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 355 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 to 60 feet (four - five 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
technologies.
As called for by the Germantown Employment Area Sector Plan and
by the standards in mixed-use zones, the Montgomery County
NOW, THEREFORE, BE IT RESOLVED, that the Montgomery County
Planning Board of the National-Capital Park and Planning
Planning Board does hereby adopt said Germantown Urban Design
Commission has reviewed, made recommendations, and formally
Guidelines.
adopts the Germantown Design Guidelines as a guide for future
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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