Carroll County BZA hears retreat and daycare application; applicant agrees to 18-foot driveway, 100-foot buffer and monitored queuing

During a Carroll County Board of Zoning Appeals hearing on consolidated cases 6570 and 6571, the applicant for a proposed retreat facility and an alternative conditional daycare use told the board she would withdraw a variance request for the driveway width and would widen the driveway to a minimum of 18 feet if either conditional use is approved.

The applicant, identified in the record as Miss Balazone, also described operational commitments intended to reduce neighborhood impacts: a staff‑monitored queuing lane that the applicant’s witnesses said can hold 13 vehicles, ongoing study of shuttle vans to reduce vehicle trips, and an operational buffer of roughly 100 feet around the property that would be off‑limits to students and retreat attendees.

Why it matters: The proposals raised safety and process questions from neighbors and their counsel about traffic, sight distance on Nicodemus Road, and whether the changes the applicant described were the same as the application that was advertised. The board heard technical testimony from a traffic engineer and a site engineer about vehicle operations and possible improvements, and the chair overruled an objection that the applicant’s changes required reapplication and re-notification.

Traffic and engineering testimony

Carl Wilson, a traffic engineer with Traffic Group Incorporated, testified that using the Institute of Transportation Engineers (ITE) trip rates and the applicant’s figure of 60 students, the site would generate about 48 total morning peak‑hour trips (about 25 inbound, 23 outbound) and about 47 total afternoon peak‑hour trips (about 22 inbound, 25 outbound). "For 60 students, we're projecting 48 total morning peak hour trips and 47 total PM peak hour trips," Wilson said while explaining the ITE methodology.

Wilson said the posted speed on Nicodemus Road is 40 mph and that a typical Carroll County design speed (posted plus 10) would be 50 mph if a formal speed study is not done. He testified that measured intersection sight distance shown in the materials was about 380 feet — consistent with a 40 mph design speed — but that the driveway, measured from a 15‑foot setback as used in standard sight‑distance checks, currently does not meet Carroll County sight‑distance criteria. He added that vehicles commonly pull forward closer than 15 feet to obtain needed sight lines and said county engineering could require embankment/vegetation trimming or other fixes if the project is approved.

Martin Hackett, president of CLSI (the applicant’s civil/land planner), introduced site drawings and turning‑movement diagrams produced by his firm and described a plan to widen the shared access to 18 feet, add a 20‑foot radius at the entrance taper, and use AutoTurn modeling to show that passenger vans and similar vehicles can make required turns. Hackett said the property is roughly 37–38 acres, contains an existing building and outbuildings, and has about 25 parking spaces on existing paved areas — a count he said meets the code (one space per 10 children plus employee spaces).

Applicant commitments and neighborhood concerns

Miss Balazone told the board she would: withdraw the driveway‑width variance from her original filing; widen the driveway to at least 18 feet if a conditional use is approved; submit a queuing diagram (13‑car capacity) and a driveway diagram prepared by CLSI as exhibits; staff the queuing lane at peak drop‑off and pick‑up times; investigate use of shuttle vans; and propose a 100‑foot operational buffer along most property lines.

Neighbors and counsel pressed the applicant on outreach and notice. Attorney Mister Schaeffer (who identified himself as representing neighborhood residents) objected on due‑process grounds, saying the changes described at the hearing were not in the filed/advertised application and that citizens who inspected the file would not have seen them. The chair overruled that objection on the record, citing past BZA practice that applicants sometimes make concessions or operational changes during hearings and noting the board can impose conditions.

Public questions included safety topics (weapons, archery, campfires, wildcrafting/bushcraft) and whether such activities would be part of the retreat program. The applicant told the board that archery and similar activities are not part of planned programming; campfires and outdoor cooking, listed in earlier application materials, are now limited and would require special permits if pursued; and outdoor cooking would be moved to indoor kitchen spaces unless a permit is obtained.

Procedure and next steps

Several exhibits were entered or offered: the traffic engineer's resume and qualifications were admitted; Hackett's CLSI plans and an AutoTurn turning‑movement diagram were presented and authenticated by Hackett. The board and applicants agreed the project, if approved by the BZA, would need to proceed through Carroll County development review and the Bureau of Engineering to resolve detailed design matters including any required sight‑distance work. Wilson and Hackett said those engineering design steps — including a speed study and right‑of‑way coordination — would occur only if the BZA approves the conditional use(s).

The hearing did not reach a final vote on either conditional use during the portion of the transcript provided. Late in the session the board paused the hearing so an interpreter could be rescheduled and agreed that the matter will be continued and re‑advertised for a full hearing day at a later date. The record shows the board will notify parties of the new hearing date and that the applicant must coordinate any required engineering submittals with county reviewers.

Ending

The BZA paused the proceedings and instructed staff and the parties to reschedule and re‑advertise a continued hearing so interpreters and all parties can participate. If the board later grants either conditional use, engineering approvals through Carroll County development review will be required to confirm sight distance, driveway geometry and other safety measures.