Master Plan Review

SANDY SPRING ASHTON

Approved and Adopted
July 1998

Sandy Spring / Ashton

Page 1 of 16

Updated July 2014 based on Adopted DMA

BACKGROUND

ONING CODE REWRITE

In 2007, the Montgomery County Council directed the Planning Department to undertake a
comprehensive zoning ordinance rewrite. Last rewritten in 1977, the current 1,200 + page code is
viewed as antiquated and hard to use with standards that have failed to keep pace with modern
development practices.
With only about four percent of land in the County available for greenfield development, the new
zoning code can play a crucial role in guiding redevelopment to areas like surface parking lots and
strip shopping centers. An updated zoning code is important for achieving the kind of growth
Montgomery County policymakers and residents want.
Initial sections of the new code were drafted by Code
Studio, a zoning consultant. These drafts were
subsequently analyzed and edited by planners based
on feedback from the Zoning Advisory Panel (a citizen
panel appointed by the Planning Board to weigh in on
the projects direction), county agency representatives,
residents and other stakeholders. In September 2012,
planning staff began the release of a draft code in
sections accompanied by a report highlighting changes
from the current code. The staff drafts were reviewed
at length by the Planning Board.

Public Listening Session 9/2009

The Planning Board held worksessions and public hearings between September of 2012 and May of
2013. On May 2, they transmitted their draft to the County Council. The Council adopted the text of
the new code in March and adopted the new zoning map in July 2014.
The new code and map will go into effect on October 30, 2014.

ZONE IMPLEMENTATION PROCESS

An important aspect of the Zoning Rewrite process is the potential simplification of 123 existing
zones into about 30 proposed zones. While some of the proposed zones are a direct one-to-one
translation of existing zones, others are the result of combining existing zones with similar
standards. Additionally, existing zones that are not currently mapped or are no longer used in the
County have been eliminated from the proposed code. Through the implementation process,
Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify
development standards. A full translation table for all zones can be found in the documents section
of our website: www.zoningmontgomery.org.

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

Agricultural, Residential, and Industrial Zone Implementation:

For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-toone basis, with the exception of the Low Density Rural Cluster zone which is not currently used in
the County and will be eliminated.
Many of the existing residential zones will remain the same. Other residential zones will be
combined with existing zones that have similar development standards. The R-4Plex zone, which is
not currently mapped anywhere in the county, will be removed from the proposed code.
Implementation of Industrial zones will combine similar zones (Rural Service, I-1, and R+D) into the
proposed Industrial Moderate (IM) zone. The existing heavy industrial zone (I-2) will be renamed as
the Industrial Heavy (IH) zone.

Examples:

Agricultural
and Rural

Rural Density
Transfer (RDT)

Agricultural
Reserve (AR)

R-60
(detached residential)

Residential

R-60
(detached residential)

R-60/TDR
(detached residential)

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

Commercial and Mixed-Use Zone Implementation:

Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit
Station zones will be translated into one of the proposed Commercial/Residential (CR) or
Employment (E) Zones using a two-tiered process.
First, decisions about specific parcels in these zones were based on recommendations within the
Master Plan. Planning staff reviewed each Master Plan in the County. When the Master Plan
provided specific recommendations about allowed density, height, or mix of uses for individual
commercial or mixed-use parcels, those recommendations were used to build the formula of the
proposed zone. This ensures consistency with currently allowed density and height, and helps
codify Master Plan recommendations in a parcel-specific manner.
Second, if the Master Plan did not make specific recommendations, the current zone changed to a
proposed zone on a one-to-one basis or the proposed zone was determined using a specific
standardized decision tree (see example below). The standardized decision tree translates existing
zones by considering each specific parcels proximity to single-family neighborhoods or other
factors. The goal of the implementation decision tree is to retain currently allowed heights and
densities and maintain context sensitivity.

Example: C-1 Convenience Commercial

Confronts or abuts
R-150 or less intense

then

NR-0.75
H-45

Within a Historic
District

then

NR-0.75
H-45

Confronts or abuts

then

CRT-0.75
C-0.75 R-0.25 H-35

then

CRT-0.75
C-0.75 R-0.25 H-45

or site is bigger than 5 acres

C-1

if
R-90, R-60, R-40, or R-MH

Confronts or abuts RT
or more intense

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

SANDY SPRING - ASHTON

PLAN VISION
The Sandy Spring - Ashton Master Plan was approved and adopted in July 1998. The priority
established by the Plan is to maintain the areas rural character including its rural open space,
rural traditions, new rural neighborhoods, rural roads, and villages. The Sandy Spring - Ashton
Master Plan emphasizes the importance of its rural character throughout land use,
transportation, environment, and community resources objectives.

PLAN HIGHLIGHTS
The Master Plans land use and zoning recommendations promote accommodating new
residential growth, while maintaining a rural setting in the Rural Legacy Area through the use of
cluster development. The Plan also emphasizes the importance of preserving the distinct
identities of the communitys rural villages through a number of land use and design
recommendations. A third land use objective recommends continuing low-density, land use
patterns to protect farmland and rural open space.
The Plans transportation,
environment, and community
resources objectives strive to promote
a balance with its priority for preserving
the areas rural character. Examples of
these recommendations include
enhancement of the areas bicycle and
pedestrian pathways, watershed
protection, forest preservation, and
additional parkland acquisition,
protection of historic resources in
Sandy Spring - Ashton, and continued
use of the Sandy Spring Fire Station 4 as
a community landmark.

Sandy Spring / Ashton

Sandy Spring Fire Station 4

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Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
The Sandy Spring - Ashton Planning Area currently has 16 zones: 3 Rural, 8 Residential, 4 Commercial
and 1 Planned Development.
Existing Rural
R: Rural
RC: Rural Cluster
RNC: Rural Neighborhood Cluster

R-60: Detached Unit, Single-Family

RT-10: Townhouse, Single-Famly

Existing Residential:
RE-2: Detached Unit, Single-Family
RE-2C: Detached Unit, Single-Family
RE-1: Detached Unit, Single-Family
R-200: Detached Unit, Single-Family
RMH-200: Detached Unit, Single-Family
R-90: Detached Unit, Single-Family

Existing Commercial:
C-1: Convenience Commercial
C-2: General Commercial
O-M: Office Building, Moderate
Intensity
C-INN: Country Inn
Existing Planned Development:
PD-5: Planned Development

Standard Implementation:
The existing Rural, RC, and RNC zones will remain.
The existing RE-1, RE-2, and RE-2C zones will remain. The existing C-INN zone will revert to the zone
assigned to the parcel prior to being rezoned as C-INN. In Sandy Spring-Ashton, the Country Inn will
revert to the RE-2 zone. The R-200 and the RMH-200 will combine to form the proposed R-200 zone
(Residential Low-Density). The existing R-90 and R-60 will remain. The existing RT-10 will remain. The
existing PD-5 zone will remain.
The existing C-1, C-2, and O-M zones will translate to the proposed zones to CRT (Commercial
Residential Town), NR (Neighborhood Retail), and EOF (Employment Office) using both the standard
translation criteria and specific Master Plan recommendations. Commercial parcels that do not have
specific Master Plan recommendations will translate to the proposed zone based on the standard zone
translation table.
Each parcels proximity to residential neighborhoods was considered in the translation decision, with the
overall goal to retain currently allowed heights and densities and maintain context sensitivity.

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

NON-STANDARD CONVERSIONS
In some cases, properties were not converted using the standard conversions as outlined earlier in the
packet.
Generally, this is because the relevant Master or Sector Plan made recommendations regarding the
appropriate density, height, or mix of uses on a given site.
In other cases, the text of the zoning ordinance or an overlay zone can affect the development potential
of a site, and therefore affect the conversion given as part of the draft proposed DMA.
Additionally, the PHED Committee instructed that, when requested by a property owner, existing site
approvals be reflected in the draft proposed DMA. Non-standard conversions sometimes reflect these
project approvals.
The following pages will give detail on all of the non-standard conversions in this plan area.

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
SANDY-01E
Master Plan:
Sandy Spring/Ashton
Location:
New Hampshire Av & Ashton Rd
Existing Zone:
C-2
Standard Conv:
GR-1.5 H-45
Proposed Conv:
CRT-1.25 C-0.75 R-0.5 H-35
Zone Group:
Changed to CRT
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 35
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(A):
Building height: A main building must not exceed a height of
30 feet. As 35 is the lowest height available in CRT, the
property is mapped at 35.
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(B):
Floor area ratio: The floor area ratio for commercial uses is
limited to FAR 0.75 and is computed only on the area of the
underlying commercial zoned portion of the site.
Montgomery County Zoning Ordinance 59-C-18.181
It is the purpose of this overlay zone to:
(a) Preserve and enhance the rural village character of the
Sandy Spring and Ashton village centers by ensuring an
attractive and traditional pattern of houses, commercial
establishments, open spaces and their relationship to
roadways.
(b) Encourage a compatible relationship between new or
expanded houses or businesses and traditional neighboring
structures that reflects the best of local village character,
particularly in terms of scale, siting, design features, and
orientation on the site.
Notes:
The overlay calls for a traditional pattern of development, so the GR
zone is inappropriate for this site. Instead, the CRT zone is proposed
here, with commercial density and height limited to match the
requirements of the Overlay; the overall FAR and Residential FAR
remain unmodified from the standard conversion.

Sandy Spring / Ashton

Page 8 of 16

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
SANDY-01W
Master Plan:
Sandy Spring/Ashton
Location:
Sandy Spring village center
Existing Zone:
C-2
Standard Conv:
GR-1.5 H-45
Proposed Conv:
CRT-1.25 C-0.75 R-0.5 H-35
Zone Group:
Changed to CRT
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 35
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(A):
Building height: A main building must not exceed a height of
30 feet. As 35 is the lowest height available in CRT, the
property is mapped at 35.
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(B):
Floor area ratio: The floor area ratio for commercial uses is
limited to FAR 0.75 and is computed only on the area of the
underlying commercial zoned portion of the site.
Montgomery County Zoning Ordinance 59-C-18.181
It is the purpose of this overlay zone to:
(a) Preserve and enhance the rural village character of the
Sandy Spring and Ashton village centers by ensuring an
attractive and traditional pattern of houses, commercial
establishments, open spaces and their relationship to
roadways.
(b) Encourage a compatible relationship between new or
expanded houses or businesses and traditional neighboring
structures that reflects the best of local village character,
particularly in terms of scale, siting, design features, and
orientation on the site.
Notes:
The overlay calls for a traditional pattern of development, so the GR
zone is inappropriate for this site. Instead, the CRT zone is proposed
here, with commercial density and height limited to match the
requirements of the Overlay; the overall FAR and Residential FAR
remain unmodified from the standard conversion.

Sandy Spring / Ashton

Page 9 of 16

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
SANDY-04
Master Plan:
Sandy Spring/Ashton
Location:
Sandy Spring village center
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-45
Proposed Conv:
NR-0.75 H-30
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 35
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(A):
Building height: A main building must not exceed a height of
30 feet.

Sandy Spring / Ashton

Page 10 of 16

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
SANDY-05
Master Plan:
Sandy Spring/Ashton
Location:
Sandy Spring village center
Existing Zone:
O-M
Standard Conv:
EOF-1.5 H-75
Proposed Conv:
EOF-1.0 H-35
Zone Group:
Standard
Overall FAR:
Reduced to 1.0
Comml FAR:
Residl FAR:
Height:
Reduced to 35
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(A):
Building height: A main building must not exceed a height of 30
feet. As 35 is the lowest height available in CRT, the property
is mapped at 35.
Montgomery County Zoning Ordinance 59-C-18.182(b)(2)(B):
Floor area ratio: The floor area ratio for commercial uses is
limited to FAR 0.75 and is computed only on the area of the
underlying commercial zoned portion of the site.
Notes:
In the EOF zone, up to 30% of floor area can be used for
residential development. Allowing an FAR of 1.0 would permit
up to 0.7 FAR of commercial and 0.3 FAR of residential.
The 0.75 FAR cap placed on commercial is in the Sandy
Spring/Ashton Rural Village Overlay, which will remain in place,
therefore the 0.75 FAR cap on commercial will still be in force.

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Sandy Spring Ashton
Zone
RURAL
RC

Existing
Acres

Proposed
Percent

362.77
3,003.03

Zone

Acres

6.34 RURAL
52.45 RC

Percent

362.77

6.34

3,003.03

52.45

RNC

909.84

15.89 RNC

909.84

15.89

RE-1

4.30

0.08 RE-1

4.30

0.08

RE-2

1,125.76

19.66

C-INN

5.10

0.09

1,130.86

19.75

R-200

61.34

1.07

172.76

3.02

234.10

4.09

RMH-200

RE-2
R-200

R-60

18.28

0.32 R-60

18.28

0.32

R-90

22.99

0.40 R-90

22.99

0.40

RT-10

3.92

0.07 RT-10

3.92

0.07

8.20

0.14

0.16 NR-0.75 H-30

0.08

0.00

NR-0.75 H-45

0.80

0.01

CRT-0.75 C-0.75 R-0.25 H-35

C-1

9.08

C-2

8.39

0.15 CRT-1.25 C-0.75 R-0.5 H-35

8.39

0.15

O-M

5.28

0.09 EOF-1.0 H-35

5.28

0.09

PD-5

11.99

11.99

0.21

Grand Total

Sandy Spring / Ashton

5,725.26

0.21 PD-5
Grand Total

Page 12 of 16

5,725.26

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Sandy Spring/Ashton: Existing Zoning
Rural

Residential Estate

Residental Low Density

Residential Medium Density

Townhouse

Commercial

Planned Development

Sandy Spring/Ashton: Proposed Zoning

Rural
Residential Estate
Residental Low Density
Residential Medium Density
Townhouse
Comm/Res - Town
Commercial/Residential
Neighborhood Retail
Employment, Office
Planned Development

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

EXISTING ZONING MAP

Existing Zones
Rural
Rura l
RC
RNC

Residential
Estate
RE-1
RE-2
RE-2C

Residential
Low Density
R-200
RMH-200

Residential
Medium Density
R-60
R-90

Townhouse
RT-10

Commercial
C-1
C-2
Country Inn
O-M

Planned
Development
PD-5

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

PROPOSED ZONING MAP

Proposed Zones
Rural
Rura l
RC
RNC

Residential
Estate
RE-1
RE-2
RE-2C

Residential
Low Density
R-200

Residential
Medium Density
R-60
R-90

Townhouse
RT-10

Neighborhood
Retail
NR

Comm/ResTown
CRT

Employment,
Office
EOF

Planned
Development
PD-5

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA

PLANNING AREA CONTEXT

Sandy Spring / Ashton

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Updated July 2014 based on Adopted DMA