Sandy Spring-Ashton Rural Preservation Consortium

The SSARPC (PreserveAshton.net)

supports development in Ashton that conforms to the Master Plan.

We are pro-Master Plan, not anti-development.

On May 15, the Planning Board unanimously approved the preliminary and site plans submitted by the Ashton Meeting Place developers.  If you would like to listen to the hearing, it is available here and here (two very large files).  The presentation by the Planning Staff (16 pages) is viewable online and also downloadable.  It contains several drawings of what Ashton Meeting Place will look like.  A rendered version of the landscape plan is also available.  The drawings and the landscape plan are also available as a slide show.  The Gazette has also published an article about the Public Hearing.

Overview of the Planning Board Hearing

• At the conclusion of the meeting Commissioner Bryant and Chairman Hanson commended the SSARPC for its commitment and thanked the developer for working with the community to develop a much better design than the plan that was presented a year ago.
• Park and Planning Staff presented the Preliminary and Site Plans
• Commissioner Cryor discussed the issue of the large tree failing due to the construction and a modification was made to the approval agreement stating that if the tree is dying that the builder will replace the tree with one that has a four to six inch caliper.  The Planning staff will agree with the developer on the tree selection and will follow the health of the tree for two years.
• There will be a bike path on New Hampshire Avenue from Route 108 to Crystal Drive.
• Nichols Development presented their plan, indicating that they agree with the diagonal path in the green area at New Hampshire Avenue and Route 108, and that they agree with the other conditions on approval.
• Michelle Layton testified for the SSARPC, indicating that the design meets the Sandy Spring-Ashton Master Plan.  She also said that the SSARPC feels that it should no longer be necessary to debate certain parts of the Master Plan as more development occurs in the Sandy Spring and Ashton areas. 
• The Commissioners unanimously approved the Preliminary and Site Plans.

Summary of the Planning Board Hearing

Comments made by the Planning Board Commissioners and people giving testimony indicated that this development should set a standard for future developments in the Ashton Village Center.  In particular, Commissioner Allison Bryant complimented the SSARPC for its focus on ensuring a rural shopping area:

“I’m going to probably shock some of the folks….  I always thought that the Sandy Spring preservation group was cutting off its nose to spite its face. At the last session we had I said why are you going against this when it is obviously needed in that community – this kind of services it will provide – and I really thought that you were misled…..  this is a much better project than the one that I supported at first and I commend you for sticking to your guns in spite of my rightness and I commend the applicant for listening to you and being willing to work with you…..  this can really be a model, I believe.”

Chairman Hanson said after the plans were approved:

“I would like to add to comments made by Commissioner Bryant that this is a much improved plan over the one we have seen before and I want to thank the applicant and the community for working together to achieve something that I think is going to be an asset to the community and one that will be well used and will be of both benefit to the applicant’s pocketbook and the quality of life to the community.”

The public hearing began with a presentation by the Planning Staff.

Richard Weaver, Park and Planning Staff, opened the meeting by giving a summary of the Preliminary Plan.  A major environmental aspect of the design is a green roof on the grocery store.  Also, water runoff from the roofs of the other buildings will be filtered and used to enhance the wetlands area.  Also, the storm water management pond is next to the wetlands. 

Commissioner Cryor asked about the long term health of the large tree being kept in the green space area.  The Park and Planning staff will monitor the health of trees in the area for five years.  A modification to the agreement was made such that, if the large tree dies or substantially declines during construction, the developer will replace the tree with a mature native tree with a caliper of four to six inches, the species and size of the tree to be approved by the Park and Planning staff.  The staff will check the newly planted tree for two years.

There will be an eight foot wide bike path along New Hampshire Avenue from the corner of Route 108 and New Hampshire Avenue to the Crystal Drive intersection, where the development of Springlawn Farms is located.  This addition is dependent upon the State Highway Administration obtaining the property needed to build the bike path.

Joshua Sloan, Park and Planning Staff, presented the Site Plan.  His slides (available as a slideshow and a downloadable PDF file) include drawings of the commercial area of the shopping area and a rendering of the landscape plan, showing the single family homes on the R-60 zone.  The site plan is consistent with the Sandy Spring-Ashton Master Plan, uses traditional architecture, and the design and uses are pedestrian oriented.  The Staff recommended approval with conditions that are described in detail in the Staff Report.

Nichols Development, the developer for Ashton Meeting Place said that the plan was developed in conjunction with the community.  They said that they agree to the conditions of approval.  They also agreed to have a diagonal walk through the green space at the corner of Route 108 and New Hampshire Avenue.  If a tree has to be replaced, they would get a six inch caliper tree and work with Park and Planning staff on the replacement decisions.  In the discussion about the architecture, they said that the designers used a variety of siding, including clapboard and masonry.  The landscaping, lighting and signage is designed to create a rural village atmosphere.  The bank is a federal style design.  The styles of the roofs vary, some peaked and the flat roof on the grocery store.  Chairman Hanson asked if there has been a grocery store selected yet.  Mr. Nichols said that the grocery store market has changed in the past few years, with a movement back to smaller stores, so he anticipates that there will be a number of stores interested.  The 18,000 square foot size is actually a good size for today’s market.

Testimony was next on the agenda.  Michelle Layton represented the SSARPC and indicated that the current design of Ashton Meeting Place substantially meets the Sandy Spring-Ashton Master Plan guidelines.  As there is more development in the Sandy Spring and Ashton areas, the SSARPC feels that it should no longer be necessary to debate certain parts of the Master Plan.  For example, moving a building to the street does not automatically make it an active front.  The SSARPC recommended approval with a few conditions, such as a path on the green at the intersection of Route 108 and New Hampshire Avenue and a variety of types of single family homes. 

There were five other testimonies, all by members of the SSARPC Steering Committee, but given as personal opinions, not representing SSARPC.  The testimonies are available to listen to here and here and some of them are available online to read.  The following people gave testimony:  Michelle Layton (representing SSARPC), Jennifer Fajman, Sylvia Bell, Beth Garrettson, Gary Letcher and Donna Selden.

Nichols Development was given an opportunity to respond to questions and make comments prior to the Planning Board voting on the plans.  The single family homes will be a variety of types of homes, and there are seven in the proposal with those near Route 108 having attached garages.  There is a mixture of types of sidings that were determined while working with an architect who participates with SSARPC.  In terms of safety, the State Highway Administration has talked about restricting parallel parking during the rush hour and is very conscious about the safety issues around the crosswalks, in particular.  Nichols Development is dedicated to making a high quality rural village.

The Commissioners unanimously approved the Preliminary and Site Plans for Ashton Meeting Place.