[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6482295,"mediaKeyId","5499872-032efc1403a60cd336d3f7cad70561ef","parentId",5499872,"title","BZA approves conditional use for 31‑unit retirement village near Piney Ridge Parkway","audioSeconds",1512,"startMs",16393000,"endMs",17905000,"viewUrl","/Search/View?dp=1&key=5499872-032efc1403a60cd336d3f7cad70561ef&start=16393&end=17905","thumbnailUrl","https://assets.pipeline.soar.com/5499872-032efc1403a60cd336d3f7cad70561ef/thumbnail_16393000.jpg","articleUrl","/articles/6482295/Carroll-County/Maryland/BZA-approves-conditional-use-for-31unit-retirement-village-near-Piney-Ridge-Parkway","mediaUrl","https://secure.pipeline.soar.com/6482295-282a92dfa81e9920d1453e01d8bac357/orig.mp4?Expires=1771176068&Signature=Ne4ojxeIpfYGssTdeNNLemC~zgTSrVjH3g3gfGbJ4WGLjB7w4MBMJ~8WJel5mHR1o~e1mGIE7vBOsa2xel0xPQQ4b1xebr9cs8AYmQbuXh3D2NBjn3cvqxYGgD~HBZGM98203pkSpThqI3F1eHDXgxtzQA7-gvzK2royaHPLpKvVsjCEZbGz0CKKXp7jNrJcaWDhxts4oXhPBYxHLMquHJRcOvGReS8Y0LPUK13wtrkRP8tHvZ~8OU99I54sjEqrZZnUSlKILJn~5lLuIfdKWF4CTKXp0HswisnEUS9HAD9iKqqtULHCCNTnj9D~mP37fPt6mNCS~Mg2IuGztOI~Ww__&Key-Pair-Id=KUT5TJCACFTXG","author","Carroll County, MD","date","2025-07-29T19:11:02Z","article","The Carroll County Board of Zoning Appeals voted July 30 to grant conditional‑use approval for a retirement village proposed on parcels bounded by Piney Ridge Parkway, Johnsville Road and Freedom Avenue.

Developer JPB Johnsville LLC presented a site plan that will combine two adjacent parcels into a single development and proposes 31 two‑story villa units across the consolidated property. Senior vice president Mike Kalanock said the firm moved from earlier, higher‑density multi‑family proposals to a villa‑style design in response to market changes and community input; the plan includes two‑car garages and driveways for each unit and on‑site bioretention features for stormwater quality. \"The plan consists of pads of 3 units up to 6 units maximum...we wanted to do something that addressed some of the concerns by the neighboring homeowners,\" Kalanock told the board.

Planning staff reviewed the concept site plan and, at its May 20 meeting, the Planning and Zoning Commission certified the required determinations for density, exterior design and site layout for a retirement village under county zoning code §158.161. The commissioners’ minutes, entered into the BZA record, state the planning commission certified the requested determinations after staff review.

Traffic consultant Nick Dribben (Lenhart Traffic Consulting) testified the expected vehicle generation for the 31 units is low: \"the site is projected to generate a total of 16 AM peak hour trips, 18 PM peak hour trips, and 8 trips during the peak hour on Saturday,\" he said, and county thresholds for requiring a full traffic‑impact study are not met. The applicant also proposed a regional stormwater approach that leverages a nearby county stormwater pond; the developer agreed to rehabilitate existing downstream stormwater infrastructure where required by county review.

Board members praised the developer’s outreach to neighbors and said the villa design better fits the scale of adjacent single‑family neighborhoods than prior multistory plans. The board moved and seconded a motion to approve the conditional use; the board chair announced the oral approval and said a written decision will be issued within 30 days. The board explained appeal rights to the Carroll County Circuit Court under Maryland Rules.

County review comments included standard development review, permits and inspections and environmental health notes; the board and applicant said final engineering, stormwater and permitting details will be addressed in the site‑plan and permit process after the conditional use approval. The developer will continue through site development plan reviews with county staff as a next step.","mediaType","Video","parentTitle","Board of Zoning Appeals July 29, 2025","oneSentenceSummary","The Board of Zoning Appeals approved a conditional use for a retirement‑village‑style development encompassing two parcels near Piney Ridge Parkway and Johnsville Road. Planning staff had certified density, design and traffic elements; the board granted conditional‑use approval after reviewing the site plan and agency comments.","taxTitle","Carroll County, Maryland","taxId",7748,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6482300,"Carroll County hearing on Academy of the Lost Arts daycare and retreat continues to Aug. 27 after combined presentation",1773,5426000,7199000,"/Search/View?dp=1&key=5499872-032efc1403a60cd336d3f7cad70561ef&start=5426&end=7199","https://assets.pipeline.soar.com/5499872-032efc1403a60cd336d3f7cad70561ef/thumbnail_5426000.jpg","/articles/6482300/Carroll-County/Maryland/Carroll-County-hearing-on-Academy-of-the-Lost-Arts-daycare-and-retreat-continues-to-Aug-27-after-combined-presentation","https://secure.pipeline.soar.com/6482300-9caf694b0a5af8d3e69019182e746ced/orig.mp4?Expires=1771176068&Signature=MibNvEirfKXQDZteQEctxCD6fxrqChGh2HG67Nm~8DmAvd546Zxa2TEGryGEs5yVipyWDBqEB-moR0EATA97tY2vvolG26KF7ITMQ9MT19SGE4g6n~bUCoR75YcMQVkNbadLF5J3lE~NiLgdjd52CZiVzFURw5jMhrwa-wqmm7jrkLacQjamQSErJ3utShJ1hKbJ0cbAERkscxZpb5K7~DdT6FUU3Rj46ns3KWEykLNaabEKXs3QOmTX6LrTaxdphY1O-Y1MpDmi2Ktr-yY8Ukcj2MrdX01uR51NTIWNyamdpdmBOezwwGwFBEg7MqQ5EP9CXYA8O08uSi6cu76t-A__&Key-Pair-Id=KUT5TJCACFTXG","The Carroll County Board of Zoning Appeals combined two related conditional‑use applications for the Academy of the Lost Arts at 2840 Cox Ridge Road and accepted the jointly submitted record, then continued the hearing with testimony and evidence taken on July 30.

Applicant Gabrielle (\"Gabby\") Balassone, founder of the nonprofit Academy of the Lost Arts Inc., asked the board for conditional‑use approval to operate a nature‑based preschool during weekdays and an adult retreat/wood‑shop program on evenings and weekends. Balassone said the nonprofit will use the 37.83‑acre parcel for outdoor classrooms, greenhouses, small animal enclosures and occasional overnight camping for pre‑registered groups and that the proposal emphasizes low‑impact, nature‑based instruction. \"I come before you today as a mother, a member of the Westminster community, with a dream of building a nature based preschool and retreat center in the heart of Carroll County,\" Balassone said in testimony.

County staff memos in the record show multiple support letters from residents and organizations, and planning staff told the board the project was \"consistent with the Carroll County Master Plan as amended in 2019\" for the uses proposed. County Environmental Health commented the proposed use \"may not be acceptable unless it is demonstrated that there is an adequate water supply and adequate area for the installation of an initial and 2 replacement septic systems for the proposed use and any existing uses of this property.\" Zoning and development‑review staff noted a site plan may be required; permits and inspections staff said permitting and building review items will be addressed during the site‑plan and permit process.

Opponents, represented by attorney Clark Schaefer, focused on site‑specific questions and asked for a combined hearing because two cases (case numbers 6570 and 6571) concern the same property and common evidence. The board voted to combine the two dockets and adopt the evidence for both cases. After testimony from the applicant and staff, the board paused the hearing and set a continuation for Aug. 27 at 9:00 a.m. to take additional evidence and to allow time for engineering and site‑plan details requested by the board and agencies.

At the July 30 session Balassone described the academy’s plans in detail, including three classrooms with an estimated licensed capacity (based on Maryland State Board of Education ratios) for as many as 63 children across the three rooms, requiring a staff complement the applicant said would fit licensing ratios; she also said the site plan shows 25 parking spaces that would exceed licensing and staff requirements. Balassone said the retreat operations will run small, preregistered adult classes and weekend workshops and would maintain quiet, low‑impact programming.

Board members and the applicant agreed the application needs further engineering and site‑plan detail in several technical areas (septic/perk testing timing, water supply, sight‑distance and access, stormwater and the scope of parking and traffic). The applicant acknowledged some project items — including a potential driveway‑widening alternative — would be refined in the site‑plan process. The board accepted written exhibits and letters and instructed that the record remain open pending the next hearing date.

The board did not make a decision on the merits at the July 30 meeting. The record shows the board accepted applicant exhibits, agency comments and public letters and set a site visit and a continuation for August 27. The applicant and opponents may file additional materials requested by staff in advance of the continued hearing.","The Board of Zoning Appeals combined two related cases for the Academy of the Lost Arts at 2840 Cox Ridge Road (a conditional‑use daycare and a retreat facility), accepted evidence and public comment, and continued the hearing to Aug. 27 for further testimony and review.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6482302,"Carroll County BZA denies variances to convert barn at 334 N. Tannery Road into accessory dwelling",1210,3483000,4693000,"/Search/View?dp=1&key=5499872-032efc1403a60cd336d3f7cad70561ef&start=3483&end=4693","https://assets.pipeline.soar.com/5499872-032efc1403a60cd336d3f7cad70561ef/thumbnail_3483000.jpg","/articles/6482302/Carroll-County/Maryland/Carroll-County-BZA-denies-variances-to-convert-barn-at-334-N-Tannery-Road-into-accessory-dwelling","https://secure.pipeline.soar.com/6482302-f5320f5a8a1393b0d5aebde5d175a353/orig.mp4?Expires=1771176068&Signature=RGICrx9SQDoekIp5EZ1a~JBBegQRzwSUN5DpvvZcwhHibK7LcFupiZ7sfxqMkaoAKRJDK7SAZZ-Sk0cMNsQG7SxTfeI4IKE7daAFxKFAFU8~HBYGieXCO-yzARdxBCv0TruxVqDPcS-bTtFc3~VfT6RenJmc-KaF-cPbk3OxP8TVIlpvQpg9MHjn6z2XoibzHBhS1tDJoYG4fQBwA3oO~IJ-2YC~XJwJ9a9tfX31FnkkGEftO6deIkW2qU2wIXl8SK4tVah~NR51uV~vLgUd063YjPMIpJxINUtOPfVOJL1CwYxJbHRAIkQaqHtAPdNd6gqGzZnQDTMSmYPKfSsdWw__&Key-Pair-Id=KUT5TJCACFTXG","The Carroll County Board of Zoning Appeals on July 30 denied a request to allow conversion of an existing barn at 334 North Tannery Road in Westminster into a detached accessory dwelling and staff housing.

The applicant, Peter Denning, asked the board for four variances so he and his wife could renovate the 100‑year‑old barn and live on its main floor while continuing to operate a recovery‑home ministry on the same parcel. Denning told the board the plan would provide close onsite housing for Shepherd’s Homes staff and lower his household costs so he could retire and continue mentoring men in recovery. \"We are seeking the variances to utilize the existing 100 year old barn built like Noah's Ark as my wife and I's personal residence on the Main Floor at the access road level as staff housing,\" Denning said in testimony.

Neighbors opposed the request at the hearing, telling the board the property had been in poor condition and that recent work altered a shared driveway and worsened stormwater and access for adjacent houses. Joanne Malinowski testified the property is \"in shambles\" and said she had photos of damage and changes to the lane. Lisa Green, who lives uphill from the site, described grading and dirt piles that blocked access and cut phone and utility lines; she said a porta‑potty had been used at the residence for an extended period. Green also said the owner had altered a historic common‑use right‑of‑way and left neighbors without the pullover area they rely on.

County permitting staff had noted work done without final permits and required that permits be obtained for new and completed work, and Environmental Health said the proposed use \"may not be acceptable unless it is demonstrated that there is an adequate water supply and adequate area for the installation of an initial and 2 replacement septic systems\" for the proposed and existing uses. Denning said contractors pulled some permits but that the county file still listed unresolved permit issues; he testified he intended to obtain all required permits.

Board members discussed whether the accessory‑dwelling code — which limits detached accessory units to 1,000 square feet and two bedrooms, and requires the property owner to occupy the principal or accessory unit — fit the facts for existing structures. Some members said the existing barn and house layout could justify relief; others said the application asked for too many departures from the accessory‑dwelling standards. After discussion the board voted to deny the variance requests. A motion to deny was made and seconded; the chair announced, \"In case 6572, the board decide the board hereby denies the request for the variances.\" The board said its oral decision will be followed by a written decision within 30 days and explained appeal rights to the circuit court.

The denial leaves the property in its current status; neighbors and the applicant may pursue further administrative or court remedies, and any future request to alter use or structures will have to address the outstanding permit and health‑department concerns.

Evidence and public comments entered into the record included county agency memos, letters of support for Shepherd’s Homes and photographic exhibits submitted by neighbors. The board also noted a site visit is tentatively scheduled for July 16, 2025 for cases on the agenda but the accessory dwelling matter was decided in open session.

The county staff comments in the record note unresolved permitting and septic constraints that contributed to the board’s discussions; the board’s written decision will state the legal basis for denial and outline appeal rights and deadlines.","The Board of Zoning Appeals denied four variance requests to convert an existing barn into a detached accessory dwelling and staff housing for Shepherd’s Homes at 334 North Tannery Road after neighbors raised concerns about permits, driveway access and site condition.","actionData","errors"]

Article not found

BZA approves conditional use for 31‑unit retirement village near Piney Ridge Parkway

Carroll County hearing on Academy of the Lost Arts daycare and retreat continues to Aug. 27 after combined presentation

Carroll County BZA denies variances to convert barn at 334 N. Tannery Road into accessory dwelling