Convenient | Connected | Community

1. Q: What is the status of the Cromwell Active Adult Community for the Cromwell Property?
   A:In September of 2020 we received approval as an Active Adult Community permitting up to 600 active-adult, age-restricted dwellings. The initial concepts of the age-restricted community include a mix of single-family detached, attached villas and multi-family housing types. In addition, our approval proffered a +/- 4.0 acre public use site that would accommodate a regional library. The project will also incorporate trail-oriented recreation and open space and provide access to passive habitat areas, stream valley buffers, and active recreation amenities. The development of this property will also facilitate a portion of the completion of Lake Linganore Boulevard, a master-planned roadway connecting I-70/Meadow Road with Eaglehead Drive.
2. Q: What is the current amendment being proposed for the Community?
   A:  During this past year, the County has indicated a desire to also locate a Senior Center within the greater Linganore Town Center area.  The Cromwell developer identified several sites for the County to consider and through process of elimination asked the developer for additional ground within the Cromwell PUD that would accommodate a ±25,000 sq. ft. public use Senior Center.   This amendment would locate the Senior Center on the Concept Plan as well as address conditions approval including the timing for the commencement of construction of the overall development.
3. Q: When will this all happen?
   A:The property has to go through an amended PUD zoning process, much like the original rezoning in 2020.  We anticipate it will take the rest of this year (2022) to get the amendment through the Planning Commission and the County Council.
4. Q: When will construction begin on the neighborhood?
   A:We have a condition that was placed on the approved plan that does not permit construction of new homes until 2025.  This was done last minute by the County Council without consulting with us.  We understand the community wants to see the infrastructure, and public facilities brought to this area as soon as possible, that is why we are also going to be requesting the Council reconsider this limitation.  This would allow the master planned road Lake Linganore Boulevard, and both the Library and Senior Center sites to move forward sooner rather than later.   Following the amended rezoning, Preliminary planning and site planning would occur in 2023, with final improvements, plans and site engineering in 2023-2024.
5. Q: Speaking of Lake Linganore Boulevard, what is the status of that project?
   A: We received preliminary plan approval for the road alignment and geometry by the Planning Commission and continue to prepare the improvement plans and secure any necessary permits.  Construction depends on the timing of the development being able to proceed within the Cromwell PUD as well as the adjacent Oakdale Crossing Commercial MXD (land nearest Meadow Road Interchange).
6. Q: How will residents get to the Cromwell Community and/or the planned Library Senior Center Sites, at what locations are their road connections?
   A: There will be a primary full-movement entrance into the Community from Lake Linganore Boulevard, currently planned as a roundabout and depicted on the concept plan. A secondary connection is planned along Lake Linganore Boulevard that may be a right-in/right-out access point. There will not be any direction connection to/from Meadow Road per the existing conditions of approval for the Cromwell PUD.
7. Q: Are you considering affordable housing options as part of the development?
   A:Yes, the County regulations require a certain percentage (12.5%) of the total units in a development to either be constructed as affordable units or to pay a fee-in-lieu to a housing fund that the County manages to support affordable housing. The development team is exploring various allowable options including building some of those units on site.
8. Q: How many stories will the multi-family be? Can we expect high-rise units here?
   A:While everyone has a different definition of high-rise, generally the multi-family market in Frederick County does not support high-rise construction. What is currently contemplated is the more typical low/mid-rise multi-family in the form of 4-5 stories in height, similar to what is being built elsewhere in the County.
9. Q: Are there any regulations regarding light and sound, particularly given the proximity to the high school?
   A:The County has general noise and lighting standards to which each property owner must adhere. The County also has an enforceable noise ordinance. While a school may have increased levels of light and/or sound, it will be up to the individual buyer in Cromwell or any community to recognize the uses, both existing and planned, before buying.
10. Q: Will there be one-level living options, particularly without basements?
    A:While the actual builders have not been selected yet, and we are not at that stage of the plan, the active-adult lifestyle housing is centered around first-floor master bedrooms, with optional living spaces on additional floors. We plan to accommodate a variety of housing options, including single-level condo units. To the extent the market desires single-family without basements, that is a decision the builder may be able to make/provide.
11. Q: Are there any additional fire stations planned in the vicinity, as this development will add to the existing responses of the current stations?
    A:The Spring Ridge Fire Station is located approximately 1¼ mile from the site. The New Market Fire Station is approximately 3 miles to the east, and a planned fire station is proposed for north of Lake Linganore along Gas House Pike.
12. Q: Are there any historic structures on the site?
    A:The existing house on the Cromwell Farm was inventoried as part of F-5-18 by Frederick County as part of a Maryland Historic Sites Inventory effort but was not recommended by Maryland Historic Trust (MHT) for eligibility.
13. Q: Does the County have restrictions or requirements relative to renewable energy and any waterways on-site?
    A:The County does not have renewable energy regulations that would require a certain amount of solar or other type of renewable energy to be provided. These are individual decisions a homeowner would make on their respective property. The County does have programs to assist homeowners in those decisions through the Office of Sustainability. The County has however, recently required new residential construction to provide certain electrical connections for a future homeowner who may want to install an electric vehicle charger on their property. With respect to the waterways, the County does have stormwater management requirements, a waterbody-buffer requirement that limits development impacts along certain waterways, as well as a Forest Resource Ordinance to protect, maintain, and plan forest in certain conditions.
14. Q: Will this new development be part of either the Lake Linganore PUD or the Oakdale Village MX property and their respective HOA’s as it directly abuts both?
    A:No, this will be a separate entity with a separate HOA. The fees and dues structures will likely be different based on the level of amenities and programs that are offered for the age- restricted development. It is common for adjoining Communities and their HOA’s to have common areas that abut, and we have found, once established, the responsibilities to maintain their respective areas is worked out.
15. Q: Will Meadow Road connect to Eaglehead Drive?
    A:No, the developer has no plans to connect these roads; the topography is not favorable to do this in an appropriate manner, and it is not needed for any traffic capacity.
16. Q: What are the future plans and timing for any improvements to Meadow Road and I-70?
    A:The first phase of Meadow Road westbound on-ramp to I-70 has been open to traffic. The second phase is under construction and is expected to be open this year. Traffic signals are part of the initial design plans along this stretch and would be linked or synchronized in an effort to minimize delays.
17. Q: Who are the applicants for the Cromwell?
    A:Elm Street Communities (www.elmstreetdev.com), Founded in 1977, with offices in McLean, Ellicott City and Annapolis, has been active in Frederick for over 2 decades. Currently developing Eastchurch, Landsdale and Lake Linganore.
18. Q: How long has this area been planned for growth?
    A:This property was first identified for development in the 1972 General Plan, with the 1984 Comprehensive Plan a Neighborhood Center was also introduced. This was carried forward in the 1990 Countywide Plan update and continued to be refined and confirmed in the 1993, 2006 and 2008 Regional Plans, as well as the Comprehensive Plans in 2010 and 2012. The planned development of these properties have also been maintained in the current 2019 Comprehensive Planning effort, “Livable Frederick” which recently received a recommendation of approval from the Planning Commission.

• To support the build out of the Linganore PUD and the development of the Town Center to create a civic focal area for the Linganore community.
• How to facilitate improvements to the I-70/Meadow Road Interchange?
• To consider viability of MD 144/Old National Pike as an arterial connection and how to maintain its designation as the Historic National Scenic Byway.

This Plan proposes the build out of the Town Center as envisioned in the Countywide Comprehensive Plan. The proposal to include a public-use site for a potential library/senior center will serve as a civic focal point of the community. It draws upon the existing public uses and will benefit from the proposed active-adult community. The improvements to the I-70/Meadow Road Interchange will benefit from the additional funding sources from the proposed development. The viability of MD 144/Old National Pike will be enhanced with the completion of LTC Boulevard. LTC Boulevard will pull traffic off of the historic road and onto this master-planned road to access the regional road network via I-70. Further, the proposed PUD rezoning plan supports a number of goals and policies of the Comprehensive Plan that will be presented as part of the application.