October, 2009

Urban Design Guidelines

Draft Germantown Employment Area Sector Plan

Montgomery County Planning Department

The Maryland-National Capital Park and Planning Commission
MontgomeryPlanning.org

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Urban Design Guidelines
Germantown Employment Area Sector Plan

ABSTRACT
These guidelines are intended to provide direction in meeting the goals of the Germantown Employment Area Sector Plan. They are approved by
the Planning Board for staff use in reviewing development proposals and should be used as well by developers in shaping their projects, and by
citizens interested in the pattern and character of development in their community.

SOURCE OF COPIES
The Maryland-National Capital Park and Planning Commission
8787 Georgia Avenue
Silver Spring, MD 20910-3760

Onlineat: http://www.montgomeryplanning.org/community/germantown/index.shtm

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 all local
plans, zoning amendments, subdivision regulations, and administration of parks.

The Maryland-National Capital Park and Planning Commission encourages the involvement and participation of individuals with disabilities, and
its facilities are accessible. For assistance with special needs (e.g., large print materials, listening devices, sign language interpretation, etc.),
please contact the Community Outreach Office, 301-495-4600 or TDD 301-495-1331.

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Contents

How to Use These Guidelines

Design Framework
Design Principles

Area Wide Guidelines

Streets
Open Space
Buildings

Area Guidelines
Town Center
Gateway District
Cloverleaf District
North End District – West Side
North End District – Milestone North
Seneca Meadows
Montgomery College
Fox Chapel
I-270 Landscape Concept

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How to Use These Guidelines
Buildings – The guidelines are illustrative and are intended to
These guidelines are intended to implement the approved and create an urban built environment.
adopted the Germantown Employment Area Sector Plan by
providing design guidance for applicants seeking development The Design Framework, Area Wide Design Guidelines and
approval or capital improvement projects. They reflect the specific District Guidelines provide general to specific guidance
Planning Board’s expectations to create a unified place through in accordance with the 2009 Sector Plan for the Germantown
outstanding design. Employment Area. From lively transit centers to nature-
oriented stream valleys, it is the quality of the emerging public
The guidelines were developed through work with property realm and built environment that will strengthen the long term
owners, residents, institutions, interest groups, and the County economy, sustainability and spirit of the Germantown
Executive. community.

These guidelines are approved by the Planning Board for use in Applicants are encouraged to schedule informal consultation
developing and evaluating proposed building projects and with staff while plans are in an early conceptual stage before
applications. They will be revised to reflect new technologies or submitting applications. Applicants also should refer to the
field conditions and updated comprehensively at least once Germantown Employment Area sector plan, the Zoning
every six years. Ordinance, and other guideline documents such as the
recreation and noise guidelines.
With the exception of street standards and Sector Plan-
approved features, these 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 applicants and public agencies to
propose designs that create an attractive and successful public
realm.

Streets – These guidelines are in conformance with the Road

Code and are binding unless a waiver is granted by the Planning
Board to achieve context sensitive design. Local street layouts
illustrate design principles and are not mandated.

Open Space – The guidelines are illustrative except for open

spaces identified in the Sector Plan.

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Introduction

Germantown, a corridor city located in the western end of

Montgomery County along the I-270 Corridor, is evolving into a
more urban place with mixed use development, tall buildings
and urban open spaces. The Urban Design Guidelines assist this
transformation and focus upon the public realm. The quality of
Germantown’s emerging public realm and built environment
from lively transit centers to nature-oriented stream valleys will
strengthen the long term economy, sustainability and spirit of
the Germantown community.

Town Center Today, Germantown 2009

Town Center Tomorrow, Germantown

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Design Framework

The Germantown Sector Plan area will be a vibrant urban center

for the up-County region. Served by the MARC commuter line
train station and, in the future, by the Corridor Cities
Transitway, Germantown will become a walkable, transit served
community.

Germantown is not a blank slate. The existing residential

communities that surround the Sector Plan area form a general
framework to build on. The community, divided by I-270, needs
a stronger Town Center, more mixed use, transit-oriented
development and more design attention to the public realm.

The design framework supports the Sector Plan’s goal to shift

Germantown from a car oriented place to a series of walkable
communities. The central principle is to cluster development
around the Corridor Cities Transitway (CCT) stations and form
distinct communities.

Germantown, a suburban community located in the western end of the County along the I-
270 Corridor, is slated to transform into a more urban place with taller buildings, mixed uses
and urban open spaces.
The guidelines offer design direction for this evolving community focusing upon design
excellence for its streets, open spaces and buildings.

On the west side of I-270, the mixed-use Town Center is identified as the major center of
community life with the highest density, tallest buildings, and clustered civic uses. It the Core
Neighborhood of 15-story buildings and a variety of urban open spaces and the West End,
which steps down in density and building heights as a transition to nearby residential
communities and the Germantown Historic District. A series of less dense, mixed-use centers
are organized around the Corridor Cities Transitway (CCT) with signature office and
technology development lining the I-270 Corridor.
Wooded stream valleys run throughout the Plan area. They help define the development
On the east side of I-270, the Seneca Meadows District emerges as a less dense, mixed-use areas, create wildlife habitat, offer passive recreation opportunities, and contribute to the
center adjacent to the existing Milestone Regional Shopping Center where little change is area’s environmental quality.
expected. Montgomery College will become a more walkable academic village with a compact
technology and medical park that preserves significant woodland.

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The design framework: Design Principles
The following design principles will help improve community
 transforms existing employment areas with low-rise, identity, create walkable streets and attractive safe open spaces,
surface parking into a more compact form clustered around develop street-oriented buildings, and achieve compatible,
transit stations sustainable development.
 integrates more urban open space in the Town Center and
other districts, and preserves natural areas These principles are based on the Sector Plan’s vision and
 emphasizes pedestrian and bicycle connections to transit, recommendations and the guidelines that follow are intended to
and east-west connections across I-270 implement that vision. The guidelines apply to all sites in the Plan
 creates a more urban, compact campus for Montgomery area, with final locations and details to be determined through site
College plan review.
 emphasizes pedestrian and bicycle connections to transit,
and east-west connections across I-270

 creates a more urban, compact campus for Montgomery

College

 achieves a new, mixed-use commercial center for Fox

Chapel Village Center.

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Centers and Community Identity
Compact, mixed-use centers clustered around transit stations will
strengthen the sense of place and support transit use. New
development should be concentrated and compact. Physical and
cultural characteristics unique to Germantown such as its natural
greenbelt or the I-270 technology businesses should be celebrated
within each district to achieve distinct character.

Mixed use center in Bethesda, MD

Streets
An interconnected street network in each district with distinct
street characters will encourage walking and provide access to
transit and other destinations. The street network and streetscaping
should provide connections and increase the attractiveness of the
public realm with tree-lined streets. On street parking and
pedestrian friendly intersection design should be achieved where
appropriate.

Pedestrian-oriented street network

Open Spaces
The open space hierarchy is intended to serve a multi-age, diverse
population with a variety of recreational open spaces ranging from
one quarter acre to over 10 acres. Successful open spaces should be
visible, safe, accessible, and inviting. Open spaces should be
connected by a system of greenways, sidewalks, and trails.

Proposed Crystal Rock Drive Greenway

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Buildings
Building forms should create urban character and encourage transit
use by fronting the street, locating parking behind or underground,
forming a consistent street wall, and defining urban space.
Pedestrian scale should be achieved by architectural design that
reduces building bulk and height.

Street-oriented development with stores along the sidewalk

Transitions
Compatibility between tall buildings and existing residential
communities should be achieved by stepping down building heights
and by using building materials that fit the context.

Transition between high rise buildings at a transit station area and

adjacent residential area

Sustainability
Protecting Germantown’s environmental resources and reducing
the carbon footprint of development is a major goal. New public
and private buildings are required to achieve a LEED Silver rating
incorporating elements such as green roofs, cisterns, wind power
generators, solar panels, and other green building technology to
improve sustainability.

A green roof

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The Germantown Planning Area covers 11,000 acres, an
approximately three by five mile area, 22 miles from Washington,
D.C. It is surrounded by a greenbelt of state and local parks.

The I-270 Corridor contains almost half of Montgomery County’s

workforce. Approximately one third of the area’s employed
residents commute to jobs outside the County. A significant portion
of the County’s future employment growth will take place on vacant
or under-used sites in Germantown.

The Plan focuses on the center of Germantown, an area of

approximately 2,600 acres. Its recommendations almost double the
amount of housing to 15,000 dwelling units, and significantly
increase non-residential square footage up to 23,000,000 square
feet with an emphasis on corporate offices and advanced
technology companies along I-270.

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Area Wide Guidelines

Streets

Streets form the framework of any community. The Germantown

street pattern is characterized by large blocks and high speed
roadways with wide intersections. It is created for the car and
unwelcoming to pedestrians. A change in character is required to
promote transit use and encourage pedestrians.

Sector Plan Goals

 interconnected urban streets
 short blocks
 tight intersection corners and marked crosswalks
 range of street types: boulevards, main streets, and local streets
 streetscape to improve the environment, and create pleasant
experience for all users
 CCT integrated with the street system

The street network and character have been determined in the

Sector Plan and most proposed roads in the Plan area follow Road
Code standards. Other roads—promenade and greenway?—will
require DOT waivers. The guidelines apply to all properties and the
final route and right-of-way details will be determined through
project plan review.

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Street Network
 Establish an interconnected network of urban streets that
makes auto, bicycle, and pedestrian travel more convenient and
efficient by providing access choices.
 Integrate alleys to development to provide service access and
area for stormwater infiltration.
 Design all streets with the specified streetscape improvements.

Short Blocks
 Create a network of short blocks, approximately 250-350 feet
long, to promote walking, and to create human scaled blocks
that are intelligible, improve access, and easy to navigate.

Intersections
 Design intersections to encourage pedestrian crossing with
medians or neck downs, where on-street parking is permanent,
to shorten crosswalk distances.
 Mark or indicate crosswalks with special paving to distinguish
them from the surrounding pavement.
 Achieve an effective minimum turn radii of 30 feet to
accommodate vehicle turn movements.

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Street Character
Establish a variety of street characters that support the emerging
urban areas. Achieving context sensitive street design is key to
improving community character and to encouraging walking and
transit ridership.

Boulevards - Major Highways

Wide, six-lane streets with medians that carry significant through
and local traffic. Improved with new streetscapes, these streets play
a primary role in creating an attractive character for Germantown.

Main Streets - Arterials and Commercial District Streets

Two to four-lane streets that distribute traffic. City life occurs along
these streets due to adjacent activating uses such as retail, office,
and residential uses. Allow on street parking and special streetscape
where specified.

Local Streets - Non Classified Streets

Two-lane streets with permanent on-street parking, a single row of
trees, and sidewalks on both sides will provide internal circulation
within each district as shown on the district maps. Final street
locations are to be determined during regulatory review.

Transitways - Arterials
Four lane, divided streets with the CCT transitway in the median to
conveniently serve both sides of the street. The roadways require
streetscape treatments that create attractive streets and encourage
pedestrian use.

Greenways - Major Highways and Arterials

These streets combine recreation and transportation by
incorporating linear parks, bikeways, and other recreational
facilities within the right-of-way.

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Street Standards and Guidelines
The following design characteristics for each street type are based
on the Sector Plan. All streets should be context sensitive and
accommodate the range of users especially pedestrians in the
transit served areas. Where existing conditions and Road Code
standards conflict, the Road Code allows flexibility to retrofit in a
manner that minimizes impacts, such as preserving existing trees.
For streets not included in this section, see the Sector Plan and Road
Code for guidance. Final street locations will be determined by
regulatory approval.

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Streetscape
The character of the proposed streetscape supports for the
Plan’s mixed-use communities and results in a unified,
attractive appearance. The guidelines offer general
streetscape recommendations. For more specific, detailed
requirements for paving, lighting and street trees and other
furnishings, see the Germantown Streetscape Plan. Proposed
developments must provide streetscape that includes:

 Provide details for close tree spacing, layout, and planting

as shown in Typical Sidewalk Layout when pavement cut-
outs are used. In all other cases, plant trees in lawn
panels.
 Locate public utilities in conduit under the public
sidewalk in urban areas or in alleys.
 Accommodate stormwater management within the right-
of-way in the median, in curb extensions or in allleys.
Sidewalk runoff should be managed with infiltration areas
between tree pits. In all cases, the street tree root zone
must be protected from street runoff contaminants.
 Provide special paving that incorporates artwork, historic
plaques, or other unique features for sidewalks along the
Promenade and other designated special places.
 Reduce energy costs by using LED lighting fixtures with
color ranges that achieve natural lighting.
 Furnish the sidewalk zone with specified trash
receptacles, benches, tables and chairs, and bike racks.
 Streetscape maintenance should be provided by the
Urban District.

Typical tree spacing, crosswalks, and planting with a continuous soil panel for the Germantown
Town Center and the other transit station areas.

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Open Space

The Sector Plan recommends a hierarchy of open spaces that

encourage social gathering and recreation, provide safety,
and consider maintenance.

Sector Plan Goals and Objectives

 varied urban spaces in each district
 transit station plazas in all transit-served districts
 recreation and neighborhood greens in each district
 urban open spaces along the Promenade
 greenway recreation areas
 urban open spaces with adequate amenities
 connections to open spaces and other destinations

Open Space Concept

The Plan’s open space concept creates a system of parks and
open spaces linked by bikeways, sidewalks, and pathways to
meet the increasing demand for indoor and outdoor
recreational space. The Plan recommends several public
urban parks in the Town Center to serve the entire plan area.

In the Town Center, the location of urban open spaces are

identified, but in other transit-served districts, the Plan
recommends floating facilities that will be landed as elements
in proposed developments. Specific sizes and amenities for
privately developed public use space will be determined by
regulatory review unless specified in the Plan. Public sector
implementation depends on resources becoming available for Open Space Hierarchy
a maintenance district and staff of the Parks Department to Spaces Urban Parks
perform the higher level of maintenance required for urban Civic Greens
Stream Valley Parks and Natural Areas
parks. Neighborhood Greens
Urban Plazas
The open space hierarchy is recommended in the Sector Plan and is Transit Station Plazas
intended to accompany new development with varied recreation options. Connections Promenade
These guidelines apply to all properties and the final location, size, and Greenway Recreation
facilities will be determined through project plan review. Transit Sidewalk Loop

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Urban Parks Civic Green
Town Center Urban Park and Proposed Urban Play Park BlackRock Center’s Town Commons
Germantown has two urban parks, the existing Town Center Germantown’s civic green is the level lawn in front of the
Urban Park and the planned Urban Play Park. They are both BlackRock Center for the Arts that serves the entire planning
publically owned, managed, and maintained. They serve area. This space provides an opportunity for community
multi-age population including children and the elderly. events and programs, social gathering, and informal play.

The existing Town Center Urban Park is dedicated and  Provide programmed activities coordinated with the
undergoing facility planning. The proposed family-oriented Recreation Department, schools, and BlackRock Center
Urban Play Park’s facility planning and design should consider for the Arts with multiple outdoor programs each season.
the following:

 Include at-grade sidewalk access and hard surface

walkways within the park to ensure access and
circulation. Sidewalks should be a minimum of six-feet
wide and walkways should be a minimum of eight-feet
wide to provide vehicle access.
 Provide multi-age recreation spaces, especially family-
oriented facilities such as play equipment and climbing
structures. Incorporate enlivening interactive elements
such as musical chime sculptures, splash fountains,
climbing walls and boulders. Fences may be appropriate. Interactive splash fountain Town Common Civic Green, Germantown
 Provide seating areas including moveable tables and
chairs to promote social gathering.
 Provide amenities that make the park unique including
special paving, benches, fountains, and artwork
integrated into the park design.
 Incorporate landscaping that offers seasonal change and
color. Provide shade with trees and structures such as
arbors and gazebos.
 Integrate lighting for safety and to avoid glare following
standards developed by the Illuminating Engineering
Society of North America (IES).

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Stream Valley Parks walkways that define areas and provide convenient
Germantown’s extensive network of stream valleys and access.
natural areas provide wildlife habitat, protects water quality,
mitigates urban heat buildup and improves air quality. This  Provide seating, including moveable tables and chairs, in
existing green infrastructure also should provide secure sites with identified maintenance responsibilities.
opportunities for recreation and scenic views. Shade seating areas with trees and structures such as
arbors and gazebos.
 Connect stream valley parks to adjacent communities and
the surrounding greenbelt regional parks with trails,  Incorporate artwork and other amenities that give each
bikeways, and sidewalks. neighborhood green a distinct character and identity.

 Seek opportunities to retain, establish or enhance  Provide program activities through the Urban District to
connections between natural areas. meet community needs for events and social gathering.

Neighborhood Greens
Neighborhood greens are small, level lawn areas serving the
community where they are located. They will be privately
developed as public use space for informal lounging, play, and
exercise. These spaces are shown as floating symbols on the
Open Space, Park, and Trails Concept.
Neighborhood Green, Carlyle Alexandria, Virginia
 Locate neighborhood greens in mixed-use or residential
developments as central open spaces, defined by streets,
and developed as focal points. Do not locate on the edge
of communities or along high speed roadways that are
incompatible with play areas.

 Provide a usable lawn area that supports multiple

activities.

 Include a periphery sidewalk, at least six feet wide that

connects the neighborhood green to the surrounding
sidewalk network. Incorporate internal, hard surface
Octavia Boulevard Green, San Francisco, California

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Urban Plazas  Integrate lighting for safety and to avoid glare using
Urban plazas are small spaces designed for outdoor IES lighting standards.
enjoyment and social gathering; they are privately developed  Provide programming through the Urban District.
and maintained for public use. Each district should have a
series of urban plazas integrated into development. The Plan’s
incentive zoning requires public use spaces in exchange for
higher density.

 Locate public use spaces in highly visible locations and

animate them with adjacent uses such as retail or
restaurants.
 Disperse urban plazas throughout the district and
avoid eroding the building line with too many open Urban Plaza, Bethesda Row

spaces along the street.

 Design space to be welcoming to the public and not
viewed as private area. Railings, fences, or gates are
not permitted. Avoid privatization of public use
spaces.
 Provide seating areas that include moveable tables
and chairs in secure sites with identified maintenance
responsibilities. Locate urban plazas to receive
sunlight but also provide shade with trees or
structures.
 Provide extensive landscaping using large 5 ½ inch
caliper shade trees.
 Provide amenities such as fountains, special paving,
and other elements, and include artwork as an
integrated design element on the walls, floors, and Urban Plaza, Market Commons, Clarendon, Virginia
ceilings of outdoor space. Promote participatory
artwork that moves or responds to the viewer and
incorporate historic, nature-oriented, or cultural
themes into the design.
 Use quality materials such as special pavers.

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Transit Station Plazas
Transit districts should have a transit plaza at each station
with comfortable seating and shelters to promote transit
ridership, ensure safety, and accommodate rider comfort. The
transit plaza is not the station platform.

 Require private development to provide and maintain

transit station plazas.
 Locate transit plazas along the sidewalk adjacent to
development and close to the transit platform. Access
to the transit platform by marked crosswalks.
 Integrate transit plazas with the design of the
Transit art by Nikolai Pakhomov, Germantown Transit Station
adjacent development, providing wider sidewalks and
Germantown Transit Station
building setbacks to accommodate pedestrians.
 Design each transit plaza as a unique place with
seating, shelter, and amenities that invite use.
 Include place-making artwork in the transit plaza
designs, including the work of local artists.
 Design CCT station platforms with standard
components for shelters, seating, and information
systems that give identity to the transit line.
Components should be of high quality and attractive
design. Provision of the station platforms and
furnishings is the responsibility of the Maryland
Transit Authority.

Promenade
Example of Promenade, Silver Spring, MD
The Century Boulevard Promenade should be developed as a
linear public space along the street that functions as a social Transit Sidewalk Loop
gathering place activated with restaurants, cafes, retail, and This continuous sidewalk system connects to all transit
other uses. It should be developed with wide sidewalks stations and helps users find their way to transit. It will be a
(between 22 and 25 feet measured from the street curb to specially marked sidewalk with a special pavement that
the building line), special paving, seating, extensive street separates it from other sidewalks. See Urban Open Space,
furnishings, and artwork. Parks, and Trails Concept.

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Greenways  Incorporate artwork in special paving for the linear
Greenway streets provide a linear recreational facility such as pathway, benches, lighting, and sculpture and
bike trails, a heart smart exercise trail, and walks along fountains.
informal groves of trees. Germantown’s two designated
greenways, along Crystal Rock Drive along Observation Drive, The Observation Drive Greenway will connect Montgomery
will be created through the Capital Improvements Program College with Milestone Regional Shopping Center.
with adjacent private sector participation.
 Provide an eight-foot wide bikeway along the eastern
The Crystal Rock Greenway will connect the Town Center to side of the roadway within the 80-foot right of way.
Black Hills Regional Park.  Provide seating along the right-of-way at adjacent
open spaces such as the Germantown Bog. Benches
 Create the greenway by rebuilding the existing should be oriented to the views of those open spaces.
roadway to create a 40-foot-wide linear park along
the east side of the right-of-way.
 Provide an eight-foot wide pathway that meanders
through a linear park from Century Boulevard to
Father Hurley Boulevard. North of Father Hurley
Boulevard, the curbside area narrows, allowing only
the eight-foot wide trail to connect to the entrance to
Black Hill Regional Park.
 Incorporate recreation facilities such as a skateboard
facility, a heart smart exercise trail, and benches
along the pathway sited for views of the adjacent
open space in the Cloverleaf District, and provide
historic or nature interpretative signage.
 Landscape extensively with a variety of shade trees
that maintain good visibility for safety while shading
the pathway. Create tree groupings that define areas
and provide seasonal change.
 Provide pedestrian scaled lighting along the entire
pathway to accommodate night use and ensure
safety.

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Buildings

Community character, defined by building arrangements,

massing, heights, and facade design, should create an urban
identity that encourages walking, transit use, and social
interaction. The Plan’s fundamental vision of street-oriented
development should be achieved by framing the street with
building walls, entrances, and activating uses. Avoid the
suburban character created by low-rise buildings set back
from the street with parking in front.

Sector Plan Goals

 street-oriented development
 massing and height to emphasize centers, stepping down
toward residential neighbors
 streets active with uses retail and restaurants Emphasize centers and step down towards residential neighbors.
 integrated urban residential uses
 historic and cultural themes distinctive to Germantown
 visually interesting rooftops
 sustainable building design such as green roof tops,
cisterns, and urban storm water management.

The building recommendations reflect the Sector Plan’s goals

to create a walkable urban environment. These guidelines
apply to all properties and the final location, size, and details
will be determined through project plan review.

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Building Form

Street- Oriented Development

Germantown’s existing development pattern should evolve
into an urban form with buildings lining streets and parking
located to the rear or mid-block.

 Locate buildings along both sides of a street to create

building walls that define the street corridor and sidewalk.
 Locate primary entrances along the street. Entrances to
retail or commercial uses should be at sidewalk level.
 Develop blocks with alleys to locate service areas and
loading from the rear of the building.
 Locate heating and air conditioning, telecommunications
facilities, and other utilities in rooftop enclosures.
 Locate electricity, cable, and other wire services in Street oriented development, view of Town Center looking east from
Crystal Rock Drive
underground conduit in a public improvement easement
in alleys or under the public sidewalk.

Parking
Parking, in general, should not be seen from the street in an
urban, pedestrian-oriented environment.

 Provide parking in mid-block locations behind buildings

with driveway access from side streets or alleys, where
feasible.
 Design structured parking, if visible from the street, with
facades that are compatible with adjacent buildings.
Ramps and parked vehicles should not be visible. Locate
primary entries from side streets. Lighting should avoid
glare and excessive brightness to be compatible with
adjacent development.
 Surface parking should behind buildings and screened
with hedges, fencing, or low walls.
Parking structures should not look like a parking garage.

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 Massing and Height  Step down building heights adjacent to residential
Germantown’s seven districts should each have an communities to a maximum of 50 feet, including bonus
identifiable center created by clustering density in a core area density to achieve compatible transitions.
with building heights stepping down toward adjacent
residential areas.

 In districts served by transit, cluster development around

stations, placing the greatest density and tallest buildings
closest to the station. In districts without transit, create a
center by closely arranging taller buildings in a core area.
 Arrange buildings to create social gathering places and
urban open spaces along the street.
 Design buildings at street corners to facilitate pedestrian
movement with, for example, chamfered corners.
 Fill out blocks with two- to four-story base buildings. Set
back taller, high rise towers behind the base to reduce
shadows and mitigate building mass.
 Design slender floor plates for buildings over five stories
to avoid massive, bulky forms. Minimize long shadows. Cluster development at tansit, view of Town Center’s Core Neighborhood
 Set back towers from the street to help disperse winds,
avoid accelerating drafts, and protect pedestrians.
Buildings over 150 feet tall must submit a wind analysis by
a certified expert and demonstrate that the wind patterns
won’t exceed levels comfortable for pedestrians.
 Provide first floor ceiling heights of 15 to 20 feet to
accommodate a wide range of uses.
 In the short term, construct buildings of at least two to
three stories, where feasible, if market conditions do not
result in buildings that use the allowable density.
 Vary building heights along a street to achieve more visual
interest and distinct building character, avoiding the
monotony of continuous building heights.

Transition height down to adjacent residences, view of transit station from

adjacent residential areas

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Facades
Building façades and entrances define the public realm and
contribute to community character. In Germantown, they
should create a visually interesting and active public realm
and be compatible with adjacent residential neighborhoods.

 Design buildings with a base, middle and top, maintaining

a continuous cornice or horizontal line along the street.
 Create active streets by placing entrances close together
with no more than 50 feet between entrances. Not all
streets should be developed as active streets.
 Define the two- to four-story building bases with facades
that include marked entrances; a change in materials,
textures, or color; recesses and projections; and a cornice
lines or other horizontal element.
 First floor retail, commercial, hotel, and residential
lobbies should be at sidewalk level. Ressidential units First floor, ground level retail along Century Boulevard’s Promenade

should have slightly raised first floors for privacy.

 Parking structures fronting a street should have ground
floor commercial uses with facades that express a
commercial building with no vehicles or ramps seen from
the street.
 Design facades that include place-making elements drawn
from historic or cultural themes identified in the Sector
Plan.
 Commercial buildings, in general, should look different
from residential buildings ultilizing materials such as more
glazing to reflect the building’s use and provide natural
lighting for office workers.
 Design signage as an integral element of the building. Pole
mounted signs are not permitted. All commercial signage
along streets should be monument type signage on a base
or placed within a landscaped setting. The top of the sign
should be no higher than six feet.
Transparent ground floor, Carlyle, Alexandria, Virginia

27
Street Level Retail
Retail, restaurant, and entertainment uses help animate the
public realm and provide needed services. These uses should
be located along retail streets providing synergy and visibility
for the businesses, with parking on the street, behind the
buildings, within parking structures, or underground.

 Cluster retail, restaurant, and entertainment uses along

identified retail streets shown for each district. Retail in
other locations is not precluded but should not detract
from the synergy of the designated retail streets.
 Place retail entrances close together to activate the street
with up to 30 to 45 feet between entrances. Locate
entrances at street level, avoiding steps. Use façade
treatment, such as awnings, to increase legibility, Setback buildings for urban space,
emphasize storefronts, and enliven the street. Bethesda Row, Bethesda
 Achieve a significant amount of transparency, between 60
to 70 percent for the ground floor, along retail streets to
help activate and enliven the public sidewalk. Highly
reflective or dark glass is not permitted.
 Large floor plate retailers should have liner retail shops
along the sidewalk to avoid long blank walls.
 Drive through restaurants or retailers should not be
permitted within the Core Neighborhood of Town Center.
 Set buildings back 22 to 25 feet from the curb to create
outdoor space for café seating where appropriate.
 Permit on-street parking adjacent to retail, restaurant,
and entertainment uses.

Transparency, retail store fronts, Market Commons, Clarendon,Virginia

28
Residential Buildings
Germantown’s mixed-use communities will bring housing
close to jobs, promote transit use, and create diverse
communities. The residential design guidelines ensure
successful integration of residential uses into the urban
settings.

 Provide a variety of residential unit types within a block

such as townhouses and apartments.
 Ensure light and air for residential units by providing
adequate space between buildings, southern orientation
of units, and placement of taller buildings in the middle of Residential building over ground Residential building over ground floor retail,
the block. floor retail, Washington, D.C. Falls Church, Virginia
 Locate urban open space such as plazas, neighborhood
greens, or other gathering places adjacent to or nearby
residential buildings, to create outdoor recreation and
social gathering opportunities.
 Include activating uses at the ground floor if located along
a primary retail street
 Meet recreational needs within multifamily buildings by
providing exercise rooms, gyms, and common spaces such
as lounges and meeting rooms, and roof top sundecks and
pools
 Place primary front entrances along the street with rear
garage entrances for resident convenience. Locate
residential lobbies to activate the street.
 Provide parking underground or behind the building in
mid-block locations. Provide secure storage space for
bikes within the garage.

Residential building over ground floor retail, Rockville,

Town Center

29
Building Roof Tops
Varied roof designs create visually interesting skyline. Roof
tops in an urban setting need careful design attention
because they are viewed from above as well as from the
street. Mechanical equipment, recreational facilities,
stormwater retention facilities, and other miscellaneous
structures should create attractive, visually interesting roofs
that also provide environmental benefits.

 Encourage varied roof designs such as sloped, flat,

stepped, or angled to achieve visual interest and
character.
 Railing or parapet walls should be designed as an integral
element of the architecture.
 Incorporate artwork such as “roofscapes” of colored Varied roof lines on residential development, Clarendon, Virginia

stones or pavers where roofs can be seen.

 Reduce stormwater runoff by providing green roof areas
for buildings that can support green roofs with special
plant material or collect storm water in cisterns and
recycle. Use cisterns for roofs that need to be developed
for recreational purposes.

Varied building heights and roof lines, Clarendon, Virginia

30
Base 1: Transition Buildings Base 2: Mixed –Uses Tower and base: Mixed Uses
 Residential buildings  Ground floor retail  Ground floor retail
preferred  Office or residential above  Office or residential above
 3 stories  3-5 stories  3-4 story base
 35 feet high (50 feet  60 feet high  180 feet high maximum
maximum with housing without an affordable housing
bonus) bonus, see description for
each district

31
Green Buildings
Recent County legislation requires new public and private buildings
to achieve a LEED Silver rating.

 Filter or reuse stormwater, and reduce heat gain by such

measures as green roofs, cisterns, or other technologies to
capture stormwater.
 Integrate roof top wind power or hydro generators, if feasible
 Integrate solar panels.
 Provide Zipcars, pedestrian orientation, bike parking, and Green roof Roof solar cells
showers.

Green roof detail Wind generator

32
Area Guidelines
Germantown’s districts should be developed as distinct
communities with unique features that are supported through the
guidelines. The guidelines not only help distinguish these districts
but also provide a cohesive landscape concept for the I-270 right-of-
way achieving a pastoral natural setting for the I-270 Technology
Corridor.

Town Center
Gateway
Cloverleaf District
North End District – West Side and Milestone North
Seneca Meadows
Montgomery College
Fox Chapel
I-270 Landscape Concept

The urban design concepts for each district illustrate the urban
character, interconnected streets and desired locations of the
open spaces. In the Town Center District, open spaces are
specified, but in other transit-served districts, the Plan
recommends floating facilities that will be landed as elements in
proposed developments. Unless specified, sizes and amenities for
privately developed public use space will be determined by
regulatory review. All streets should have standards and
streetscape improvements specified in the Area Wide Guidelines
on Streets and Streetscape Plan.

33
Town Center extensive informal landscape treatment along I-270 to screen the base of
garages, and create a setback of green space along I-270.
The Sector Plan views the Town Center as an emerging up-County
cultural center, the heart of Germantown with civic uses, Block 5
restaurants, entertainment, and retail shops. Attractive design of its Existing multifamily residential units are expected to remain.
public realm is critical to strengthening the Town Center’s economic
vitality, social life, and sense of place. Block 6
Improvements to the library, BlackRock Center for the Arts, and the Town
Center Urban Park should encourage public use, provide safety, and
The Town Center is comprised of the Core Neighborhood and West strengthen the sense of place. Provide additional seating and interactive
End. Each block shown on the illustrative Urban Design Concept elements such as musical chimes, climbing rocks, or a splash fountain if
reflects the Sector Plan’s recommendations. maintenance responsibilities are identified.

Block 1 Block 7
Redevelop this block as a single project integrating the transit station, Existing housing is expected to remain. The redevelopment of commercial
housing, and office buildings. Locate residential buildings with ground floor frontage along Century Boulevard should integrate housing with ground
retail along Century Boulevard that define the green common and transit floor retail.
plaza open spaces. Develop a promenade along Century Boulevard. Allow
building heights up to 100 feet along MD 118.
Block 8
Provide a grocery store use, if feasible, and redevelop with retail uses that
Block 2 line Century Boulevard. Provide a street connecting the Safeway property
Redevelop the public uses as a single project integrating an expanded to Pinnacle Street. Locate a signature building fronting the intersection of
police and fire station with housing and ground floor retail along Century MD 118 and Middlebrook Road. Develop the promenade along Century
Boulevard. Step down building heights to 50 feet with a bonus density in Boulevard with wide sidewalks.
the northern end of the block adjacent to residential neighbors.
Block 9
Block 3 Develop a consistent building line along MD 118, encourage shared access,
Integrate the cinema use into a mixed-use redevelopment. Orient housing and connect an internal private drive behind buildings. Allow 100-foot
along a new street connecting Aircraft Drive with Century Boulevard. building heights along MD 118 and step down buildings to 50 feet with a
Terminate the view east down Century Boulevard with a vertical building housing bonus adjacent to the existing residential community.
element. Relate the building form to the curve of Century Boulevard.
Block 10
Block 4 Redevelop the shopping centers creating new blocks with private streets.
Redevelop properties to define the gateway into the Town Center from I- Terminate views down Century Boulevard with vertical building elements..
270. Encourage property assemblage. Terminate views down Century Design the new urban park with interactive play equipment, streetscape,
Boulevard with signature buildings on the Matan Property. Provide and lighting. Locate structured public parking at the Upcounty Regional
Services Center.

34
 Town Center Urban Design Concept
Block 11
The existing mix of commercial townhouses,
veterinary clinic, and church is not expected to
redevelop. If redevelopment occurs, follow area
wide design guidelines.

Block 12
Locate new development with housing oriented
to Waters Road and Waterford Hills Boulevard.
Allow development of the hillside along MD 118
if development fronts the boulevard. Step down
building heights to 50 feet including a bonus
density adjacent to the existing residences.

Block 13
Redevelop the County commuter parking lot
with two buildings located along MD 118..
Building heights should not exceed 40 feet
(three stories). Along Walter Johnson Drive,
develop new housing with architectural
elements and materials that are compatible
with the adjacent historic Pumphrey-Mateney
House.

Block 14
Locate new commercial office buildings along
Middlebrook Road and residential buildings
along Wisteria Drive. Redevelopment along MD
118 is not expected, but if redevelopment
occurs, follow the area wide design guidelines.
Connect pedestrian sidewalks along Walter
Johnson Drive to Middlebrook Road.

35
Streets
The Sector Plan calls for an interconnected
street network that facilitates vehicle and
pedestrian circulation and transit access within
a hierarchy of street types. Century Boulevard is
the main pedestrian oriented street within the
Town Center.

36
Open Spaces
The Sector Plan identifies an open space
network for the Town Center that includes
the Town Center Urban Park, the proposed
Urban Play Park, a variety of urban plazas,
a transit plaza, and Century Boulevard’s
promenade. These open spaces will
support economic vitality, encourage
social gathering, and meet recreational
needs of residents and workers.

The proposed Urban Play Park should be at

least one half acre. The existing Town
Commons needs an irrigation system with
maintenance and management becoming M-
NCPPC’s responsibility when the Urban District
is created. Programs should be scheduled at a
minimum of three times a year and
partnerships with other organizations are
encouraged. The urban plazas’ sizes are not
specified and should be determined through
development review.

The Crystal Rock Drive Promenade should

create a linear urban space developed with
wide sidewalks, extensive public seating with
benches and moveable tables and chairs, and
special pavement with artwork. The Transit
Sidewalk Loop should be created connecting all
open spaces and destinations to transit. It
should be a minimum of eight feet wide and
have special paving.

37
Building Lines
Building lines should define the public realm
and all streets. Deviation from the building line
is allowed to create urban space, wide
sidewalks for outdoor cafes, or accent building
entrances. As a general guide, building setbacks
should be as follows:

 Along major highways, set back buildings 30

to 35 feet from the curb.
 Along arterials and commercial business
streets, setback buildings 20 to 25 feet from
the curb.
 Along right of ways of less than 80 feet in
width, set back buildings 15 to 20 feet from
the curb.
 Along the Century Boulevard Promenade, to
be developed with outdoor cafes along the
public sidewalk, set back buildings 22 to 25
feet from the curb to ensure adequate
pedestrian passage.
 Along I-270, set back buildings 200 feet
from the existing right-of-way. Maintain the
existing building setback if the I-270 right-
of-way widens.

Landmark Sites
Landmark sites are prominent locations offering
important views or cultural significance.
Building design should terminate the view with
elements such as towers or other vertical
features calling attention to the building.

38
Building Heights
The Sector Plan provides height guidance for
several areas within Town Center. It locates the
tallest buildings in Germantown within the
Town Center, providing the main focus and
center in the planning area. The adjacent
building height map illustrates the different
zones of building heights that will create this
sense of center.

Setback buildings 200 feet from I-270’s right-of-

way and maintain existing building line along I-
270 if the right-of-way expands.

At the edges of the district adjacent to existing

residential areas, building heights are limited to
50 feet including a bonus density to achieve
compatible transitions. The MARC station
parking lot development should not exceed 40
feet (three stories) to achieve a compatible
relationship with the Historic District.

39
Retail Locations
Retail, restaurants, and other activating uses should be
concentrated along the Century Boulevard Promenade
to strengthen the existing pattern of retail and enliven
the street. Permit on-street parking along streets
designated for retail.

Town Center primary retail locations are in accordance

with the Sector Plan and intended to strengthen retail
synergy and enliven the Promenade. MD 118 is not a
primary retail street although office serving retail uses
will be allowed.

40
Gateway District

The Gateway District is a mix of industrial and commercial uses

along I-270 and Middlebrook Road. It is a gateway to the Town
Center from I-270 and its buildings and site design should mark this
entrance.

Rolling Hills, a residential property adjacent to the CSX Rail line, is

one of the few residential properties likely to redevelop. Along
Great Seneca Highway, just outside the Sector Plan’s boundary line,
is the community’s retail shopping center.

Block 1 Rolling Hills Property

If redeveloped, locate single-family attached units along Wisteria
Drive and multifamily units within the property’s interior. Provide
over 50 percent of the units north of the existing stream valley
within walking distance of the MARC transit station.

Block 2 Seneca Valley High School

Construct future expansions of Seneca High School as multilevel
buildings, minimizing the loss of play fields and open spaces.
Renovations should be oriented to the front of the school along
Crystal Rock Drive.

Commercial Properties along Middlebrook Road

Orient commercial and industrial redevelopment to front
Middlebrook Road with rear service and parking areas.

Industrial Properties along I-270 (not shown in illustration)

Locate signature office, technology or biomedical buildings along
the I-270 frontage and design them with two-sided front facades to
take advantage of I-270 visibility.

41
Streets
Middlebrook Road and Great Seneca Highway are the two major
roadways serving the district. Both should be treated as boulevards
given their width and importance as gateways to the Town Center.

Wisteria Avenue and Crystal Rock Drive are designated as Main

Streets that distribute traffic and pedestrians to nearby destinations
such as the high school, shopping center along Great Seneca
Highway, and the MARC station. Safe and clearly marked
pedestrian crossings are important.

Local streets within the redeveloped Rolling Hills Property should be

interconnected with several access points along Wisteria Avenue
and one along Great Seneca Highway. The street layout for Rolling
Hills should locate a loop street along the edge of the stream valley
to provide access and views of the open space. The precise layout
illustrated is not required but should be determined during
regulatory review.

42
Open Spaces
The existing stream valleys, the high school playing fields, and the
local park just outside the Plan boundary along Great Seneca
Highway provide the district with a variety of open spaces. Though
not useable for recreation, the existing open spaces along I-270
should be filled with trees, creating an informal, natural landscape
along the I-270 highway.

The following guidelines apply:

 Rolling Hills Property

 Preserve the existing, internal open spaces created by the
stream valley buffer. Existing mature trees within the
stream buffer, along the CSX rail line, and along Great
Seneca Highway should be preserved.

 On site recreation facilities within the Rolling Hills Property

should include children’s multi-age play areas, a swimming
pool, a community center and a loop, paved pathway
around the central open space with seating areas.

 Provide a paved pedestrian walk to the MARC station.

 Preserve existing trees along the I-270 right-of-way (not

illustrated) and screen parking structures.

 Improve the street character of Middlebrook Road by

planting a double row of street trees on both sides and
replanting the south hillside with native trees. Improve the
street character of Great Seneca Highway by planting an
informal arrangement of native trees and shrubs.

43
Building Lines
Existing building lines within the district are varied and setback
considerably from the streets. Rolling Hill’s buildings should setback
25 feet from the curb of Wisteria Drive and a minimum of 50 feet
from Great Seneca Highway’s right-of-way. Along Middlebrook
Road, buildings should be setback a minimum of 30 feet from the
right-of-way and parking and service areas should be located behind
the buildings. Building setbacks from I-270 should be 200 feet from
the existing right-of-way. Maintain existing building line along I-270
if the right-of-way widens.

Heights
The Gateway District is a low-rise area characterized by one to three
story buildings. Along Middlebrook Road, achieve compatibility with
the surrounding residential communities with a building height limit
of 65 feet (five stories). On Rolling Hills, allow up to 90 feet (eight
residential stories) in the property’s interior to locate density close
to the MARC station. Along I-270 frontage, allow 100 feet (eight
stories) to accommodate signature office and technology
development.

Retail
The existing shopping center along Great Seneca Highway should
remain the district’s retail focus. A very limited amount of retail is
permitted on the Rolling Hills Property along Wisteria Drive near the
Town Center.

44
Cloverleaf District

Cloverleaf is a mixed-use, transit-served neighborhood of

predominately employment and technology uses. The Sector Plan
recommends this neighborhood to have housing and some limited
amount of retail near the transit station. The highest density and
tallest buildings will be clustered around the transit station. The
neighborhood’s main assets are the future transit station, a linear
recreational open space along Crystal Rock Drive, and excellent
visibility from I-270.

Block 1
Redevelop along Century Boulevard with mixed uses. Establish a
route for the Phase II transitway in the median of Century
Boulevard, and provide a transit bridge over I-270.

Block 2
Redevelop along Century Boulevard with mixed uses and establish a
new local street that connects to Crystal Rock Drive. Provide
extensive native landscape plantings along adjacent stream valley
open space.

Block 3
Locate office buildings along I-270 and mixed-use residential
buildings within the block and along Century Boulevard. Create a
network of local streets and short blocks. Provide a range of housing
types. Locate a neighborhood green here if not provided on Blocks 5
or 8.

Block 4
Redevelop Century Boulevard frontage with mixed-use
development. Locate the tallest mixed-use building close to the
transit station at the corner of Cloverleaf Center Drive and Century
Boulevard. Extend a new local street through the block.

45
Block 5
Cluster mixed-use density adjacent to the transit station. Locate
office buildings along I-270 and mixed-use residential buildings
within the block and along Century Boulevard. Create a network of
local streets and short blocks. Provide a range of housing types.
Locate a neighborhood green here if not provided on Blocks 3 or 8.

Block 6
Redevelop and cluster density adjacent to the transit station along
Century Boulevard and Cloverleaf Center Drive.

Block 7
Redevelop with mixed uses oriented toward Century Boulevard.
Provide several new local streets connecting Crystal Rock Drive to
Century Boulevard.

Block 8
Existing office buildings are anticipated to remain. Locate new
housing along Century Boulevard. Locate a neighborhood green
along Century Boulevard if not provided on Blocks 3 or 5.

Cloverleaf Urban Design Concept

The Cloverleaf District should have an urban character created by
interconnected streets and open spaces.

46
Streets
The Century Boulevard Transitway’s alignment and Cloverleaf
Center Drive form the district’s two main streets where significant
development will occur. An expanded network of local streets and
walkable blocks is designed to improve circulation and transit
access. Streetscape improvements are required along all streets and
should include closely spaced street trees. The transitway should be
designed as an integral element of Century Boulevard with a tree
planted median and easy pedestrian access to the center platforms.

47
Open Space
A variety of open spaces including the existing open space along I-
270, a series of stormwater ponds along Crystal Rock Drive, a variety
of plazas and gathering places along Century Boulevard, and a
transit station plaza will define the area. The existing open spaces
along I-270 and Crystal Rock Drive frame and define the buildable
area within the district. The following guidelines apply to all
properties.

 Provide a green, landscaped character along I-270 and screen

parking structures.
 Develop the Crystal Rock Greenway as a linear recreation area
with a winding eight-foot wide path, groves of trees, and
recreational facilities. Facilities may be provided by private
development and supplemented by a capital improvement
project.
 Improve the existing, private stormwater open space facilities
with natural, informal landscape using native species.
 Locate public use spaces such as urban plazas and an at least
one half acre neighborhood green along Century Boulevard
where retail uses will activate the spaces. The neighborhood
green may be located anywhere along Century Boulevard where
it serves adjacent residential development and provides good
visibility.

48
Building Lines
Building lines should define the street network and help establish
the Century Boulevard Transitway and Cloverleaf Center Drive as
Main Streets. Deviation from the building line is allowed to create
urban open space, wide sidewalks for outdoor cafes, and to accent
building entrances. Set back buildings 200 feet from I-270’s right-of-
way. Maintain existing building line along I-270 if the right-of-way
expands.

Heights
The Sector Plan establishes the tallest buildings (12 stories) adjacent
to the transit station, creating a focus for the district. The following
guidelines apply to all properties:

 Allow 125 feet (eight to ten stories) along the frontage of I-270
with taller buildings clustered around the transit station.
 Vary building heights throughout the district to create a visually
interesting skyline.

 Step down buildings to 60 feet (five to six stories) along the

Crystal Rock stormwater open space to ensure a compatible
transition to nearby residential areas.

Retail
 Locate retail along Cloverleaf Center Drive and Century
Boulevard near to the transit station.

49
North End District – West Side

The North End straddles I-270 and is bordered by Germantown’s

greenbelt park. The district’s two transit stations on either side of I-
270 create an opportunity to cluster mixed-use development near
each station. On the West Side, the Sector Plan envisions a mix of
signature office along I-270 and housing. Black Hill Regional Park,
north of the Lerner Property is an important asset offering
recreation and scenic views.

Block 1
Locate office and technology development adjacent to the I-270
Interchange and residential development adjacent to Kinster Drive.
Screen parking from I-270 and locate garages in the middle of the
block.

Block 2
Locate commercial mixed-use and hotel uses adjacent to the transit
station. Cluster the highest density and tallest buildings at the
corner of Dorsey Mill Road and the transitway. Provide public
transit parking near the station.

Block 3
Provide office, technology, and hotel uses along the I-270 frontage.
Locate mixed-use commercial space along Century Boulevard to
create a retail street just north of the transit station. Screen parking.

Block 4
Develop predominately with low-rise, residential buildings and retail
along Century Boulevard. Place parking in a mid-block location.

Block 5
Develop low- and high rise residential buildings to take advantage of
proximity to the park. Locate parking in the middle of the block.

50
Streets
The Sector Plan establishes Century Boulevard as the West Side
neighborhood’s main street running north alongside the transitway
and curving west at Black Hill Regional Park to meet Crystal Rock
Drive. Near the transit station, Century Boulevard will be lined with
mixed-use commercial and residential buildings. The new local
street network creates a series of walkable blocks designed to
improve circulation and transit access. Century Boulevard’s curving
alignment along adjacent woodland may be straightened to
preserve woodland.

The Crystal Rock Greenway, identified in the Sector Plan, provides

an important connection to the Black Hill Regional Park’s trail
system. An eight-foot wide pathway should be located on the east
side, crossing over to the park’s at its entrance road.

51
Open Space

The West Side is bordered by significant open spaces: Black Hill

Regional Park to the north, the stream valley to the west, and the
landscaped areas of I-270 to the east that are preserved by the
Sector Plan. Open spaces created through private redevelopment,
including a series of plazas along Century Boulevard, a transit
station plaza, and a neighborhood green also are required.

 Provide the I-270 landscape treatment along the highway and

screen parking structures.

 Contribute to the development of the Crystal Rock Greenway.

 Landscape the existing stormwater management ponds to

recreate a natural, informal landscape using native species.

 Locate public use spaces, such as urban plazas, primarily along

Century Boulevard where adjacent retail uses will activate the
spaces. The neighborhood green defined by streets should be
located close to residential development.

 Preserve existing forest adjacent to Black Hill Regional Park as

required by the Sector Plan.

 Provide the transit sidewalk loop with special paving.

52
Building Lines
Buildings should front the Century Boulevard Transitway, Dorsey
Mill Road, and all local streets. Deviations from the building line are
allowed to create urban open space, accommodate sidewalk cafes,
and accent building entrances. Along I-270, building facades should
be designed to take advantage of the significant I-270 view. Along I-
270, set buildings back 200 feet from the existing right-of-way.
Maintain existing building line if I-270’s right-of-way expands.

Heights
The Sector Plan calls for the tallest buildings, up to 143 feet (12
stories) to be located at the transit station, creating a focus for the
district.

 Allow 125 feet (8 to 10 stories) along the I-270 frontage with the
predominant building height to be 8 stories, determined by
project plan approval.
 Vary building heights to create a visually interesting skyline.
 Step down buildings to 72 feet (four and six stories) along
Century Boulevard adjacent to Kinster Drive to ensure a
compatible transition to nearby residential areas.

Retail
 Locate retail close to the transit station along Century
Boulevard.

53
North End District – Milestone North

The Sector Plan envisions Milestone North, on the east side of I-270,
as predominately an employment area with some residential uses.
Its proximity to the Dorsey Mill Road transit station offers an
opportunity to create a mixed-use center that enjoys I-270 visibility.

Block 1
Locate signature office, technology, or biomedical buildings along I-
270 designed with two front facades to take advantage of I-270
visibility. Parking should be located in garages and screened from I-
270. Maintain the existing neighborhood green and orient new
urban open space along Milestone Drive.

Block 2
Locate residential development along the eastside of Milestone
Drive adjacent to the transitway. Provide transitional building
heights adjacent to existing multifamily residences. Screen
residential views of the transitway.

Block 3
Locate mixed-use commercial and hotel uses near the transit
station. Parking garages should be screened from I-270 views.

Block 4
Any redevelopment of the Wabtec Electronic property should follow
area wide design guidelines.

54
Streets
Milestone Drive is the main street serving Milestone North. The
Sector Plan recommends extending Dorsey Mill Road over I-270 and
creating a new street connection bridging Father Hurley Boulevard
and providing access to the south.

The transitway’s western and eastern alignments converge at the

Dorsey Mill Transit Station. The station is located north of
development along Milestone Drive and development should
include pedestrian access to the station. Local streets are limited to
residential areas and the existing private street defining the green.
A private, internal street with sidewalks connecting all the parking
areas to development and open spaces should be provided.

55
Open Space
Milestone North enjoys an existing neighborhood common located
along Milestone Drive. New plazas, gathering places, and a transit
plaza are required of new development.

 Provide I-270 landscape treatment along the highway and

screen all parking and parking structures.

 Contribute to the development of the transit station plaza.

 Locate public use spaces primarily along Milestone Drive where

adjacent retail uses will activate the spaces.

 Provide the transit sidewalk loop with special paving.

 Outdoor residential recreation space should be located close to
residential development and within the linear open space
defined by the local street network.

56
Building Lines
Buildings should front Milestone Drive. Buildings along I-270
building should have two front facades to take advantage of the
significant I-270 views. Set buildings back 200 feet from I-270’s
existing right-of-way. Maintain existing building line if I-270’s right-
of-way is expanded. On other streets, building should setback a
minimum of 25 feet from curb.

Heights
Building heights should create a focus with the tallest buildings
located along Milestone Drive near the I-270 Interchange.

The following guidelines apply to all properties.

 Allow up to 125 feet (eight to ten stories) along the frontage of

I-270 with a predominant building height of eight stories.
 Vary building heights to create a visually interesting skyline.
 Step down buildings to four stories adjacent to existing
residential areas to the east to ensure a compatible transition.

Retail
 Allow limited retail uses to support commercial and residential
development. Locate retail uses along Milestone Drive adjacent
to the existing neighborhood green.

57
Seneca Meadows

Seneca Meadows has an industrial park in its southern end and a

mixed-use employment area planned for the north end. The district
benefits from extensive I-270 visibility, stream valley open space,
and a future transit station.

Block 1
Locate signature office, technology, and medical development
adjacent to I-270 and design two front facades to take advantage of
I-270 views. Garages should not front Seneca Meadows Parkway
and should be screened from I-270. Preserve existing open spaces
and stream valley areas.

Block 2
Locate any proposed residential development between Seneca
Meadows Parkway and Observation Drive. Locate mixed-use
commercial and hotel uses along Seneca Meadows Parkway and
near the transitway. Locate parking in middle of block.

Block 3
Locate office, technology, and medical development adjacent to
Father Hurley Boulevard. Residential development, if proposed,
should be oriented toward Seneca Meadows Parkway. Screen views
of garage structures from Father Hurley Boulevard. If a recreation
center is developed, locate near residential uses. If a large, single-
use retail project is proposed; it must achieve a street-oriented
pattern and be integrated into a mixed-use development.

Block 4
Locate office, technology, and medical development adjacent to I-
270. Screen views of garage structures from I-270.
Seneca Meadows should have an urban character created by interconnected streets
and open spaces.

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Streets
Seneca Meadows Parkway is the district’s main street connecting to
Observation Road. New development should be oriented toward
Seneca Meadows Parkway and a network of new local streets must
be provided to ensure good circulation within the district.

The transitway will cross over I-270 into the median of Seneca
Meadows Parkway with a station near the intersection of B-25, a
new street bridging Ridge Road. Safe and convenient pedestrian
access to the transit station must be achieved with the alignment of
the new local street network.

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Open Spaces
The Sector Plan calls for urban open spaces, a half-acre
neighborhood green, and pedestrian access to the extensive open
spaces of the stream valley park. The I-270 frontage and the stream
valley open spaces define the buildable areas within the district.

 Provide I-270 landscape treatment along the highway and

screen parking structures.

 Improve the existing, private stream valley open spaces with

natural, informal landscape using native species. Provide trails,
seating areas, and environmental interpretation in the stream
valley.

 Locate public use spaces, such as an urban plaza adjacent to the

transit station and development along Seneca Meadows
Parkway.

 Provide a privately developed half-acre neighborhood green

within the most densely developed area.

 Provide a public civic green (approximately 2 acres) if a

community recreation center is located in the district.

 Provide a transit plaza adjacent to the transit station.

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Building Lines
Buildings should front Seneca Meadows Parkway and all streets.
Along I-270, design buildings with two front facades to take
advantage of the significant I-270 views. Setback buildings 200 feet
from I-270’s existing right-of-way. Maintain existing building along I-
270 if the right-of-way widens. Along other streets, buildings should
be a minimum of 20 to 25 feet from curb.

Heights
The Sector Plan allows up to 143 feet (12 stories) at the transit
station and up to 125 feet (10 stories) along I-270 to be determined
by project plan approval. Building heights along Observation Drive
should be four to five stories to ensure that the tallest buildings are
located at the transit station creating a focus.

Retail
If developed with primarily office uses, allow a limited amount of
retail uses to support commercial and any residential areas. Locate
retail along Seneca Meadows Parkway adjacent to the transit
station.

A major retail use may be allowed if the building is integrated with

mixed uses achieving street orientation with mid-block parking and
activating the street frontage with smaller retail shops.

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Montgomery College
The district is composed of Montgomery College, office and
technology uses along I-270, and residential properties along MD
355. It should be redeveloped with an urban campus, signature
development along I-270, and mixed-use development or medical
uses in the southern end of the site accessed from Middlebrook
Road. The district is distinguished by high-quality woodland located
south of the campus and visibility from I-270.
Area 1
Development should take advantage of I-270 views providing
signature office or technology buildings with parking structures
screened from views. Existing woodland should be preserved.
Area 2
The Montgomery College campus should develop into an urban
campus with a loop road and a main street created by new street-
oriented buildings. The core campus on the hilltop should remain
the campus’ main open space. Surface parking may be provided but
should be redeveloped into structures over time and placed in mid-
block locations. Development should preserve as much as possible
the existing 50-acre woodland.
Area 3
The southern end of the college property should be developed with
mixed-use technology, office, housing, or medical uses such as a
hospital. Develop the extension of Observation Drive as a main
street with street-oriented development on both sides.
Area 4
Properties fronting MD 355 should continue the existing building
line, orient toward MD 355 with service streets, and connect to the
existing local street system. Streetscape improvements along MD
355 are required.
Area 5
Expansion of existing technology office buildings along I-270 should
take advantage of I-270 views, develop signature buildings and
provide parking in structures screened from views.

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Streets
Goldenrod Lane and Observation Drive Extended are the district’s
main public streets. A network of new private streets will be needed
to serve the campus. New public, local streets are required to serve
private development within the Technology Park.

Observation Drive Extended will connect to Goldenrod Lane and

continue south of the campus to Middlebrook Road with an
alignment that preserves an extensive amount of the existing forest.
The 80-foot right-of-way and an eight- foot pathway connect the
college to residential and major shopping centers to the north. The
alignment should minimize grading of the woodland area.

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Open Spaces
The students and technology workers will enjoy a variety of natural,
preserved woodland areas and urban open space within the
campus. The open space system will help distinguish the college and
give students a communal setting for social life. The Sector Plan
requires preservation of existing I-270 open space frontage, the
central woodland and the stream valley open spaces.

 Provide the I-270 landscape treatment along the highway and

screen parking structures.

 Improve the existing, Gunner’s Branch Stream Valley open

spaces with natural, informal landscape using native species.

 Locate public spaces within the college along the main street
and the Student Service Center and near major buildings within
private development area.

 Provide a privately developed neighborhood green for public

use within the residential area.

 Preserve the existing woodland on public land and develop

trails, seating areas, and interpretive areas for educational
benefit.

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Building Lines
Buildings should front all streets to create a walkable, pedestrian
environment. Within the campus, buildings also should be oriented
toward streets. Parking should be located behind buildings and,
over time, developed into garages. Along I-270, design buildings
with two front facades to take advantage of I-270 views. Set
buildings back 200 feet from I-270’s existing right-of-way and 100
feet from ramps. Maintain the existing required building setbacks if
I-270’s right-of-way widens.

Heights
Building heights along I-270 should be 100 feet (eight stories).
Within the college, multi-story buildings should create a compact
campus. Private office, technology, or medical buildings should be a
minimum of three stories, where feasible. Building heights adjacent
to the existing residential community should transition down in
height to match existing residential buildings.

Retail
 Allow a limited amount of retail uses to support commercial and
potential residential areas. Locate near housing and mixed-use
development.
 Retail within the campus should be clustered near the Student
Service Center.

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Fox Chapel

The Sector Plan calls for the district’s existing commercial center to
be redeveloped into a mixed-used, retail center that includes
housing. Properties on the east side of MD 355 are encouraged to
assemble to achieve an integrated pattern of mixed-use
commercial, and housing development. Commercial properties on
west side of MD 355 are not expected to redevelop due to
fragmented property ownership. The street network is subject to
change if a future study, called for in the Sector Plan, produces an
urban street network for the intersection of MD 355 and
Middlebrook Road.

Area 1
Existing commercial development, if redeveloped, should achieve
street oriented development following the guidance in the Area
Wide Design Guidelines.

Area 2
East side properties should be encouraged to assemble and create a
mixed-use center with retail, office, and housing, a set of
interconnected streets creating development blocks and open
spaces. If assemblage does not occur, individual properties should
redevelop with street-oriented buildings along MD 355 following
the guidance in the Area Wide Urban Design Guidelines.

Area 3
If redeveloped, the existing commercial and residential uses along
MD 355 should be street-oriented with parking behind buildings.

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Streets
The Sector Plan calls for MD to be developed as a boulevard with
median trees and a double row of street trees . Scenery Drive
should develop a Main Street character and all other streets should
be treated as Local Streets with permanent parking, street trees and
sidewalks.

If east side properties are assembled, a local street paralleling MD

355 should be provided. If no assemblage occurs, an interconnected
street and driveway system should be encouraged. Blunt Road is
recommended as a Local Street in either scenario.

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Open Spaces
The Sector Plan requires a variety of urban open spaces and a
neighborhood green to serve the mixed-use and new residential
development. The following guidelines apply to all development.

 Provide a neighborhood green on the east side defined by

streets or buildings within new residential development.

 Locate public use spaces designed as urban plazas and a

neighborhood green within mixed-use commercial and
housing development.

 Provide seating areas and shelters for all bus stops to

encourage transit use.

 Achieve adequate sidewalk connections to all destinations

and transit stops within the district.

 For the mobile home property, preserve a minimum of 50

feet of woodland edge along the eastern property line with
the existing R-200 zoned neighborhood.

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Building Lines
Buildings should front all streets to create a pedestrian
environment. Along MD 355, buildings should include activating
uses.

Heights
Building heights should be predominately 40 to 60 feet (three to
five stories). Taller buildings, up to six floors to achieve residential
density, will be allowed. Building heights adjacent to the existing
residential community should be 50 feet (four stories) or less to
transition down adjacent to residential buildings.

Retail
Retail development should achieve an urban form with parking in
the rear or side of buildings. Encourage mixed-use commercial
buildings with retail on the ground floor. Integrate retail in the
ground floor of parking structures if parking structures are proposed
along the street.

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I-270 Landscape Concept

The character of the I-270 landscape creates a setting for signature

office and technology development. A unified, attractive character
supports economic development, provides an attractive view for
motorists, will give identity and regional character to the corridor.
The landscape concept applies to the I-270 right-of-way and
adjacent, privately owned open space along the highway.

The landscape character should be pastoral and natural with native

woodland and meadows. A unified treatment will give identity and
regional character to the corridor. Planting designs should:

 Create or maintain views of signature office or technology

buildings along the corridor.

 Preserve existing woodland and increase woodland along the

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

development and by the State of Maryland’s capital improvement
projects.

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Draft Resolution The Design Guidelines will be updated every six years to ensure that
design guidance is current and reflects innovations and new
As called for by the Germantown Employment Area Sector Plan and technologies.
by the standards in mixed-use zones, the Montgomery County
Planning Board of the National-Capital Park and Planning NOW, THEREFORE, BE IT RESOLVED, that the Montgomery County
Commission has reviewed, made recommendations, and formally Planning Board does hereby adopt said Germantown Urban Design
adopts the Germantown Design Guidelines as a guide for future Guidelines.
development and capital improvement projects.

The Design Guidelines are intended to create in Germantown an

urban form of compact development that promotes walking, transit
use, and social interaction.

The Design Guidelines provide street design guidance to promote

safety, pedestrian and bicycle use, and distinctive streetscape
character. A detailed Streetscape Plan will be developed and
adopted as a part of the Germantown Design Guidelines.

The Design Guidelines provide open space guidelines to achieve

safe, accessible, public-oriented, and attractive open space
accommodating a range of users.

The Design Guidelines provide urban form and building guidelines

to achieve street-oriented development, compact centers, and
compatible transitions with adjacent residential communities.

The Design Guidelines apply to all properties within the

Germantown Employment Area Sector Plan.

The Design Guidelines are a flexible guide to developers and

property owners implementing the Germantown Employment Area
Sector Plan, and to community groups, the Montgomery County
Planning Board, and staff reviewing development proposals.

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Urban Design Guidelines
Germantown Employment Area Sector Plan

Montgomery County Planning Department

The Maryland-National Capital Park and Planning Commission

MontgomeryPlanning.org

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