W. Mont. Cy. Citizens Ass'n v. Planning Bd.

West Montgomery County Citizens Association v. Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission No. 579, Sept. Term, 2019 Opinion by Leahy, J. Administrative Law > Judicial Review of Agency Decision > Montgomery County The Maryland Code (2012), Land Use Article (“LU”), § 23-204(d)(1)—which applies to preapplication and preliminary submissions in Montgomery County only—requires the Planning Board to “state the grounds for disapproval in the records of the county planning board.” (Emphasis added). The statute does not specify what the Planning Board is required to state in approving a preliminary plan. Administrative Law > Judicial Review of Agency Decision > Montgomery County Section 50-35 of the Montgomery County Subdivision Regulations, under which the Applicant elected to have her Preliminary Plan reviewed, likewise does not explicitly direct the Planning Board to render written findings on the criteria for approving a preliminary plan. Section 50-35 does, however, set limitations on the Planning Board’s authority to approve a preliminary plan and requires the Planning Board to consider certain factors.

Administrative Law > Judicial Review of Agency Decision > Montgomery County We hold that, for purposes of enabling judicial review, if the administrative record and the Planning Board’s final determination reflect that the Planning Board considered all of the factors and conditions required by the applicable provisions of the Land Use Article and the Montgomery County Subdivision Regulations in approving a preliminary plan, the Board’s final determination need not restate all facts upon which it rests. Administrative Law > Sufficiency of Agency Determination > Montgomery County The Planning Board was required to do no more than determine whether the Preliminary Plan fulfilled the requirements of § 50-35 of the Subdivision Regulations. Circuit Court for Montgomery County Case No. 451996-V REPORTED IN THE COURT OF SPECIAL APPEALS OF MARYLAND No. 579 September Term, 2019 ______________________________________ WEST MONTGOMERY COUNTY CITIZENS ASSOCIATION v. MONTGOMERY COUNTY PLANNING BOARD OF THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION ______________________________________ Kehoe, Leahy, Adkins, Sally D. (Senior Judge, Specially Assigned), JJ. ______________________________________ Opinion by Leahy, J. ______________________________________ Filed: October 29, 2020 Pursuant to Maryland Uniform Electronic Legal Materials Act (§§ 10-1601 et seq. of the State Government Article) this document is authentic.

Suzanne Johnson 2020-11-02 09:20-05:00 Suzanne C. Johnson, Clerk The West Montgomery County Citizens Association (“WMCCA”), appellant, along with eight neighboring homeowners (the “Neighbors”), filed the underlying petition for judicial review challenging the decision of the Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (the “Planning Board”), appellee, approving a preliminary plan filed by Sara A. Vazer (the “Applicant”), co- appellee. The Applicant proposed to subdivide a 2.77 acre property on Glen Mill Road in Montgomery County (the “Property”) into two lots with the intention of building one residence on each. The Planning Board Staff (“Staff”) recommended conditional approval of the preliminary plan in a report posted on May 25, 2018. Staff concluded that the proposed subdivision met the applicable requirements contained in the Subdivision Regulations, Chapter 50 of the Montgomery County Code (“Subdivision Regulations” or “Chapter 50”),1 and in the Montgomery County Forest Conservation Law, Chapter 22A of the Montgomery County Code.

(“Forest Conservation Law” or “Chapter 22A”). The WMCCA and the Neighbors filed written objections to the preliminary plan with the Planning Board. 1 On November 15, 2016, the Montgomery County Council adopted Ordinance No. 18-19, which replaced Chapter 50 in its entirety, effective February 13, 2017. The ordinance provided that any preliminary plan application that was “filed and certified as complete” before the effective date of the ordinance could, “at the applicant’s option, be reviewed under the Subdivision Regulations in effect when the application was submitted.” Because Applicant filed her preliminary plan application on February 22, 2016, she was able to, and did, opt to have it reviewed under the Subdivision Regulations in effect prior to February 13, 2017. The Planning Board held a public hearing to consider the application and the associated Preliminary Forest Conservation Plan on June 7, 2018.

WMCCA and the Neighbors testified in opposition, but the Planning Board ultimately voted to approve the preliminary plan and accompanying Preliminary Forest Conservation Plan, with conditions. On July 2, 2018, the Planning Board issued Resolution No. 18-045 (the “Resolution”), which certified the Planning Board’s conditional approval and described the Planning Board’s related findings. WMCCA and the Neighbors filed separate petitions for judicial review in the Circuit Court for Montgomery County. The Planning Board filed a motion to consolidate, which the court granted on November 1, 2018.

The court held a hearing on February 8, 2019 and subsequently affirmed the decision of the Planning Board in a written decision issued on April 29, 2019. Although the Neighbors did not appeal from the court’s decision affirming the Planning Board, WMCCA timely appealed and presents three issues for our review: “I. In Resolution MCPB No. 18-045, did the Board make findings and conclusions sufficient to permit adequate judicial review of the validity of the plan the following on three claims made by WMCCA [sic]?” “A. Proper stream buffer standards and calculations under the applicable environmental guidelines were not employed by Staff, resulting in erroneous approval of the Application.” “B. Proper wetland buffer standards and calculations under the applicable environmental guidelines were not employed by Staff, resulting in erroneous approval of the Application.” “C. The record fails to show that the Application is in compliance with the Piney Branch Sewer Agreement Covenant.” 2 “II. Was the Board’s plan approval free of legal error with respect to WMCCA’s three claims of violation of controlling environmental regulations?” “III. Did the Applicant demonstrate the requisite ‘undue hardship’ necessary for the requested tree variance?” For the reasons that follow, we affirm.

BACKGROUND The Property The Property is located on Glen Mill Road, which is “classified as a Rustic Road.” It is zoned RE-12 and is situated within an area of Montgomery County governed by the 2002 Potomac Subregion Master Plan (the “Master Plan”). The Property lies within the Watts Branch watershed and a portion of the Piney Branch Stream crosses the Property, placing it within the Piney Branch Special Protection Area (“SPA”). As stated in the Staff Report, “[t]he Piney Branch stream flows from the north, under Glen Mill Road, and enters the [] Property from a box culvert under Glen Mill Road.” The report further describes the Property as slop[ing] upwards from Glen Mill Road and the Piney Branch stream valley and level[ing] out in the southwest corner of the Property[.] The Property contains a total of 1.54 acres of forest. Within this forested area and within 100-feet outside of the property lines, there are 40 trees equal to or greater than 24” diameter breast height (DBH).

Of those 40 trees, 14 are 30” DBH or greater (specimen tree). 2 The RE-1, or Residential Estate-1, zone is a Residential Detached zone. Montgomery County Zoning Ordinance, Chapter 59 of the Montgomery County Code (“Zoning Ordinance”), § 59-4.4.6 (2014). Section 4.4.6(A) specifies that the “intent of the RE-1 zone is to provide designated areas of the County for large-lot residential uses” and the “predominant use is residential in a detached house.” The minimum lot area for detached houses in the RE-1 zone is 40,000 square feet. § 59-4.4.6(B). 3 *** In addition to the Piney Branch stream, there is an existing hydraulically isolated pond located along the eastern side of the Property adjacent to the stream. The pond does not directly empty into the stream and is separated from the Piney Branch stream with a small berm.

The pond outfalls onto the [] Property immediately to the south[.] In addition to the stream and pond, there is a very small wetland area associated with the stream measuring approximately 175-square feet in size located southeast of the pond. As we explain in further detail below, WMCCA claims the wetland area is much larger because, WMCCA contends, the pond cannot be considered an area that is isolated from the stream. The Preliminary Plan Application On February 22, 2016, the Applicant filed an application for approval of Preliminary Plan No. 120160180 (the “Preliminary Plan”) for the subdivision of the Property, which was an unplatted and unimproved parcel, 2.77 acres in size. The purpose of the Preliminary Plan was to create two lots that could accommodate two single family homes.

Under the proposed subdivision, Lot 1 would be 1.00 acre, or 43,602 sq. ft., and Lot 2 would be 1.77 acres, or 76,994 sq. ft. The lots would be accessed through a shared driveway from a single access point off of Glen Mill Road. The Applicant requested a variance from Chapter 22A to remove four trees from the Property and to “impact” the critical root zone of one other tree. The Applicant had obtained a sewer connection for the Property, but due to restrictions under the Piney Branch SPA, could not obtain approval for an additional sewer hookup for Lot 2 without signing a Piney Branch Sewer Agreement Covenant.

On May 4 30, 2017, Applicant signed the Covenant, agreeing to “protect the water quality and minimize environmental disturbance” on the Property in accordance with the Piney Branch sewer development recommendations developed by the Piney Branch Technical Advisory Group and the Montgomery County Department of Environmental Protection (“MCDEP”). On April 1, 2016, the Neighbors, “all contiguous and several adjacent homeowners,” wrote the Planning Board to express their objection to the two-lot subdivision of the Property. While expressing, as WMCCA puts it, “qualified receptiveness” to a one-lot subdivision, the Neighbors listed several reasons for their opposition to the proposed two-lot subdivision. Notably, the Neighbors contended that “[e]nvironmental constraints on the [] Property in this Piney Branch Special Protection Area . . . do not support creating two irregularly-shaped lots”; “[t]his two-lot plan proposes a pattern of development that is inconsistent with the [] Master Plan and is incompatible with the established surrounding residential community”; “[t]wo sewer connections, much less crossing a wetland buffer, the stream valley, and the stream itself to make any connection, are at odds with the restricted access for this environmentally sensitive area”; and “[t]he existing forest will be seriously compromised, all the more so with two lots[.]” Subsequently, the Applicant amended and resubmitted her Preliminary Plan, keeping the proposed two-lot subdivision.

On November 9, 2017, the Neighbors wrote the Planning Board a second time to oppose the resubmitted Preliminary Plan, asserting that, “the few changes that have been made to the Plan are completely unresponsive to the Neighbors’ expressed concerns.” They explained in a detailed seven-page letter, with exhibits, why “[f]actoring together all 5 of the[] environmental resources that dominate the [] Property, it [wa]s obvious that the [] Property cannot support two buildable lots.” The WMCCA sent its written objection to the Planning Board a few days later. WMCCA pointed to several characteristics of the Property: This Piney Branch stream channel runs through the 2.77 acre parcel which lies entirely within the Piney Branch Special Protection area. Environmental constraints impact the entire parcel and include the stream bed, 100 yr. flood plain, wetlands, stream buffer, and 2 areas of steep slopes each with more than 25% slopes. It is heavily wooded – 1.54 acres are forest and it contains 26 specimen and significant trees.

WMCCA contended that “each of these [characteristics], and especially when taken together, so constrain the buildable area of the parcel that 2 houses cannot be constructed.” WMCCA’s main points were: 1. The Stream Buffer Must Be Expanded to Meet SPA Requirements (because the 125’ stream buffer was too narrow and should be expanded to at least 150’ due to slopes on the property in excess of 25%). 2. Wetlands Must Be Further Delineated (because the pond cannot be considered an “isolated farm pond” and should have been delineated as wetlands, requiring an expanded buffer within the SPA). 3. The Application Fails to Demonstrate Compliance with the Provisions of the Required Piney Branch Sewer Agreement Covenant (because the application does not identify dedication of a “buffer corridor” of at least 100 feet from the stream). 4.

The Proposal Fails to Meet the Section 22A-21 Requirements for a Tree Variance (because Applicant cannot demonstrate that she would suffer “unwarranted hardship” if she could not remove four of the largest specimen trees). 6 Agency and Staff Review On April 14, 2017, the Rustic Roads Advisory Committee unanimously recommended approval of the Preliminary Plan, based on a determination that the “use of a single driveway to serve two residences [would] act to minimize potential visual impacts” on Glen Mill Road. The Department of Permitting Services for the county (“MCDPS”), in a letter dated May 25, 2017, indicated that it had reviewed the Water Quality Inventory for the Preliminary Plan and determined that it was “acceptable,” but that certain items would “need to be addressed during the detailed sediment control/stormwater management plan stage[.]” On April 5, 2018, MCDPS further approved the Preliminary Plan on the basis of “Fire Department [a]ccess and [w]ater [s]upply.” As stated in a letter dated March 1, 2018, the Montgomery County Department of Transportation had reviewed the Preliminary Plan and recommended approval, subject to certain comments. In a letter dated April 29, 2018, MCDEP informed the Planning Board that it had reviewed the Applicant’s variance request under the relevant provisions of the Forest Conservation Law. Making the necessary findings under Chapter 22A, the agency recommended that the “granting of the variance in this case would not confer a special privilege on this [A]pplicant” and that “the disturbance of trees, or other vegetation, as a result of development activity is not, in and of itself, interpreted as a condition or circumstance that is the result of the actions by the [A]pplicant.” MCDEP recommended that the Planning Board find that the Applicant qualified for a variance, “conditioned upon meeting all ‘conditions of approval’ pertaining to variance trees recommended by [Staff], 7 as well as the [A]pplicant mitigating for the loss of resources due to removal or disturbance to trees[.]” Staff, in turn, recommended approval of the Preliminary Plan, with conditions, in a report completed on May 25, 2018.

Among the conditions was a requirement that the Applicant comply with the conditions of approval for the Preliminary Forest Conservation Plan, to be approved as part of the Preliminary Plan, and that the Planning Board accept the recommendations of the other county agencies. Staff made five major findings in the report. First, Staff determined that the Preliminary Plan “substantially conforms with the recommendations of the 2002 Potomac Subregion Master Plan[,]” which “provides no specific recommendations for the [] Property other than maintaining the RE-1 zoning which would continue the large lot residential appearance of the planning area.” Second, Staff found that “[p]ublic facilities will be adequate to support and service the area of the approved subdivision.” Third, Staff concluded that the “sizes, widths, shapes and orientations [of the proposed lots] are appropriate for the location of the subdivision, taking into account the recommendations of the Master Plan, the recommendations of the Rustic Road Advisory Board as well as other County Agencies, and for the building type (single family homes) contemplated for the Property.” Fourth, Staff found that “[t]he Application satisfies all the applicable requirements of the Forest Conservation Law[.]” Lastly, Staff noted that the “Preliminary Plan received an approved water quality inventory from the Montgomery County Department of Permitting Services[.]” 8 Staff also examined the Applicant’s variance request and observed that the impacts to the five trees at issue for the construction on the lots were “unavoidable,” as the “location of the proposed homes ha[d] been moved as far as possible out of and away from the environmental buffers on t[he] Property.” As a result, Staff concluded that “not being able to request a variance to remove these 4 trees and impacting 1 other would constitute an unwarranted hardship on this Applicant to develop the [] Property.” After making the variance findings required by the Forest Conservation Law, Staff recommended approval of the variance. In another section of the report, entitled “Citizen Correspondence and Issues,” Staff indicated that it had received the three letters from the Neighbors and WMCCA in opposition to the Application.

Staff attached the letters to its report, noting that the concerns focused on “primarily environmental issues, as well as lot pattern, and the number of allowed sewer connections.” Staff proceeded to address the environmental concerns that “the stream buffer is incorrect[,]” “the forest will be negatively impacted by the two lot subdivision[,]” and “the Application fails to comply with the provisions of the Piney Branch Sewer Agreement Covenant.” Staff explained that, “[a]s specified in Table 1, page 8 of the Environmental Guidelines, the stream buffer for a Use Class I/I-P stream is 100 feet.” Because the Watts Branch Stream is a Use Class I/I-P stream, Staff continued, the Applicant’s proffered 125-foot stream buffer was accepted and approved. Staff referenced the extensive findings contained in the report to support its determination that “the Application [met] all the requirements of Chapter 22A which establishes the requirements pertaining to the preservation of forest in Montgomery County.” Lastly, Staff explained 9 that MCDEP was allowing a single connection to public sewer “[b]ecause the Piney Branch Sewer Agreement Covenant ha[d] been filed in the Land Records[,]” and was “allowing an additional sewer connection . . . based [on] the fact that the [] Property granted a portion of the easement necessary to construct the Piney Branch Trunk Sewer.” Next, Staff addressed the remaining concerns, which included the lot pattern, the harmony of the development, house spacing, and park proximity. Staff noted that the “lots proposed in th[e] Application are not as extreme a shape as a flag lot, but are similar to some of the irregular shape lots to the south of the [] Property.” As to the concerns “regarding the Subdivision Regulations[’] purpose to create ‘harmonious development and promote the health, safety, and welfare’ in Section 1.1[,]” Staff stated that the “intent of the Subdivision Regulations is to achieve the purposes stated in Section 1.1 via the tools provided in other sections of the Subdivision Regulations . . ., and by extension, the Zoning Ordinance.” Thus, “[o]nce these adopted standards have been achieved, the Subdivision Regulations and Zoning Ordinance consider any application to have met the purposes stated in their introductory sections.” Turning to house spacing, Staff expounded that, “[u]nder the current plan, the houses will be approximately 50 feet apart at their nearest point” which would “meet all of the setback requirements in the zoning ordinance.” Finally, although the “surrounding neighbors suggested that there could be a public interest” due to the Property’s proximity to Glen Hills Local Park, Staff stated that the Parks Department “ha[d] not provided Staff with comments opposing th[e] Application, nor did they express interest in acquisition for public land.” 10 Proceedings before the Planning Board The Planning Board held a hearing on the application for approval of the Preliminary Plan on June 7, 2018. Staff gave a presentation and concluded by recommending approval of the Preliminary Plan with conditions.

The Neighbors then testified and presented their concerns about the Preliminary Plan. Next, Susanne Lee, a representative of WMCCA, presented the four issues that the WMCCA was most concerned about: (1) the “stream buffer and how it’s calculated”; (2) the “wetlands and how they are calculated, and their buffers”; (3) “[t]he covenant which the [Applicant] had to enter into, . . . the Piney Branch Sewer Agreement,” which “adds additional requirements in the 200-foot buffer”; and (4) “how [the Planning Board was] applying the unwarranted hardship exception for variances under the Forest Conservation statute.” Ms. Lee presented photographs in support of her points. For example, she presented photographs of the vegetation in the area around the pond showing “it’s a supersaturated area, . . . it’s full of water, and [] it’s got vegetation that you find in a wetlands area.” Ms. Lee relied substantially on the Guidelines for Environmental Management of Development in Montgomery County (the “Environmental Guidelines”), a publication approved by the Planning Board in 2000, for her arguments regarding the stream buffer and the wetlands. Following WMCCA’s presentation, the Planning Board chair asked Staff to address the four points Ms. Lee presented.

Doug Johnson, whose job title is “Environmental Reviewer,” explained how the Staff obtained their stream buffer calculations and stated, “I believe that [] it’s probably just a different interpretation of what we have in the Environmental Guidelines which is causing some of this confusion.” Regarding the 11 wetlands, Mr. Johnson said he “would have to defer to the Applicant’s wetland expert to answer those questions.” However, Mr. Johnson explained: In most cases when wetlands appear on a Forest Conservation Plan they are within a protected stream buffer, so we’re not overly concerned about being technically correct in defining the wetland, and then applying the 25-foot buffer that the State requires because the area is already protected as it is. It is going to go into easement anyway. Alan Soukup from MCDEP also testified that he had evaluated whether the sewer connection was compliant with applicable environmental rules. He explained that, according to the plan worked out through the Washington Suburban Sanitary Commission (“WSSC”),3 the Applicant was to “provide a single main extension connection within the existing right-of-way of the sewer line, and then when it gets up out of the flood plain then it bifurcates into two service connections.” Following further discussion about the sewer connection, the Planning Board asked about the covenant, and Mr. Soukup explained that the 200-foot buffer Ms. Lee mentioned was only “encouraged” in the covenant agreement, which “unfortunately, perhaps [] leaves it in the hands of whoever is deciding what is going to be allowed or not allowed on this property.” Finally, counsel for the Planning Board, Matthew Mills, responded to Ms. Lee’s concern about the unwarranted hardship standard, noting his beliefs that the standard she proffered did not apply to the Planning Board’s decision.

He asserted that “it is not self- 3 Mr. Ryan Sigworth, Senior Planner, added that under the Applicant’s initial plan, “the hookup to the trunk line would have required stream crossings, and more, and it would have been more environmentally detrimental.” The Applicant, he said, had to pay for a second WSSC review since the redesign “had radically changed in terms of the sewer extension[.]” 12 inflicted hardship to ask for something that is permissible under the Zoning Ordinance or the Subdivision Regulations.” Counsel for the Applicant presented next, and the Applicant, as well as the Applicant’s civil engineer and environmental scientist, were present to answer questions. At the close of counsel’s presentation, a commissioner expressed her opinion that the Planning Board “should not approve two lots here” because the orientation of the proposed subdivision would lead to neighboring properties that are “too close to each other.” The vice-chair expressed a contrary opinion, stating, “I don’t think that[,] as much as I would prefer a different solution[,] that we should reject the design of this house when it complies with all the requirements, these two lots, it complies with all the requirements of the law.” At the close of the hearing, the chair moved to approve the Preliminary Plan “with the additional condition that the building line be moved back 10 more feet” to create a setback of 45 feet for Lot 1, instead of the minimum 35 feet required by the Subdivision Regulations, and “to ensure that at the time of final Forest Conservation Plan that the screening is maximized consistent with the [plan and] the other considerations that go into the afforestation[.]” The Planning Board voted unanimously in favor of the motion. The Planning Board’s Resolution The Planning Board issued Resolution No. 18-045 approving the Preliminary Plan with conditions, on July 2, 2018. The Resolution set forth the conditions for approval, including requirements that the Applicant:  Comply with the conditions of approval for the [Preliminary Forest Conservation Plan], which the Planning Board approved as part of the Preliminary Plan, including 13 that Applicant must record a Category I Conservation Easement over all areas of forest retention;  “[S]ubmit a five-year Maintenance and Management Agreement approved by the M-NCPPC Office of General Counsel” prior to the start of any demolition, clearing, grading, or construction on the []Property;  Comply with each of the recommendations by the Montgomery County Department of Transportation;  Show on the record plat all necessary easements, including all common ingress/egress and utility easements, as well as “a thirty-five (35) feet of dedication from the centerline of Glen Mill Road along the [] Property’s entire frontage”;  Comply with each of the recommendations set forth by MCDPS “in its Final Water Quality Inventory letter dated May 25, 2017”; and  Include the 45-foot rear yard building restriction line on Lot 1 that had been discussed during the hearing prior to the submittal of a Certified Preliminary Plan and Record Plat.

The Resolution noted that the Planning Board, “having considered the recommendations and findings of its Staff as presented in the hearing and as set forth in the Staff Report,” “hereby adopts and incorporates [the Staff Report] by reference.” The Planning Board then set forth its findings, starting with its determination that the Preliminary Plan “substantially conforms to the Master Plan,” which “provides no specific recommendations . . . other than maintaining the RE-1 zoning [that] would continue the large-lot residential appearance of the planning area.” The Planning Board further determined that the Preliminary Plan also “meets all applicable sections of the Subdivision Regulations” expounding that [d]ue to the topography and other environmental conditions on the [] Property, the area most suitable for buildings is the flatter area on the southwest corner of the Property. This location for homes enables gravity feeding of the proposed public sewer extension. Furthermore, this building 14 location pushes the homes away from the Glen Mill Road, which is a goal and recommendation of the Rustic Road Advisory Board. While these lots are irregularly shaped, there are other irregular shaped lots in the vicinity of similar size.

The Planning Board finds that the lot shapes remain in keeping with the character of the neighborhood. The Planning Board concluded that the Preliminary Plan satisfied the applicable requirements of the Forest Conservation Law. To meet the “reforestation/afforestation requirement of 0.46 acres,” the Planning Board noted that the Applicant proposed to “install[] afforestation plantings of 0.28 acres within the stream buffer as required under Section 22A-12(e)(3) . . . and submit[] a fee-in-lieu payment for the remaining 0.19 acres.” The Planning Board then articulated the findings necessary to grant the Applicant the requested variance to impact the five trees. In particular, the Planning Board found that the variance was “not based on conditions or circumstances which are the result of actions by the Applicant”; rather, it was “based upon the existing site conditions, current health conditions of the trees, and necessary design requirements of th[e] preliminary plan application.” Moreover, the Planning Board noted that the three trees “within the alignment of the proposed entry drive” and another “located adjacent to the proposed house on Lot 1 . . . are in declining health and the impacts of construction will only accelerate their decline, causing these trees to eventually become hazard trees.” 15 Proceedings in the Circuit Court The Neighbors and the WMCCA filed separate petitions for judicial review in the circuit court under Maryland Rules 7-202 and 7-203.4 Sara Vazer and the Planning Board filed responses under Rule 7-204, noting their intention to participate in the actions.

The Planning Board filed a motion to consolidate the cases, which the court granted on November 2, 2018. The court received memoranda from the Planning Board, the Applicant, the Neighbors, and WMCCA. Following a hearing on February 2, 2019, the court took the matter under advisement. On April 29, 2019, the court issued a written opinion and order affirming the Planning Board’s decision.

In her written opinion, the judge determined that the Planning Board’s Resolution was adequate for purposes of meaningful judicial review and rejected as “without merit” WMCCA’s allegation that the Planning Board is required to provide a point-by-point refutation to the challenges to the Preliminary Plan. The judge, quoting extensively from the Staff Report and from the proceedings before the Planning Board, concluded that “[t]here is substantial evidence in the record that would enable a reasonable mind to understand how the Planning Board came to [the] conclusion” that the Preliminary Plan adequately protected the Property’s stream buffers and steep slopes. The judge also 4 Though standing was not contested below, we note that the Neighbors and WMCCA had standing to request judicial review of the Planning Board’s decision pursuant to Maryland Code (2012, 2016 Supp.), Land Use Article (“LU”), § 23-401(a)(1)(ii), which provides that, in Montgomery County, “judicial review may be requested by . . . a person or municipal corporation that appeared at the hearing in person, by attorney, or in writing[.]” WMCCA is a “person” within the definition provided in LU § 14-101(k). 16 deferred to the Planning Board’s determination regarding the farm pond located on the Property, and noted that Applicant’s expert’s submission dated March 6, 2018 contained in the record “was unrebutted as the Petitioners did not offer their own expert to