implementation

Town Center Property Reference Town Center Zoning

Germantown Forward Planning Board Draft - February 2009 57

 implementation

Gateway District Property Reference Gateway District Zoning

58 Germantown Forward Planning Board Draft - February 2009

 implementation

Cloverleaf District Property Reference Cloverleaf District Zoning

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 implementation

North End District Property Reference North End District Zoning

60 Germantown Forward Planning Board Draft - February 2009

 implementation

Seneca Meadows/Milestone District Seneca Meadows/Milestone District Zoning

Property Reference

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 implementation

Montgomery College District Property Reference Montgomery College District Zoning

62 Germantown Forward Planning Board Draft - February 2009

 implementation

Fox Chapel District Property Reference Fox Chapel District Zoning

Germantown Forward Planning Board Draft - February 2009 63

 implementation

STAGING PLAN densities. No single purpose retail buildings not subject to staging because these projects
will be allowed in the Town Center, West End, are reviewed as mandatory referrals.
The general purpose of staging in master plans
Gateway, Cloverleaf, or North End Districts.
is to ensure that infrastructure keeps pace with The following tables reflect how the
Single purpose office buildings are acceptable.
development. Other goals of staging include: recommended development will be sequenced,
Selected single purpose retail at lower heights
including development in the pipelines (i.e.,
• encouraging development to occur in certain may be permitted in the Seneca Meadows
District when site plan review is required. projects with Adequate Public Facility approvals),
districts, such as the Germantown Town Center
• Phased implementation of an urban service interim development, and Stages 1 and 2. Each
• promoting certain types of use to occur first,
district (or development district) is anticipated. stage will be initiated or “triggered” once all
such as employment in Germantown
of the triggers have been met for that stage.
• limiting the extent of interim uses that provide • Projects that are 60 percent workforce or
After a stage has been triggered, individual
economic return on a property but may take on employer sponsored housing are not subject to
developments within that stage can proceed with
a permanence that impedes implementing the staging.
filing development applications.
master plan vision. • Academic facilities at Montgomery College are
The staging plan prioritizes development based
on the following principles.
• Staging should implement the Plan’s basic
Baseline Development: Pipeline and Interim Uses
4.9 million (20,000 jobs) and 1,660 du
elements:
District Approved Dev. Proposed Proposed
o increase employment APF Amount Amount Commercial Amount Residential
o provide mixed land uses at transit locations (s.f.) (s.f.) (du)

o strengthen the Germantown Town Center Town Center 653,357 392

o enhance community identity West End 57,017 142
o create sustainable development Gateway 118,204 113
opportunities. Cloverleaf 302,883 428
• A limited amount of interim uses are allowed North End 2,294,438 101,806 244
when they are linked to public objectives
Seneca Meadows 947,291 236,242 161
such as creating transit-serviceable densities,
Montgomery College 194,247 0
workforce housing, or providing new housing
units that contribute to the Town Center’s Fox Chapel 31,100 142

vitality. Total New Development 3,241,729 1,694,856 1,662

• Community form is as important as the Total with APF 3,241,729 4,936,585 0
amount of development. Minimum building
heights of 36 feet (three occupiable floors)
will be required to encourage higher future
64 Germantown Forward Planning Board Draft - February 2009
 implementation
Before Stage 1, all of the following must occur:
• Council adopts Sectional Map Amendment.
• Phase 1 of the urban service district is established covering the Town Center and West End.
• An annual monitoring program is developed for non-driver mode share, vehicle miles travelled.
• Funding for urban parks is included in the six-year Capital Improvements Program (CIP).
• Funding for a MARC parking garage is included in the six-year CIP or Comprehensive Transportation Priorities (CTP).
• An alternative park and ride location outside of the Town Center is selected.
• The Bowman Mill Drive connection to MD 118 is open to traffic.
Stage 1 3.9 million s.f. (12,000 jobs) and 2,200du
Amount Commercial (s.f.) Amount Residential (du)
Town Center 784,028 471
West End 171,052 213
Gateway 354,611 169
Cloverleaf 908,649 642
North End 305,417 366
Seneca Meadows 708,725 241
Montgomery College 582,741 0
Fox Chapel 93,299 117
Total 3,908,522 2,219

Before Stage 2, all of the following must occur:

• Funding for the CCT segment between Metropolitan Grove and Germantown Transit Station is included in the six-year CIP or CTP.
• A funding agreement is in place for CCT alignment and stations between the Town Center and Dorsey Mill stations (using public or private funding sources).
• Determine need for a sector plan amendment when decision on M-83 is reached.
• Non-driver mode share is increased to 21 percent in the previous 12 months.
• Observation Drive from MD 118 to Middlebrook Road is constructed and open to traffic.
• The Goldenrod Lane connection to Observation Drive and Cider Press Drive to MD 355 are constructed and open to traffic.
• Century Boulevard to Dorsey Mill Drive is constructed and open to traffic.
• Funding for Dorsey Mill bridge across I-270 is included in the six-year CIP or CTP.
Stage 2 7.4 million s.f. (22,500 jobs) and 3,600du
Amount Commercial Amount Residential (du)
Town Center 1,176,043 708
West End 342,104 355
Gateway 709,922 284
Cloverleaf 1,817,298 1,073
North End 610,834 612
Seneca Meadows 1,417,450 403
Montgomery College 1,165,483 0
Fox Chapel 186,598 196
Total 7,425,732 3,631

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 implementation

ROAD NETWORK a road meant exclusively for the through points than a major highway while moving
movement of vehicles at lower speeds traffic at lower speeds.
New and existing roads, as well as road than a freeway. Access must be limited to
• “MA” is a new category, Minor Arterial, a
extensions in the study area and the entire grade-separated interchanges or at-grade
road functioning as an arterial, but with
planning area, are summarized below along with intersections with public roads.
adjacent land uses that make traffic calming
their accompanying bike routes. The proposed appropriate.
• “M” designates a Major Highway, a road
lanes are through travel lanes excluding turning,
providing less speed and mobility than • “B” designates Business District roads. This
parking, or acceleration lanes.
freeways, but more access via at-grade Plan converts industrial roads in the entire
The table designates roads to be added to the intersections. Driveway access is acceptable in planning area to business roads, reflecting the
Master Plan of Highways according to the Road urban and dense suburban settings. type of development now anticipated.
Code.
• “A” designates an Arterial Road, connecting • “P” designates Primary Residential roadways
• “CM” designates a Controlled Major Highway, major highways and providing more access that are residential roads.

Facility & Segment Master Plan Proposed Bike Target Cross-

Lanes1
From To Road # ROW (ft) Routes Speed Section
Aircraft Dr
Germantown Rd Century Blvd B-7 100 4 25 TBD
Century Blvd Crystal Rock Dr B-7 100 4 25 TBD
Blunt Rd
Frederick Rd (MD 355) Middlebrook Rd B-8 60 2 30 TBD
Bowman Mill Rd
Walter Johnson Dr Germantown Rd B-16 60 2 PB-8 25 2005.01
Boland Farm Rd
Frederick Rd Observation Dr A-20 80 4 35 2004.08
Observation Dr Sunnyview Dr P-27 80 2 As built
Century Blvd
Proposed Dorsey Mill Rd Extension (B-14) Kinster Dr B-10 130* 4-D SP-66 30 TBD
Kinster Dr Aircraft Dr B-10 130* 4-D SP-66 30 TBD
* Includes right-of-way for Corridor Cities Transitway.
1 The recommended number of lanes refers to the number of planned through travel lanes for each segment, not including lanes for turning, parking,
acceleration, deceleration, or other purposes auxiliary to through travel.

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Facility & Segment Master Plan Proposed Bike Target Cross-

From To Road # ROW (ft) Lanes1 Routes Speed Section

Aircraft Dr Crystal Rock Dr B-10 130* 4-D 30 TBD

Crystal Rock Dr Waters Rd B-10 70 2 25 2005.02

Cider Barrel Rd
Germantown Rd Gunners Dr P-1 70 2 2003.11
Cider Press Pl
Observation Dr Extension Frederick Rd (MD 355) MA-4 70 2 25 2004.25
Cloverleaf Center Dr
Century Blvd Crystal Rock Rd B-12 112 4-D PB-4 35 2005.04
Crystal Rock Dr
Proposed Dorsey Mill Rd Extension (B-14) Black Hill Park Access B-11 100 4 35 2005.03
Black Hill Park Access Kinster Dr B-11 100 4 SP-75 35 2005.03
Kinster Dr Aircraft Dr A-22 120 4-D PB-37 35 TBD
Aircraft Dr Germantown Rd B-24 120 4-D PB-22 25 TBD
Germantown Rd Middlebrook Rd MA-1 80 2 PB-22 25 As built
Middlebrook Rd Wisteria Dr B-1 80 4 PB-22 25 TBD
Dorsey Mill Rd
Proposed Crystal Rock Dr extension (B-11) Proposed Observation Dr extension B-14 150 4 SP-66 30 TBD
(A-19)
Father Hurley Blvd
CSX Crystal Rock Dr CM-27 120 4-D SP-68 40 2008.09
Crystal Rock Dr I-270 CM-27 120 6-D SP-68 40 2008.09
Fredrick Rd (MD 355)
Great Seneca Creek Little Seneca Creek CM-6 250** 6-D SP-72 40 TBD
Germantown Rd (MD 118)
CSX Railroad Tracks I-270 west side ramps M-61 150 6-D DB-25 35 2008.02
* Includes right-of-way for Corridor Cities Transitway.
** This plan recommends a 250’ right-of-way for Frederick Rd (MD 355) pending completion of the Midcounty Highway Extend facility planning study by the County Council.

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Facility & Segment Master Plan Proposed Bike Target Cross-

From To Road # ROW (ft) Lanes1 Routes Speed Section

I-270 west side ramp Frederick Rd (MD 355) M-61 150 6-D DB-25 40 2008.04
Goldenrod La
Germantown Rd Observation Dr Extension B-4 80 4 PB-1 25 TBD
Great Seneca Hwy (MD 119)
CSX Railroad Bridge Middlebrook Rd CM-90 150 6-D SP-63 40 2008.04
Gunners Branch Dr
Frederick Rd (MD 355) Frederick Rd (MD 355) P-4
I-270
Great Seneca Creek Little Seneca Creek F-1 300 12-D
Kinster Dr
Century Blvd (B-10) Crystal Rock Dr MA-299 100 2-D SP-75 25 As built
Middlebrook Rd
Father Hurley Blvd Germantown Rd B-20 112 4-D SP-71 25 2005.04
Germantown Rd Crystal Rock Dr M-85 150 6-D SP-71 40 2008.09
Crystal Rock Dr Frederick Rd (MD 355) M-85 150 6-D SP-71 40 2008.09
Observation Dr
Little Seneca Creek Dorsey Mill Rd A-19 150* 4-D SP-69 35 TBD
Dorsey Mill Rd Germantown Rd A-19 100 4-D SP-69 35 2004.10
Germantown Rd Middlebrook Rd A-19 80 4 SP-69 25 2004.08
Oxbridge Dr
Cider Barrel Rd Frederick Rd (MD 355) P-3 70 2 As built
Ridge Rd (MD 27)
I-270 Fredrick Rd CM-27 150 6-D SP-68 40 2008.04
Scenery Dr
Middlebrook Rd Frederick Rd A-21 100 4 35 2004.07
* Includes right-of-way for Corridor Cities Transitway.

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Facility & Segment Master Plan Proposed Bike Target Cross-

Lanes1
From To Road # ROW (ft) Routes Speed Section
Seneca Meadows Pkwy
Germantown Rd CCT east leg B-13 100 4-D PB-3 30 2005.04
CCT east leg Observation Dr B-13 130* 4-D PB-3 30 TBD
Shakespeare Blvd
Observation Dr Frederick Rd A-291 100 4-D PB-15 35 2004.09
Walter Johnson Dr
Bowman Mill Road 500 feet west of Middlebrook Rd B-3 80 2 PB-9 25 2005.02
Waring Station Rd
Middlebrook Rd Summer Oak Dr A-289 80 4 35 2004.07
Waters Road
Germantown Rd Waterford Hills Blvd B-5 80 2 PB-8 25 2005.01
Waterford Hills Blvd Wisteria Dr B-5 80 2 25 2005.02
Waterford Hills Blvd (Fairfield Rd)
Father Hurley Blvd Century Blvd (B-10) B-22 112 4-D PB-8 25 2005.04
Wisteria Dr
Father Hurley Blvd Germantown Rd B-2 100 4-D 25 TBD
Germantown Rd Crystal Rock Dr B-2 100 4-D PB-26 25 TBD
Crystal Rock Dr Great Seneca Hwy A-74 100 4-D PB-26 30 2004.09
New Road
Century Blvd Crystal Rock Dr B-17 70 2 35 2005.02
New Road
Century Blvd Crystal Rock Dr B-19 70 2 PB-2 35 2005.02
New Road
Seneca Meadows Pkwy Milestone Center Dr B-25 130* 2 PB-10 35 TBD
* Includes right-of-way for Corridor Cities Transitway.

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 implementation

This Plan also proposes that the existing Seneca specific sidewalks and pedestrian facilities, they
Greenway Trail have the natural surface trail are an important part of connectivity to transit
BICYCLE SYSTEM
extended. A hard surface trail should be provided stations, residential, and commercial areas.
The Germantown study area is served by a connecting from the trailhead parking lot on MD One connection that is of particular interest is
network of existing and planned bicycle facilities, 355 to the proposed Upcounty Corridor. The a missing connection from Pinnacle Drive to
including shared use paths, shared use roads, access roadway from Century Boulevard to Black Celebration Way.
and park trails. A proposed hard surface trail Hill Regional Park should be removed due to
As part of the Road Code, design elements should
system along Great Seneca Creek will allow environmental concerns, although an unpaved
foster pedestrian-oriented design, particularly in
recreational cyclists and walkers to travel trail connection should be retained. The table
the Plan’s urban areas. In certain neighborhoods,
from Seneca Greenway to Damascus using below contains information from the Montgomery
specific pedestrian pathways are recommended
the Magruder Trail via the North Germantown County Countywide Bikeway Plan for the study
to facilitate access to the Town Center and Transit
Greenbelt and through Clarksburg per the area.
Station Development Areas.
Countywide Park Trails Plan. Although this Sector Plan doesn’t recommend

Facility & Segment Master Plan Proposed Type

Bike Route #2
From To

Bowman Mill Rd
Walter Johnson Dr Waters Rd (B-5) PB-8 Local Signed Shared Roadway / On-Road (Class 3) Proposed
Cider Press Pl
Observation Dr Extension Frederick Rd (MD 355) PB-1 Local Signed Shared Roadway / On-Road (Class 3) Proposed
Century Blvd
Proposed Dorsey Mill Rd (B-14) Aircraft Dr SP-66 Countywide Shared use path
Cloverleaf Center Dr
Century Blvd Crystal Rock Dr PB-4 Local Shared Use Path/Off-Road (Class 1)
Corridor Cities Transitway
Shady Grove Metro Station Clarksburg Town Center SP-66 Countywide Shared use path
Corridor Cities Transitway (eastern crossing)
Century Blvd Seneca Meadows Pkwy PB-2 Local Shared Use Path/Off-Road (Class 1) Proposed
SP=Shared Use Path; DB=Dual Bikeway, which is a shared use path signed shared roadway; PB=Proposed Bikway; SR=Shared Roadway

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Facility & Segment Master Plan Proposed Type

Bike Route
From To Number

Crystal Rock Dr
Wisteria Dr Germantown Rd PB-22 Local Signed Shared Roadway / On-Road (Class 3) Proposed
Germantown Rd Kinster Dr PB-37 Local Shared use roadway
Kinster Dr Black Hill Regional Bikeway Trail SP-75 Shared use path
Father Hurley Blvd
Wisteria Dr I-270 SP-68 Countywide Shared use path
Frederick Rd (MD 355)
Little Seneca Creek Boland Farm Rd SP-72 Countywide Shared Use Path/Off-Road (Class 1) Existing
Boland Farm Rd Middlebrook Rd SP-72 Countywide Shared Use Path/Off-Road (Class 1) Proposed
Middlebrook Rd Seneca Creek Park SP-72 Countywide Shared Use Path/Off-Road (Class 1) Existing
Germantown Rd (MD 118)
CSX tracks Frederick Rd (MD 355) DB-25 Countywide Dual Bikeway: Shared Use Path Proposed / Signed
Shared Roadway Proposed
Goldenrod La
Germantown Rd Observation Dr Extension PB-1 Local Signed Shared Roadway / On-Road (Class 3) Proposed
Great Seneca Hwy (MD 117)
Middlebrook Rd CSX tracks SP-63 Countywide Shared Use Path/Off-Road (Class 1) Existing
Kinster Dr
Century Blvd Crystal Rock Dr SP-75 Countywide Shared Use Path/Off-Road (Class 1) Existing
Middlebrook Rd (CO 141)
Father Hurley Blvd Crystal Rock Dr SP-71 Countywide Shared Use Path/Off-Road (Class 1) Proposed
Crystal Rock Dr Frederick Rd (MD 355) SP-71 Countywide Shared Use Path/Off-Road (Class 1) Existing
Observation Dr
Little Seneca Creek Dorsey Mill Rd SP-69 Countywide Shared Use Path/Off-Road (Class 1) Existing
Dorsey Mill Rd Germantown Rd SP-69 Countywide Shared Use Path/Off-Road (Class 1) Existing
SP=Shared Use Path; DB=Dual Bikeway, which is a shared use path signed shared roadway; PB=Proposed Bikway; SR=Shared Roadway

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Facility & Segment Master Plan Proposed Type

Bike Route
From To Number

Germantown Rd Middlebrook Rd SP-69 Local Shared Use Path/Off-Road (Class 1) Proposed

Ridge Rd (MD 27)
I-270 Frederick Rd (MD 355) SP-68 Countywide Shared Use Path/Off-Road (Class 1) Existing
Seneca Meadows Rd
Observation Dr Germantown Rd PB-3 Local Signed Shared Roadway/On-Road (Class 3) Proposed
Shakespeare Blvd
Observation Dr Frederick Rd (MD 355) PB-15 Local Shared Use Path/Off-Road (Class 1) Existing
Walter Johnson Dr
CSX tracks Wisteria Dr PB-9 Local Signed Shared Roadway/On-Road (Class 3) Proposed
Waterford Hills Blvd
Waters Rd (B-5) Father Hurley Blvd PB-8 Local Signed Shared Roadway/On-Road (Class 3) Proposed
Waters Rd
Waterford Hills Blvd Germantown Rd PB-8 Local Signed Shared Roadway/On-Road (Class 3) Proposed
Wisteria Dr
Germantown Rd Waring Station Rd PB-26 Local Shared Use Path/Off-Road (Class 1) Existing
New Road (B-19)
Crystal Rock Dr Century Blvd PB-2 Local Signed Shared Roadway/On-Road (Class 3) Proposed
New Road (B-25)
Seneca Meadows Rd Ridge Rd PB-10 Local Signed Shared Roadway/On-Road (Class 3) Proposed
SP=Shared Use Path; DB=Dual Bikeway, which is a shared use path signed shared roadway; PB=Proposed Bikway; SR=Shared Roadway

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 implementation

IMPLEMENTATION MECHANISMS
Proposed Urban Service District
Much of the needed infrastructure in Germantown
(roads, schools, public parks, civic facilities)
is in place. What is needed is infrastructure to
implement the Plan recommendations such as
the CCT and local bus service, a grid of streets,
and trail, pedestrian and bikeway connections.

Establishing an urban service district is a critical

aspect of implementation. The need for such
a service district has been in public discussion
since 1992. As recently as 2004-2005, County
Executive staff proposed a service district with
limited responsibilities.

This Plan recommends that an urban service

district be established in two segments: Phase I
encompasses the expanded Town Center and the
West End. It should be established concurrently
with adoption of this Plan. Phase II extends
the urban service district to the remainder of
the sector plan area including the Cloverleaf,
Manekin, Dorsey Mill, and Seneca Meadows
transit stations. It should be established
concurrent to Phase II of the Plan

Responsibilities of the urban service district may

include:
• increased levels of maintenance for civic
properties such as the Germantown Library,
Town Common, the MARC station pedestrian
bridge/gathering space, and new facilities on
County-owned land

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 implementation

• enhanced streetscape materials, installation, Master planned capital projects are given short-
and maintenance term priority (within four years of the CIP term)
• pedestrian lighting fixtures and maintenance or long-term priority (five or more years in the
future). Appendix 21 lists short-term capital
• comprehensive treatment for wayfinding, signs,
projects and other long-term projects.
banners, and promotions
• defining the area served by a circulator bus Implementing the Plan also requires close
(Phase I and Phase II) coordination with State and County agencies to
coordinate facility planning, capital projects, and
• enhanced public safety patrols
operational considerations. Recent master plans
• expanded landscape, street tree, flower, and ensured this coordination by using technical
shrub maintenance. working groups or regular meetings of agency
A parking lot district may be considered for the partners.
Town Center District. If determined to be feasible,
IMPLEMENTATION PLAN
the parking lot district would own and manage
parking structures that would satisfy parking After the Plan is approved and adopted, a more
requirements for public and private development detailed Implementation Plan will be prepared
in the Town Center. to ensure that public actions are timely and
coordinated with private sector development.
As the CCT is brought on line, parking
The Implementation Plan also will identify lead
requirements may be reduced to reflect a higher
responsibilities among agencies and set an
number of workers arriving by transit and reduced
outreach strategy for community involvement in
vehicle ownership and use by residents.
Plan implementation.
CAPITAL PROJECTS Additional studies and reports will be created as
The Capital Improvements Program (CIP), funded part of Plan implementation including:
by the County Council and implemented by County • detailed design guidelines for transit station
agencies, establishes how and when construction areas, including the MARC rail area
projects are completed. The CIP cycle starts every • urban design guidance for the MD 355
two years when regional advisory committees and Corridor
M-NCPPC hold forums to discuss proposed items
• the Germantown streetscape plan.
for the six-year CIP.

74 Germantown Forward Planning Board Draft - February 2009

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