Germantown features a dynamic mix of residential neighborhoods, suburban retail centers and office parks, research and development establishments, and public institutions. Home to one of the most diverse populations in the country, strong local employers, and access to the MARC train, I-270 freeway, and local bus service, the plan area presents an exciting opportunity to create an active, mixed-use, and vibrant community.
Since the approval of the 2009 Germantown Employment Area Sector Plan, the Germantown area has not grown into the vision that was set by the plan. Germantown needs a new vision for an updated development landscape that accounts for new and different planned capital improvements, evolved community and business priorities, and the need for an urban service or parking district that supports clean and safe economic development and placemaking activities. Building on the efforts of the Germantown Employment Area Study, this plan amendment will collect and advance recommendations to help realize our shared vision for the future in the context of our present.
The team presented the sector plan’s Scope of Work, the Existing Conditions Report, and Community Feedback Report to the Montgomery County Planning Board on Thursday, February 20 where the Board approved the Scope of Work and plan boundary. View the Existing Conditions and Community Feedback presentation and the Scope of Work presentation.
Plan Boundary
Plan Goals
This plan amendment envisions a more complete and better-connected future for the Germantown community, with safer streets, compact neighborhoods and more opportunities for residents to recreate and interact.
Once finalized, the amendment will make recommendations for zoning, land use, housing, transportation, the environment, public facilities, economic development, and more elements to realize that future.
Frequently Asked Questions
A sector plan is a type of master plan that covers an area that is: adjacent to transit; or a central business district; or another small defined area. Typical elements of sector plans include land use, zoning, urban design, transportation, parks, trails, and open space, the economy, the environment, historic resources and schools.
It has been 16 years since the 2009 Germantown Employment Area Sector Plan was adopted. The 2009 Sector Plan called for robust employment growth, density and vibrant mixed–use development that has not come to fruition. Over the last 16 years we’ve seen significant shifts in office and employment trends. In addition, the 2009 Sector Plan relied on transit and transportation recommendations, such as the Corridor Cities Transitway (CCT), that have since changed. Given those factors, we need to check in on what’s working and what’s not from the 2009 Sector Plan so that we can make recommendations better suited to support the plan area.
The 2024 Germantown Employment Area Study assessed the 2009 Germantown Employment Area Sector Plan and the extent to which the plan area attracted employment opportunities and realized recommendations for economic development, transportation, land use and zoning. The study included community outreach and engagement, employment and economic analyses, and scenario-modeling of potential alternative futures for the Germantown activity centers along I-270. Ultimately, the findings made it clear that the 2009 Sector Plan required an amendment to update its recommendations in response to changing market conditions and better guide the area’s future.
On November 12, 2024, the Montgomery County Council approved an update to Montgomery Planning’s work program to transition the Germantown Employment Area Study into an amendment of the 2009 Sector Plan.
As with all Montgomery Planning efforts, we welcome public input and will offer multiple opportunities for interested stakeholders to participate in the plan and to communicate with the planning team both in-person and virtually. A stakeholder is anyone who is interested in the future of Germantown, even if you do not live or work in the plan area. Sign up for the e-letter (at the top of this webpage) to receive all communications about engagement opportunities for this plan and follow Montgomery Planning on social media.
Plan Timeline
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January – October 2024Germantown Employment Area Study work included existing conditions analysis and initial community outreach.
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November 2024The Montgomery County Council approved an update to Montgomery Planning’s work program to transition the Germantown Employment Area Study into an amendment of the 2009 Germantown Employment Area Sector Plan.
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December – February 2025Scope of Work
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Spring 2025Community Visioning and Plan Development
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Summer 2025Preliminary Recommendations and development of Working Draft
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Fall 2025Planning Board Public Hearing and worksessions
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Winter 2025/ 2026County Executive Review County Council Public Hearing, Review and Work Sessions
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Spring 2026Sector Plan Approved & Adopted