Sandy Spring Rural Village Plan: Approved and Adopted

Sandy Spring Rural Village Plan
Approved and Adopted

March 2015
The Maryland-National Capital Park and Planning Commission | Montgomery County Planning Department | montgomeryplanning.org
APPROVED AND ADOPTED

Abstract
This Plan contains the text and supporting maps for a limited
amendment to the approved and adopted 1998 Sandy Spring/Ashton
Master Plan. It also amends the General Plan (On Wedges and Corridors)
for the Physical Development of the Maryland-Washington Regional
District in Montgomery and Prince Georges Counties as amended,
the Master Plan of Highways within Montgomery County as amended
and the Countywide Bikeways Functional Master Plan as amended.
This Plan makes recommendations for land use, zoning, design, historic
preservation, transportation, trail connections, parks and open space,
environment and community facilities.
Source of Copies
The Maryland-National Capital Park and Planning Commission
8787 Georgia Avenue
Silver Spring, MD 20910-3760
Online: montgomeryplanning.org/sandyspring
Notice to Readers
Each area master plan reflects a vision of future development that
responds to the unique character of the local community within the
context of a Countywide perspective. Area master plans are intended
to convey land use policy for defined geographic areas and should be
interpreted together with relevant Countywide functional master plans.
Master plans generally look ahead about 20 years from the date of
adoption. As communities evolve, the specifics of a master plan may
become less relevant over time. Generally, sketches or drawings in an
adopted master plan are for illustrative purposes only; they are intended
to convey a general character rather than a specific commitment to a

particular detailed design.
Master plans do not specify all development possibilities for a particular
property or area. In order to understand the full range of development
options, the reader should be aware of additional land uses and
development potential available through permitted conditional uses;
variances; transferrable development rights (TDRs); moderately priced
dwelling units (MPDUs); rezoning by local map amendments; public
projects and mandatory referral process; and municipal annexations.
The Maryland-National Capital Park and Planning Commission is a
bi-county agency created by the General Assembly of Maryland in 1927.
The Commissions geographic authority extends to the great majority of
Montgomery and Prince Georges Counties; the Maryland-Washington
Regional District (M-NCPPC planning jurisdiction) comprises 1,001
square miles, while the Metropolitan District (parks) comprises 919
square miles in the two counties.
The Commission is charged with preparing, adopting and amending
or extending the General Plan (On Wedges and Corridors) for the
Physical Development of the Maryland-Washington Regional District in
Montgomery and Prince Georges Counties.
The Commission operates in each county through a Planning Board
appointed by and responsible to the County government. All local plans,
recommendations on zoning amendments, administration of subdivision
regulations and general administration of parks are responsibilities of the
Planning Boards.


Prepared by the Montgomery County Planning Department

March 2015

montgomeryplanning.org/sandyspring
CONTENTS
Introduction

Purpose
Rural Village Character
Mix of Land Uses
Connections and Street Character
Open Space
5
5
5
6
9
9
Plan Framework

10
Overview
10
Study Area Boundary
10
History 12
Development Patterns
12
Notable Architecture
14
Outreach Approach and Process
16
Vision, Characteristics and Implementation
16
Rural Village Precedents
17
Plan Recommendations
Sandy Spring Rural Village Concept
Village Core Neighborhood Recommendations

Planning and Land Use
Buildings
Connections

Open Spaces

Specific Property Recommendations
Residential Neighborhood Recommendations

Buildings
Connections

Open Spaces

18
18
20
20
21
22
24
25
29
29
30
30
30
30
Cultural Neighborhood Recommendations

Buildings
Connections

Open Space

Area-wide Recommendations

Historic Preservation
Environment
Transportation

Trail Connections

Parks and Open Space Concepts

Community Facilities

Implementation
32
32
33
33
33
34
36
36
37
38
49
50
50
Zoning 53

Retain R-200 and Majority of the R-60 Zoning
53

Retain RE-1, RE-2 and RC Zoning
53

Cultural Institutions in the RC Zone
53

CRN Zone
56

Why the CRN Zone?
56

Removal of the Overlay Zone
57
Design Checklist
58
Buildings
58
Connections
59

Open Spaces
59
Sewer and Water
60
Capital Improvements Program
60

Street and Intersection Improvements
60

Sidewalks, Signage and Landscape Improvements
60

Open Spaces
60
Utilities
60
Housing
60

Historic Site Preservation, Rehabilitation and Restoration 60
53
Maps

Map 1
Map 2
Map 3
Map 4
Map 5
Map 6
Map 7
Map 8
Map 9
Map 10
Map 11
Map 12
Map 13
Map 14
Map 15
Map 16
Map 17
Map 18
Sandy Spring within Montgomery County

Existing Land Use
Sandy Spring/Ashton
Sandy Spring Rural Village
Sandy Spring Post Office and Vicinity
Village Core Neighborhood Properties
Residential Neighborhood Properties
Cultural Neighborhood Properties
Historic District
Historic Context
Roadway Classifications
Bentley Road
Meeting House Road
Bicycle Classifications
Regional Connections
Zoning Prior to October 30, 2014
Existing Zoning as of October 30, 2014
Proposed Zoning
4
6
10
11
13
25
31
34
37
37
41
45
47
48
51
54
54
55
Illustrations
Illustration 1
Illustration 2
Illustration 3
Illustration 4

Illustration 5

Illustration 6
Illustration 7
Illustration 8
Illustration 9
Illustration 10

19
Village Core Neighborhood
20
Conceptual Aerial View of the Village Core
21
Conceptual Streetscape Perspective of the
Village Core Looking West
23
Conceptual Aerial View of MD 108
Looking East
24
One Property Redevelops
26
Three Properties Redevelop
27
All Properties Redevelop
27
Residential Neighborhood
29
Cultural Neighborhood
32
Illustration 11
Illustration 12
Illustration 13
Illustration 14
Illustration 15
Illustration 16
Proposed Street Section for MD 108

Existing MD 108
Proposed Concept for MD 108
Proposed Village Green Concept
Proposed Townhouse Setback
MD 108 Build-to-Area
41
42
43
50
50
58
Tables

Table 1

Table 2

Table 3

Table 4

Table 5

Table 6

Table 7

Existing Zoning within the Sandy Spring

Rural Village prior to October 30, 2014
Household Growth 1990-2011
Population Estimates 2010
Development Potential
Road Classifications
Bicycle Classifications
Comparison of the Sandy Spring/Ashton
Overlay Zone with the CRN Zone
7
8
11
39
40
49
57
Map 1: Sandy Spring within

Montgomery County
Approved and Adopted Sandy Spring Rural Village Plan | March 2015
INTRODUCTION
Purpose
In May 2013, the Montgomery County Council
requested that the Planning Department examine
a limited amendment to update the 1998 Sandy
Spring/Ashton Master Plan. The 1998 Master
Plan recognized the Sandy Spring village center
as the heart of the community in terms of local
commerce and community gatherings (page 32).
The Plan also acknowledged the well-established
character of the village center on the south side of
Olney Sandy Spring Road (MD 108) and the need
to reinforce the village center on the north side. The
1998 Plan (page 34) required that a more detailed
study be conducted to address the following:
Rural Village Character

Sandy Spring is a rural village with low scale
buildings. It is clearly distinguished from the
surrounding land as one travels along MD 108.
Homes of varying eras, historic buildings, offices
and institutions line the road, set off in some cases
by wooden fences, picket fences or hedgerows. This
cluster of buildings and institutions creates the
village and has a clear entrance from the west at
the intersection of Norwood Road and MD 108.
This Plan seeks to preserve the rural character of
Sandy Spring by enhancing the existing gateway and
reinforcing the distinctions between the rural village
and adjacent residential neighborhoods.
Rural Village Character: Establish a scale that

provides an appropriate transition to adjacent
low density residential neighborhoods and
buildings in keeping with historic character of
the area.
Mix of Land Uses: Encourage one- to threestory buildings with commercial uses that serve
the community.
Connections and Street Character: Provide
pedestrian and vehicular improvements and
address street character.
Open Space: Create a quality open space in the
village center that provides opportunities for
gathering.
Eastern rural entry to Sandy Spring: Wooden

fencing defines the edge of a number of properties
on the south side of MD 108.
Western rural entry to Sandy Spring: Fencing

marks the dressage center at Avalon Farm (above).
MD108 heading west to Sandy Spring: MD 108
has a rural character west of the Norwood Road
intersection (left).
Mix of Land Uses

Single-use zoning currently dominates the village.
The existing C-1 (Convenience Commercial),
C-2 (General Commercial) and O-M (Office
Building, Moderate Intensity) zones do not allow
for a flexible response to the growing residential,
retail and office markets. In addition, the allowed
office and commercial zones do not provide a mix
of uses or any public spaces, nor do they support
infill development. The development standards in
these existing zones create a significant limitation to
the existing local businesses and future commercial
Map 2: Existing Land Use
development. The Sandy Spring/Ashton Rural

Village (SSA) Overlay Zone provides some use
and density protections, but its height limitation
constrains development potential in the village.
It should be noted that after October 30, 2014,
the nonresidential properties in the village, along
with all nonresidential properties in the County, are
governed by the new zoning code. The new zoning
code currently calls for the C-1, C-2 and O-M zones
in the village to be converted to CRT (Commercial
Residential Town), EOF (Employment Office) and
Introduction
Table 1: Existing Zoning within the Sandy Spring Rural Village prior to October 30, 2014
Zone1
Description
Acres
Limitations
Single-Use
Zoning
Residential
Allowed
C-1
General Commercial
6.89
High intensity uses; Limited mix
Yes
No
C-2
Convenience Commercial
0.43
Limited commercial uses
Yes
No
O-M
Office Building, Moderate Intensity
5.42
Limited retail uses
Yes
No
RC
Rural Cluster
7.24
One house per 5 acres
Yes
Yes
RE-1
Residential, One Family, 1 acre
0.04
One-family detached on
40,000 sf, no mix of uses
Yes
Yes
RE-2
Residential, One Family, 2 acres
3.06
Yes
Yes
R-60
Residential, One Family,

6,000 sf
12.82
Yes
Yes
R-200
Residential, One Family,

20,000 sf
9.97
Yes
Yes
1 All zones are subject to the densities of the SSA Overlay Zone, including the C-1, C-2, and O-M zones, which are limited to 0.75 FAR (floor area ratio).
NR (Neighborhood Retail) zones. The CRT zone

provides for a mix of residential and nonresidential
uses. However, many of the allowable uses conflict
with the SSA Overlay Zone. The EOF zone allows
only up to 30 percent residential development. The
NR zone is an auto-oriented commercial zone and is
not typically geared toward pedestrian-oriented uses.
These converted zones will not fully promote the
character of a rural village.
Market Analysis
Property owners and residents have long been
concerned about the economic viability of the
commercial properties at the intersection of MD
108 and Brooke Road. The existing land uses and

zoning have prevented redevelopment to date
because of the limited range of land uses permitted,
outdated development standards and excessive
parking requirements.
Montgomery Plannings Research and Special
Projects Division conducted a retail market analysis
to determine the amount and type of retail space
that the Sandy Spring Study Area could support.
(See online Appendix for the full report.) The
analysis reviewed retail supply and demand,
competition from nearby areas and examined the
demographic trends and patterns to help identify
retail opportunities. This analysis is based on

Existing buildings within the Sandy Spring

Rural Village
existing retail conditions, including retail currently

in the development pipeline.
The retail market analysis indicates there is a market
for both convenience and shoppers goods in the
Plan area. Convenience goods include food and
beverage stores, health and personal care stores,
miscellaneous retailers, food services and drinking
places. Shoppers goods include the following retail
categories: electronics and appliance stores, building
materials, garden equipment and supply stores,
clothing and clothing accessories stores, sporting
goods, hobby, book and music stores, and general
merchandise.
The growth in neighborhoods surrounding Sandy
Spring has created a strong market for more upscale
businesses, specialty shops and restaurants. A good
indicator of this need in the area is that the existing

Urban Barbeque restaurant recently expanded and
doubled in size.
Household Growth
The Sandy Spring/Ashton area has seen significant
growth in households since the 1990s and the
approval of the 1998 Master Plan. Between 1990
and 2011, 746 new households were added to the
Sandy Spring/Ashton area, a 56 percent increase.
During that same time, the Sandy Spring/Ashton
population grew at a faster pace than the County
as a whole (see the Appendix). As compared to the
County, the Sandy Spring/Ashton area has a high
rate of homeownership and household incomes.
One quarter of the households in Sandy Spring have
incomes greater than $200,000.
Table 2: Household Growth 1990-2011

Location
Year
Sandy Spring/Ashton
Total
Montgomery County
Total
Number
1990
1,329
2000
1,692
363
27%
2011
2,075
383
23%
746
56%
1990
282,228
2000
324,940
42,712
15%
2011
355,434
30,494
9%
73,206
26%
1990-2011
1990-2011
Source: 1990 & 2000 U.S. Decennial Census and 2007-2011 American Community Survey, 5-year estimates.
% Growth of
Houses
Change in Number of Houses
of Houses
Introduction
design is dangerous to pedestrians and cyclists, and
it inhibits traffic flow.
The Plan provides for major safety improvements
for pedestrian, cyclists and vehicles. The Plan
recommends contiguous, shaded, tree-lined
roads, bike lanes, sidewalks, relocated parking and
improved pedestrian crosswalks at intersections.
Looking east on MD 108, 1909: (Source: Sandy Spring Legacy,

Thomas Y. Canby and Elie S. Rogers, Sandy Spring Museum, 1999).
This intersection with its historic alignment serves as the heart of the
community life.
This Plan seeks to provide a thriving retail setting

in Sandy Spring to serve the increase in residents.
The Plan recommends a small expansion of the
village center to reinforce the centers viability with
the mix of uses, including housing. The Plan will
promote new commercial and retail establishments
in a village center that will be closer to the street and
activate the public space.
Open Space
The Plan encourages a village green and other
quality open spaces for public gathering and
community activities. Creating additional
vibrant public gathering spaces will add to civic
engagement, place-making and opportunities for
special events and festivals.
This Plan preserves Sandy Springs historical role
as a village center and will include a mix of uses,
connections and quality open spaces.
Connections and Street Character

This Plan examines a village center in the
commercial core that will keep Brooke Road in
its historic alignment. Today, the north side of
MD 108 has limited pedestrian facilities and
perpendicular parking in the public rights-of-ways
that requires vehicles to back out into the road. This
Open space at the Sandy Spring Museum: The

lawn in front of the museum is the site of many
community functions.

PLAN FRAMEWORK
Overview
The Sandy Spring/Ashton area is a community of
5,800 in northern Montgomery County, Maryland,
approximately 20 miles north of Washington, DC
and eight miles east of Rockville, Maryland. Located
between two north-south routes, Georgia Avenue
(MD 97) and New Hampshire Avenue (MD 650),
MD 108 is the east-west main street through
the Sandy Spring Rural Village. MD 200, the
Intercounty Connector (ICC) completed in 2011,
is located approximately five miles south and serves
as the main east-west highway in the northern and
central parts of the County.
While Quaker culture and history still influence the

area, many new residents with diverse interests and
views have settled into neighborhoods surrounding
the rural village over the past 10 years. The market
study of the area indicates a wide variety of incomes
with a high level of home ownership and new
housing construction in the area. Based on this
analysis, a strong potential for new businesses and
specialty retail and restaurants exists within the
village.
Study Area Boundary
The Sandy Spring Rural Village area is centered
around the commercial properties near the
intersection of MD 108 and Brooke Road, and it is
generally bounded by the Sandy Spring Volunteer
Fire Department site and Sandy Spring Meadow
neighborhood on the north; Sandy Spring Museum
on the east; historically designated properties of the
Sandy Spring Bank, Montgomery Mutual Insurance
building and old fire station on the south; and
Brooke Road on the west.
This Plan amends pages 32-35, 37, 46, 55-56,
58-61, and 65 in the 1998 Plan that specifically
identify the Sandy Spring Village Center and
amends the areas road and bikeway classifications.
Map 3: Sandy Spring/Ashton
10
Plan Framework
Table 3: Population Estimates 2010
Age Distribution
Sandy Spring /Ashton Area 20101

Estimate
Montgomery County 2010
Percent
Estimate
Percent
0-4 years
275
4.7%
63,809
6.7%
5-19 years
1,377
23.5%
187,117
19.5%
20-34 years
534
9.1%
182,574
19.0%
35-44 years
666
11.4%
141,623
14.8%
45-64 years
2,022
34.6%
267,203
27.8%
65 years and older
975
16.7%
117,412
12.2%
5,849
0.6%
959,738
Total Population (% of County)
Source: 2007-2011 American Community Survey 5-year

estimate, U.S. Census Bureau; Research and Special
Projects, Montgomery County Planning Department,
M-NCPPC.
1 The Sandy Spring/Ashton area is defined by the boundary of 2010 U.S. Census tract 13.16.
Map 4: Sandy Spring Rural Village

11
History
The Sandy Spring Store (19th/early 20th

century view) (Source: The Sandy Spring Museum)
Sherwood School (demolished) (Source: The

Sandy Spring Museum)
Old Volunteer Fire Station (Source: The Sandy

Spring Museum)
12
The development patterns and architecture of the

Sandy Spring community provide the context
and resources for the revitalization of the Sandy
Spring Rural Village. Among the many sources
used to compile this section are: Annals of Sandy
Spring: Volumes I -VI (1863 to 1962) by various
authors; A History of Sandy Spring (unpublished
manuscript 2014) by Rip G. Rice, Leonard Becraft
and Delmas Woods; Olney Maryland: Local Building
Traditions History and Analysis (2006) by Miche
Booz Architect, Inc.; Montgomery County Heritage
Area Management Plan (2002); Places from the Past
(2011) by Clare Lise Kelly; and Sandy Spring Legacy
(1999) by Thomas Y. Canby and Elie S. Rogers.
Development Patterns
The Sandy Spring community is one of the oldest
settlements in Montgomery County, dating from
the early 1700s. The village evolved in the early 19th
century from this 18th-century farming settlement
that grew around a Quaker meeting house,
named for the nearby spring. Though small and
predominantly agricultural, the village developed
commercial, institutional and civic enterprises of
widespread importance. The village developed along
a main 18th- and 19th-century road (MD 108) and
maintained its linear development patterns until the
second half of the 20th century, when curvilinear
suburban streets were introduced.
In the early 1700s, land to the west of the Patuxent
River in Sandy Spring was densely forested and
largely uninhabited. Deborah Snowden Brooke

and her husband James Brooke became Sandy
Springs first settlers when in 1728, they moved into
Charley Forrest, a new wood-framed dwelling off
todays Brooke Road, that overlooked the site of the
future village. The Brookes and relatives formally
established the Sandy Spring Meeting in 1753. Two
successive meeting houses were built on Meeting
House Road. By the 1770s, Quakers and others had
begun moving to the area. These early settlers, aided
by their slaves, engaged in tobacco farming, milling
and other agricultural endeavors.
In the 1800s, significant changes occurred that
led to the emergence of the village. Free black
communities grew north on Brooke Road and west
on Norwood Road after Quakers freed their slaves
in the early 1800s, decades earlier than the rest of
the County. In 1817, a large brick meeting house
replaced the frame meeting house on Meeting
House Road; a post office opened in nearby
Harewood, a farm residence on Meeting House
Road; and the Sandy Spring Store opened on MD
108, near its junction with Meeting House Road. A
blacksmith opened near the store in 1819.
To the east on MD 108, the steam-operated
Sherwood grain mill opened in the 1830s on the site
of todays hardware store. The Sandy Spring Library
Company was formed in 1842 and was located in
a room at the Sandy Spring Store, moving in 1883
to a room in the new Sherwood Academy (site of
todays Sherwood High School). In 1887, the library
moved again to a building across the street from
Plan Framework
the Sandy Spring Store. During that time, the post
office moved to the Sandy Spring Store. To provide
a venue for lectures, the Lyceum, now called the
Community House, was erected next to the meeting
house. By 1879, Brooke Road provided a northerly
extension of the old Meeting House Road.
From the mid-1800s, the village became home
to local institutions of regional or countywide
importance. In 1848, concerned residents organized
the Countys first fire insurance company, eventually
known as Montgomery Mutual Insurance
Company, which moved in 1857 to a building
at the southwest corner of MD 108 and Meeting
House Road, opposite from the Sandy Spring Store.
The replacement building from 1904 still stands.
Another institution was born in 1868, when local
farmers formed the Savings Institution of Sandy
Spring Road, now the Sandy Spring National Bank,
the Countys oldest bank. First occupying a room at
the fire insurance building, the bank moved to its
own brick headquarters in 1895.
By the early 1900s, the basic form of the village
had been established. The village stretched in a
linear fashion along MD 108, Meeting House Road
and Brooke Road. Non-residential and residential
uses were located side-by-side. The village had
no secondary streets or street grid, and farmland
reached up to MD 108, the main road through the
village. Houses were built close to MD 108 on the
south side. Additional stores were built along the
northeast corner of MD 108 and Brooke Road.
Map 5: Sandy Spring Post Office and Vicinity (Source: 1879 G. M. Hopkins Atlas). The map shows the formation of the linear
commercial development pattern along MD 108, centered around the important intersection with Brooke Road.
The first apartments in the area were units added

above the Sandy Spring Store by owner Herbert
Adams in 1935. A fire house, built at the southeast
corner of MD 108 and Meeting House Road in
1930 and expanded in 1950, was converted to retail
uses when a new firehouse opened on Brooke Road
in 2001. Sandy Spring residents in 1981 formed the
Sandy Spring Museum, now located at the eastern
end of the village.

13
In recent decades, suburban subdivisions came

to parts of Sandy Spring. These include the
neighborhood off Skymeadow Way, developed by
the Montgomery County Housing Opportunities
Commission in 1984, and two developments along
Auburn Village Drive built between 2005 and 2007.
Sandy Spring Meeting House: The Meeting

House was listed in the National Register of Historic
Places on September 22, 1972. The Meeting House
is a Georgian/Federal style building. Typical of
Quaker meeting houses, the building is simple in its
rectangular design with two front entrances.
Notable Architecture
A portion of the Sandy Spring Rural Village is
located in the Sandy Spring Historic District. This
district comprises public buildings that reflect the
spiritual and financial core of the community. These
buildings are the Sandy Spring Meeting House
(1817), Lyceum (1859), Sandy Spring National
Bank (1895) and Montgomery Mutual Insurance
Company (1904). Additionally, the newer 1977
former Montgomery Mutual Insurance Company
building is also located in the district. The district
is mostly characterized by simple design and brick
construction.
Watercolor of the original portion of the

Lyceum: Built by the community, the Lyceum
reflects the Quaker commitment to education and
continues to be a center of social and intellectual
activity in Sandy Spring. The Lyceum, or Community
House, is a single-story building in the Greek Revival
style. The original portion of the building had a front
gable with an entry porch. (Source: Miche Booz
Architect)
14
Other notable older buildings in the Sandy Spring

Rural Village, but outside of the historic district,
are the Holly Cottage (1903) at 913 Olney Sandy
Spring Road, Kirk House (1924) at 1001 Olney
Sandy Spring Road, former fire station (1930, 1950)
at 816 Olney Sandy Spring Road, Frank Leishear
House (1870) at 708 Olney Sandy Spring Road,
Elmhurst (late 1800s) at 416 Olney Sandy Spring
Road. Notable newer buildings include the Sandy
Spring Museum, Christophers Hardware Store and
Nichols Office Building.
These buildings represent a wide range of
architectural styles, including Georgian, Federal,
Greek Revival, Colonial Revival, Queen Anne and
Craftsman styles, and add great visual interest to
the Sandy Spring Rural Village. Some identifying
features of the architectural styles are as follows:
Georgian: symmetrical, five-bay facades, sidegabled roofs and paired chimneys.
Federal: simple box building forms similar to
the Georgian style. Some notable features of
the Federal style are side gable or low-hipped
roof areas, and rounded fanlights over doors
and windows. Windows are also arranged in
symmetrical, five-bay patterns.
Greek Revival: front-oriented gables, porches
with square columns, entry from the porches,
doors with transoms and narrow side lights, and
small attic windows.
Colonial Revival: buildings with symmetrical
faades, centered doors with decorative
Plan Framework
pediments and aligned windows. Roof areas are
gabled or hipped.
Queen Anne: asymmetrical facades composed of
varied wall planes and bay windows, towers and
porches; complex intersecting or gabled roofs;
and use of multiple wall materials and textures.
Craftsman: low pitched, front or side gabled
roof areas, generous overhanging eaves, full
or partial porches, and earth-toned colors in
building facades.
Sandy Spring National Bank (foreground)

and Montgomery Mutual Insurance Company
(background): Both buildings are examples of
Colonial Revival architecture. The bank is one-story
high and three bays wide with a center gabled
roof hidden behind the front faade. The insurance
building is a two-story, three-bay-by-two-bay brick
structure with a low bracketed, overhanging hipped
roof and a pronounced, bracketed cornice. There is
a large, single-bay hipped dormer within the roof
along the front of the building.
Kirk House: The former residence immediately

west of the Holly Cottage is an example of a Colonial
Revival building with a Dutch influence. It has five
bays with a gambrel roof and projecting dormer
windows.
Frank Leishear House (1870)
Holly Cottage: The former residence is a two-story,

Queen Anne-style building with a hipped roof and a
cross gable. There is a small, double-rounded window
in the gabled end of the roof.
1977 Montgomery Mutual Insurance Building: The building has
many elements of a Georgian house, but on a much larger scale. Grand
features include the pediment over the front door, cupola in the center, four
large chimneys and dormers. A wing was added in 1991.

15
Outreach Approach and Process
In February 2014, a four-day planning workshop

was held in the community at the Sandy
Spring Museum. The workshop was an intense
collaborative process open to all interested
community members, property owners, business
owners, local civic associations and government
agencies. Stakeholders were able to express their
views regarding the issues that affect Sandy Spring.
Safe connections to schools, museums, fire

station, stores, post office and places of worship.
Streets, open spaces, buildings and wayfinding
signage that reflect the areas historic character.
Streets with appropriate pedestrian-scaled
lighting, signage, landscaping and streetscape
elements.
Contextual building types of one- to threestories.
Retail, service and restaurants in the village
center.
Vibrant streetscape with areas for sidewalks and
seating.
A variety of housing types for all ages and
incomes.
Through consensus, the community developed a

concept for the Sandy Spring Rural Village. This
draft plan is the direct result of the workshop.
Workshop participants discussed a plan to

implement the communitys vision. The resulting
Plan includes:
Sandy Spring is a unique community with a small

focused planning area and an actively engaged group
of residents and business owners. Maximizing their
roles in the Plan was a key goal of the process.
Vision, Characteristics and Implementation

The four-day workshop identified the vision,
unique characteristics of the community and an
implementation strategy for enhancing Sandy
Spring as a great community. The workshop
established an agreed-upon vision for the Plan: An
historic rural village that serves as a focal point of
community life. The characteristics identified by
workshop participants included:
February 2014 Community Workshop
16
A rural, walkable village.

Civic spaces for gathering, socializing, eating
and contemplation.
Mixed-use development using the Commercial

Residential Neighborhood (CRN) zone. This
zone is consistent with the uses and vision
expressed in the SSA Overlay Zone.
County Capital Improvements Program
projects for greater pedestrian and street safety,
connectivity and signage.
Plan Framework
Rural Village Precedents
St. Michaels, MD: Defined building edges with

varying heights create visual interest and activate the
narrow sidewalks of South Talbot Street. Randomly
spaced trees provide shade and crosswalks provide
safe pedestrian connections.
To gain a better understanding of the components

of a great rural village, planners analyzed and
studied several Mid-Atlantic villages and towns
as precedent models for Sandy Spring. The
village precedents included Sharpsburg and St.
Michaels, Maryland; Allentown, New Jersey;
Little Washington and The Plains, Virginia; and
Centerville, Delaware. Buildings, public spaces
and street character were analyzed in these places
(see online Appendix). The precedents shared the
following themes:
A main street with two lanes of traffic and onstreet parking.
One- to three-story, mixed-use buildings
offering ground-floor retail with active
commercial storefronts.
Well-defined street edges with buildings placed
close to the street and parking located to the
side or rear.
Sidewalks with random street trees and bike
lanes.
Small and large civic spaces.
Roads lined with homes, historic buildings,
scattered views of fields and woodlands, fences
and hedgerows that create strong rural village
entries.
These ideas are incorporated into the
recommendations for the Sandy Spring Rural
Village Plan.

17
Auburn Village neighborhood
PLAN RECOMMENDATIONS
The recently built Auburn Village

neighborhood
Existing businesses on MD 108
Example of specialty retail
18
The growth of neighborhoods in the Sandy

Spring/Ashton area has created a market for more
businesses, specialty shops and restaurants. Based
on the growth in households and income, the
Sandy Spring market can be characterized as a welleducated, affluent community that offers increasing
market potential for services and goods. Many
residents go elsewhere for their service and retail
needs, but they are willing to shop locally if the
opportunity is made available.
The strong market potential provides opportunities
for new businesses, specialty shops and restaurants
in the Sandy Spring Rural Village. The existing
land use and zoning have prevented redevelopment
to date because of the limited range of land uses
permitted, outdated development standards and
excessive parking requirements. As a result, property
owners and residents have been concerned about the
economic viability of the commercial properties at
the intersection of MD 108 and Brooke Road.
The retail market analysis, completed by the
Montgomery Planning Departments Research and
Special Projects Division, identified the amount and
type of retail space that the Sandy Spring Study Area
could support. The study reviewed retail supply
and demand, competition from nearby areas and
examined the demographic trends and patterns to
help identify retail opportunities. This analysis was

based on existing retail conditions, including retail
currently in the development pipeline. The retail
market analysis found there is a market for both
convenience and shoppers goods in the Plan area.
MD 108 will become the main street through
the Sandy Spring Rural Village. The village is
envisioned as a pedestrian-oriented place with local
retail businesses, new infill housing and services,
commercial redevelopment with shared parking
opportunities, and well-connected open spaces
for gathering, socializing and contemplation. The
village will have three distinct neighborhoods.
The Plan includes planning and land use,
buildings, connections, open spaces and specific
property recommendations for the following three
neighborhoods:
The specific property recommendations in this
section list the current zoning for the property; the
zoning prior to the zoning conversion on October
30, 2014, in parentheses; and the proposed zoning
for the property.
Illustration 1: Sandy Spring Rural Village Concept

19
Village Core Neighborhood Recommendations
Charlottesville, VA: Ground-floor retail uses with

commercial/residential above.

This Plan specifically targets the intersection of
Brooke Road and MD 108 as the heart of the
village for improvements to streetscape, open
spaces, connections, traffic operation and proposals
for under-utilized buildings. Many of these
improvements will require partnerships among
property owners, State and/or County government,
utilities and others. The Village Core is envisioned
as the vibrant, walkable center for community life
The Kentlands, Gaithersburg, MD: Open space is

used for community gatherings.
Illustration 2: Village Core Neighborhood
20
in Sandy Spring, along both sides of MD 108.

Planning and land use recommendations include:
Provide a mix of residential and commercial uses
with a floor area ratio (FAR) consistent with the
SSA Overlay Zone.
Provide a village green and open spaces for
gathering.
Extend the Village Core to the north and east to
Skymeadow Way.
Reinforce the edges of the Plan area with
medium density residential uses.
Increase heights in the Village Core and taper
building heights from the Village Core to the
Plan boundaries.
Provide opportunities for shared parking.
Encourage various housing opportunities,
including townhouses and residential over retail/
office.
Provide for business expansion, infill and
revitalization opportunities.
Buildings
Throughout the planning process, the community
expressed the importance of developing a historic
main street character for the Village Core
Neighborhood. This character is established, in
part, by how buildings are located along the street.

The south side of the Village Core along MD 108
has a well-defined street edge with buildings placed
close to the street and parking located to the side or
rear of buildings. The north side is significantly less
defined. Buildings are mostly situated behind a row
of perpendicular parking spaces within the right-ofway.
As evident along many older, traditional main
streets found throughout the Mid-Atlantic region,
building placement is critical to achieving the
character of the place. A build-to-area, where
building facades are located, should be established
immediately outside of the 80-foot right-of-way
Chestnut Hill, PA: Slight variations in building

placement create visual interest along Germantown
Avenue.
Illustration 3: Conceptual Aerial View of the Village

Core. New buildings in the Village Core should be
placed close to the street in order to activate MD 108.

21
of MD 108 to allow some flexibility in building

location, while creating a defined building edge. The
variations in the build-to-area along MD 108 will
create a vibrant streetscape with areas for sidewalk
cafs and seating.
Mashpee, MA: A signature building marks an

important street corner.
Buildings should fit seamlessly into the quality

and character of the historic context, such as the
Nichols building, Christophers Hardware Store and
proposed Olive Branch Community Church. There
should be opportunities for distinctive architectural
elements, such as front porches, stoops, bay
windows, dormer windows and awnings. Pitched
roofs are encouraged.
A signature building with architectural
embellishment is encouraged for the northeast
corner of the intersection of Brooke Road and MD
108. This landmark should be identifiable to both
pedestrians and motorists, and serve as the center of
the Village Core.
Lansdowne, VA: The rear facade of the building

(above) has a secondary entrance that is articulated
similarly to the front facade (center photograph).
22
face streets with active fronts that define a street

edge on the north side of MD 108.
Allow variations in the build-to-area along MD
108 to help create a vibrant streetscape with
areas for sidewalk, seating and street trees.
Establish a signature building at the northeast
corner of the intersection of Brooke Road and
MD 108.
Provide active commercial fronts at the ground
level.
Articulate elevations so buildings do not have
long blank walls.
Situate parking areas to the rear or side of
buildings.
Create well-landscaped parking areas that have
the potential to become completely shaded,
particularly within the Patuxent River watershed
north of MD 108.
Provide pedestrian-scaled lighting and signage
that is consistent with the areas character.
The Plan recommends that mixed-use buildings

in the core area be one-to-three stories in height
with active commercial fronts at the ground level.
Side and rear elevations should be articulated in
a manner that does not create long blank walls.
Secondary entrances are encouraged in these
locations. Building recommendations include:
Connections
Improving pedestrian and bicycle connections, and
providing for multiple modes of transportation are
important in making the Village Core a vibrant, safe
and functional area. Sidewalks and off-road shareduse paths along County and State roadways need to
meet the requirements stated in the Americans with
Disabilities Act of 1990 (ADA) for compliance.
Provide for buildings with one to three stories,

compatible with the Sandy Spring Historic
District and other buildings facing MD 108.
Ensure new and renovated commercial buildings
The connections on the south side of MD 108 are

well-defined. A sidewalk runs the full length of
the Village Core. In front of the old fire station,
which is now a bakery and florist, the sidewalk area
Illustration 4: Conceptual Streetscape Perspective

of the Village Core Looking West. The north side of the
Village Core (right side of image) will have a shareduse path to accommodate pedestrians and bicyclists,
and an area for seating and street trees in front of
revitalized properties. Additional crosswalks provide
safe connections across MD 108.
provides caf space. On the north side of Brooke

Road, the shared-use path on Fire Department
property has been extended to the north on the
northeast side of Brooke Road past the Orchards
subdivision all the way up to Meadowsweet Drive
(outside the Plan boundary area). This Plan
recommends a connection to this shared-use path.
This Plan recommends that the north side of
MD 108 have a shared-use path to accommodate
pedestrians/bicyclists and an area for seating and
street trees in front of revitalized properties (see
Streetscape Perspective above and Proposed Street
Section for MD 108 on page 41). The proposed
shared-use path should turn the corner on MD
108 and connect with the existing path on Brooke
Road. Parallel parking and a dedicated planting

strip for landscape and trees along MD 108
should provide a needed buffer for pedestrians
and bike riders. Enhanced crosswalks should be
provided at appropriate locations to promote
pedestrian movement across MD 108. Coordinated,
pedestrian-scaled street lighting and signage should
unify the area and give it a unique character and
charm. Connection recommendations include:
Enhance MD 108 with a shared-use path,
landscape, street trees and on-street parking and
narrow travel lanes.
Provide for multiple modes of transportation,
including a shared-use path for bikes and
pedestrians.

23
Enhance crosswalks to improve visibility and

safety across MD 108.
Extend the existing shared use path on Brooke
Road on the northeast side between MD
108 and the Sandy Spring Volunteer Fire
Department.
Coordinate design of lighting and signage.
The Kentlands, Gaithersburg, MD: A small pocket

park adjacent to several houses provides shade and a
place for passive recreation.
Open Spaces
Open spaces in the Village Core will come in a
variety of forms. New development along the south
side of MD 108 should be set back to provide a
transition from the rural entry to the Village Core.
Additionally, the 1998 Plan identified the area
around the intersection of Brooke Road and MD
108 as a potential location for a central village green
adjacent to the new fire station. The fire station was
built in 2001 on Brooke Road, but a community
green space was never built.
Illustration 5: Conceptual Aerial View of MD 108

Looking East. A small green on the south side of MD
108 adjacent to future residential uses may serve as
a transition from the rural western entry of Sandy
Spring to the Village Core.
24
During numerous meetings for this planning

effort, the community reaffirmed the need and
importance of an open space. A civic space of
to acre is recommended to be incorporated into
redevelopment along the north side of MD 108.
Buildings should be sited along the eastern edge of
the green and should have ground-floor entrances
and windows that face onto and activate the public
space. Open space recommendations include:
Provide a minimum of acre village green
in Area 2B (and potentially in the adjacent
portions of Area 2A) on the east side of Brooke
Road at the time of redevelopment. The
property owner will provide a combination of
landscape, hardscape and ample space for large
shade trees with areas for seating. This space
will serve as a focal point for the village center
and offer a place for both social interaction and
gathering. The space will also serve as a terminus
for users of the Rural Legacy/Rachel Carson/
Underground Railroad Trail.
Provide a streetscape in front of new
development at the intersection of Brooke Road
and MD 108 that includes pedestrian-scaled
lighting and street furnishings.
Include a small developer-provided green space
south of MD 108 in Area 3 that will serve as
a transition from the western rural entry to
the Village Core. This green space will have
shade trees, benches for gathering and passive
recreation areas.

1. Parcels on the north side of MD 108 (west
of Brooke Road) from CRT 1.25: C 0.75, R
0.50, H 35/SSA Overlay Zone (formerly C-2)
to CRN 0.75: C 0.25, R 0.75, H 45 with the
exception of Parcel P 333, recommended for
rezoning to CRN 0.75: C 0.75, R 0.50, H 45
(See adjacent SSA Overlay Zone sidebar for
details on the existing overlay zone).
The western entry into the Plan area is lined with
two houses, the Kirk House (circa 1924) and
Holly Cottage (1903), that are now occupied by
SSA Overlay Zone

The existing SSA Overlay Zone limits the density
on all commercial properties in the Plan area to
a maximum of 0.75 FAR instead of the 1.5 FAR
allowed in the existing C-2 and CRT zones. This
Plan recommends CRN 0.75 to be consistent
with the densities identified in the SSA Overlay
Zone.
The SSA Overlay Zone also limits building
heights to 24 feet (up to 30 feet with Planning
Board approval). The Sandy Spring Rural Village
Plan provides for heights of 35 to 45 feet to
allow one- to three-story buildings. More
information on the SSA Overlay Zone can be
found in the Implementation Chapter of this
report.
Map 6: Village Core Neighborhood Properties

25
903 Holly Cottage: Adaptive reuse of the house as a

commercial building.
commercial uses and the Sandy Spring Store and

Post Office building with apartments above. The
two wood-framed houses are National Registereligible and add vernacular architectural interest to
the Village Core Neighborhood. These individuallyowned properties are located to the west of Brooke
Road. Access to these properties is located on MD
108 with limited access from driveways on Brooke
Road. The proposed CRN zone is recommended to
ensure uses with ample transitions to the adjacent
residential properties. Buildings in the Brooke Road
right-of-way should be removed. New buildings
should face the street and be one and three stories
in height. The perpendicular parking area that
is located in the right-of-way should be replaced
with a pedestrian-oriented streetscape that includes
a tree-lined planting strip, pedestrian-scaled
lighting and shared pedestrian/bike path. The Plan
recommends:
Consider adaptive reuse as part of additional
development.
Provide an ADA-compliant, shared-use path
along the north side of MD 108.
Support redevelopment that provides safe
vehicular, pedestrian and bicycle connections.
Support special tree plantings along the western
edge of the plan area that has the potential to
become landmark/large shade trees that define
the transition from the village core to rural
farmland.
2. Parcels on the north side of MD 108 (east of
Brooke Road)
26
a. Commercial parcels on the north side of

MD 108, including portions of Parcel
P282 from CRT 1.25: C 0.75, R 0.50,
H 35/SSA Overlay Zone (formerly C-2)
and R-60/SSA Overlay Zone to
CRN 0.75: C 0.75, R 0.50, H 45.
b. Commercially zoned portion of Parcel
P260 from CRT 1.25: C 0.75, R 0.50,
H 35/SSA Overlay Zone (formerly C-2)
to CRN 0.75: C 0.75, R 0.50, H 45.
c. Parcel P281 and the residentially zoned
portion of Parcels P260 and P282 from
R-60 to CRN 0.50: C 0.25, R 0.50, H 40.
d. Four single-family residential properties
west of Skymeadow Way from R-60 to
CRN 0.50: C 0.25, R 0.50, H 40.
The properties on the north side of MD 108
between Brooke Road and Skymeadow Way offer
infill and redevelopment potential. The Plan
Illustration 6: One Property Redevelops
recommends extending the mix of uses north and
east of the existing commercial area. This area
should be revitalized with new local-serving, mixeduse development that has ground-floor retail/office
uses with residential/office above. These properties
can be individually redeveloped or combined for
full assemblage. Once the properties are platted,
four owners can combine their lots and provide a
mixed-use project on approximately five acres. The
existing perpendicular parking area in the right-ofway should be relocated to the side and rear of the
new buildings. Redevelopment should provide safe
vehicular, pedestrian and bicycle connections, and
extensive tree planting to provide canopy cover over
roads and parking areas.
The CRN zone is recommended to provide the
uses, especially neighborhood-serving retail and
residential for the village. The Plan recommends:
Design a mixed-use village center with new

buildings facing MD 108.
Establish street-activating uses along MD 108.
Provide one- to three-story buildings with
building heights up to 45 feet, but tapering
down to 40 feet at the rear, adjacent to the
existing townhomes.
Provide a pedestrian-oriented streetscape that
includes a tree-lined planting strip, shared
pedestrian/bike path, pedestrian-scaled lighting
and seating area.
Plant an extensive mature tree canopy for
parking lot areas and surrounding property
edges.
Situate a central village green near the
intersection of Brooke Road and MD 108 with
new retail and other commercial or residential
uses facing onto it.
Encourage sharing driveways with adjacent uses
to maximize space available for the village green.
Illustration 7: Three Properties Redevelop
Illustration 8: All Properties Redevelop
Illustrations 6 through 8 show three concepts for

potential development on the 5-acre site, but are
not intended to limit ideas for layout and design
consistent with the principles in the Plan.
Concept for the North Side of MD 108 East of
Brooke Road Properties: Street-activating retail of
one to three stories faces MD 108 and the civic green.
This civic green, with a combination of landscaping
and hardscape between the fire station and new
development, serves as a gathering space for the
community. Parking is located on the side or rear of
buildings. Shared parking is encouraged between the
properties. Access to the parking is from Brooke Road
and MD 108.
Illustration 6: One Property Redevelops. The
western property redevelops with two mixed-use
buildings that have ground- floor commercial uses
and office or residential uses above.
Illustration 7: Three Properties Redevelop. The
existing, one-story commercial building in the
middle of the site remains. A new mixed-use building
is located at the northwest corner of MD 108 and
Skymeadow Way. New residential development faces
Skymeadow Way.
Illustration 8: All Properties Redevelop. The entire
site redevelops with mixed-use and residential
development. A third access point to parking is
provided from Skymeadow Way.
27
Locate parking to the side and rear of buildings

and encourage shared parking between parcels.
Encourage parallel on-street parking on the
north side of MD 108.
3. Parcels on the south side of MD 108 from
EOF 1.0, H 35/SSA Overlay Zone (formerly
O-M) to CRN 0.75: C 0.25, R 0.75, H 45.
This vacant site has an existing approval for a threestory, 40,800 square-foot office/school building
with 296 parking spaces. This Plan recommends
the parcels be rezoned to accommodate a residential
development of up to 24 townhomes. CRN zoning
with sufficient residential FAR and a modest
amount of commercial FAR is recommended on
this property to ensure a residential project with
ample transitions to adjacent residential properties
west and south of the site. The Plan recommends:
Support single-family, attached homes up to 45
feet in height.
Provide a setback on MD 108 compatible with
the existing townhouses to create a transition.
Provide an overall tree canopy goal of 40
percent.
Support special tree plantings at the western
edge of the plan area along MD 108.
Examples of Single-Family Attached Homes
28
4. Historic district properties and the old fire

station from CRT 1.25: C 0.75, R 0.50,
H 35/SSA Overlay Zone, EOF 1.0, H 35/SSA
Overlay Zone and NR 0.75: H 30/SSA Overlay

Zone (formerly C-1, C-2 and O-M) to CRN
0.75: C 0.75, R 0.50, H 45.
Individually owned commercial properties are
located on the south side of MD 108 in the Sandy
Spring Historic District (28/11) and adjacent
to the District. The historic designations allow
certain protections for the 1904 fire insurance
building, 1895 Sandy Spring Bank building
and 1977 Montgomery Mutual building, while
accommodating reasonable changes. The properties
in the historic district within the Plan area are
recommended for CRN Zoning with limitations on
commercial uses and an opportunity for residential.
Adaptive reuse does not preclude new development
or restrict the allowable density of development, but
assures that the high standards of sensitive design
will be extended to the construction of other new
buildings on the site. The Plan recommends:
Allow for adaptive reuse of the buildings to
residential and small-scale commercial uses.
Establish street-activating uses, such as retail and
small office uses along MD 108.
Provide access to commercial and residential
properties from a driveway off MD 108 and
Meeting House Road.
Maintain existing 40 percent tree canopy cover.
Encourage shared parking.
Residential Neighborhood Recommendations

The residential neighborhood contains a stable
housing stock of single-family dwellings and
townhomes. Opportunities for additional infill
housing should be permitted and encouraged.
The right-of-way in front of the new and existing
housing should have sidewalks to increase
connectivity along MD 108. The existing zoning
would allow a modest expansion of up to an
additional 20 homes in the Sandy Spring Meadow
subdivision, and this Plan seeks to preserve

the attractive rural residential edge along MD
108. These new homes will provide housing for
all ages and incomes. Planning and land use
recommendations include:
Support single-family detached and attached
residential development.
Protect the single-family residential edge along
MD 108.
Provide infill housing opportunities for all ages
and income levels.
Illustration 9: Residential Neighborhood

29
Buildings
The residences along MD 108 should continue to
be located farther back from the right-of-way than
the buildings in the Village Core Neighborhood.
Along the side streets beginning at Skymeadow Way,
residences are located closer to the street.
This Plan envisions that any new residential units
built within the neighborhood will meet the street
in a manner similar to the existing buildings. The
height of new residential buildings will be between
one and three stories to match the heights of
existing homes. Building recommendations include:
Housing in the Sandy Spring Meadow

subdivision
Site any new residential buildings in this area to

be compatible with existing buildings.
Design new housing to be between one and
three stories to match the heights of existing
homes.
Connections
Within the Residential Neighborhood, the south
side of MD 108 has a four- to five-foot-wide
sidewalk behind a planting strip. The Sandy Spring
Meadow subdivision along the side streets has
some sidewalks contiguous to the street. The north
side of MD 108 has an open road section with no
sidewalks or bike facilities.
This Plan recommends a shared use (pedestrian/
bike) path connecting to the sidewalks in the Village
Core Neighborhood. The street should have a curb
and the shared use path should be buffered from
the roadway by a protected planting strip. Street
30
trees should be clearly spaced along both sides of the

roadway to provide a defined edge and shading for
pedestrians. Connection recommendations include:
Extend a shared-use path on the north side of
MD 108 to connect to the Village Core.
Provide a planting strip of trees between
the shared-use path and the road to buffer
pedestrians and cyclists.
Plant street trees along both sides of the roadway
to provide continuous shading.
Open Spaces
The public open spaces within the existing
Residential Neighborhood include the front yard
setbacks and the streetscape along MD 108. A tot
lot and open play areas serve as the open spaces in
the Sandy Spring Meadow neighborhood. The open
space recommendation is:
Provide compatibility with the setbacks of
existing and proposed residences along MD
108.
5. Residential properties on the north side of
MD 108: Retain R-60 and R-200, with the
exception of Parcel P338, recommended for
rezoning from R-200 to R-60.
All but five units in the Sandy Spring Meadows
subdivision are owned and operated by the Housing
Opportunities Commission. This subdivision
consists of 61 residential units (30 single-family
detached and 31 attached units). Six R-200 zoned
single-family detached homes exist along MD 108.
The Plan recommends protecting the single-family
residential edge along MD 108. An ADA-compliant
shared-use path is recommended with trees along
the roadway to provide shading for pedestrians. The
Plan recommends:
Protect the single-family residential edge along
MD 108.
Provide housing for all ages and income levels.
Establish R-60 zoning for Parcel P338 to allow
for a transition from the Village Core to the

single-family residential along MD 108.
Develop at R-60 and R-200 densities.
Provide infill opportunities for additional
residences through the subdivision process.
Maintain the northern forested edge of trees.
6. Residential properties on the south side of
MD 108: Retain R-200.
Four older homes, dating from the mid- to late
1800s to the 1940s, line the south side of MD 108.
These homes add vernacular architectural interest to
Map 7: Residential Neighborhood Properties

31
the neighborhood. The Plan recommends protecting

the single-family residential edge along MD 108 at
R-200 densities. The Plan recommendation is:
Protect the single-family edge along MD 108.
Provide additional street trees along the edge.
Cultural Neighborhood Recommendations

The Cultural Neighborhood is a part of the
continuation of the rural edge described in the
1998 Plan. This neighborhood, which includes the
Illustration 10: Cultural Neighborhood
32
Sandy Spring Museum, Olive Branch Community

Church Rectory and Christophers Hardware Store,
has cultural and institutional uses. The museum
is fronted by an open space used on occasions for
community events. Plans for the new Olive Branch
Community Church have been approved.
The Plan recommends that uses in this
neighborhood be maintained and enhanced. The
Sandy Spring Museum will offer demonstrations of
historic trades that will bring additional visitors to
the area and the Olive Branch Church will have a
new place of worship. To accommodate the influx
of people and improve connectivity within this area,
the Plan recommends extending the existing shareduse path on the north side of MD 108.
This Plan recommends preserving the attractive
rural edge of the Cultural Neighborhood. This rural
entry was identified in the 1998 Plan and continues
to be an important aspect of the areas character.
Planning and land use recommendations for the
Cultural Neighborhood include:
Maintain the rural neighborhood concept to
preserve the rural entries.
Support residential, retail, office and cultural
and religious institutions at a FAR of 0.50 and
maximum heights of 40 feet.
Encourage tree planting along Bentley Road.
Encourage the use of the museums open space
along MD 108.
Provide pedestrian connections to institutions.
Provide opportunities for shared parking.
Buildings
The existing buildings in the Cultural
Neighborhood have a less defined build-to-area than
the Residential Neighborhood. Buildings are set
back at varying distances from the right-of-way to
further emphasize the rural edge.
New development in this area should be allowed
to have varying setbacks. New buildings should
be between one and three stories in height. The
building recommendations are:
Replicate the idea of the rural edge with varying

building setbacks from the right-of-way and
large front yard trees that have the potential to
arch over the road, creating a tree-lined gateway.
Design new buildings at one to three stories in
height.
Connections
The north side of MD 108 has a shared-use path
of approximately seven to eight feet in width in
front of the Sandy Spring Museum. It does not
continue in front of the existing gas station. This
shared-use path should be extended to complete
the connectivity along the north side of MD
108 within the boundary area. The connection
recommendation is:
Extend the existing shared-use (pedestrian/bike)
path in front of the museum to complete the
connectivity along the north side of MD 108.
Open Space
The primary open space in the Cultural
Neighborhood is the green in front of the Sandy
Spring Museum. This green is the site of a number
of cultural activities, including the Strawberry
Festival held annually in June. The open space
recommendation is:
Support open space activities on the existing
green in front of the Sandy Spring Museum in
Area 8, which has been the location of regional/
community functions, such as the Strawberry
Festival and farmers market.

33

7. Commercial property (west of Bentley Road)
from CRT 1.25: C 0.75, R 0.50, H 35/SSA
Overlay Zone (formerly C-2) to CRN 0.50:
C 0.50, R 0.50, H 40.
Existing gas station west of Bentley Road
This site currently serves as a gas station with a

large awning and a ground-floor convenience
store with two stories of office above and a garage
in the rear. The site has access from MD 108 and
Bentley Road. This Plan recommends the site to be
rezoned to CRN 0.50 to accommodate a mixed-use
development with ample transitions to adjacent
Map 8: Cultural Neighborhood Properties
34
residential and cultural properties along Bentley

Road. The Plan recommends:
Support residential, retail and office uses in this
location.
Design new buildings at one to three stories
in height with an FAR of 0.5 and a maximum
height of 40 feet.
Extend the existing shared-use (pedestrian/bike)
path in front of the museum to complete the
connectivity along the north side of MD 108
within the Plan boundary area.
Provide front yard shade trees.
Plant additional street trees.
8. The Sandy Spring Museum (east of Bentley
Road): Retain RC.
The Sandy Spring Museum opened its doors on
Bentley Road in 1997 on land donated by the
Bentley family, whose ancestors moved to Sandy
Spring in the late 1700s. The museum, located
on seven acres, was completed with a library and
a collections storage facility in 2007. It serves as a
place where the community can develop meaningful
connections to history by exploring local, cultural
arts.
The Plan recommends the site remain in the RC
zone to protect sensitive areas and surrounding
agricultural uses. The property is adjacent to low
density neighbors (RC, RNC, RE-1 and RE-2) with
large setbacks and wooded areas. The site is defined
as the eastern edge of the rural entry into the Plan
area. A house is also located on the site. This house
has access off of MD 108. The Plan recommends:
Support low-density cluster development
toward the front of the property to preserve
environmentally sensitive areas in the north.
Support the cultural institution and its large,
protected forested areas.
Allow artisan and living history demonstrations
at the Sandy Spring Museum (see
Implementation Chapter).
9. The Olive Branch Community Church:
Retain RE-2.
Originally known as the Lansdale property, this

three-acre site consists of a two-story, late 19thcentury dwelling once called Elmhurst that now
houses the rectory and administrative office for
the Olive Branch Church. With access from MD
108, the site is approved for a new, 8,074 squarefoot church and associated parking lot. The church
will hold a capacity of 220 people with a central
surface parking lot that provides 55 on-site standard
parking spaces and one motorcycle space.
Sandy Spring Museum
The proposed church will be oriented perpendicular

to MD 108 to maximize the amount of space
needed for the on-site parking, protect the existing
forest along the eastern boundary and preserve the
existing landscape buffer along the western and
southern boundaries. The Plan recommends:
Support the religious institution with on-site
parking.
Protect the eastern forested edge of the site and
large individual trees.
Preserve the existing landscape buffer along the
western and southern boundaries.
Provide safe vehicular, pedestrian and bicycle
connections.
Olive Branch Rectory (Elmhurst)
10. Christophers Hardware and Nichols Office

Building from CRT 1.25: C 0.75, R 0.50,
H 35/SSA Overlay Zone (formerly C-2) to
CRN 0.50: C 0.50, R 0.50, H 40.
This site currently contains a hardware store, a
parking lot and a two-story office building with

Rendering of future Olive Branch Community

Church
35
access to MD 108. This Plan recommends the

site be rezoned to CRN 0.50 to accommodate a
mixed-use development with appropriate setback
transitions to adjacent residential properties along
Auburn Village Drive. The Plan recommends:
Christophers Hardware
Support residential, retail and office in this

location.
Design new buildings at one to three stories in
height with traditional architectural fenestration
and an FAR of 0.5 and maximum heights of 40
feet.
Site new residential buildings to meet the street
with screened parking at the side and/or rear.
Provide tree planting along MD 108 and in
parking areas.
Preserve the existing landscape buffers along the
eastern and southern boundaries.
Area-Wide Recommendations
Nichols Office Building
Historic Preservation
The Sandy Spring Rural Village Plan area contains
resources that were designated in the Montgomery
County Master Plan for Historic Preservation,
found eligible for listing in the National Register of
Historic Places or both. Designation in the Master
Plan of Historic Preservation confers certain benefits
and protections, including tax credits for qualified
exterior maintenance and repair projects.
In 1988, the Sandy Spring Historic District
was designated in the Master Plan for Historic
Preservation. A portion of the Sandy Spring Historic
36
District (28/11) is within the Plan area. It includes

the 1895 Sandy Spring Bank building, 1904 fire
insurance building, 1977 Montgomery Mutual
Insurance building and a part of Meeting House
Road. This Plan confirms the current designation of
the Sandy Spring Historic District within the Plan
area. The 1904 fire insurance building was found
eligible in 2011 as an individual site for listing in
the National Register of Historic Places.
In 2011, two other buildings within the Plan area,
the 1903 Holly Cottage at 913 Olney Sandy Spring
Road and the circa 1924 Kirk House at 1001 Olney
Sandy Spring Road, were also found eligible for
listing in the National Register of Historic Places.
In addition, many properties outside of the Plan
area were designated in the Master Plan for Historic
Preservation and/or found eligible for listing in the
National Register of Historic Places. Two properties,
the Sandy Spring Meeting House and Clifton, were
listed in the National Register of Historic Places in
1972. The Plan recommends:
Retain the Sandy Spring Historic District
(28/11).
Heritage Montgomery
Sandy Spring is located within the Underground
Railroad and Quaker Cluster of the Montgomery
County Heritage Area, per the Montgomery
County Heritage Area Management Plan, which
recommends revitalization of Sandy Spring. As a
certified Maryland Heritage Area, Sandy Spring
may therefore qualify for grants for interpretive
signage and promotion through Heritage
Montgomery, which administers the Montgomery
County Heritage Area. This Plan recommends
that interpretive signage and wayfinding be
installed in the Sandy Spring Rural Village Plan
area to highlight Sandy Springs heritage. The Plan
recommends:
Support the implementation of the
Montgomery County Heritage Area
Management Plan (2002).
Provide wayfinding, pedestrian linkages,
sidewalk, landscape, parking, traffic calming
measures and interpretive signage in the
Certified Heritage Area of the Underground

Railroad and Quaker Cluster.
Environment
This Plan addresses water quality and forest
protection issues. The Plan, as well as the 1998
Plan, pays particular attention to protecting
the existing high quality of the Patuxent River
Watershed. It recommends mixed-use development
concentrated in the village center, and low-density
residential development near the watershed.
The sensitive environmental resources that surround
the Sandy Spring Rural Village are critical to
maintaining the quality of the Patuxent River
Watershed. The Functional Master Plan for the
Historic 1904 fire insurance building with toll

gate (Source: Sandy Spring Legacy, Thomas Y. Canby
and Elie S. Rogers, Sandy Spring Museum, 1999)
Map 9: Historic District
Map 10: Historic Context

37
Shades of Green Program

The Planning Departments Shades of Green
Program provides trees and planting for
qualifying property owners in designated
areas. An increased tree canopy provides
environmental and community benefits by
improving water quality, reducing air pollution,
decreasing energy demands, improving
habitat and nesting areas, and reducing heat
island effect. The program is financed through
the Forest Conservation Fund, made up of
contributions paid during the development
process as compensation for tree loss when
tree-planting on site is impractical.
Patuxent River Watershed recommends containing

development in commercial areas in a logical and
well-planned manner.
Most of the existing development in the Sandy
Spring Rural Village was built before there were
County requirements for stormwater management.
New development should limit impervious surfaces
and be subject to current stormwater management
regulations, both of which are intended to provide
protection for the watershed.
Approximately 16 percent of the Plan area is
forested. Other areas of forest in the Sandy
Spring Rural Village Plan area will be removed
as part of approved development projects. In
addition to forested areas, large trees in the Plan
area provide a canopy cover of approximately 47
percent. Unshaded roads and parking lots make up
approximately 24 percent of the Plan area. Future
redevelopment should provide shade trees, limit
imperviousness, expand and protect the forests,
and meet the current environmental site design
standards. The Plan recommends:
Protect and enhance the water quality of the
Patuxent River Watershed with low density
edges outside of the Village Core.
Limit imperviousness as much as possible.
Protect and expand the forested edges.
Plant trees along the perimeter and interior of
parking lots to provide maximum shade and
stormwater management enhancement.
38
Designate the Plan area as part of the Shades of

Green Program.
Transportation
This Plan reinforces the 1998 Master Plans
transportation objectives to maintain the rural
character of the existing roadways while meeting
the requirements stated in the Americans with
Disabilities Act (ADA) for compliance.
The underlying EOF, NR and CRT zones (formerly
C-1, C-2 and O-M zones) allowed a FAR of 1.0 to
1.25. With the SSA Overlay Zone, the 1998 Plan
reduced the overall FAR in these zones to 0.75.
The overall commercial square footage provided in
the 1998 Plan, even with the overlay zone, was not
achievable over the life of the Plan due to parking
requirements, floor plan constraints and market
realities. This Plan retains the total 0.75 FAR and
allows for commercial and residential uses.
The development potential in the Sandy Spring
Rural Village will not exceed the acceptable
congestion levels at the areas intersections. The
recommended highway and local street system
will provide sufficient capacity. The table on the
following page compares the development potential
for the current Sandy Spring Rural Village Plan
and 1998 Master Plan with what exists today.
The recommended land uses and transportation
infrastructure are in balance.
Capacity
The Plan proposes a small increase of housing units
and a modest decrease of non-residential square
feet. This minor amount of development will have
a limited impact on the transportation system.
The Plan does not propose adding additional
through lanes or additional rights-of-way (ROW)
for MD 108. The existing ROW width allows for
intersection improvements for safety and circulation
purposes.
Circulation
This Plan recommends that roadway and street
designs should promote pedestrian use with
investment in streetscape elements, including
pedestrian crosswalks and signals (see Proposed
Concept for MD 108 map on page 43). Fire
trucks and other fire and rescue-related apparatus
from Volunteer Fire Department Station 4
must maneuver efficiently through the Plan
area. Intersections in the policy areas may need
to be improved to accommodate safe travel for
pedestrians, vehicles and bicycles.
The proposed local streets will provide additional

circulation and off-street parking for the area.
Sidewalks will connect the Village Core to the
residential and cultural areas of Sandy Spring. The
2005 Countywide Bikeways Functional Master
Plan recommends a shared-use path connecting
west to Olney and east beyond Ashton to the
Howard County line. This continuous shared-use
path will provide a safe connection from Sherwood
Elementary School to Sherwood High School, and
link to the proposed regional trail.
Street and Highway Classifications
The local streets, sidewalks, bikeways and trails
will create a connected street system that reduces
automobile dependence on the State road. The
Rustic Roads Program, established by the County
in 1993, preserves historic and scenic roadways that
reflect the agricultural character and rural origins of
the County.
Table 4: Development Potential
Residential Units
Nonresidential Square Feet
Nonresidential Square Feet Converted to Jobs
Existing Development
1998 Master Plan

Maximum Potential
2014-15 Plan
Maximum Potential
78 units
98 units
150 units
147,100 square feet
253,400 square feet
1
231,300 square feet
420 jobs
725 jobs
660 jobs
Greenville, SC: Mature trees provide shade and

help to limit the amount of impervious surface in the
parking lot.
Orlando, FL: Landscaped islands in a parking lot

provide an area for stormwater collection.
1
Zoning maximum on all development may be reduced to accommodate parking requirements in the zone.
39
Olney Sandy Spring Road (MD 108)

This road is a two-lane arterial road with an 80-foot
ROW. In the Village Core Neighborhood, the ROW
will contain the following elements:
One travel lane in each direction (see Bicycle
Classifications Table on page 49 to determine
lane width).
One center turn lane or on-street parking on the
north side.
A 10-foot-wide shared-use path on the north
side (the shared-use path continues through the
Residential and Cultural Neighborhoods, and
the Countywide Bikeways Functional Master
Plan recommends a shared-use path connecting
west to Olney and east to the Howard County

line).
A minimum six-foot sidewalk on the south side.
A landscaped amenity panel on both sides with
adequate soil volumes to allow maximum tree
maturity.
These streetscape elements are subject to State
Highway Administration (SHA) approval.
Brooke Road
From MD 108 to 200 feet north of Station Drive,
this section will be a two-lane primary residential,
closed section road with a 70-foot right-of-way.
Table 5: Road Classifications

Master Plan
Streets
From
To
Master Plan of
Minimum
Through Travel Target
Design
Highways Number Right-of-Way (ft)
Lanes1
Speed (mph)2 Standard3
Olney Sandy
Spring Road
(MD 108)
100 feet east of

Norwood Road
500 feet east of Bentley

Road
A-92
80
2 lanes
30
Modified
2004.25
Brooke Road
MD 108
200 feet north of

Station Drive
P-2
70
2 lanes
35
Modified
2003.10
Skymeadow
Way
MD 108
Proposed Internal
Connector
B-26
60
2 lanes
25
Modified
2005.01
Bentley Road
MD 108
0.47 mile north of

MD 108
R-64
70
2 lanes
25
N/A
Meeting
House Road
MD 108
About 0.40 mile south

of MD 108
E-14
80
2 lanes
25
N/A
These are the number of planned through travel lanes for each segment, not including lanes for turning, parking, acceleration, deceleration, and other purposes
auxiliary to though travel.
Target speed listed reflects the ultimate target speed upon build out at which people should drive.
See MCDOT Context Sensitive Road Design Standards: www.montgomerycountymd.gov/dot-dte/common/standards.
40
Sidewalk
(accommodates Planting
Strip and Seating Area)
Build
to Area
Travel Lanes
(with Left Turn
Lane)
Shared Use Path

(with Area for Seating
and Landscaping)
Build
to Area
80 R.O.W.
Illustration 11: Proposed Street Section for

MD 108 (Modified 2004.25)
Map 11: Roadway Classifications

41
Bentley Road
Wa
y
S kymea d
ow
Wa
y
Skymea
d ow
Be ntley Road
108
Bentley Road
d
oa
eR
us
Ho
d
oa
eR
us
d
Ho
oa
ng
eR
eti
us
Me
Ho
ng
eti
Me
riandg Road
po
n
inygSR
y Spri g Roaanddy SSapnrd
d
n
a
S y
yS
lney Olne
Olne
108 O108
ng
eti
Me
108
Bro Broo
k
ok
e R e Ro
oa
ad
d
S kymea d
ow
Bro
ok
eR
oa
d
Wa
y
Illustration 12: Existing Olney MD 108
108 O 108 Olne

Olney
lney S y San
Sandy
andy S dy Spr
Sprin
pring ing Ro
g Roa
Road
ad
d
indg Road
anrdinygSp
108
neddyySSp
lan
Rroa
y SpOrlin
108 Olney Sand
Soa
108
negyRO
No sidewalks on north side of MD

108.
No bike infrastructure.
Lack of crosswalks.
No street character.
Incomplete shared-use path on the north

side of MD 108.
No sidewalks on the north side of MD 108.

Limited crosswalks for pedestrians.
No bicycle infrastructure.
Conflicts with perpendicular parking along the north
side of MD 108.
Turning conflicts for emergency vehicles going east and
west on MD 108.
Open section road with undefined access points.
42
Illustration 13: Proposed Concept for MD 108
Remove pull-in parking on the north side of MD 108.

Add minimum 10-foot-wide shared-use path on the
Provide four-way crosswalks at the intersection of
Brooke Road, Meeting House Road and MD 108.
Identify access points along the north side of the
Village Core with permanent driveways.
Provide clearly spaced street trees and appropriate
pedestrian-scaled street lighting.
Provide a minimum 10-foot-wide

shared-use path on the north
side to connect pedestrians and
bicyclists to schools, religious
institutions and museum.
Evaluate a crosswalk at Skymeadow
Way.
Provide clearly spaced street trees
and appropriate pedestrian-scaled
street lighting.
Continue the 10-foot-wide shared-use

path on the north side of MD 108.
Provide clearly spaced street trees and
appropriate pedestrian-scaled street
lighting.
43
Rustic Roads Criteria

The Rustic Roads Program preserves historic
and scenic roadways that reflect the agricultural
character and rural origins of the County. The
criteria established for rustic roads by County
Code, Chapter 49, Article 8, includes the
following:
1. Is located in an area where natural,
agricultural or historic features are
predominant, and where master planned
land use goals and zoning are compatible
with a rural/rustic character;
2. Is a narrow road intended for predominantly
local use;
3. Is a low volume road with traffic volumes
that do not detract significantly from the
rustic character of the road;
4. a. Has outstanding natural features
along its borders, such as native
vegetation, stands of trees, stream
valleys;
b. Provides outstanding vistas of farm
fields and rural landscape or
building; or
c. Provides access to historic resources,
follows historic alignments or
highlights historic landscapes;
5. The history of vehicle and pedestrian
accidents on the road in its current
configuration does not suggest unsafe
conditions.
44
Brooke Road is designated as a shared roadway

for bicycle and vehicular use. There is an existing,
eight-foot-wide shared-use path parallel to Brooke
Road on the Volunteer Fire Department property.
A shared-use path is recommended for the eastern
side of Brooke Road from MD 108 to the existing
facility on the Volunteer Fire Department site.
Skymeadow Way
From MD 108 to a new local road, this section will
be a two-lane business district street with a 60-foot
right-of-way and on-street parking on the west
side of the road. Sidewalk location can be flexible
to allow the retention of mature trees. The rightof-way width is the minimum used in the business
street classification and should be considered the
maximum width for this road except for pedestrian
or safety improvements. The remaining portion of
Skymeadow Way will remain unclassified.
Bentley Road
This Plan changes Bentley Road from a country
road to a rustic road.
Justification: Bentley Road is a narrow road
intended for local use with a traffic volume and
accident history consistent with a rustic road
designation. The road has high historic value,
outstanding natural features, including mature trees
and a stream beside the road, and rural views across
farm fields. Bentley Road meets the criteria for a
rustic road.
Significant Features:
Historic roadway alignment.
Holly orchard.
Mature trees lining the road.
Description: Bentley Road is a narrow, two-lane
paved road, 18 feet wide near its beginning at
MD 108 and narrowing to 10 feet wide on the
northern leg. The road extends north from MD
108 to Bloomfield, the original house on the road.
The road sweeps east around a bend, passing the
Oakleigh and Cloverly properties, then sharply
turns north again, parallel to a small stream to
its northern terminus. There are no shoulders,
centerlines or edge markings on the road.
Evaluation
History: Bentley Road began as a late 18th-century
farm path leading from MD 108 to Bloomfield
(28/63). The farm path was extended after the
construction of nearby Oakleigh (28/64) in 1882.
Three properties along the road, Bloomfield,
Oakleigh and Cloverly (28/65), a nearby farm
built from 1849 to 1852, have been designated in
the Montgomery County Master Plan for Historic
Preservation and are eligible for the National
Register of Historic Places (M: 28-11-10).
The properties and road are notable for their
associations with the Bentley family, prominent
Quakers and citizens. Bloomfield is said to have
been a stop on the Underground Railroad. The
discovery of two quartz arrowheads by a resident
in the 1970s indicates the possibility of a nearby
Native American site.
Driving Experience: Bentley Road begins at MD
108. A gas station sits close to the road on the
west side and the Sandy Spring Museum is located
behind groups of trees to the east. Passing the
museum, the road is enclosed by forest on both
sides, framing a view of Bloomfield. The road makes
a sweeping turn right as it passes Bloomfield, and
climbs. Passing Oakleigh, located on a rise on the
west, long views across fields can be glimpsed from
the house, and a mature holly orchard, planted in
the 1950s, is seen to the east.
Bentley Road
On the east side of the road, Cloverly and its barn

can be glimpsed through the trees edging the road.
The road descends toward a small stream, turning
abruptly left before reaching it. As the road turns,
the pavement narrows as it passes through a tunnel
of trees. A culvert crosses under the road as it
continues north alongside the stream. The views
across the wooded stream valley dominate on the
east as the road ends in a private driveway.
Holly orchard
Traffic: The 2002 average daily traffic volume for

Bentley Road was 940 trips. Three lots for new
single-family dwellings were approved along the
road.
Map 12: Bentley Road
Sweeping bend at Bloomfield
45
Exceptional Rustic Roads

Criteria
The criteria established for Exceptional Rustic
Roads by County Code, Chapter 49, Article 8,
includes the following:
1. Qualifies as a rustic road;
2. Contributes significantly to the natural,
agricultural or historic characteristics of
the County;
3. Has unusual features found on few other
roads in the County;
4. Would be more negatively affected by
improvements or modifications to the
physical characteristics of the road than
would most other roads in the Rustic
Roads Program.
Sandy Spring Meeting House
46
Meeting House Road

This Plan changes Meeting House Road from a
rustic road to an exceptional rustic road.
Justification: Meeting House Road is one of
the oldest roads in the County. It is a narrow
road intended for local use with a traffic volume
and an accident history consistent with a rustic
designation. The road has outstanding historic
value, natural features and farm views. The unusual
features include narrow pavement, mature trees
and the historic Meeting House. The character of
the road would be negatively affected by making
improvements to it. Meeting House Road meets the
criteria for an exceptional rustic road.
Significant Features
Historic roadway alignment/narrow pavement.
Relationship of the Sandy Spring Meeting
House to the road and the views of the building.
Mature trees lining the road.
Description: Meeting House Road intersects with
MD 108 at Brooke Road. Near that intersection,
the road has 20 feet of asphalt pavement, curbs and
gutters. As the road passes the Montgomery Mutual
Building, the curbs end and the pavement narrows
to 12 feet. The road continues within easements
through the Sandy Spring Meeting House property
and south to the Harewood site. The road ends at
the Northwest Branch Stream Valley Park. There
are no shoulders, centerlines or edge markings on
any part of the road. In addition to the exceptional
rustic road designation, the section of Meeting
House Road from MD 108 to the south Meeting

property line is located within the Sandy Spring
Historic District. The inclusion of this portion
of the road within the district is also intended to
preserve the rural character of the road including its
width, design and landscaping.
Evaluation
History: Meeting House Road originated as a path
to the Sandy Spring shortly after the village was first
settled in 1728. By the mid 1740s, it had become
a route to Quaker meetings held near the spring.
The Sandy Spring Meeting House was formally
established in 1753 and, in 1770, James Brooke
conveyed land for a meeting house that already
stood on the property. The deed specified that the
Quaker congregation and others were to have free
access to the land and buildings, in order to use,
build upon and repair them for worship.
During the 18th and 19th centuries, the road
became rural Sandy Springs cultural, spiritual and
institutional artery, as schools, farms, replacement
brick meeting house, early post office, lecture hall,
fire insurance company and bank were established
along it. Today, there are several historic resources
along the road. The Sandy Spring Historic District
(28/11), including a portion of the road, has been
designated in the Montgomery County Master Plan
for Historic Preservation, as have two historic sites,
Harewood (28/35) and The Sandy Spring (28/36),
all in 1988. Harewood, Auburn, the Lyceum,
cemetery and 1904 fire insurance building were
found in 2011 to be eligible as individual sites for
the National Register of Historic Places (M: 28-118). The Sandy Spring Meeting House was listed in
the National Register in 1972.
Driving Experience: The entry onto Meeting House
Road at MD 108 is closely flanked by the 1904 fire
insurance building and 1930 fire station. Passing
those and the Montgomery Mutual Building, the
pavement narrows and the road enters the Sandy
Spring Meeting property; the historic Community
House and cemetery are on the east, with a former
County champion tulip poplar in the cemetery
visible from the road. The Meeting House sits
on the edge of the pavement, facing the road. A
wooded parking loop is on the west. Continuing
south, the narrow pavement is bordered by mature
trees beyond the Meeting House and through
the Auburn property. In addition to the Auburn
house, a notable brick barn is on the left and a long
view across a field appears on the right. Beyond a
second barn, trees enclose the road, the driveway
to Harewood forks to the right and the road turns
left and climbs, becoming an unpaved driveway as
it enters the Northwest Branch Stream Valley Park.
The driveway emerges on the edge of a field at the
crest of a hill, offering panoramic views. The paved
portion narrows to a rocky track as it curves right
and descends down a long slope under a narrow
canopy of trees leading to The Sandy Spring.
Meeting House Road
Former County champion tulip poplar
Traffic: The 2014 Average Daily Traffic volume for

Meeting House Road is 800 trips.
Map 13: Meeting House Road

47
Bikeways/ Sidewalks/ Transit

This Plan recommends enhancing mobility for
pedestrians and bicyclists by providing a network
that links open spaces, parks, Village Core and
other community destinations within the regional
network.
The Countywide Bikeways Functional Master Plan
recommends a shared-use bike path along MD
108. The path exists on the Sandy Spring Museum
property. This Plan supports the recommendation
Map 14: Bicycle Classifications
48
for a 10-foot-wide shared-use path on the north side

of MD 108 connecting the elementary school to the
high school. The existing sidewalk on the south side
of MD 108 will remain.
This Plan confirms the proposed shared road bicycle
route on Brooke Road, which will allow vehicles
and bicycles to use the road together without extra
pavement. There is an existing, eight-foot-wide
shared-use path on the Volunteer Fire Department
property that is recommended to be connected to
MD 108 and residences to the north.
The planning area is served by the Z2 Metrobus.
This route connects the Silver Spring Metrorail
Station to Olney at MD 97 and MD 108. The bus
travels along Colesville Road to New Hampshire
Avenue, continuing west on MD 108 to Norwood
Road. There are several bus stops located within this
Plan.
This Plan supports the continuation of Metrobus
service within the planning area and any sidewalk,
bicycle and road improvements that need to be
made to accommodate bus service.
Trail Connections
This Plan strongly supports the 1998 Master
Plan goal of providing land uses that offer ample
opportunities for social interaction and promote a
strong sense of community (page 8, 1998 Plan).
Parks, open spaces and Rural Legacy/Rachel
Carson/Underground Railroad Trail provide
connections that build on the communitys strong
sense of identity as a rural area and its heritage.
The regional trail system includes the Northwest

Branch and Rural Legacy Trails. The Northwest
Branch Trail provides a connection between the
Northwest Branch stream valley park to the south
and the Hawlings River stream valley park to the
north. The Rural Legacy Trail connects Woodlawn
Manor Park to Sherwood High School at MD
108 (through Auburn Village Neighborhood) and
continues to the Sandy Spring Museum.
The Plan recommends that this trail also extend
from Meeting House Road to MD 108, on existing
pavement, to Brooke Road and eventually tie
into the existing Northwest Branch Trail near the
Hawlings River and Rachel Carson Park. The Plan
recommends the following:
Provide Rural Legacy/Rachel Carson/
Underground Railroad Trail extension on
Meeting House Road to MD 108, on existing
pavement, to Brooke Road.
Maintain Rural Legacy Trail from Woodlawn
Manor Park to Sherwood High School through
Auburn Village Neighborhood.
Examples of shared-use paths
Table 6: Bicycle Classifications

Route
Name
Location
Bikeway Location
Status
Proposed (Shared-use path exists
only on the museum property)
DB-49
Olney Sandy Spring Road (MD

108) Ashton
Western to eastern plan boundary
Dual Bikeway: Signed Shared

Roadway and Shared-Use Path
PB-68
Brooke Road
Olney Sandy Spring Road (MC 108)

to northern plan boundary
Signed Shared Roadway
Proposed
49
Parks and Open Space Concepts

The Plan recommends a mix of small and large
open spaces connected by a system of sidewalks,
building setbacks, shared-use paths and trails.
Illustration 14: Proposed Village Green Concept. An

open space located south of the fire station.
Illustration 15: Proposed Townhouse Setback
The Plan recommends a village green in the Village

Core adjacent to the wooded southern portion
of the Volunteer Fire Station site. In the Village
Core, the proposed village green adjacent to the
new fire station will provide a place for both social
interaction and individual contemplation. This
space will be developed as a part of revitalization
along the north side of MD 108. It may have a
combination of landscape, hardscape and shade
trees, and provide areas for seating. Buildings may
be located along the eastern edge of the green and
have ground-floor openings that engage the village
green. Large gatherings may occur here when Rural
Legacy/Rachel Carson/Underground Railroad Trail
users spill out onto the village green. The Meeting
House grounds also serve as gathering space for
events associated with the Meeting House.
Smaller, informal spaces in the Village Core
are also recommended in the Plan. At the
western Plan boundary, residential open space
(townhouse setbacks) on both sides of MD 108
are recommended with shade trees and benches to
provide residential setbacks similar to those that
already exist on the north side of MD 108.
Ross Boddy Community Recreation Center on

Brooke Road
50
For the Residential Neighborhood, the Plan

recommends public use space along MD 108 that
includes sidewalks, bike lanes, street trees and a
landscaped panel. In the Cultural Neighborhood,

the Plan confirms the open space on the Sandy
Spring Museum site to be used for community-wide
events, such as the Strawberry Festival and farmers
market. The Plan recommends the following:
Create a village green (1/4 to 1/2 acre in size)
in the Village Core in conjunction with the
existing fire station open space on Brooke Road
to serve as a focal point for the Rural Legacy
Trail as it reaches the village center.
Provide small gathering spaces or setbacks with
shade trees and benches for new residential
development on the western boundary of the
Village Core along MD 108.
Retain existing open space at the museum and
Sandy Spring Meeting House.
Provide sidewalks and a shared-use path to serve
as open space and to connect the open spaces.
Community Facilities
Recreation
Recreation facilities are adequate to serve the areas
needs. The greater Sandy Spring area is served
by several recreation facilities. Some are located
nearby but outside the Plan area. These include
the Ross Boddy Community Recreation Center,
Olney Manor Recreation Park and Swim Center,
Ednor Local Park and Manor Oak Park. The Ross
Boddy Community Recreation Center is located off
Brooke Road. This facility also serves the Ashton,
Brookeville and Olney areas. The facility offers a
variety of activities, classes and programs for people
Map 15: Regional Connections

51
History of Fire Protection in

Sandy Spring
The predominately agricultural community of
Sandy Spring lost many structures and crops to
fire, having no means to control it. Neighbors
would rally to each others aid during such
emergencies, and while this demonstrated
the ability of neighbors helping neighbors
and pulling the community together, it also
illustrated the increasing need for organized fire
protection.
Excerpt from the Sandy Spring Volunteer Fire
Department website
of all ages, with many activities designed especially

for youth and families. Outdoor facilities include a
baseball field, two sand volleyball courts, a tennis
court and full-length outdoor basketball courts. The
grounds can be rented for family picnics and other
outdoor events.
In addition, there are outdoor recreation facilities
within the greater Sandy Spring/Ashton area at
Sherwood Elementary and Sherwood High Schools.
These facilities are available to residents after school
hours. Along with the schools, there are several
ballfields in the area. Other parks with recreation in
the general area include Greenwood Local Park in
Olney and Cloverly Local Park.
Police
The Sandy Spring area is served by the Wheaton/
Glenmont District 4 police station. The facility is
located at the intersection of Randolph Road and
Georgia Avenue. Additional facilities are not needed
or being recommended to serve the area.
Former Fire Station 4: The old station has been

converted into a commercial space with cafe seating
in front.
52
Fire and Rescue

Fire prevention has long been a Sandy Spring
hallmark. Chartered in 1925, the fire station covers
the following areas: Sandy Spring, Olney, Ashton,
Brookeville and Ednor. Fire and Rescue services
are currently provided from a new station located
on the seven acres of land at 17900 Brooke Road.
Opened in 2001, the building has three drivethrough-bays, spacious offices and living, dormitory
and meeting areas. Station 4 also includes the
Oakroom Ballroom that can be rented for civic
functions. The existing fire station is sufficient

to serve the build-out of Sandy Spring based on
current and future population projections.
Library Facility
Sandy Spring is served by the Olney Branch Library
located on Olney Laytonsville Road (MD 108). The
recently renovated and expanded library opened
to the public in March 2014 and adequately serves
the areas needs. Exterior features include improved
handicapped accessibility and a repaved parking
area. The facilitys interior features include a larger
childrens room, a separate teen area with seating,
new group study and tutor rooms, and a program
room in the childrens area. Also included with the
renovation is a new 100-seat meeting room for
the community to use. The library has a bridge
overlooking a landscaped bio-retention pond for
stormwater management and several pedestrian
walkways and public use areas.
Public Schools
The Plan area is served by Sherwood Elementary
School, Farquhar Middle School and Sherwood
High School. This Plan accommodates 150 new
residential units that could generate up to 24
elementary school students (grades K-5), 13 middle
school students (grades 6-8) and 18 high school
students (grades 9-12). A revitalized/expanded
Farquhar Middle School is scheduled to open in
August 2016. All schools in the Sherwood cluster
are currently within capacity and will adequately
serve the area in the future.
IMPLEMENTATION
The Plan supports the preservation of the historic
rural village character of Sandy Spring while
creating a mixed-use village center that serves as a
focal point for community life. In support of the
goal, the following land use and zoning changes are
recommended:
Retain R-200 (Residential-200) and the
majority of the R-60 (Residential-60) zoning.
Retain the RE-1(Residential Estate-1), RE-2
(Residential Estate-2) and RC (Residential
Cluster) zoning.
Support artisan manufacturing, production
and sales, and living history demonstrations,
which are allowed as accessory uses for Cultural
Institutions in the RC zone.
Rezone a small amount of the R-60 and all C-1,
C-2 and O-M to the CRN zone.
Remove the SSA Overlay Zone from Sandy
Spring.
Zoning
Retain R-200 and the Majority of the R-60 Zoning
This Plan recommends retaining these existing
residential zones to keep the residential character
along MD 108. These zones create a strong housing
presence in the Sandy Spring Rural Village. The
Plan recommends:
Cluster development to preserve

environmentally sensitive areas.
Provide infill housing for all ages and incomes.
Front houses onto MD 108.
Retain RE-1, RE-2, and RC Zoning
This Plan recommends retaining the large lot
residential and agricultural zones found along the
eastern portion of the Sandy Spring Rural Village
area in order to protect the rural character and
forest conservation area. These zones create a strong
low-density edge to the village core, limit expansion
of the commercial areas and reduce the negative
environmental impacts on the Patuxent River
Watershed. The Plan recommends:
Low-density development.
Cluster development to preserve
environmentally sensitive areas.
The Sandy Spring Museum, located at 17901

Bentley Road, is a place where people can
develop meaningful connections by exploring
community history through the visual, literary
and performing arts. The museum began
when a group of residents noticed that the
communitys history was being sold off with
every passing of a long-time resident. The
organization was incorporated in 1981 by
volunteers who set up shop in the basement of
the Sandy Spring Bank. For many years, they
operated out of the bank, exhibiting artifacts in
hand-made cases and hosting many lectures on
local history.
(Source: Museum website www.
sandyspringmuseum.org)
Cultural Institutions in the RC Zone

A primary purpose of the RC zone is to protect
sensitive areas and agricultural uses. The Sandy
Spring Museum, located in the RC zone, preserves
approximately half of its seven-acre site in forest
conservation. In addition to the museum, the site
contains a barn and a brick house. The museum
is adjacent to low-density neighborhoods with
properties that have large front setbacks, wooded
areas and are in the RC, RNC, RE-1 and RE-2
zones. The site defines the eastern edge of the rural
entry into the Plan area.

The Sandy Spring Museum
Exhibit at the Sandy Spring Museum
53
Sandy Spring Museum staff wants to use the

buildings and grounds of their property for
museum-related activities, including living history
and artisan demonstrations, the sale of artist and
artisan merchandise, and educational activities.
These types of activities currently occur at other
museums in the County, such as Glen Echo Park,
Button Farm and the Mooseum.
Map 16: Zoning Prior to October 30, 2014
54
The Sandy Spring Museum is considered a Cultural

Institution in the zoning ordinance. Cultural
Institutions are uses where works of art or other
objects are kept and displayed, or where books,
periodicals and other materials are offered for
reading, viewing, listening, study or reference, but
not typically offered for sale. The County zoning
ordinance defines artisan manufacturing and
Map 17: Existing Zoning Map as of October 30, 2014
Implementation
production as: the manufacture and production
of commercial goods by a manual worker or crafts
person, such as jewelry, metalwork, cabinetry,
stained glass, textiles, ceramics or handmade food
products. Artisan manufacturing and production
do not include any activity that causes noise, odor
or vibration to be detectable on a neighboring
property.
The Montgomery County Department of

Permitting Services has confirmed in writing that
living history demonstrations and the sale of artistmanufactured items on a museum property are
allowed under the zoning ordinance in the RC
zone. Additionally, educational uses are allowed as
a conditional use in the RC zone. Living history
demonstrations, artisan manufacturing and
Sandy Spring Museum: Desires to have living
demonstrations on site, such as working blacksmiths.
Map 18: Proposed Zoning

55
education-related functions at the Sandy Spring

Museum will provide insight into the agricultural
past of the community.
CRN Zone
This Plan proposes to replace the commercial zoning
and a small amount of residential zoning in the
Village Core with the CRN zone along both sides
of MD 108 and along the east side of Brooke Road.
The CRN zone permits a mix of residential and
non-residential uses at varying densities and heights.
The zone:
Targets opportunities for redevelopment of
single-use areas with a mix of uses.
Reduces dependence on the automobile by
encouraging development that integrates a
combination of housing types, mobility options,
commercial services and public facilities and
amenities.
Allows a mix of uses, a variety of densities and
building heights appropriate to a rural context.
Ensures compatible relationships with adjoining
neighborhoods.
Provides an appropriate balance of employment
and housing opportunities.
In the Village Core, the CRN zone will allow more
flexible development standards while protecting
the character of the community. Specifically, the
Plan recommends replacing the existing EOF, NR,
CRT zones (formerly C-1, C-2 and O-M zones)
and some areas zoned R-60 with the CRN zone
56
with a FAR between 0.25 and 0.75. In addition,

CRT zoning along Bentley Road and to the east
of Auburn Village Drive will be replaced with the
CRN zone.
Why the CRN Zone?
Recently developed for areas of the County like
Sandy Spring where there are smaller properties,
lower densities and more challenging economic
conditions, the CRN identifies a total FAR,
residential FAR, non-residential FAR and maximum
heights for each property. The CRN zone has
consistent land uses and densities with the SSA
Overlay Zone. The maximum total, non-residential
and residential densities, and maximum height for
any property is shown on the zoning map on the
previous page. The CRN zone is designed to:
Provide greater flexibility to respond to current
market conditions.
Establish more certainty about density and
building height.
Promote a mix of neighborhood-serving
commercial uses and a variety of housing
opportunities not available in the NR or EOF
zones.
Support infill and adaptive reuse of buildings.
Provide neighborhood use protections not
provided in the CRT zone.
Allow development at a scale of a village.
The CRN zone will provide a mix of uses, including
housing, in the revitalized commercial properties
Implementation
on the north side of MD 108. The CRN zone will
also help to establish street-oriented retail, public
gathering spaces and a variety of building heights
along MD 108.
Removal of the Overlay Zone
The 1998 Sandy Spring-Ashton Master Plan created
the SSA Overlay Zone. The adopted overlay zone
was tailored to the specific needs of Sandy Spring/
Ashton without affecting the other rural places in
the County. The purpose of the overlay zone is to:
Address zoning issues related to enhancing rural
village character.
Provide design flexibility.

Continue the land uses and patterns that
characterize rural settlements.
This Plan recommends the removal of the SSA
Overlay Zone within the Plan area as the CRN
zone provides the mix of uses needed to establish
a successful village center, while achieving the
purposes of the overlay zone. The following table
provides a comparison of the SSA Overlay Zone to
the CRN zone. The overlay zone will remain on the
areas outside this Plan area, including Ashton.
Table 7: Comparison of the Sandy Spring/Ashton Overlay Zone with the CRN Zone
Overlay
Zone
CRN
Zone
1. Flexibility to create better design with site plan review.
Yes
Yes1
2. Flexibility in siting to allow parking in conjunction with commercial uses to

float between certain adjacent properties to the most desirable locations
on the site if the Master Plan so recommends.
Yes
Yes
24-30 feet
45 feet maximum
Yes
Yes
3. Height limit consistent with the Sandy Spring Historic District and an
appropriate FAR limit for the size and scale of the village center.
4. Exclusion of new auto-oriented or typically large-scale uses that are
inconsistent with traditional rural development patterns with flexibility to
ensure the continuation of existing uses through grandfathering.
1
Site plan review for buildings of more than 10,000 square feet and height greater than or equal to 40 feet.
57
Design Checklist
10
Build
to Area
80 R.O.W.
Illustration 16: MD 108 Build-to-Area
Garrett Park, MD: Adaptive reuse of an existing

building into a retail use.
Laurel, MD: Retail/office building along main street

that has traditional architectural elements, such as
front porches and gabled roofs.
58
This Design Checklist is a summary of the Plan

Recommendations that were developed through
the extensive community outreach process during
the creation of the Sandy Spring Rural Village Plan.
The checklist does not mandate the exact form
and location of buildings, connections and open
space. The checklist is intended to be a convenient
resource for all stakeholders, including community
members, property owners and reviewers, to help
create an attractive public realm that enhances
the historic character of the Sandy Spring
community. Stakeholders are encouraged to provide
revitalization solutions that exceed the suggestions
established in the checklist. The Design Checklist is
divided into three areas: buildings, connections and
open space.
Buildings
Buildings define the street with appropriate
architectural elements. They provide visual interest
for pedestrians. Any building renovations or new
infill in the Sandy Spring Rural Village should
consider the following:
Adaptive reuse of structures that add historic
character and maintain historic integrity.
Placing new buildings within the build-to-area
which extends 10 feet behind the right-of-way
(ROW) along MD 108 and 20 feet behind
streets intersecting with MD 108.
Providing new and renovated mixed-use

buildings that define the street edges and create
active street fronts.
Orienting primary building facades toward
streets (secondary facades are located to the rear
and sides of buildings).
Locating primary entrances to building so that
they face public streets. Ground floors should
have active fronts that engage the public realm.
Providing entrances to upper-story uses along
public streets.
Encouraging architectural styles compatible
with the existing buildings in the Sandy Spring
Rural Village, including the Sandy Spring
Historic District.
Incorporating traditional architectural elements
on buildings, such as porches, stoops, bay
windows, dormer windows and cupolas.
Varying building heights and massing to achieve
visual interest and a distinct building character
(buildings should reflect the scale and character
of existing structures and be between one and
three stories in height).
Providing a signature building with architectural
embellishment to any new development along
the northeast corner of the intersection of
Brooke Road and MD 108.
Providing greater window transparency at the
street level to any new mixed-use buildings.
Providing signage that is an integral part of a
building faade, complements the architecture
and does not obstruct key architectural features.
Implementation
Connections
Great streets have active and vibrant public spaces
and storefronts, accommodate multiple users and
connect to a larger street network. In order to create
a true main street within the Sandy Spring Rural
Village, the following should be considered:
Eliminating the parking between the ROW and
buildings with revitalization of properties.
Providing continuous sidewalks along both sides
of MD 108.
Ensuring appropriate paving materials for
sidewalks that complement the traditional
architecture of the Sandy Spring Rural Village.
Providing a continuous, shared-use path on the
Encouraging a secondary connection on the
north parallel to MD 108.
Providing shade trees in tree boxes in the Village
Core Neighborhood and continuous tree
planting strips in the Residential and Cultural
Neighborhoods.
Encouraging additional crosswalks within the
Sandy Spring Rural Village.
Providing appropriate, pedestrian-scaled,
coordinated lighting and wayfinding signage
along the entire stretch of MD 108 within the
Sandy Spring Rural Village Plan.
Allowing for areas with caf seating/street
furniture.
Open Space
Open spaces provide places for community
gatherings. The following should be considered
within the community:
Creating a small gateway open space that serves
a transition from the rural western entry near
the intersection of MD 108 and Norwood Road
to the Sandy Spring Rural Village.
Incorporating a village green space of up to
1/2 acres on the north side of MD 108 with a
combination of landscape, hardscape and ample
space for large shade trees and seating areas.
Providing appropriate paving materials for
sidewalks that complement the traditional
architecture of the Sandy Spring Rural Village.
Supplying appropriate, pedestrian-scaled
lighting for the open space.
Front-in parking along MD 108
Special paving in front of the Sandy Spring

National Bank
Kentlands, MD: The open space is a vibrant gathering area with a

combination of landscape and hardscape.

Shared-use path in front of the Sandy Spring

Museum
59
Revitalization Grants
Sustainable Communities: The State of
Maryland has a Sustainable Community
program. Sustainable communities are entitled
to benefits that can help revitalize them and
protect their historic character. These benefits
include income tax credits under certain
circumstances for qualifying rehabilitation
expenses for historic and non-historic buildings.
Most of the Sandy Spring Rural Village Plan area
is within a Priority Funding Area (excluding the
1895 bank building and 1904 fire insurance
building), which is a threshold requirement for
becoming a Sustainable Community. This Plan
recommends extending the Priority Funding
Area to the entire Plan area.
Montgomery County Heritage Area: The
Sandy Spring Rural Village Plan is located within
the Underground Railroad and Quaker Cluster
Certified Heritage Area (CHA), and is eligible
for funding of various heritage tourism and
revitalization activities.
Sewer and Water

This Plan confirms the 1998 Master Plan
recommendation of providing community water
and sewer service for properties in the Plan area.
The 1998 Master Plan recommended that sewer
service for properties within the Patuxent River
Watershed be provided by extensions from the
existing Northwest Branch sewerage system, which
also includes the Sandy Spring Meadow and James
Creek wastewater pumping stations. This Plan
recommends:
Transportation Alternatives Program, including

Safe Routes to Schools (SHA, MCDOT)
MCDOT Bikeway Program (MCDOT)
National Recreational Trails Program (SHA)
Maryland Sustainable Community designation
(MD Department of Housing and Community
Development)
Priority Funding Area extension (M-NCPPC)
Wayfinding and interpretive signage (Heritage
Montgomery)
Streetscape improvements and traffic-calming
measures (SHA, MCDOT, property owners)
Provide water and sewer to commercial, mixed

commercial/residential uses and residential uses
within the Plan area.
Open Spaces
Open spaces (property owners)
Shades of Green designation (M-NCPPC)
Capital Improvements Program
Utilities
Lighting and utility relocation (Pepco, SHA,
MCDOT, property owners)
Sewer and water (WSSC, property owners)
The County Capital Improvements Program (CIP)

should implement the following recommendations.
Many of these improvements will require
partnerships among property owners, State and/or
County government, utilities and others.
Street and Intersection Improvements
MD 108 Sidewalk, Safety and Resurfacing
Project (SHA, MCDOT, property owners)
Brooke Road Shared-Use Path and Safety
Improvements (MCDOT, property owners)
Sidewalks, Signage and Landscape Improvements
SHA Community Safety and Enhancement
Program (SHA, MCDOT)
60
Housing
Market-rate housing (property owners, HOC)
Historic Site Preservation, Rehabilitation and Restoration
Grants and loans for acquisition, preservation,
development or restoration (Heritage
Montgomery, private foundations)
Loans from revenue bond proceeds (Heritage
Montgomery)
Heritage Preservation Tax Credit for structures
not already designated locally or in the National
Register of Historic Places (Heritage Montgomery)
Elected and Appointed Officials

County Council
George Leventhal, President
Nancy Floreen, Vice-President
Roger Berliner
Marc Elrich
Tom Hucker
Sidney Katz
Nancy Navarro
Craig Rice
Hans Riemer
County Executive
Isiah Leggett
Elizabeth M. Hewlett, Chair
Casey Anderson, Vice Chair
Commissioners
Montgomery County Planning Board Prince Georges County Planning Board
Casey Anderson, Chair
Elizabeth M. Hewlett, Chair
Marye Wells-Harley, Vice Chair
Dorothy F. Bailey, Vice Chair
Norman Dreyfuss Manuel R. Geraldo
Natali Fani-Gonzlez John P. Shoaff
Amy Presley A. Shuanise Washington
61
The Plan Process

A plan provides comprehensive recommendations for the use of publicly
and privately owned land. Each plan reflects a vision of the future that
responds to the unique character of the local community within the
context of a countywide perspective.
Together with relevant policies, plans should be referred to by public
officials and private individuals when making land use decisions.
The Planning Board Draft Plan is the Boards recommended Plan and
reflects its revisions to the Public Hearing Draft Plan. The Regional
District Act requires the Planning Board to transmit a Sector Plan to the
County Council with copies to the County Executive who must, within
60 days, prepare and transmit a fiscal impact analysis of the Planning
Board Draft Plan to the County Council. The County Executive may also
forward other comments and recommendations to the County Council.
The Staff Draft Plan is prepared by the Montgomery County Planning

Department for presentation to the Montgomery County Planning
Board. The Planning Board reviews the Staff Draft Plan, makes
preliminary changes as appropriate and approves the Plan for public
hearing. After the Planning Boards changes are made, the document
becomes the Public Hearing Draft Plan.
After receiving the Executives fiscal impact analysis and comments, the
County Council holds a public hearing to receive public testimony. After
the hearing record is closed, the relevant Council committee holds public
work sessions to review the testimony and makes recommendations to the
County Council. The Council holds its own work sessions, then adopts a
resolution approving the Planning Board Draft Plan, as revised.
The Public Hearing Draft Plan is the formal proposal to amend an

adopted Master Plan or Sector Plan. Its recommendations are not
necessarily those of the Planning Board. This Draft Plan is prepared for
the purpose of receiving public testimony. The Planning Board holds a
public hearing and receives testimony, after which it holds public work
sessions to review the testimony and revise the Public Hearing Draft
Plan as appropriate. When the Planning Boards changes are made, the
document becomes the Planning Board Draft Plan.
After Council approval, the plan is forwarded to the Maryland-National

Capital Park and Planning Commission for adoption. Once adopted by
the Commission, the Plan officially amends the Master Plans, Functional
Plans and Sector Plans cited in the Commissions adoption resolution.
62
Acknowledgements
Montgomery County Planning Department
Gwen Wright, Director
Rose Krasnow, Deputy Director
Project Team, Area 3 Division
John Carter, Chief
Kristin OConnor, Planner Coordinator, Lead Planner
Roberto Duke, Planner Coordinator, Urban Design
Rebecca Boone, Principal Administrative Assistant
Fred Boyd, Planner Coordinator, Master Plan
Jonathan Casey, Senior Planner, Development Review
Michael Garcia, Planner Coordinator, Transportation
Katherine Holt, Senior Planner, Transportation *
Calvin Nelson, Planner Coordinator, Master Plan
Katherine Nelson, Planner Coordinator, Environment
Leslie Saville, Senior Planner, Master Plan

Department of Parks, Park Planning
Rachel Newhouse, Park Planner
Historic Preservation Division
Sandra Youla, Senior Planner
Legal
Christina Sorrento, Associate General Counsel
Management Services Division
Deborah Dietsch, Editor
Sam Dixon, Senior Graphic Designer
Brian Kent, CAD/GIS Support Specialist
Bridget Schwiesow, Communication Manager
Special Thanks To:
Sandy Spring Civic Association
Sandy Spring Friends School
Sandy Spring Meeting House Staff
Sandy Spring Museum
Sandy Spring Volunteer Fire Department
Miche Booz, Architect
Residents, property owners and business owners who
attended meetings, participated in the workshop and
assisted with drafting the Sandy Spring Rural Village
Plan.
Research and Special Projects Division

Richard Liu, Master Planner
Pam Zorich, Planner Coordinator
*Former Employee

63
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Prepared by the Montgomery County Planning Department
March 2015
montgomeryplanning.org/sandyspring

Sandy Spring Rural Village Plan: Approved and Adopted

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Sandy Spring Rural Village Plan

Approved and Adopted

APPROVED AND ADOPTED

to convey a general character rather than a specific commitment to a

APPROVED AND ADOPTED

Prepared by the Montgomery County Planning Department

Cultural Neighborhood Recommendations

Sandy Spring within Montgomery County

Sandy Spring Rural Village Concept

Proposed Street Section for MD 108

Existing Zoning within the Sandy Spring

Map 1: Sandy Spring within

Rural Village Character

Rural Village Character: Establish a scale that

Eastern rural entry to Sandy Spring: Wooden

Western rural entry to Sandy Spring: Fencing

Mix of Land Uses

Map 2: Existing Land Use

development. The Sandy Spring/Ashton Rural

High intensity uses; Limited mix

Limited commercial uses

Office Building, Moderate Intensity

Limited retail uses

One house per 5 acres

Residential, One Family, 1 acre

Residential, One Family, 2 acres

Residential, One Family,

Residential, One Family,

NR (Neighborhood Retail) zones. The CRT zone

108 and Brooke Road. The existing land uses and

Existing buildings within the Sandy Spring

existing retail conditions, including retail currently

indicator of this need in the area is that the existing

Table 2: Household Growth 1990-2011

Change in Number of Houses

Looking east on MD 108, 1909: (Source: Sandy Spring Legacy,

This Plan seeks to provide a thriving retail setting

Connections and Street Character

Open space at the Sandy Spring Museum: The

While Quaker culture and history still influence the

Map 3: Sandy Spring/Ashton

Sandy Spring /Ashton Area 20101

Montgomery County 2010

65 years and older

Total Population (% of County)

Source: 2007-2011 American Community Survey 5-year

Map 4: Sandy Spring Rural Village

The Sandy Spring Store (19th/early 20th

Sherwood School (demolished) (Source: The

Old Volunteer Fire Station (Source: The Sandy

The development patterns and architecture of the

largely uninhabited. Deborah Snowden Brooke

The first apartments in the area were units added

In recent decades, suburban subdivisions came

Sandy Spring Meeting House: The Meeting

Watercolor of the original portion of the

Other notable older buildings in the Sandy Spring

Sandy Spring National Bank (foreground)

Kirk House: The former residence immediately