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.
Current phase: Preliminary Recommendations
On Thursday, June 18, Montgomery Planning presented the plan’s preliminary recommendations to the Montgomery County Planning Board. The preliminary recommendations are initial thoughts about what the plan could ultimately recommend for the future of this area – including more walkable neighborhoods, safer travel conditions, expanded recreation and gathering opportunities, and improved access to daily destinations—all while strengthening environmental resilience and creating conditions to support a wide range of housing options that are affordable, accessible, and adaptable to different life stages and household types.
- Read the preliminary recommendations.
- Watch the June 18 presentation.
- Read the 4-Page Explainer document (English; Español).
- View the recommended zoning in the plan area.
Zoom into the Interactive Zoning Map
Focused solely on zoning preliminary recommendations, take a birds-eye or address specific view via our Interactive Zoning Map.
We want to hear from you!
Plan boundary
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
-
January – October 2024Planning Staff conducted existing conditions analysis and initial community outreach as part of the Germantown Employment Area Study.
-
November 2024On November 14, 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.
-
December – February 2025On February 20, Planning staff presented the sector plan’s Scope of Work, the Existing Conditions Report, and Community Feedback Report to the Montgomery County Planning Board. View the Existing Conditions and Community Feedback presentation and the Scope of Work presentation.
-
Spring/Summer 2025Community Engagement The planning team presented the Community Engagement report to the Planning Board on November 13, 2025. View the Community Engagement Report and presentation slides.
-
Fall 2025/Winter 2026Emerging IdeasPlanners presented the emerging ideas for the Germantown Sector Plan Amendment to the Planning Board on February 5, 2026.
Read the Emerging Ideas staff report.
View the Draft Vision, Goals, and Strategies document.
Watch the February 5, 2026 presentation to the Planning Board and download the presentation slides. -
Winter/Spring 2025/2026Preliminary recommendations
-
Summer 2026Development of plan draft
-
Fall 2026Planning Board public hearing and work sessions
-
Winter/Spring 2026/2027County Executive review; County Council public hearing, review and work sessions
-
Summer 2027Sector Plan approved & adopted