(4/21) The Planning Commission met in April with Jim Thuman, the Housing Project Coordinator from the Frederick County Students Construction Trades Foundation, Inc., to discuss the concept plan for a four-home subdivision on George Street and Goldsboro Place. The Program provides high school students an in-field learning experience in construction-based programs where they build a home with their own hands. The student housing projects include skills in carpentry, computer aided design, construction, electricity, heating, ventilation, and air conditioning (HVAC), plumbing, landscaping, masonry, and cabinet making.
The homes that are built by the students must pass the same government inspections as other buildings in Frederick County. After they pass inspections, they are opened to the public for tour and then eventually put on the market to be sold. The proceeds are reinvested into the Program to be used for future projects.
The current project being presented to the Commission involves two lots on George Street and two on Goldsboro Place for a total of 1.47 acres. According to Staff Liaison Susan Hauver, the big issues of concern are an existing storm drain on lot one and two, and open space requirements. The storm drain poses questions because, although not necessary to extend the drainage pipe around the property line (it currently sits on the edge), according to the Town’s engineer, it was highly suggested to do so. If they do not extend the pipe, a swale would be appropriate to funnel any water away from the property even though it would not be very atheistically pleasing. Neighbor William Eger was adamant that the property does flood which could be an issue if the storm drain remains in its current condition.
The second issue is the requirement for 25% of the development to be set aside for open space. Hauver explained that, years ago, when the requirement was implemented, it was likely that the impact on smaller developments such as this one were not considered. She pointed out that any forestation, easement or storm water management counts toward the required open space. Thuman assured the Commission that his engineer said they could make the 25% work if required. Chair David Ennis suggested the Foundation apply for a waiver to avoid fulfilling the requirement.
For residents present at the meeting, the bigger issue is the time it will take for the four homes to be finished. "Our students build on a two-year schedule," said Thuman. This means that the four homes could take eight years from the start of construction to finish. He also said they do not work over the summer and have much shorter days, averaging about four hours a day on site.
Resident Emily Kilmon, who lives across the street to the potential site, raised concerns over the size of Goldsboro Place and its ability to manage more traffic. "Goldsboro Place is not wide, it is two cars wide, that’s it," she said. "You can’t widen Goldsboro so how are you going to get two more houses worth of traffic coming and going on what is essentially a driveway." She also was concerned over the noise that eight years of construction would bring to the neighborhood. Thuman assured everyone that everything is done "by hand" or at the school, if possible, which means no loud tools, such as nail guns or pneumatic tools, are necessary.
Brittany Eger who lives directly next to the proposed lots, was concerned about the security of the properties during closed hours. "We are right behind the train station and the train station has a lot of vandalism," she said. She questioned what security measures Thuman would take to keep the site, as well as the closest residences, safe when the site was closed for the night. Thuman said he has security cameras at all of his sites and has never had a problem with security at his other projects. He also pointed out that once the exterior is finished, the landscaping portion will be done so it will at least look finished on the outside and less likely to have security issues.
To mitigate the long build timeframe, Member Russell Winch asked if the projects could be accelerated to reduce the impact on the neighbors. Thuman replied that he would have to discuss it with his board. In the past they used to do a house a year, but back then there was less hands-on experience and more of just watching from the students. "Now students do 80-85% of all the work, that's why we switched to a two-year schedule," he said. Because the Program is a non-profit, they also have to be sure the finances are in order before they start building.
Thuman will be taking the Commissions comments and the residents’ concerns into consideration and return with a fully laid out plan when ready.
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