(9/20) After the September election, the Town Council approved the Comprehensive Plan with a 20-acre portion of land available for development. The approval took place after a lengthy public hearing where many residents pleaded with the Commission to not approve the Plan. Some asked the Council to let the new Council (and whomever was on it) take over the responsibility.
The Plan has been sent back and forth between the Planning Commission and the Town Council many times, with the concept of "no-growth" a key concern. The 115-acre Staley property sits at the center of the issue. Walkersville residents have pushed for removing the farm from the Plan all together and leaving it zoned as it is, Industrial Agricultural.
Planning Commission members have voiced their concerns over leaving the property this way because an Industrial Agricultural zoning means warehouses or solar panel fields could be built in the neighboring communities’ back yards. A full Agricultural zoning would only allow 20-25 units for development dotted throughout the town and not on controversial farmland.
One highly controversial option mentioned at Planning Commission meetings included changing the Industrial zoning portion to High Density Residential zoning. This would allow 90-110 units, a concept many are against. After Planning and Zoning Administrator Susan Hauver explained the properties natural characteristics (it is partially on a flood plain and oddly shaped) made it more likely to have less residential units (more like 75-100), the Planning Commission agreed on the High Density Residential Agricultural zoning for the Staley property and sent the Plan to the Council for final approval.
At the September 9 Town Council meeting, the commissioners listened to 15 residents’ opinions on the Plan. While most pleaded for "no-growth," some asked for the Council to consider designating some space for future development. Many commented on traffic issues, the lack of infrastructure necessary to provide for new residences and the loss of the "small town feel" so desirable in Walkersville. Residents asked the Council to forward the Plan on to the next group of commissioners because they felt it was too rushed and it didn't honor what the residents really wanted. Resident and newly elected Commissioner Chris Reagen pointed out, "We just had a highly contentious election where three challengers finished in the top," he said. "It is clear the people do not want growth."
Commissioner Gary Baker considered Mr. Staley’s property "not a prime option for development at all." He felt that if 60 Townhouses were to be built on the 20-acre portion of the property, it would not impact the Town's school system or traffic issues that much. He also mentioned that the Staley property was essentially all the Town has available for development after the rejection of other properties.
Commissioner Betsey Whitmore-Brannen agreed with Baker that 60 Townhomes wouldn't impact the Town’s roads or school system that much. However, with the impact of Frederick City also sending students to Walkersville schools, she said, "this is the only thing that we can control." She urged the Council to listen to what the residents want, as that is the Council’s responsibility.
Commissioner Tom Gilbert, who has voted against the Plan in the past, explained that there are many safeguards put in place against putting in a development before the appropriate infrastructure is available. "Schools, roads, and other services will be tested and if not meeting the standard, development will be stalled," he said.
He also pointed out that the revised plan reduced the residential acreage from 120 to 25, which is an 80% reduction in growth. In terms of number of houses, it would be 350 units down to 60, which is a reduction of 83%. He also supported resident Lori Himes’ suggestion of adding in senior condos to the 60 townhomes. Doing so would reduce pressure on schools. Gilbert voted for the Plan this time, stating, "I believe the path forward is to adopt the revision - creating the possibility of less than 2% growth over the next ten years, I believe at an average of six townhomes per year, this can be easily absorbed if conditions are met and there will be little inconvenience."
Commissioner Mary Ann Brodie-Ennis pointed out that the Plan has been in the works for four years. She commented on the other properties that were considered for development, and all were rejected. She agreed with much of what Gilbert said.
Burgess Chad W Weddle finished the discussion by describing the Comprehensive Plan as "a proposal." If someone wished to act on the proposal, they would need to come back to the Council and request the property be rezoned to meet the proposal.
The Council voted 3 to 2 with Weddle breaking a tie to approve the Comprehensive Plan. The Council now needs to sign and approve the resolution before the next meeting in October.
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