(3/25) Emmett Ridge, a 48 single-family-home development proposed off Irishtown Road, went before the Planning Commission in February to request plan approvals. Three major plans were highlighted: their Forest Stand Delineation Plan which catalogs the site’s environmental features, their Preliminary Forest Conservation Plan where the specific strategies for retaining, protecting, and reforesting a potential site are outlined, and their Preliminary Subdivision Plan which shows how the land will be divided into lots, streets, and other areas.

The 11.49-acre subdivision is zoned as "R2 medium density," meaning each lot must be a minimum of 8,000 square feet. Last June, the Board of Appeals did approve a variance allowing the developer to reduce the lot sizes and setbacks down to 6,000 square feet, citing challenging topographic conditions and existing land use constraints that limit the ability for the developer to adhere to the Towns’ lot dimensions ordinance.

Joe Ceci of Fox & Associates, who designed the plans, assured the Commission that the entirety of the Development would be built in a single phase. He said they hoped to begin land preparation in early 2026 and have the earthworks completed later in the year. The actual construction of the homes would likely take a while depending on how quickly they sell.

The biggest setback for the Development is the lack of space in the schools, particularly the elementary school, as they do not meet the Adequate Public Facilities Ordinance (APFO) standards at this time. The APFO assesses how a proposed development will impact public facilities to include water, sewer, schools, and emergency services. "The School Adequacy Test was provided on February 21st, showing that the Project does not meet APFO school standards at the elementary level," said Town Planner Najila Ahsan.

Commissioner Tim O’Donnell, an avid proponent of replacing the Town’s elementary school said, "My concern is the quality of what the students receive in the building and an overcrowded school is not a great thing." He asked what would happen if Frederick County Public Schools (FCPS) isn’t willing or able to reassign students. "There are schools in the County that have over 100% capacity so that’s really up to the County," replied Ahsan. "But FCPS is not going to approve this, I mean they don’t have jurisdiction over this project." In response to this concern, the Town Staff has requested FCPS determine the viability of redistricting to accommodate the subdivision and the students that would potentially come with it.

Other concerns for the Development include water and sewer taps and traffic increases. Although the Town has sufficient water and sewer capacity to support the proposed development, water and sewer taps are not guaranteed until they are either purchased or secured through a Multi-Year Tap Agreement according to Ahsan.

A traffic study was done for the subdivision, and results showed the intersections operate at acceptable levels of traffic even at peak times. Although Irishtown Road will be widened to 32 feet, Davis questioned the "bridge" which is essentially a large concrete culvert pipe farther down Irishtown Road and how widening the road will affect it.

Nicholas Decampo, of DRB Homes, said replacement of the "bridge" is not in the plans, however, repaving will be done. "I think we need to find a way to get that [replaced] because that’s going to be a serious pinch point with a wider road," said O’Doneell. "You’re going to have faster travel; they’re going to be braking hard." Commission members also questioned the strength and current condition of the concrete culvert running under the road with the additional traffic the Development will bring in and thus requested the Town’s Engineer, RK&K, review the bridge’s current condition and determine if any replacement needed to be done at the Developer’s expense. With this condition in mind, the Commission conditionally approved the plans.