Planning commission clears Piney Ridge age‑restricted villas plan to go to Board of Zoning Appeals

The Carroll County Planning and Zoning Commission voted May 20 to approve determinations on density, exterior design and site layout for the Piney Ridge Parkway age‑restricted villas and forwarded the developer’s conditional‑use request to the Board of Zoning Appeals.

The project, presented by Kirsten DeMarple of the Bureau of Development Review, is a proposed 31‑unit age‑restricted (55+) townhouse community on roughly 6½ acres in Eldersburg, south of Route 26 between Johnsville Road and Piney Ridge Parkway. The plan shows 31 townhouse‑style condominium units, with about 14 units accessed from Freedom Avenue and the remainder from a private drive off Piney Ridge Parkway. DeMarple said the proposed setbacks meet the single‑family standards for the zoning district and that the site will be merged from two parcels prior to final approval.

The developer and project team said the plan includes sidewalks tying into existing sidewalks, on‑lot parking (two‑car garages and two driveway spaces per unit), and forest conservation for portions of the wooded northern corner. DeMarple told commissioners engineering and roads review found traffic generation for the project did not meet the county threshold to require a traffic‑impact study; staff estimated a maximum afternoon peak of 18 trips for the full development. The site plan shows 124 parking spaces provided on site where the code would require about 62 spaces for this unit mix.

Why it matters: the county’s “retirement village” provisions require the Planning Commission to determine density, exterior design and site layout before a conditional‑use hearing at the Board of Zoning Appeals. Those determinations, if approved, become the baseline the BZA will consider for the use.

Commission discussion focused on design and neighborhood character. Commissioner Lester said the long rows of attached units appeared “dense” and urged the developer to consider breaking some building runs into smaller groups of three or four units rather than continuous runs of six or more. He said that doing so would improve the visual appearance and provide more perceived green space. DeMarple and the developer’s representatives — including Jeff Scenero of CMS Associates and landowner Mike Kalanock of JPB Partners — responded that the current plan already staggers some façades and that the design reflects prior changes made to reduce an earlier proposed 54‑unit apartment option into the present townhouse concept.

Commissioners also addressed on‑street parking along Freedom Avenue and emergency access. Staff reported coordination with the county fire protection engineer and roads reviewers; the Office of Public Safety did not recommend additional parking restrictions provided fire apparatus can pass. DeMarple said the plan includes a turnaround to meet fire‑access requirements and that any technical comments from agencies will be addressed during the site‑plan review process.

Motion and outcome: Commissioner Lester moved to approve the planning commission’s determinations regarding density, exterior design and site layout and to forward the conditional‑use request for retirement‑village (age‑restricted) use to the Board of Zoning Appeals. The motion was seconded and passed on a voice vote recorded as 5 yeas, 0 nays. The commission chair said the plan’s density, exterior design and layout should not change materially as the application proceeds to the BZA.

Next steps: With the commission’s determination, the developer may proceed to the Board of Zoning Appeals for conditional‑use review. Staff said the project will continue through technical agency reviews (engineering, roads, stormwater and forest conservation) and that any revised site layout that changes density or exterior design would need to return for additional review. DeMarple said staff will notify the commission when the BZA submission is scheduled.

Commissioners and staff emphasized that public comment had been received in advance and that the commission’s endorsement did not remove the BZA’s independent review of the conditional use or subsequent technical reviews that could require refinements.