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Commission tables Bell Arbor townhouse concept amid interparcel access dispute with neighboring Willow's Run
Summary
The commission tabled the Bell Arbor concept site plan (approximately 51 townhouses) after public works and neighboring developers disagreed about where an interparcel connector should be located; the commission asked the applicant, Public Works and the adjacent developer to resolve circulation and access alignment issues.
The Planning Commission on Jan. 28 tabled the Bell Arbor concept site plan (CSCP 0713200013) for roughly 51 townhouses after commissioners and neighboring developers raised major circulation concerns related to an interparcel connector and ingress/egress alignment with adjacent Willow's Run subdivisions.
Staff described procedural history, including the county’s recent amendment of water and sewer categories and Maryland Department of the Environment approval, and summarized outstanding issues: mitigation at the Maryland Route 5/Willows Road intersection, the precise alignment of a connector road shared with the adjacent development, and completion of required site improvements. The applicant’s representative, Jerry Nuckelby, said his firm updated the plan to respond to Public Works’ January 10 letter, which requested a specific connector location and a permanent turnaround at a prior connector shown farther north.
Willow's Run representatives and counsel (R. Barrett and Associates) told the commission they were not contacted in advance about the connector relocation and warned that shifting the interparcel connection would concentrate most townhouse traffic through the single‑family Willow's Run streets, creating design and circulation problems and encouraging left‑turn movement patterns onto Willows Road. They argued the original interparcel location previously shown and reviewed would better distribute traffic and fit the overall circulation plan for both projects.
Public Works had directed certain connector locations in a written comment; developers and counsel asked staff and Public Works to coordinate with both developers to find a solution that preserves two separate access points on Willows Road where feasible and avoids routing the majority of multifamily traffic through lower‑density single‑family roads. Commissioners agreed the matter needed resolution before concept approval and voted to table the Bell Arbor plan so applicant, Public Works and the adjacent developer could try to reach an engineered, coordinated solution; the commission requested a future briefing that includes Public Works analysis of sight distance, circulation alternatives and the rationale for the connector placement.
