As we approach the Sugarloaf Small Area Plan hearing on December 12, 2023, we believe it’s important to shed light on the potential negative impacts that the proposed Overlay may have on property owners in the affected area. 

NOTE: If you live or own property West of 270, from the Monocacy River to the Montgomery County line, your property will be impacted.

Click the link to find complete details about the plan. 

Sugarloaf Planning Area

  1. Increased Red Tape and Expenditures:

One of the major concerns for property owners is the introduction of new restrictions that demand additional detailed information for any new improvements requiring a site development plan. This includes mapping features such as intermittent and perennial streams, tree lines, wetlands, and more. Such requirements mean significant expenses for farmers and property owners, who may now need to enlist environmental consultants and engineers even for seemingly straightforward projects like constructing a garage or storage structure on a large farm.

  1. Limitations on Forested Properties:

For those with forested land, the restrictions pose a potential challenge. The plan emphasizes minimizing forest cutting or clearing, which could render a substantial portion of a property unusable for any purpose other than maintaining a forest stand.

  1. Green Infrastructure Hub Impact:

The Overlay introduces a new dimension by involving the Maryland Department of Natural Resources (MDNR) if any part of the property touches a Green Infrastructure Hub or Corridor. While the exact implications are not entirely clear, this step appears to provide MDNR with an additional layer of influence in the approval process, potentially impacting property owners.

  1. Design Standards for Non-Residential Structures:

A new set of design standards for non-residential structures or those not solely dedicated to agricultural activities adds complexity to development projects. Property owners will now need to adhere to architectural guidelines, limiting building footprints, introducing restrictions on lighting, and enforcing specific design elements at entrances and areas visible from public spaces.

  1. Future Uncertainties:

Perhaps the most concerning aspect is the potential for additional restrictions in the future. Once the Overlay restrictions are implemented through a comprehensive rezoning process, it becomes easier for the County to introduce further limitations through simple text amendments. This could have far-reaching consequences for property owners, creating a landscape of uncertainty and evolving regulations.

Before these new rules, regulations and restrictions are approved, we encourage you to ask questions of the County Council members or the County Planning and Zoning staff.  It’s essential that property owners understand the implications, are informed, engage in the community dialogue, and voice concerns during the upcoming hearing.

We hope to see you on the 12th at Winchester Hall and please don’t hesitate to reach out to Team VCRE.CO if you have any questions about how these new restrictions and regulations will impact your property.

Have any questions? VCRE.CO offers real estate consulting services. Reach out to our experts, and we’ll help!