FNP: citizen questions city permitting the Tough Mudder, and links bad planning to votes of current elected officials

 Put blame in the right place

(Frederick News Post, Sept 23, 2012)

The traffic snarl and resident complaints regarding the Tough Mudder race held at Crumland Farms last weekend are not the story of an organizer who misled anyone. It is the story of incompetency among Frederick city and Frederick County officials. On Sept. 5, an article inThe Frederick News-Post quoted Tough Mudder media representative Ashley Fallick as stating the event is expected to attract approximately 27,000 people. In that same article, Frederick city Economic Development Director Richard Griffin remarked, “Having 27,000 folks here for the Tough Mudder Race this weekend is sure to increase hotel room nights and sales at restaurants and other retail establishments.” He goes on to say, “Additionally, it highlights Frederick to folks from other places as a great place to live, invest and do business.”

Were these individuals misquoted? I doubt it. Regardless, Mayor Randy McClement and Police Chief Kim Dine claim they were caught off-guard and the debacle was a result of poor planning on the part of Tough Mudder LLC. When an organization from outside of Frederick applies for a permit and the city grants it, should they not assume the officials would understand the implications of said permit? Are McClement and Dine unaware of the issues we face on U.S. 15 every day? Were they shocked that 27,000 people going to a parking area off Willow Road could pose a problem? Should it have been their responsibility to recognize the possible problems more than an out-of-town organization that is bringing its business to Frederick? And why is the local government being so difficult about revealing the details of the permit to the public? It is laughable that Alderwoman Karen Young, an elected city leader, was, by her own admission, not even aware that two major events were scheduled for Frederick on the same weekend. What about County Sheriff Chuck Jenkins, who seemed to sense there might be work involved? He made sure to keep the mud off his hands.

But this was only one event on one weekend that went wrong. What is more frightening is that several of these individuals are behind the annexation of several farms in the area, including the race venue, Crum Farm, so that the lands can be developed heavily. These are the people that claim issues regarding school crowding, congested local roads and highways, and public safety will be addressed satisfactorily once thousands more housing units are added to the area.

How many portables are already on our public school grounds? How often is traffic congested on 15 and other main roads in the area? How well-staffed are our police forces and other emergency response organizations? Last weekend, Frederick city’s leadership proved they were incapable of ensuring a decent quality of life for residents of the city and county. Sadly, I am glad this weekend’s events wreaked so much havoc on Frederick. Consider it training. It is the kind of discomfort we will need to get used to in the coming years. As Commissioners President Blaine Young stated in the Sept. 7 edition of The Frederick News-Post, the annexation and further development of local Frederick farms “supports the best aspects of Smart Growth,” the urban development plan initiated in Maryland under Democratic Gov. Parris Glendening in the ’90s. That is a rather ambiguous remark, for it overlooks the worst aspects of the Smart Growth initiative. A week ago Saturday was just a taste of what is to come in the all-too-near future of Frederick, and I fail to see anything smart about it — or the elected officials behind it.

DONNIE CORNELL

writes from Frederick.

FoFC: facts on northern annexations

Annexation facts

Originally published March 18, 2012

O

In Sunday’s (March 4) letter regarding the Crum and Thatcher annexations and development the author says, “I feel if built as advertised it should help traffic and give added tax base to both the city and the county.” I don’t know what advertising the author refers to, but wish to provide some facts to the story — so that citizens know the truth about Frederick city’s northern development that might not be as transparent as the advertising. They are:

No plan adopted: Frederick city did not adopt a plan for the development of these properties. The city is required by law to provide a thorough analysis for the impacts of the planned development (on schools, roads, emergency services, rivers and sensitive areas), how impacts will be mitigated and who will pay for them. There is no plan.

No traffic plan: It will cost an estimated $3.5 billion to solve our current road crisis in Frederick County. U.S. 15 improvements are estimated at $904 million. Who will pay to ensure that U.S. 15 can accommodate the 11,000-plus additional car trips each day from the Crum development alone? We don’t know, there is no plan.

No infrastructure standards: Recently, the Frederick County Commissioners passed an ordinance that allows developers to enter into binding Developers Rights and Responsibilities Agreements with the county instead of adhering to standards of an Adequate Public Facilities Ordinance (APFO). What was a requirement to provide basic public services to accommodate development is now a back-room deal between commissioners and developers. Do commissioners always consider our best interests? You can make the call on that one.

No need: The existing 20-year county plan meets state residential growth projections by allowing for 36,000 new homes in Frederick County without the Crum development. That’s a lot of homes. The Crum development was pitched as critical housing for the Fort Detrick newcomers — but those people are already here, living in existing homes. So there is no need for the Crum development. More recent 2011 housing projections say that we have over projected by about 25 percent — so there is much less of a need for new homes now than there was just two years ago!

Higher taxes: The cost to extend and maintain public services well exceeds the revenue gained off the expanded tax base.

Janice Wiles

Friends of Frederick County

 

Plaintiffs in northern annexation case ask that Frederick City comply with judges order

January 2012- In compliance with the official court order by Judge Stepler in December 2011 (Official court transcript 12-8-11),  Defendants, Frederick CIty, provided admission responses.  Plaintiff review deemed that several of the answers were inadequate, and have  (on Febr 2, 2012) requested that the defendants comply and answer plaintiff’ questions.

On the horizon: There is a trial scheduled for mid October 2012.

 

A review of the lawsuit:  FRIENDS OF FREDERICK COUNTY V THE CITY OF FREDERICK (JUNE 2010)

Thatcher and Crum Legal complaints that address urban sprawlFriends of Frederick County and 21 city and county resident taxpayers  filed a complaint against Frederick City alleging that the Crum and COPT/Thatcher annexations are unlawful for three reasons:

  1. 1.  The City of Frederick failed to meet the requirements of State law as the City did not provide a plan for how they will pay for all public facilities necessary to accommodate the annexations and their development.
  2. 2.  The City of Frederick – as part of its resolutions – changed the zoning classification of the annexed property from agricultural use to substantially different uses with a density more than 50% greater than the original agricultural use. State law prohibits a municipality, for a period of five years following an annexation, absent the County’s consent, from changing the annexed land to a substantially different use or to a density more than 50% greater than the prior zoning authorized.  The County has not given its consent.  The change of zoning classification is in violation of this and other provisions of State law.
  3. To annex the properties, the City of Frederick amended its Charter.  However, the Charter Amendment fails to meet the requirements of State law, which provides that a Charter may not be amended by reference to its title or section only, and that the amendment must show how the Charter section being amended would read after it has been changed.

The Complaint requests the Circuit Court to:

  1. Declare the Crum and COPT/Thatcher annexations unlawful and void;
  2. Declare the change of zoning classifications of the Crum and COPT/Thatcher properties unlawful and void;
  3. Declare the annexation Charter Amendments unlawful and void; and
  4. Enjoin implementation of the annexations and their change of zoning classifications.

 

Call for your opinion on the northern annexations!

“Classic sprawl…look for problems to come” says Commissioner Gray; Commissioners Young, Shreve, Smith and DeLauter allow Crum and Thatcher Farm development to proceed

Please share your opinion of this today!!

Write 200 words and submit to:

Thousands of citizens petitioned against these developments yet a handful of property owners, lawyers and developers win – and will profit enormously at your expense. This is NOT smart growth.

Read more!

“Classic sprawl…look for problems to come”; BOCC allows development on Crum and Thatcher Farms immediately

Click here for information on the citizen complaint against the northern annexations.

To read more on Thatcher and Crum development plans search either name on the FoFC home page search tab.

Frederick News Post article:  Annexed farmland clear for developing

Originally published January 27, 2012 

By Pete McCarthy

Annexed farmland clear for developing
Photo by Staff file photo by Sam Yu 

This June 2009 photo shows U.S. 15 running left to right with Willow Road perpendicular at lower right. The Board of County Commissioners voted Thursday to allow the City of Frederick to annex the Crum farm, to the left of Willow Road, and the Thatcher property, on the far side of U.S. 15.

The City of Frederick is about to gain some acres.For more than a year, two large farms just north of the city have been approved for annexation, but the city and previous county officials disagreed on zoning so developers were told they would have to wait five years.

The Board of County Commissioners voted Thursday to end that mandatory waiting period and allow the developers to proceed immediately.

The two farms — known as the Crum and Thatcher properties — total nearly 400 acres. Both are north of the city limits along U.S. 15.

Frederick Mayor Randy McClement was at Thursday’s meeting and called the commissioners’ decision a positive one for the city.

“We need the growth area,” McClement said. “Everything is set in place. We are looking forward to the ability to give our residents an opportunity to stay here and work here.”

The city approved annexation of the land in 2009.

The properties are ripe for development, according to Commissioner C. Paul Smith.

“I think this will be a great benefit for the city,” Smith said. “It had been planned for some time.”

Commissioner Billy Shreve said, “I think it is a good example of planning.”

Before significant construction can proceed, the developers would need to make improvements to a U.S. 15 interchange and other road enhancements.

“I think it takes care of the important traffic problems we have,” Smith said.

Construction at either site is still years away. Both developers will need a year or two to finalize their plans, according to land-use attorney Bruce Dean.

The Crum property, just north of Willow Road, is 285 acres, and the plan is to build up to 1,200 homes and a mix of commercial and retail space, said Dean, who represents both developers. Up to 400 of those homes could be built before the interchange is completed, he said.

The Thatcher farm is across U.S. 15 on Biggs Ford Road. The plan there is to build up to 1.3 million square feet of office space, which could result in thousands of permanent jobs, Dean said.

Both developers are excited to get started, he said.

“The focus was the proximity to Fort Detrick,” he said. “That is the No. 1 economic driver in Frederick County.”

Both companies should have plans developed in the next two years, but there is no way to know when construction could begin, Dean said.

“There is no huge impetus to be building a lot of houses right now,” he said. “It’s dependent on economic factors that are out of our hands right now.”

Commissioner David Gray was the lone dissenting vote.

“Classic sprawl,” Gray said. “Look for problems to come.”

Friends of Frederick County — an activist group opposed to the annexation — filed a lawsuit against the city in 2010. The group alleged the city did not properly prepare for the potential growth and did not complete an appropriate plan. The case is still pending in court, Friends of Frederick County Executive Director Janice Wiles said Thursday.

“I still have the same concerns that I had before,” Wiles said, referring to the dangers of added congestion on U.S. 15 and other factors. “Taking good farmland out of production and sprawling out into the countryside is not a good idea.”

 

Citizens speaks out on quality of life and love for Frederick County: asks BOCC for citizen representation

My name is Nicole Chafitz Orr.

My family moved here from Rockville when I was 14, My parents saw the beauty and potential of Frederick. They purchased commercial property, invested in the community and made this place home.We moved to a 90 acre farm in New Midway. As a 14 year old pre-teen, I fought this move and cried for months. I knew that when I was old enough I would “get out of this place”. But as I grew up, what I and many of my friends realized is that Frederick is the most amazing place to live, work and raise a family. Now over 20 years later, I am proud to call Frederick my home.

I want you all to know that I understand your position that you are “doing what you said you would do if you were elected”. You want to be “business friendly” and “create jobs”. I grew up in the business world here in Frederick. My parents own and operate a business here.

If you want to be business friendly then make businesses accessible. Building more commercial and residential space without proper planning will crush existing business. If I have to fight traffic to run simple errands, I will stop shopping locally.

I chaperoned a field trip to Washington Dc today. It took 2 hours to get there. I had plenty of time to notice a Lease sign on almost every building from TJ drive to Rt 109. There is so much space available that is unoccupied. These spaces are in planned business parks that are accessible and STILL they are vacant.

If you allow building without proper planning for schools, you will collapse an already overcrowded system. You have to understand that my son’s school, Lewistown Elementary, can’t handle 1 more student. You can only fit 2 buses in the front at a time. At dismissal, Hessong Bridge road is blocked at the school because of busses and car riders.

You need to know that I didn’t vote for you and don’t have the same vision for Frederick County as you do. You are obligated to be the voice of me, my husband and my 2 young boys. The decisions you make have true, irrevocable impacts on the daily quality of life of every Frederick County and city resident.

I live and work and volunteer here because I can organize my day to be across town in 15 minutes. If new homes and businesses make Rt 15 any more congested or dangerous, I will pull my kids out of activities and stop volunteering because I can’t get places without getting stuck in traffic. Local businesses will suffer if kids aren’t signed up for activities. If I can’t be a part of community activities because it’s impossible to get across Rt 15 what good is it to live here? If I can’t get anywhere, I will stop investing here. When I speak, I speak for my friends who have young kids who can’t be here tonight. You are looking at the future of Fredrick County in me. I shouldn’t have to fight with you to see my side. You are my representative, no matter what my beliefs are. That is the meaning of democracy. You are all responsible to do no harm to this county and leave it in better shape than when you took office.

02-16-2011 Court Proceedings Begin on Thatcher/Crum Citizens’ Lawsuit

On February 16, oral argument will be heard on motions for summary judgment on the complaint filed by Friends of Frederick and numerous residents challenging the validity of the Crum and Thatcher annexations. The attorneys for Friends of Frederick, the City of Frederick, and the land owners will be heard in support of their motions for summary judgment.

Residents filed the complaint last June, charging that the annexations and rezonings are unlawful.  A case in point is the failure by local leaders to prepare and adopt annexation plans, a key legal element that would demonstrate the needed public facilities to serve the annexed areas, and, more important, who would pay for them.  State law requires this essential information to avoid overcrowding of roads and schools, as well as to ensure that the true cost to taxpayers will be known before a decision to annex is made.

The Crum annexation would allow 285 acres of agricultural land to be rezoned and used for 1200 dwellings and 1,300 square feet of nonresidential development. The Thatcher annexation would allow 151 acres of agricultural land to be rezoned and developed for manufacturing and office use. State law does not permit such zoning changes for at least five years, unless the County consents, and the County did not consent in this case.

The court proceedings are open to the public.  ”People who are concerned about dangerous traffic on Rt 15 and over crowded schools may wish to attend.  Our local government needs to follow the law and show the true cost of this annexation and how it will be paid for.  Frederick county taxpayers don’t want to spend our limited tax dollars subsidizing development,” said William Morrow, county resident and Friends of Frederick County chairman of the board.

The oral argument is scheduled to be heard at the Frederick County Courthouse, courtroom # 4, at 9 a.m. on February 16, 2011.

Traffic Monitoring at US 15 and Hayward Rd

A letter from Sheriff Jenkins to Commissioner Young, including statistics on traffic accidents along Route 15 at Hayward Road

Intersection of Route 15 and Hayward Road, Friday 06-18-2010 4:35pm ET

Commissioner Young

As the BOCC liaison to the Sheriff’s Office, I am forwarding you our plan for a proactive enforcement effort on Route 15 at Hayward Road.  The attached email will show you the numbers of property damage, personal injury, and fatal crashes at that intersection from January 2008 through June 9, 2010.  Also, you will see the number of vehicle stops made by this office over the same period at that intersection.  Keeping in mind that Maryland State Police has primary enforcement responsibility on Rt. 15, we have been very active at that location.

We are going to focus our Smooth Operator enforcement efforts during June and July (SHA grant monies) on this corridor of Route 15.  In addition, I am going to direct operations to assign a marked patrol unit to be present along that stretch of Rt. 15 south each morning for the next few months.  With school now out for the summer, we will assign a Deputy from the SRO Program to be there to each morning, to slow down traffic approaching Hayward Road and to target aggressive drivers.   I think that over the next few months we can make a positive impact on the speed of traffic approaching that intersection and hopefully eliminate serious crashes.  We will begin Monday June 14th.

Please share this with your fellow commissioners and our county managers.

Regards

Sheriff Jenkins

_____________________________________________

(from the Sheriff’s office)

Sheriff,

Here is what I found. This link below shows a 6:30 minute clip on planned changes to the intersection. It involves SHA and officials from Frederick City. Some changes will begin this Fall and be completed by Winter. Below are the stats I found in I-leads. Please let me know if you would like me to do anything further. We can talk about enforcement of the intersection in person whenever you want. I also have several other documents which I will copy and give to Sophia that goes along with this report.

Also, we have 4 waves of Smooth Operator grant money already scheduled. I just instructed Lt. Robeson that the deputies working the first two waves in June and July (Eleven, 3 hr blocks in the 6-9 A.M. and 330-630 P.M. ) should focus on this intersection/corridor of Rt. 15 only. Thanks. Troy.

http://www.fredericknewspost.com/video_player/player.htm?url=/media/hayward060610/hayward060610.mp4&id=2459

Frederick County Sheriff’s Office-  Rt. 15 @ Hayward Rd intersection -From January 1, 2008 to June 9, 2010

Vehicle Stops –                                 160

10-50 Property Damage-               6

10-50 Personal Injury-                   0

10-57 Hit & Run PD-                        1

10-57 Hit& Run PI-                           0

10-50 Fatal-                                        0   (One Recon Assist on 06-8-10 that I’m aware of, at request of MSP)

MSP (Maryland State Police)

Vehicle Stops-                                  Unknown

10-50 Property Damage-               61

10-50 Personal Injury-                   24

10-57 Hit & Run PD-                        2

10-57 Hit& Run PI-                           0

10-50 Fatal-                                        1

Note:   According to FNP article in today’s paper, In May, officers patrolling the area for about 30 hours issued 84 citations and 60 warnings, Kitzinger said. Two people traveling south on U.S. 15 have died in crashes at the intersection since 2004, according to an analysis compiled by the State Highway Administration.

FoFC Citizens Join to File Lawsuit Against Frederick City over Thatcher and Crum Annexations

On June 21 Friends of Frederick County announced that it would sue the city over the Crum and Thatcher annexations.

“The legal move comes as more and more citizens have signaled their opposition to exploiting farmland for unnecessary commercial and residential development,”says Janice Wiles, Friends of Frederick County Executive Director. “Developers’ push to build on the Crum and Thatcher properties along (U.S.) 15 continue despite the fact that there are areas available for residential growth and millions of square feet of commercial space within Frederick City that should be built first before expanding outward, and the current roads and infrastructure to support such development.”

The complaint alleges that the annexations are unlawful for three separate reasons:

First, the annexations by the City of Frederick fail to meet the requirements of State law.  State law requires the City to prepare and adopt an Annexation Plan which is to be available at the public hearings on any annexation.  This Plan is to consider, among other things, all public facilities that would be required by the annexation, their location, costs and how to pay for the costs.

The City of Frederick’s approval of the annexations without this required information will result in taxpayers paying increased taxes to cover the costs of the new public facilities and services necessary toaccommodate the annexations and their increased level of development.

Second, as part of its Resolutions of annexation the City of Frederick changed the zoning classification of the annexed property from agricultural use to substantially different uses with a density more than 50% greater than the original agricultural use.  State law prohibits a municipality, for a period of five years following an annexation, absent the County’s consent, from changing the annexed land to a substantially different use or to a density more than 50% greater than the prior zoning authorized.  The County has not given its consent.  The change of zoning classification is in violation of this and other provisions of State law.

Third, to annex the properties, the City of Frederick amended its Charter.  However, the Charter Amendment fails to meet the requirements of State law, which provides that a Charter may not be amended by reference to its title or section only, and that the amendment must show how the Charter section being amended would read after it has been changed.

FoFC and several plaintiffs announced the suit on 6/21 at 3 p.m. at the Frederick County C. Burr Artz Public Library, 110 E. Patrick St. Trust Conference Room.

Frederick County Public Library does not promote or endorse the views of the program, sponsors or presenters.

Why DeAnnex the Crum and COPT/Thatcher Properties?

Download the Deannexation Petition for Charter Amendment Here!

Friends of Frederick County Position on Crum and COPT/Thatcher Annexations into Frederick City

We believe that our county and city should protect the Monocacy River corridor, productive farmland, scenic vistas, and a buffer between Frederick and Walkersville. At this time there is adequate development planned in the existing “pipeline” of future development in the city and we should develop that first, see that it is done in the most economically, socially and environmentally sustainable manner, and evaluate its impact before bulldozing greenfields.  FoFC believes that existing roads to the north are inadequate, congested and dangerous, and there’s no financial plan to solve that anytime soon.

Background

In September 2009 the City of Frederick’s Mayor and Aldermen[1] voted to annex two farms (total 436 acres) along Route 15 north of Frederick City for 1200 new homes and approximately 2.3 million ft2 of non-residential (office, retail, manufacturing, hotel) space. During the Fall 2009 citizens made a good faith effort to gather 20% of city voter signatures to put these annexations to referendum but fell short of our target due to the 45 day time allowed. Judging from overwhelming citizen involvement in that effort and interest in signing the petition for referendum it was clear that citizens of Frederick City do not agree that the development plans for the Crum and COPT/Thatcher properties promote the health, safety and welfare of our city nor county.

Petition to DeAnnex the Crum and COPT/Thatcher Properties

For these reasons, on May 20th 6:30pm Frederick City Hall Friends of Frederick County launches a petition drive for a charter amendment to change the boundaries of the City of Frederick, MD to exclude the Crum and Thatcher properties.This petition effort, to “de annex” these properties, when put on the ballot will give citizens the opportunity to vote their preference.   The petition can be downloaded off the Friends of Frederick County website (http://www.friendsoffrederickcounty.org/by-campaign/petition-deannexation-referendum/ ) and delivered or mailed to our office.  Petitions will be available at events;  petition drop off points will be announced during the petition drive.  Hear what citizens have to say.

Why deannex the Crum and COPT/Thatcher properties from the City limits?

  • Route 15 is one of the most dangerous roads in Maryland – and there is little funding for improvements.  The northern annexations will add 12-15,000 car trips/day to Route 15 and arterial roads.[2] The Maryland State Highway Administration strongly recommended that the cost of planning, design and construction of the Biggs Ford Road interchange be included in the annexation agreements, that cost is estimated at $75-80 million. It was not. The Monocacy Boulevard completion (to cost $75-$80 m) is not even funded yet.[3]
  • There are 3500 homes and millions of square feet of commercial space within Frederick City that should be built first before expanding outward.  These approvals include Brick Works, Northgate, Clemson Corner, Market Square, the Ballenger Creek Center and the SAIC-Frederick/NCI facility.  For a complete list of commercial projects see:  http://www.businessinfrederick.com/site_selection/development.htm
  • The annexation agreements for Crumland Farm and COPT/Thatcher do not adequately address sewer, schools and fire and rescue services. There is no planned sewer service for the Crum and Thatcher properties at this point [4] and no detailed plans for school and emergency services.
  • This farmland has excellent soil for growing food.  If the properties are under Frederick County jurisdiction they will be in an Agricultural Priority Preservation Area (PPA), according to the recently signed Frederick County Comprehensive Plan.

Positions from Voices of Authority

Maryland Department of Planning[5] (7/22/2009) Asks the city to look into potential sewer constraints, the expansive floodplain and the road network impacts in light of the I270/Rte 15 Multi Modal Study.

State Highway Administration[6] SHA strongly recommends that the cost of planning, design and construction of the Biggs Ford Road interchange and park and ride lot be included in the requirements for annexation, as well as dedication of Rte 15 right of way and plans for arterial roads that will need to be constructed once Sunday’s Lane is closed.

Frederick County Board of Commissioners[7] letter dated 9/2/2009 2, 2009:  Without concurrent construction plans for an interchange and the elimination of the at-grade crossings “will only exacerbate an already dangerous situation and jeopardize the safety of City and County residents.” “The Crumland Farm Agreement (pg 5) does not obligate Petitioners (meaning the developer) to fund any portion of the US 15/Biggs Ford Road interchange. The County Commissioners and the State Highway Administration believe the developers, rather than the taxpayers, should pay for this interchange.”  There is no planned sewer to either property.  Absent private funding for a new school this development will worsen school overcrowding.

Frederick County Fire and Rescue Services Division[8] (5/5/2009)on Crumland Farm annexation:  “With the potential increase in traffic traveling to the site, thus requiring vehicles to cross Route 15, the potential for accidents will increase. An increase in accidents on Route 15 may have an effect on the fire and rescue services, therefore, the Biggs Ford Road interchange should be constructed and operational before the first Use and Occupancy permit is issued for the proposed site.”

Town of Walkersville[9] (8/31/2009)  The Walkersville Burgess and Commissioners voted 3-2 in opposition to both the Crum and COPT/Thatcher annexation proposals and urged the Frederick City Board of Alderman to vote to deny them.

Monocacy Scenic River Citizens Advisory Board River Board (5/11/2009) expresses concern about the proposed alteration of the natural landscape in the 100-year floodplain on the COPT/Thatcher property and the disruption of environmental processes and functions that follow from grading, filling, and building in a floodplain—mainly the natural storage and conveyance of flood waters.

Does your organization have a position?  If so, please send it to deannexation@friendsoffrederickcounty.org.


[1] Frederick City Elected Officials, September 2009 (Mayor Jeff Holtzinger and Aldermen Marsha Hall, Alan Imhoff, Kip Koontz, Donna Kuzemchak, Paul Smith), Frederick City MD.

[2] Institute of Transportation Engineers (ITE) Trip Generation Manual, 7th Edition, pp 268-269.

[3] Thomas, John B. (Pers Comm May 2010).  Cost for Biggs Ford Road interchange at Route 15, and the Monocacy Boulevard interchange, Frederick County Division of Planning.

[4] Tax map 57 and 48 at: http://www.frederickcountymd.gov/index.aspx?NID=1326.

[5] Conrad, Peter G., Director, Local Government Assistance, Maryland Department of Planning.

[6] Slater, Gregory I, Director, Office of Planning and Preliminary Engineering, State Highway Administration

[7] Board of County Commissioners, September 2009 (Jan Gardner, David Gray, John L Thompson, Kai J Hagen and Charles Jenkins), Frederick County MD.

[8] Dmuchowski, Michael P, Battalion Chief/Fire Marshall, Frederick County MD

[9] Hauver, Susan J, Planning and Zoning Administrator, Walkersville MD