Frederick Planning Commission Meeting - April 10, 2023

The Frederick Planning Commission met on April 10, 2023, at 6:00 PM at City Hall. The meeting addressed a full agenda including consent items, a continuance, a zoning map amendment, and several new business items requiring site plan and forest conservation plan approvals. All actions were taken after staff presentations, applicant remarks, and public comment periods (where applicable).

Consent Calendar

• Approved the following items unanimously (items A-D):
  • PC13-195-11PND: Architectural Review for Kellerton Land Bay B.
  • PC18-387-05MU: Architectural Review for Bloomfields Age-Restricted Community.
  • PC14-913-08MU: Architectural Review for Renn Quarter Phase 3 townhouses.
  • PC22-1102FSI: Final Site Plan for Belle Air Farm (adding garage options).
• Approved minutes from five prior meetings: February 13, February 21, March 13, March 20, and April 7, 2023. Commissioner Strawson abstained on the March 13 minutes; all other votes were unanimous.

Public Comments & Testimony

• Public comment was accepted on each agenda item. No public speakers appeared for any item; however, written comments were received regarding the Edge Express Carwash, objecting to the number of car washes in the area. The Chair noted that the commission does not regulate market competition.

Discussion Items

• Item E – Continuance: PC21-508FSI (Renn Park Mixed Use) was continued to the May 8, 2023 hearing to allow the applicant to address stormwater comments. Approved unanimously.
• Item F – Zoning Map Amendment (430 Pine Avenue): Staff recommended a positive recommendation to the Mayor and Board of Aldermen to remove the Institutional (IST) floating zone and revert to M1 (Light Industrial). The applicant (Bruce Dean, representing Kreitz Properties) concurred. The commission voted unanimously to recommend approval.
• Item G – Edge Express Carwash Final Site Plan (PC22-921FSI): Staff presented a 4,070 sq ft drive-through car wash with vacuum stations at 1056 W. Patrick Street. Two modifications were requested: (1) reduce driveway separation from 200 ft to 84 ft and 48 ft between adjacent driveways; (2) allow 0.1 foot-candle light spillover from vacuum boom lights onto sidewalk and travel lane. Staff found both modifications consistent with the comprehensive plan and supported by compensating design features. The commission approved both modifications and the final site plan unanimously with conditions (notes 17 and 22).
• Item H – Edge Express Preliminary Forest Conservation Plan (PC22-923PFCP): Approved unanimously. The plan shows 1.178 acres of clearing and 0.717 acres of retained forest, with a 55.6-inch sycamore tree to be protected. No reforestation required.
• Item I – EastPat Lofts Final Site Plan (PC21-1431FSI): A three-story mixed-use building with 17 new residential units, renovation of seven existing units, and 2,590 sq ft of new non-residential space. A 29-space parking garage is provided. The project required demolition of a structure at 321 East Patrick Street to meet fire department access requirements (hose lay distance and visibility of fire department connection). An archaeological mitigation plan (Phase 3) was approved by the city archaeologist; public outreach via a website is planned. Staff recommended approval with six conditions. The commission approved unanimously.
• Item J – Bojangles Final Site Plan (PC22-1006FSI): Redevelopment of a former Ruby Tuesday's into a 3,138 sq ft fast-food restaurant with drive-through at 1312 W. Patrick Street. A parking modification was requested to allow 34 spaces instead of the maximum 21, supported by corporate data and compensating landscaping (32% interior parking lot landscaping vs. 10% required). Two modifications were approved: (1) parking schedule modification; (2) final site plan, both unanimously. The commission noted the architectural review was part of the shopping center standards and the elevations were provided.
• Item K – Bojangles Combined Forest Stand Delineation and Preliminary Forest Conservation Plan (PC22-1009FSCB): Approved unanimously. The site is too small for a forest stand; the applicant will pay a fee-in-lieu of $0.30/sq ft for mitigation.
• Item L – Summervale Combined Preliminary Plat and Final Site Plan (PC22-835PSU/FSI): A large mixed-use development with 179 single-family detached units and 117 townhouses, plus roads, infrastructure, and a city park. Several modifications were approved: (1) street trees in landscape easements; (2) reduced level one buffer screening (forestation areas as buffer); (3) reduced separation for Dry Straw Lane (75 ft from Mount Phillip Road instead of 200 ft); (4) reduced separation for Winnowing Place (180 ft from Butterfly Lane instead of 400 ft). Architectural elevations for single-family and townhouse units were approved. The commission also recommended approval of a credit for overlook park improvements toward park facilities development impact fees (to be finalized by the Mayor and Board). The combined plat and site plan were approved unanimously with conditions (including correction of an elevation detail and updating MPDU agreement).

Key Outcomes

• All consent items (A-D) and minutes were approved unanimously (one abstention noted).
• Item E (Renn Park) continued to May 8, 2023 unanimously.
• Item F (430 Pine Ave zoning) recommended for approval to Mayor and Board unanimously.
• Items G, H (Edge Express carwash) approved with modifications and conditions; all votes unanimous.
• Item I (EastPat Lofts) approved with six conditions; unanimous.
• Items J, K (Bojangles) approved with one modification and conditions; unanimous.
• Item L (Summervale) approved with four modifications, architectural elevations, park credit recommendation, and conditions; all votes unanimous.
• The meeting adjourned after completing all agenda items.