03/22/2025
Cross & Company is the developer of the proposed Albert Meadows neighborhood in Thurmont, Maryland. Here are some updates:
Albert Meadows Concept Two, now Version Two, creates a new neighborhood on the entire 24-acre property. The concept plan is subject to annexation of the approximate 16 acres of the property located in Frederick County, with such acres being for the past 17+ years in both the Town of Thurmont’s and Frederick County’s designated growth area for the Town (as R-5 High Density Residential). Version Two has been issued to address the Town Planner’s comments from January 2025.
The new concept plan for Albert Meadows features:
• 11 single dwelling homes abutting the neighboring adjacent R-2 single dwelling homes, so that like housing abuts and is visible from like housing.
• 35 two-story “Senior Independent Living Villa” Townhouses, with a ground floor primary bedroom and bath (and other “age in place” architectural features), abutting the neighboring age 55+ condominium apartments and townhouses in the 30-year-old Albert Courts community that is also zoned High Density R-5.
• 54 three-story open market townhouses placed on the downhill of the property to reduce their vertical mass visibility. These homes are meant to cater to families & individuals wishing to step onto the ladder of homeownership in the Town of Thurmont at a price point lower than new single-family homes.
• A 60-unit Senior Assisted Living Facility (with Memory Care) three story building including social, dining, and therapy amenities, located near the neighboring age 55+ community and overlooking County Agricultural Residential Preserve ground to the east. This would be the first dedicated Senior Assisted Living Facility in Thurmont.
This plan for Albert Meadows is at a density of 4.6 units per acre in a long planned R-5 area that would allow 9.9 units per acre, i.e. a density of less than half of what might be allowable, and equivalent to the Town’s R-2 zoning density.
Further, the new proposal density is reduced by 43.50% from the prior plan density the Thurmont voters overturned in 2023.
Public Water capacity and Public Sewer capacity are available and adjacent to Albert Meadows, ready to serve the new community economically and efficiently.
Frederick County Public Schools (FCPS) report that Thurmont schools are operating below capacity, with enrollment at between 74% and 53% of state rated capacity. The new children resident at Albert Meadows will not significantly change these low enrollment numbers.
Trip generation / traffic count by residents of Albert Meadows onto the public roads of Thurmont is expected to be lower than that estimated for the prior proposed higher density community the voters overturned in 2023.
The worst intersection measured in the prior Traffic Impact Studies in 2021 and 2022 was the northbound lane of Apples Church Road at North Carroll Street. The projected change resultant from the prior higher density plan went from an eight second average delay in the intersection to a nine second delay.
In all likelihood, the creation of Albert Meadows as now proposed will mean existing local residents may have to endure an additional ONE SECOND delay at this intersection.
Today’s Maryland Department of the Environment (MDE) regulations require that Storm Water Management (SWM) be addressed by Environmentally Sensitive Design (ESD) to the Maximum Extent Practicable (MEP). Albert Meadows will follow these rules for both SWM quality and SWM quantity.
Importantly, there is also ground set aside within the annexation area of Albert Meadows Concept Two to provide for a negotiated solution to the absence of a permanent and legal storm water management facility for the up-terrain Albert Courts Community.
The Thurmont Planning Commission will hold both a “Workshop” and a “Public Hearing” about the Albert Meadows annexation Concept Plan on Thursday 27 March 2025 at 6:00pm at the Thurmont Town Office. Please come join the discussion about:
• An existing property owner’s right to sell and use their property in accordance with long-published Town and County guidelines.
• How to address the shortage of housing in Frederick County and in Maryland by providing a variety of new housing types at different price points, adhering to Federal & Maryland Fair Housing Laws that prohibit discrimination in the provision of housing types.
• How to fairly respect existing Thurmont citizens’ desire to limit growth and change in their town.
Onward!
Cross & Company is a family held Veteran Owned Small Business (VOSB) Real Estate Investment, Development, Management and Brokerage company in Frederick, Md since 1997. We create new mixed use intergenerational neighborhoods & commercial opportunities.
