December 18, 2025 - Montgomery Planning Board

REVISED: Thursday, December 11, 2025 - 12:23PM

9:00 am

PLANNING BOARD MEETING

Item 1

Preliminary Matters

*A. Adoption of Resolutions

1. Notley Road Forest Conservation Plan F20250680 MCPB 25-117

2. Clarksburg Town Center- Weis Filling Station Preliminary Plan No. 11995042F MCPB 25-119

3. Clarksburg Town Center- Weis Filling Station Site Plan No. 82007022J MCPB 25-120

4. Clarksburg Town Center- Weis Filling Station Forest Conservation Plan No. F2023038B MCPB 25-121

5. Wheaton Gateway Preliminary Plan No. 120240120 – MCPB No. 25-126

6. Wheaton Gateway Site Plan No. 820240150 – MCPB No. 25-127

7. Wheaton Gateway Forest Conservation Plan No. F20240810- MCPB No. 25-128

*B. Approval of Minutes

ADDED

Minutes for November 20 and December 4, 2025

*C. Other Preliminary Matters

ADDED

Bethesda Downtown Design Advisory Panel Appointment of Panel Member

Request to approve the reappoinment of Yulia Beltiova as the representative of the Architecture community to the Bethesda DAP, to serve for a three-year term ending December 2028

Staff Recommendation: Approve reappointment

G. Bogdan

Item 2

Record Plats (Public Hearing)

Subdivision Plat No. 220241100, Travilah Meadows

RE-2 zone, 7 lots, 1 parcel; located on the north side of Travilah Road, 1,000 feet west of Brushwood Terrace: Potomac Subregion 2002 Master Plan.

Staff Recommendation: Approval

Item 3

Regulatory Extension Requests (Public Hearing)

Kingshill Road Subdivision, Administrative Subdivision Plan No. 620240200 Regulatory Extension Request No. 1

Request to extend the regulatory review period until March 30, 2026: Application to create two lots for a new single-family dwelling; located at 18416 Kingshill Road; R-200 Zone; 1989 Germantown Master Plan.

Staff Recommendation: Approval of the extension request.

J. Peuser

Democracy Center, Site Plan No. 82025002A – Extension Request No. 2

Request to extend review period, from December 29, 2025 to March 29, 2026; Request to provide a 6,000 sq. ft. playground in the southwest corner of the Subject Property, removal of one tree within the proposed location of the playground, revisions to curbing to provide adequate width between an access gate and curb, and the addition of a sidewalk for pedestrian access to the playground and parking.

Staff recommends approval of the extension.

J. Server

College View Campus, Preliminary Plan No. 12020017A – Extension Request No. 4

Request to extend review period, from January 12, 2026 to Month 12, 2026; Request to reinstate Preliminary Plan No. 120200170, which was approved for three lots for up to 142 multi-family residential units, including 25 percent MPDUs, and up to 47,887 square feet of commercial use, and extend the Adequate Public Facilities (APF) validity period by 5 additional years.

Staff recommendation: Approval of the Extension

J. Server

Temple Row, Administrative Subdivision Plan No 620250010 and Forest Conservation Plan No. F20250560, Regulatory Extension Request No. 4

Request to extend the regulatory review period from December 18, 2025 until March 26, 2026: Application to create three lots for three new single-family dwelling units; located at the northwest quadrant of the Kent Street and Stoneybrook Drive intersection in Kensington; R-90 Zone; 0.84 acres; 1989 Master Plan for the Communities of Kensington-Wheaton

Staff Recommendation: Approval of the extension request

Item 3 – Attachment A

E. Tettelbaum

ADDED

Poolesville P-260, Preliminary Plan No. 120250220 – Regulatory Extension Request No. 1

Request to extend the regulatory review period for 10 months from January 1, 2026 until October 1, 2026. An application to create four lots. Located at Parcel 260 on Jerusalem Church Road, 970 feet north of Jerusalem Road; 1980 Preservation of Agriculture & Rural Open Space Functional Master Plan; R-200 zone; 4.62 acres

Staff recommendation: Approval of the Extension

Item 3 – Attachment

M. Beall

ADDED

Wahl Property, Administrative Subdivision No. 620250040 – Regulatory Extension Request No. 3

Regulatory Review Extension Request No. 3 from December 18, 2025 to June 18, 2026 to create one (1) lot for one (1) single-family detached dwelling unit; Wahl Property 620250040; 14230 Quince Orchard Road; RE-2; 2.85 acres; Potomac Subregion Master Plan

Staff Recommendation: Approval of the extension request

U. Njeze

ADDED

Iglesia De Cristo Mi El Maryland: Preliminary Plan No.120220040 – Regulatory Extension Request No.6

Request to extend the regulatory review period until March 12, 2026; Application to create one lot for a religious assembly building and a parsonage; located at 17521 Old Baltimore Road, approximately 410 feet west of Brimstone Academy Court, RNC zone, 7.17 acres, 2005 Olney Master Plan.

Staff Recommendation: Approval of the Extension

J. Casey

ADDED

Kensington Park, Administrative Subdivision Plan No. 620260030 Regulatory Review Extension Request No. 1

Request to extend the regulatory review period until February 26, 2026: Application to create two lots for two single-family detached units; located at 10005 & 10009 Frederick Avenue, Kensington, MD; R-60 Zone, 2012 Kensington Sector Plan.

Staff recommendation: Approval of the extension request

M. Clayborne

Item 4

Roundtable Discussion

A. Planning Director’s Report

B. Parks Director’s Report

Item 5

National Park Seminary Preliminary Plan No. 120050540 & Preliminary Plan Amendment 12005054A, & Site Plan 820200050 (Public Hearing)

A. Preliminary Plan No. 120050540

Request for reinstatement & extension of expired Preliminary Plan 120050540 which was approved on August 10, 2005 and expired on September 10, 2019.

B. Regulatory Extension Request – Preliminary Plan Amendment 12005054A & Site Plan 820200050

Fifth request to extend the regulatory review period, from December 18, 2025 to ~~June 2027~~ March 31, 2027, to allow the Applicant additional time to resolve various site design items including coordination with the Maryland Historic Trust, required Chapter 22A Forest Conservation compliance, and coordination with MCDOT for site access.

Located 740 Feet North of the intersection of Smith Drive and Linden Lane; PD-15 zone; 32.18 acres; 2000 North and West Silver Spring Master Plan.

Staff Recommendation: Approval

Item 5: Attachment A

Item 5: Additional Correspondence

T. Gatling

Item 6

24927 Burnt Hill Road, Administrative Subdivision Plan No. 620250080 and Preliminary/Final Forest Conservation Plan No. F20250380 (Public Hearing)

Application to create one (1) lot for one (1) single-family detached unit; located at 24927 Burnt Hill Road, Clarksburg, MD; AR Zone, 1985 Damascus Master Plan. Forest Conservation Plan No. F20250380; request for approval of a Final Forest Conservation Plan to satisfy afforestation/reforestation requirements associated with Administrative Subdivision Plan application No. 620250080.

Staff recommendation: Approval with Conditions

Item 6 – Attachment F – Statement of Justification (Updated 12/10/25)

M. Clayborne

Item 7

MOVED TO 1/8/26

Shady Grove Bikeway & Safety Improvements Alternatives Analysis (Public Testimony Accepted)

~~The Planning Board will review proposed alternatives for pedestrian and bicycle safety improvements along Shady Grove Road between Darnestown Road and Midcounty Highway~~

~~Staff Recommendation: Identify preferred alternative and transmit comments to the Montgomery County Department of Transportation and the Montgomery County Council Transportation and~~

~~Environment Committee~~

~~S. Aldrich~~

Item 8

Wilgus II Northpark Site Plan No. 820250100, Preliminary Plan No. 12020014A & Forest Conservation Plan No. F20250850 (Public Hearing)

Request to modify the previous approved development density, uses and lotting program and a request to develop Phase II with 138 back-to-back residential units and associated infrastructure and open space. Located at the northwest quadrant of the intersection of Josiah Henson Parkway and Towne Road, zoned CRN-0.75, C-0.0, R-0.75, H-50; CR-2.0, C-0.25, R-1.75, H-75; and CR-2.0, C-1.0, R-1.5, H-200, 2018 White Flint 2 Sector Plan area.

A. Site Plan 820250100
Staff Recommendation: Approval with Conditions

B. Preliminary Plan No. 12020014A
Staff Recommendation: Approval with Modified Conditions

C. Forest Conservation Plan No. F20250850
Staff Recommendation: Approval with Conditions

Item 8 – Attachment

Item 8 – Additional Attachment: DPS Stormwater Concept Approval Letter

Item 8 – Additional Attachment: Wilgus II Northpark Correspondence Packet I

A. Bossi

Item 16

The University Boulevard Corridor Plan, Plan Adoption

Staff will provide a brief overview of the Montgomery County Planning Board Resolution to adopt the University Boulevard Corridor Plan. 

Staff Recommendation: Approve the Resolution of Adoption for transmittal to the full Commission

Z. Adrianvala

11:20 am

LUNCH

12:20 pm

PLANNING BOARD MEETING CONTINUES

Item 9

Cabin John Park: Preliminary Plan 120250080 & Forest Conservation No. F20250330 (Public Hearing)

Request to subdivide a property into three building lots for single-family residences; located on 80th Place, 115 feet East of 81st Street; R-90 zone; 2.38 acres; 1990 Bethesda Chevy Chase Master Plan.

A. Preliminary Plan 120250080
Staff Recommendation: Approval with conditions.

B. Preliminary/Final Forest Conservation No. F20250330
Staff Recommendation: Approval with Conditions

Item 9: Attachments

Item 9: Additional Correspondence

M. Fuster

Item 10

Seibel’s Subdivision Lot 2 , Preliminary Plan Amendment No.12006060A (Public Hearing)

Request for a new adequate public facilities (APF) validity period to construct 12 townhouses on approximately 2 acres; located on the west side of Greencastle Road,1,800 feet south of the intersection with Robey Road; TLD Zone; 2023 Fairland and Briggs Chaney Master Plan area.

A. Preliminary Plan No.12006060A

Staff Recommendation: Approval with Conditions

B. Adoption of Resolution

Staff Recommendation: Approval

Item 10 – Additional Correspondence

E. Tettelbaum

Item 11

MOVED TO MARCH 26, 2026

Iglesia De Cristo Mi El Maryland: Preliminary Plan No.120220040 and Forest Conservation Plan No.F20260290 (Public Hearing)

Application to create one lot for a religious assembly building and a parsonage; located at 17521 Old Baltimore Road, approximately 410 feet west of Brimstone Academy Court, RNC zone, 7.17 acres, 2005 Olney Master Plan.

A. Preliminary Plan No.120220040
Staff Recommendation: Approval with Conditions

B. Forest Conservation Plan No. F20260290
Staff Recommendation: Approval with Conditions

~~Item 11: Attachment A~~

~~Item 11: Attachment B~~

~~Item 11: Attachment C~~

~~J. Casey~~

Item 12

Waters Village, Preliminary Plan Amendment No. 12022020A, Site Plan Amendment No. 82022026A and Forest Conservation Plan Amendment No. F20250730 (Public Hearing)

Application to replace a drive thru restaurant use with a retail use, increase the approved retail square footage by approximately 3,000 square feet, update the associated infrastructure and provide material substitutions; located at 19621 Waters Road, Germantown, MD; 3.6 acres; CRT 1.0 C-0.75 R-0.75 H-65 zone; 2019 MARC Rail Communities Sector Plan

A. Preliminary Plan Amendment No. 12022020A
Staff Recommendation: Approval with Conditions

B. Site Plan Amendment No. 82022026A
Staff Recommendation: Approval with Conditions

C. Forest Conservation Plan Amendment F20250730
Staff Recommendation: Approval with Conditions

Item 12: Attachment A

Item 12: Attachment B

Item 12: Attachment C

J. Casey

Item 13

Seneca Meadows, Preliminary Plan Amendment No. 11998004C and Site Plan Amendment No. 81998037A, Forest Conservation Plan No. F20250640 (Public Hearing)

Application to convert unbuilt office use density into residential use density to create 72 lots for 72 townhouses, including 12.5% MPDUs. Located on Seneca Meadows Parkway, 812 feet west of Observation Drive, Germantown; CRT-2.0, C-1.75, R-0.75, H-145 T; Germantown Transit Mixed Use Overlay; 156.5 acres; 1989 Germantown Master Plan, 2009 Germantown Employment Area Sector Plan.

A. Preliminary Plan No. 11998004C
Staff Recommendation: Approval with Conditions

B. Site Plan No. 81998037A
Staff Recommendation: Approval with Conditions

C. Final Forest Conservation Plan No. F20250640
Staff Recommendation: Approval with Conditions

Item 13: Attachment A: Preliminary Plan Amendment, Site Plan Amendment, Final Forest Conservation Plan

Item 13: Attachment B: Applicant’s Statement of Justification

Item 13: Attachment C: Prior Approvals

Item 13: Attachment D: Agency Letters

Item 13: Attachment E: Affidavit of Community Meeting and Minutes

Item 13: Attachment F: Additional Information (Seneca Meadows)

Item 13: Additional Correspondence

P. Estes

Item 14

ZTA 25-14, Optional Method Public Benefits – Overlay Zones (Public Testimony Accepted)

ZTA 25-14 amends various Overlay Zones to make them consistent with the new system of calculating Public Benefits and provides legacy protections to the existing public benefits in the Overlay Zones by adding them to the retained code section in Division 59-8.

Staff Recommendation: The Planning Board transmit comments to the District Council.

Item 14 – Attachment A

Item 14 – Attachment B

Item 14 – Additional Correspondence

B. Berbert

3:25 pm

Agendas

PLANNING BOARD MEETING

Preliminary Matters

Bethesda Downtown Design Advisory Panel Appointment of Panel Member

Record Plats (Public Hearing)

Regulatory Extension Requests (Public Hearing)

Kingshill Road Subdivision, Administrative Subdivision Plan No. 620240200 Regulatory Extension Request No. 1

Democracy Center, Site Plan No. 82025002A – Extension Request No. 2

College View Campus, Preliminary Plan No. 12020017A – Extension Request No. 4

Temple Row, Administrative Subdivision Plan No 620250010 and Forest Conservation Plan No. F20250560, Regulatory Extension Request No. 4

Poolesville P-260, Preliminary Plan No. 120250220 – Regulatory Extension Request No. 1

Wahl Property, Administrative Subdivision No. 620250040 – Regulatory Extension Request No. 3

Iglesia De Cristo Mi El Maryland: Preliminary Plan No.120220040 – Regulatory Extension Request No.6

Kensington Park, Administrative Subdivision Plan No. 620260030 Regulatory Review Extension Request No. 1

Roundtable Discussion

National Park Seminary Preliminary Plan No. 120050540 & Preliminary Plan Amendment 12005054A, & Site Plan 820200050 (Public Hearing)

24927 Burnt Hill Road, Administrative Subdivision Plan No. 620250080 and Preliminary/Final Forest Conservation Plan No. F20250380 (Public Hearing)

Shady Grove Bikeway & Safety Improvements Alternatives Analysis (Public Testimony Accepted)

Wilgus II Northpark Site Plan No. 820250100, Preliminary Plan No. 12020014A & Forest Conservation Plan No. F20250850 (Public Hearing)

The University Boulevard Corridor Plan, Plan Adoption

LUNCH

PLANNING BOARD MEETING CONTINUES

Cabin John Park: Preliminary Plan 120250080 & Forest Conservation No. F20250330 (Public Hearing)

Seibel’s Subdivision Lot 2 , Preliminary Plan Amendment No.12006060A (Public Hearing)

Iglesia De Cristo Mi El Maryland: Preliminary Plan No.120220040 and Forest Conservation Plan No.F20260290 (Public Hearing)

Waters Village, Preliminary Plan Amendment No. 12022020A, Site Plan Amendment No. 82022026A and Forest Conservation Plan Amendment No. F20250730 (Public Hearing)

Seneca Meadows, Preliminary Plan Amendment No. 11998004C and Site Plan Amendment No. 81998037A, Forest Conservation Plan No. F20250640 (Public Hearing)

ZTA 25-14, Optional Method Public Benefits – Overlay Zones (Public Testimony Accepted)

ADJOURN