Germantown (1989)

Germantown Master Plan

Approved and Adopted July 1989

Two plans guide the future of Germantown — this master plan and the 2009 Germantown Employment Area Sector Plan (see map). Please refer to the Sector Plan for the approximately 2,400-acre area around I-270 and the future Corridor Cities Transit Stations, and to this master plan for the balance of Germantown. Also see the MARC Rail Communities Plan for changes planned for the area near the train station. See the 1996 Master Plan Amendment regarding the Removal of Proposed MD 117 and Great Seneca Highway Interchange.

View the Germantown Master Plan (1989) [pdf, 21 MB]

The complete document is represented by the index below:

• Details
• Plan Highlights
• Planning Framework
• Townscape Design
  • Places
  • Linkages
  • Signage
• Land Use and Zoning
  • Objectives
  • Germantown – A New Community
  • Land Use and Zoning Recommendations
• Environmental Concerns
  • Environmentally Sensitive Areas
  • Water Supply and Sewerage Policies
  • Noise Concerns
  • Natural Features
• Transportation
  • Character of Roadways
  • Transportation Analysis
  • Recommendations of the Master Plan
• Community Facilities
  • Public Schools
  • Public Parks and Recreation
  • Other Community Facilities
• Human Services and Land Use Issues
  • Demographic Characteristics
  • Child Day-care
  • Elderly
  • Housing for Special Populations
• Historic Resources
  • Implementation
  • Germantown’s Historic Resources
  • 20th Century Historic Sites
• Implementation
  • Master Plan
  • Sectional Map Amendment
  • Zoning Text Amendments
  • Capital Improvements Program
  • Water Supply and Sewerage System Plan
  • Subdivision Regulations
  • Annual Growth Policy
  • Transfer of Development Rights
  • Incentives for Historic Preservation
• Fiscal Considerations
  • The Capital Improvements Program
  • Current Fiscal Situation
  • Possible Future Fiscal Impacts
• List of Appendices
  • Glossary of Terms
  • Summary of Zoning Classifications
  • Tables
  • County Council Resolution of Approval (11-1498)
  • M-NCPPC Resolution of Adoption (89-11)
  • County Council Resolution of Approval (11-2283)
  • M-NCPPC Resolution of Adoption (No. 90-43)
• Technical Appendices
  • Master Plan Amendments: 1974-1986
  • Retail Trends and Implications for Germantown
  • Explanation of Water Class Uses
  • Performance Criteria for Development in Analysis Areas K1-2 and NE-1
  • Summary of Environmental Regulations and Guidelines for Development Proposals
  • Using Transportation Models for the Analysis of the Germantown Master Plan
  • Initial Modeling Efforts
  • Future Travel Characteristics in Germantown
  • Roadway Descriptions and Changes of Alignment
  • School Needs in Germantown
  • Park Facilities
  • Historic Resources
  • Capital Projects
  • Executive Summary of “Market Analysis – Gemantown Town Center”
  • Roadside Character

List of Tables

1. Mix of Housing Types in Germantown
2. End-State Relationship of Employment Opportunities to Employed Residents
3. Town Center: Land Use and Zoning Recommendations
4. Employment Corridor: Land Use and Zoning Recommendations
5. Churchill Village: Residential Development
6. Churchill Village: Land Use and Zoning Recommendations
7. Gunners Lake Village: Residential Development
8. Gunners Lake Village: Land Use and Zoning Recommendations
9. Clopper Village: Residential Development
10. Clopper Village: Land Use and Zoning Recommendations
11. Kingsview Village: Residential Development
12. Kingsview Village: Land Use and Zoning Recommendations
13. Middlebrook Village: Residentail Development
14. Middlebrook Village: Land Use and Zoning Recommendations
15. Neelsville Village: Residential Development
16. Neelsville Village: Land Use and Zoning Recommendations
17. Roadway Classifications
18. Correspondence Between Transit Availability and Average Level of Service Standards
19. Summary of Roadway Assumptions for Recommended Land Use/Transportation Scenarios
20. End-State Building Area Limitations
21. Public Schools by High School Clusters
22. Aging of Germantown’s Populations
23. Germantown’s Historic Resources
24. Acres by Zone: Comparison of 1974 Master Plan and This Amendment
25. Analysis Areas Recommended for Rezoning by Sectional Map Amendment

3-1 Theoretical Maximum Dwelling Units/Population in Germantown
3-2 Comparison of 1974 Master Plan and Comprehensive Amendment: Acreage
3-3 Proposed Land Uses by Village: Acreage
3-4 Comparison of 1974 Master Plan and Comprehensive Amendment: Residential Land Use
3-5 Population, Local Parkland, and Public Schools by Village
G-1 Summary of Selected Results of Areawide Transportation Analysis
H-1 A Summary of the Trip Distribution Results for Final Draft Alternative
J-1 Summary of Public School Needs
J-2 School Child Yields from Movers
J-3 School Child Yields from Movers and Non-Movers
J-4 Demographic Model: Projections of Dwelling Units and School-Aged Children
J-5 Capacities of Existing and Programmed Schools
J-6 Relative Build-Out of Dwelling Units and Elementary School Capacity
N-1 Germantown Town Center Concept Land Use Mix

List of Figures

1. Location Map
2. Planning Area Map
3. Community Concept Plan
4. Town Center: Concept Diagram
5. Employment Corridor: Concept Diagram
6. Churchill Village: Concept Diagram
7. Gunners Lake Village: Concept Diagram
8. Clopper Village: Concept Diagram
9. Kingsview Village: Concept Diagram
10. Middlebrook Village: Concept Diagram
11. Neelsville Village: Concept Diagram
12. Roadway System
13. Signage
14. Work Locations of Germantown’s Employed Residents
15. Analysis Areas
16. Town Center: Analysis Area
17. Employment Corridor: Analysis Area
18. Churchill Village: Analysis Area
19. Gunner Lake Village: Analysis Area
20. Clopper Village: Analysis Area
21. Kingsview Village: Analysis Area
22. Middlebrook Village: Analysis Area
23. Neelsville Village: Analysis Area
24. Environmentally Sensitive Areas and Wooded Areas
25. Existing and Proposed Conservation Easements, Areas, and Nontidal Wetlands
26. Existing, Proposed and Potential Regional Stormwater Management (SWM) Facilities
27. Watershed Areas, Floodplains and Danger Reach
28. Existing and Proposed Major Sewer and Water Facilities
29. Relative Roadway Noise Contours
30. Roadway Cross Sections
31. Intersection Rights-of-Way
32. Intersection Level of Service
33. Employment Corridor: Anticipated Development
34. Existing and Proposed Roadway Systems
35. Proposed Realignment of Midcounty Highway (M-83)
36. Amendments to the Clarksburg Master Plan
37. Existing and Proposed Transit Facilities
38. Proposed Corridor Cities Transit Easement
39. Existing and Proposed Bikeways, Major Pedestrian Connections, and Equestrian Trails
40. Existing and Proposed Community Facilities
41. Existing and Proposed Public Parks
42. Historic Resources
43. Areas Recommended for Rezoning by Sectional Map Amendment
44. Existing Water Service Categories
45. Existing Sewer Service Categories
46. Transferable Development Rights Process

• B-1: 1974 Master Plan – Village Center Locations
• B-2: 1989 Master Plan – Village Center Locations
• F-1: Analysis Context in Using Transportation Model
• F-2: Schematic Structure of Transportation Model
• F-3: Policy Areas and Traffic Zones
• F-4: Traffic Analysis Subzones
• F-5: Roadway Systems
• F-6: Schematic Illustration of a Four Step Transportation Model
• F-7: Relation of the EMME/2 Model to the Analysis Context
• G-1: Anticipated AM Peak Hour Patterns of Movement
• H-1: Trip Generation Results
• H-2: Projected Trip Distribution Patterns
• H-3: Screenline Volumes
• K-1: Existing and Proposed Public Parks
• L-1:  Environmental Setting or Neelsville Presbyterian Church (Site #19/5)
• L-2:  Environmental Setting for Waring Crawford Farm (Site #19/11)
• L-3:  Germantown Historic District and Adjacent Historic Resources
• M-1: Capital Projects
• O-1:  Setbacks from I-270
• O-2:  Residential Setbacks from Roadways