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