Gaithersburg presents Build Gaithersburg 2040 proposals, including taller infill in Kentlands and an Oldtown civic‑core plan

Gaithersburg planning staff presented recommendations from the Build Gaithersburg 2040 master‑plan update on June 8, asking the mayor, council and planning commission for direction on land use, building heights and connectivity across several commercial nodes.

Michael, the staff lead, said the update is rooted in a yearlong outreach and market analysis and stressed that the city is looking to “grow up” rather than expand outward, focusing on infill, reinvestment and redevelopment rather than new greenfield development. Jake opened the Kentlands segment, urging sidewalk connections on both sides of streets, new pedestrian crossings and converting drive aisles through parking lots into formal blocks to strengthen walkability.

Staff proposed modest changes to previously approved sketch plans: in some central Kentlands locations the plan would allow a new eight‑story maximum where six had been expected, and greater height along wide rights‑of‑way where existing campuses already include taller structures. Jake recommended activated ground floors, facade articulation, street trees, and structured parking behind buildings to avoid surface lots dominating the street.

Commissioners and councilmembers broadly supported improved pedestrian safety and more active street frontage but pressed staff to treat Kentlands Boulevard as a unifying thoroughfare rather than a strict north/south divide. “Amp up lighting” and stepbacks were recommended to improve nighttime safety and the pedestrian experience, and several members urged that micromobility infrastructure and public art be integrated into any redevelopment.

The staff presentation explained the code and constructability tradeoffs behind recommended heights: eight stories is a typical practical maximum for wood‑framed construction above a concrete podium, while higher heights are possible in MXD zones where no fixed maximum exists; the city’s waiver and sketch‑plan processes could allow taller proposals if they demonstrably conform with master‑plan goals.

Laura then reviewed Oldtown proposals, which carry forward most 2008 goals while adding specific guidance: establishing gateways and wayfinding, promoting an activated pedestrian realm, and encouraging higher density in the core (up to eight stories near 355) with stepdowns to four and six stories near existing residences. Staff recommended an affordability component for older multifamily sites — options included additional MPDUs, deeper affordability for some units, or covenants to protect rents — and asked the council to authorize a study of city‑owned parcels to shape a future civic core.

Commissioners emphasized placemaking and experiential vision as priorities: build an identity that draws people to Oldtown, not just set land‑use standards on paper. Several members urged clearer transition standards where taller buildings abut neighborhoods, and a number asked staff to include language on undergrounding utilities or relocating poles to avoid cluttered streetscapes. Multiple speakers cautioned about displacement and asked staff to preserve naturally occurring affordable units when redevelopment occurs.

Staff said the final draft will include citywide policies, sector‑level recommendations and detailed map annotations for particular properties; after public review the plan will proceed to public hearing and adoption steps. Councilmembers generally signaled support for the direction but requested sharper language on transitions, affordability protections and strategies to send clear signals to the market about desired heights and form.

The session closed with staff noting next steps: produce a draft document, publish it for review and return to the planning commission and council for public hearings and possible amendments prior to adoption.