History of Monrovia Town Center PUD (Planned Unit Development)
The land in question known as 75-80 Dragway Strip Properties and Monrovia Town Center was originally approved for a 55 and older active adult community. It was given approval by a prior Board of County Commissioners back on September 28, 2006. The Adequate Public Facilities Ordinance (APFO) was met since no school aged children were expected to move into the development.
In April 2010 the BOCC adopted a Comprehensive Plan, two years in the making, intended to preserve the rural, cultural and historic character of the county. With that plan the Monrovia Town Center PUD was zoned back to agricultural. 75-80 Properties LLC, filed civil action against the Board of County Commissioners seeking $50 million dollars in damages. The case was denied on March 10, 2010 by District Judge, Richard D Bennett.
On July 15, 2011 an application was filed by Roy Stanley & Seventy Five and Eighty Properties LLC, Seventy – Five and Eighty Dragway, Inc and Wilcoms Family Partnership. They were seeking the restoration of all land use entitlements and water and sewer plan designations.
Submitted on December 3, 2012 was a consideration to accept a petition to enter into a Development Rights and Responsibilities Agreement (DRRA) for the Monrovia Town Center PUD on 457 acres. The plan includes 1,510 all-age residential units, 930 single family detached with the balance of units as attached or townhome, and /or multifamily units as high as 8.8 per acre. With an additional 180,000 square feet of commercial space.
The developer will donate (not build) a high school site of 49 acres right near high tension power lines. If the county desires to use it as a school site or other purpose the county shall be responsible for all development and construction. Along with that, the developer has opted to pay mitigation fees in regards to a failed school study.
In September 2012 the current BOCC changed an ordinance in the APFO law. If the school study fails, the developer can pay the county a fee in order to continue with the development. Regardless what the impact would be on the schools that the incoming children would attend.
The State Highway administration (SHA) has authority over MD-75, I-70 and I-270. There are no future plans or monies to fix, change or widen any of these roads. The county does not have rights to them or the funds needed to make such changes.
What the applicant has offered is minor changes to only the area surrounding the development. Future costs from this development will come from tax payers, not the developers.
History of Landsdale PUD (Planned Unit Development)
Formerly Green Valley Active Adult Community
Landsdale PUD was originally approved back in 2004 as an active adult 55 and older community.
The Adequate Public Facilities Ordinance (APFO) protected our roads and schools. That is why the land was rezoned from agriculture and approved for development. This past year, 2012 the developer filed application to change the age restriction to an all age residential with 1,100 homes, 800 single family and 300 townhouses. At that time the APFO law protected the community from developers being allowed to build if it would overcrowd our
schools and highly impact roads.
September 2012 the current BoCC changed an ordinance in the APFO law to give developers an option to pay mitigation fees as a way to bypass a failed school study. And put in escrow funds to pay as needed for road improvements.
This project will be supplied by a sewer connector that is to be built by the developer and to be sent to the Ballenger Creek Kinney Waste Water Treatment Plant. The plant does not have the capacity to hold this and other developments that are planned around Frederick County.
The County has plans to update the treatment plant in order to accommodate the new homes. However, this will be at the cost of tax payers not the developers.
Click on the name to review documents:
Challenges with the CSX Bridge on MD 75
Graphic showing signs surrounding the approaches to the bridge: