Question: Are the on-street parking spaces allowed to be counted as part of the required 335 parking spaces?

Answer:  Yes. The Sandy Spring-Ashton Rural Village Overlay Zone allows the Planning Board to approve some of the parking on-street as follows:

Parking must be provided in accordance with the provisions of Division 59-E with the following exception:

(a) In the course of site plan review, the Planning Board may allow some on-street parking to fulfill the requirement for off-street parking to enhance compatibility, provide additional green space and reduce impervious coverage. (Section 59-C-18.185)

Question: What regulations must the Planning Board abide by when they are deciding whether or not to approve the AMP plan?

Answer:  The Planning Board must approve or deny a plan based on its conformance with applicable regulations as detailed in the Planning Staff report, as well as the following additional findings:

“59-C-18.186.     Planning Board approval.

The procedures for Planning Board approval under Section 59-D-3.4 are modified for this overlay zone to require the following additional findings:

(a)    The site plan is consistent with the recommendations in the approved and adopted Sandy Spring/Ashton Master Plan;

(b)   The site plan meets all of the requirements of this overlay zone as well as the applicable requirements of the underlying zone; and

(c)    Each structure and use is compatible with other uses and other site plans and with existing and proposed adjacent development.”

Summary

Ashton Meeting Place as currently proposed does not have the scale, design, or orientation of a local village.  The proposed parking does not meet the zoning requirements.  The plan is characteristic of a much more densely developed area such as Olney.  It is not consistent with the intent of the Master Plan.