Proposed recommendations offer a fresh vision for Clarksburg communities located between I-270 and MD 355; the plan is now set for review and approval by the County Council.
WHEATON, Md. – The Montgomery County Planning Board, a division of The Maryland-National Capital Park and Planning Commission (M-NCPPC), gave the green light on Thursday, December 4, 2025, to the Draft of the Clarksburg Gateway Sector Plan. This plan will now proceed to the County Council for its public review process. This draft serves as an update to the 1994 Clarksburg Master Plan, reimagining underutilized spaces in Clarksburg situated to the east of I-270 and west of Frederick Road (MD 355) that have remained largely stagnant for the past three decades, now presenting a significant opportunity for development.
The current draft of the Clarksburg Gateway Sector Plan has been revised by the Planning Board after a series of work sessions this fall. The final version, referred to as the Planning Board Draft, will be forwarded to the County Council and made available on the official plan website.
“The Clarksburg Gateway Sector Plan represents a pivotal moment to re-envision an area brimming with potential,” noted Planning Board Chair Artie Harris. “The recommendations outlined in this plan cultivate a forward-thinking vision that nurtures economic growth, environmental responsibility, and community inclusivity. Ultimately, this plan aims to guide Clarksburg’s development in a manner that aligns with the hopes of its residents and business owners, enhancing its contribution to the county’s future.”
The proposed recommendations, developed by the Montgomery County Planning Department, also a part of M-NCPPC, address decades of limited development to the east of I-270. They advocate for mixed-use zoning, enhancements to transportation infrastructure, and the preservation of both natural and historical resources to foster a vibrant and interconnected community.
“Through extensive community input and thoughtful analysis, our planning team has crafted proposals tailored to meet Clarksburg’s dynamic needs,” remarked Montgomery Planning Director Jason K. Sartori. “This draft plan introduces targeted zoning changes, measures for housing affordability, and upgrades to infrastructure that resonate with local interests and broader county objectives. It provides a roadmap for thoughtful implementation that honors Clarksburg’s unique character while steering its evolution.”
Primary Draft Recommendations
Informed by community feedback and thorough assessments of the plan area’s current landscape and anticipated trends, the following key recommendations embody a new community vision for Clarksburg, aligning with established county strategies, policies, and priorities:
- To foster economic growth and realize the area’s objectives, the Planning Board does not endorse historic designation for the former COMSAT Laboratories building but acknowledges its historical significance, advocating for mitigation strategies if partial or full demolition is proposed.
- Maintain plans for a new highway interchange to be constructed with I-270 at Little Seneca Parkway Extended, designed to benefit the southern section of the plan area.
- Facilitate connectivity by modifying Observation Drive through the plan area alongside future developments, while relocating the previously scheduled roadway alignment to avoid environmentally sensitive zones and residential neighborhoods.
- Reclassify existing employment-focused zones as commercial-residential zones to offer enhanced development flexibility, allowing for modest increases in the maximum permitted development density.
- Set a standard that all new residential developments must allocate at least 15% of their total units as Moderately Priced Dwelling Units.
- Safeguard areas adjacent to the stream valleys of Little Seneca Creek and its tributaries through private conservation easements or by creating or expanding public parkland.
- Recognize the Community of Faith United Methodist Church and the Clarksburg Heights subdivision as historic sites within the Master Plan for Historic Preservation.
Overview of the Clarksburg Gateway Sector Plan
The Clarksburg Gateway Sector Plan aims to update the 1994 Clarksburg Master Plan and Hyattstown Special Area Study, which was last updated alongside the 2011 Clarksburg Master Plan and Hyattstown Special Study Area Limited Amendment and the 2014 Ten Mile Creek Area Limited Amendment. Encompassing about 969 acres, the sector plan area is generally bordered by I-270 to the west, West Old Baltimore Road and Little Seneca Greenway to the south, Clarksburg Road to the north, and Frederick Road (MD 355) to the east.
This sector plan area identifies one of the few remaining sectors of the 1994 Plan that has yet to be fully developed. Over the past 30 years since the original plan was implemented, many circumstances have shifted, leading the planning team to conclude that the vision of a light industrial and employment-focused district is no longer practical. The possibilities for the area to evolve into a new mixed-use, transit-oriented activity center in Clarksburg are central to the planning team’s approach in updating the plan. The new plan incorporates guidance from countywide policies and initiatives such as Corridor Forward: The I-270 Transit Plan, Pedestrian Master Plan, Complete Streets Design Guide, Thrive Montgomery 2050, the Climate Action Plan, and Vision Zero. Additionally, it incorporates a thorough outreach strategy aimed at advancing racial equity and social justice.
