglen Drive. Security Lane is a business street with on-street parking.
• Rezone the C-O Rockwall property on the north side of Security Lane to CR 4: C 3.5, R 3.5, and H 300. This designation will
accommodate the existing office buildings, which are already in excess of a 3.0 FAR, and allow for some additional square
footage if buildings are converted to mixed uses. Redevelopment on the north side of Security Lane should transition between
the 300-foot height in Block 2 and the 150-foot height recommended on the south side of Security Lane.
• Rezone the C-O Cascade property on the south side of the Security Lane to CR 3: C 2.5, R 1.5, and H 150 to continue
the transition from the higher densities north to the lower densities south.

38 White Flint Sector Plan • July 2009

Block 4: Edson Lane
Office buildings, residential townhouses, a religious institution, and commercial properties comprise the Edson Lane block. This block is surrounded by
the Crest of Wickford and Old Georgetown Village residential communities south and east, respectively. Commercial properties are west of Rockville Pike.
Edson Lane connects Woodglen Drive to Rockville Pike. The entrance to the Bethesda Trolley Trail is located at Edson Lane and Woodglen Drive.
• Rezone the O-M properties north of Edson Lane to CR 2.5:, C 2.9, R 1.25, and H 150 to continue the transition established on Block 3.
• Confirm the residential development and religious institution in the R-90/TDR Zone.
• Confirm the C-T Zone south of Edson Lane.
• Rezone the O-M property south of Edson Lane to CR 2.5: C 2, R 1.25, and H 150. The lower density and heights will provide a transition to the C-T
Zone and residential uses to the south.
• Rezone the C-2 property to CR 2.5: C 2, R 1.25, and H 150 to continue the transition to the less dense commercial and residential uses at the
southern boundary of the Plan area.
Block 5: Hillery Way
This block is under single ownership and transitions to residential communities to the immediate south and west. Hillery Way provides the only access to
the residentially-zoned areas. Townhouse development will allow a transition to the existing community.
• Recommend RT 12.5 Zone as suitable for the R-90 zoned properties.
• Rezone the C-2 property at the corner of Rockville Pike to CR 1.5: C 0.75, and R 1.5, and H 50 to complete the density transition to the Plan’s southern
boundary. This zone allows for all residential development if desirable.

White Flint Sector Plan • July 2009 39

 Maple Avenue District

Figure 29: Location

The 30-acre Maple Avenue District has three sections. Along Rockville Pike is an office
building and excess right-of-way for the Montrose Road interchange. In the interior on
either side of Maple Avenue are small lots with low-scale industrial and commercial uses,
including automobile repair. Many of these properties are small and redevelopment is
unlikely in the near term. The Montrose Shopping Center is located at the intersection of
Nebel Street and Randolph Road. The historic Montrose School is located on the north
side of Montrose Parkway. Existing zones in this district are I-4, C-2, O-M, and R-90
(Figure 29).
The Montrose Parkway interchange limits the desirability for residential uses for properties
along Rockville Pike and Randolph Road. However, the extension of Maple/Chapman
Avenue to Old Georgetown Road will provide new access to the Metro station and
residential redevelopment may be appropriate. Some light industrial and commercial Figure 30: Height and Density
properties may redevelop with mixed uses along Maple/Chapman Avenue.

40 White Flint Sector Plan • July 2009

 Figure 31
Existing Zoning

• Confirm the O-M, R-200, and RMX/3C zoned properties.

• Confirm the I-4 zoning on the three properties located on the north side of Randolph
Road; redevelopment of these small properties is unlikely.
• Confirm the C-2 Zone on the historic Montrose School property. Montrose Parkway
will alter access to the site: pedestrians will have access from the south and north, but
vehicular access is from the north only. There is no potential for creating mixed uses
on the property. The property owner is not interested in relocating the structure under
any circumstances.
• Rezone the remaining I-4 properties (Montrose Shopping Center and the properties
on Maple Avenue) to CR 3: C 1.5, R 2.5, and H 200. The density map indicates that
lower heights, 150 feet, are generally intended for this area. Building heights should
transition down from the core, but it may be desirable to have a taller building define
the corner of Randolph Road and Nebel Street.

Proposed Zoning

White Flint Sector Plan • July 2009 41

 Nebel District

The Washington Gas facility and the Montgomery County

Pre-Release Center are two public uses within this 23-acre
district, which lies alongside the CSX tracks. The district
is zoned I-4 and C-2. Some properties in this district,
including the Randolph Shopping Center, have potential
redevelopment potential (Figure 32).

Figure 32: Location Figure 33: Height and Density

42 White Flint Sector Plan • July 2009

Figure 34
Existing Zoning

• Confirm the Montgomery County Pre-Release Center and the Washington Gas facility in the I-4
Zone.
• The I-4 zoned Montouri and Washington Real Estate Trust properties north of the Washington
Gas Company should be re-zoned CR 3, C 1.5, R 2.5, and H 200 to encourage as much
residential development as possible. Signature buildings, between 150 and 200 feet tall may
be located at the terminus of Old Georgetown Road and Nebel Street or at the intersection
of Randolph Road and Nebel Street, in conjunction with development in the Maple Avenue
District.
• Rezone the five C-2 properties at the southern end of the Nebel Street and Nicholson Lane to
CR 3, C 1.5, R 2.5, and H 100 to allow for mixed uses.

Proposed Zoning

White Flint Sector Plan • July 2009 43

 NRC District

Figure 35: Location

The NRC District, approximately 38.5 acres, is bounded by Rockville Pike, Nicholson
Lane, Nebel Street, and Marinelli Road. The headquarters of the Nuclear Regulatory
Commission (NRC); Strathmore Court, a Housing Opportunities Commission (HOC)
multifamily residential development; and a WMATA bus facility are located within the
district. Properties are zoned TS-M, I-1, and C-2. The WMATA site has the greatest
potential for future redevelopment and could add a substantial amount of residential
uses should the bus facility no longer be needed (Figure 35).

Figure 36: Height and Density

44 White Flint Sector Plan • July 2009

Figure 37

Existing Zoning

• Confirm TS-M zone on the three NRC properties.

• Rezone the TS-M properties (Strathmore Court) on the west side of Citadel Avenue to
CR 4: C 3.5, R 3.5, and H 300 to encourage residential development.
• Rezone C-2 properties along Rockville Pike south of the NRC and west of Citadel
Avenue to CR 4: C 3.5, R 3.5, and H 300. These properties may be more
appropriate for primarily nonresidential uses.
• White Flint View, east of Citadel Avenue extended, is zoned C-2 and has an approved
preliminary plan. To the north is a portion of the WMATA facility zoned TS-M. Both
properties should be rezoned CR 4: C 2.0, R 3.5 and H 250 to accommodate
approved residential development and to encourage more residential development.
The remaining WMATA property (zoned I-1 and C-2) and the properties at the corner
of Nicholson Lane and Nebel Street should be rezoned CR 3: C 1.5, R 2.5 and H
200.

Proposed Zoning

White Flint Sector Plan • July 2009 45

 White Flint Mall District
The White Flint Mall, at 88 acres, is the Plan area’s largest district. It contains office,
commercial, and industrial uses, including the White Flint Mall and White Flint Plaza.
The White Flint Neighborhood Park, White Flint Park and the Garrett Park Estates
community are on the southern boundary and the CSX tracks form the eastern
boundary. Rockville Pike is the western boundary and Nicholson Lane is the northern
boundary. Properties in this district are zoned I-4, C-T, C-2, and R-90. There are no
residential units in the district (Figure 38).
The district is divided into four blocks: Eisinger and Fitzgerald, White Flint Plaza,
Nicholson Court, and White Flint Mall. Each of these blocks can be further divided
into smaller walkable blocks by extending the existing road network and adding
lateral connections. Redevelopment can provide a considerable number of new residential units organized into
discrete neighborhoods. Some blocks may redevelop with more than the targeted 60 percent residential use. A
MARC station is planned in the Nicholson Court block. There should be a substantial amount of public use space
generated by new development. It is important for the public use spaces to be distributed and connected through
the blocks. Each block should have connecting public open spaces as indicated on the Density and Height Map.

Figure 38: Location Figure 39: Height and Density

46 White Flint Sector Plan • July 2009

Block 1: Fitzgerald and Eisinger
This C-2 zoned block contains commercial properties located at the northwestern and northeastern corners of the
intersection of Huff Court and Nicholson Lane. The Fitzgerald property has frontage along Rockville Pike while
the Eisinger property is located at the northeastern intersection of Nicholson Lane and Huff Court. Uses include
an automobile sales center, office buildings, and a commercial shopping center. New mixed-use development is
anticipated for both blocks. The Eisinger property is anticipated to develop with more residential than nonresidential
development.
• Rezone land west of Huff Court (Fitzgerald property, a closed gas station, and some smaller properties) to CR 4:
C 3.5, R 2.0, and H 250. Residential uses may not be as desirable along Rockville Pike as offices or hotel uses.
• Rezone land east of Huff Court (Eisinger property and two lots owned by Lerner/Tower) to CR 3: C 1.5, R 2.5,
and H 200 to encourage residential development. Affordable housing, especially Workforce Housing, may be
appropriate at this location in conjunction with redevelopment of the western portion of Block 1.
Block 2: White Flint Plaza
White Flint Plaza is a commercial shopping center zoned C-2. The shopping center has surface parking and
several single-story buildings. There are some long-term leases in this shopping center that may affect the timing
of redevelopment. A new neighborhood green is proposed when the shopping center is redeveloped. This block is
under single ownership.
• Nebel Street extended will divide the property. Rezone the western portion to CR 3: C 1.5, R 2.5, and H 200.
Rezone the eastern portion to CR 2.5: C 1.25, R 2.0 and H 70. The C 1.5 and C 1.25 designations will
accommodate the existing shopping center. As shown on the Density and Height map, development on this
property should transition between Block 1 and Block 3. Development on the western half should have 150-
foot heights to ensure a transition between Block 1 and the eastern portion. The eastern portion should have a
density of 2.5 and a maximum height of 70 feet to ensure compatibility with Block 3.

White Flint Sector Plan • July 2009 47

 Figure 40
Existing Zoning

Block 3: Nicholson Court

Light industrial and commercial uses, including a Ride On bus parking facility
and warehouses, are the primary uses in this block. Redevelopment in this
district is likely to take place in the long-term. This block could redevelop as a
residential enclave with local services. The MARC station will be located in this
block and there may be some interest in combining Ride On bus storage and
MARC parking facilities. Nicholson Lane, the northern boundary, crosses the
CSX tracks and will provide excellent east-west access to the MARC station. Any
new development must provide transitions in height and density to the adjacent
single-family residential community.
• Rezone the entire block to CR 2.5: C 1.25, R 2.0, and H 70 for a transit-
oriented neighborhood centered on the MARC station. The C 1.25 will
accommodate existing commercial FAR on individual properties.

Proposed Zoning

48 White Flint Sector Plan • July 2009

Block 4: White Flint Mall
The White Flint Mall is the Plan area’s largest property and has been home to premier department stores for 40 years.
Two of the stores, Bloomingdale’s and Lord and Taylor, own their buildings, which has implications for redevelopment.
The property is zoned C-2 and CT. There are two medical office buildings zoned C-O along Rockville Pike south of
the mall. White Flint Neighborhood Park is to the immediate east and Garrett Park Estates is to the immediate south.
New vertical residential and nonresidential uses will transform this property. New public amenities and facilities, public
uses, neighborhood greens, and an expanded road network will create walkable blocks. Using the WMATA tunnel as
a pedestrian promenade will enhance this block and improve pedestrian access. This property could accommodate
an elementary school. Development along Rockville Pike may be denser and the buildings taller than the eastern
segment of the property.
• The White Flint Mall property will be split zoned to provide appropriate transitions between Rockville Pike, the
expanded White Flint Neighborhood Park, and residential communities to the south and east.
• Dedicate approximately 2.3 acres to expand the White Flint Neighborhood Park.
• Rezone four C-2 acres adjacent to Block 1 to CR 4: C 3.5, R 2.0, and H 250.
• Rezone the existing R-90 and C-T portions to CR 1.5, C 0.75, and R 1.5, and H 50. Lower density and height
limits will ensure compatibility with the park and adjoining single-family detached residential communities.
• Rezone the central portion to CR 3.0: C 1.5, R 2.5, and H 200. The Density and Height map indicates height
bands across the central portion, with the taller buildings at the north, lower buildings in the middle (150 feet)
and the southern portion (100 feet) as shown in the height and density maps. The heights shown on the map
demonstrate this Plan’s intent that heights decline as buildings move from the north and west of the site toward
the southern and eastern edges of the zone. Some variation from the lines on the map may be necessary to
accommodate a carefully organized and thoughtful design, but the overall effect should be that buildings within
each height band not exceed the height indicated.
• Confirm the C-O zoning on the medical office building properties.

White Flint Sector Plan • July 2009 49