Frederick Planning Commission Meeting - April 8, 2024

The Planning Commission of Frederick, Maryland met on April 8, 2024, at 6:00 PM in City Hall. The meeting covered a consent agenda of four routine items, an architectural review for the Belle Air development, major new business including the Sycamore Springs subdivision (120 single-family homes and 58 townhouses) and the Wormans Mill Court Apartments mixed-use rezoning (first public hearing), and recommendations on the FY2025-2030 Capital Improvements Program (CIP). All votes were unanimous except where noted.

Consent Calendar

• PC23-799FSI: Final site plan for an 820-square-foot addition at 810 E. South Street. (Approved unanimously)
• PC22-924PSU: Preliminary plat to resubdivide 226 W. South Street into eight lots (seven townhouse lots and one existing house lot). (Approved unanimously)
• PC22-291FSI: Final site plan for seven new townhouse units at 226 W. South Street. (Approved unanimously)
• PC23-1300PFCP/FFCP: Combined preliminary and final forest conservation plan for a new Carriage House Museum at Rose Hill Manor. (Approved unanimously)

Public Comments & Testimony

• Sycamore Springs: Doug Towilliger (resident of 2108 Rocky Gorge Court) expressed support for the tighter street radii (traffic calming) and noted that a planned park area is in the floodplain, cautioning against costly development there. He also questioned why a public notice sign was placed on Rocky Springs Road while it is closed for bridge work. The applicant explained signs were posted when the application was filed months earlier.
• Sycamore Springs: Mary Stone (resident of 778 Kemp Lane) stated that the public notice signs on Kemp Lane were unreadable due to traffic danger. She recounted that in 1990 residents were promised the Christopher's Crossing alignment would connect Kemp Lane once development occurred, but that section remains unbuilt. She urged that Sycamore Springs prioritize constructing their portion of Christopher's Crossing first, as city officials indicated the city would build their segment once the development starts. The applicant responded that Christopher's Crossing is in Phase 2 of the project, with timing market-driven.
• CIP: Jim Smersel (city resident) emphasized the CIP's importance as a planning tool and commended the city's matrix. He suggested mapping future infrastructure and recommended continued funding for the East Street parking garage (Site G) and equity-focused park improvements in underserved areas (e.g., Hill Street, Molinak's Park).

Discussion Items

• Architectural Review – Belle Air (PC14-640-06PND): The applicant (Paul Crohn, Ryan Holmes) presented four new townhouse models (the ”Symphony Series”) for Phase 4. The three front elevations feature varying stone water table heights and a mix of vertical and horizontal siding. Staff recommended unconditional approval. The commission asked no questions and voted unanimously to approve.
• Sycamore Springs Combined Preliminary Plat and Final Site Plan (PC23-1054PSU/FSI): Staff presented the project for 120 single-family detached homes and 58 townhouses in the Sycamore Springs PND. The applicant (Jonathan Pembroke, Alshman Properties) highlighted that the project will extend Christopher's Crossing and provide 16.98 acres of parkland and 20.74 acres of open space, as well as key trail connections. Five modifications were requested:
  1. Reduce front/side street setbacks for corner lots to 10 feet (except lots 26, 41, 65, 67).
  2. Modify standard city details (ST-9.0 and 11.0) for Christopher's Crossing and local streets.
  3. Reduce the centerline radius on local streets from 100 feet to 36 feet (traffic calming and traditional neighborhood feel).
  4. Allow the parkland requirement on the 25-year floodplain and 8% slope provisions to not apply.
  5. Allow street tree requirements to be met by overplanting on other streets. Staff concurred with all modifications. The commission discussed the centerline radius measurement and the parkland floodplain issue. All modifications and the combined plat/site plan were approved unanimously.
• Sycamore Springs Preliminary Forest Conservation Plan (PC23-1055PFCP): Staff noted the site has 36 specimen trees; the applicant seeks a modification to remove 13 trees (mostly in fair/poor condition, four in good condition). The removal is necessitated by sensitive environmental areas and the extension of Christopher's Crossing. Staff recommended approval. The commission questioned why trees would be planted in wetland areas (response: priority reforestation areas for water quality, sited to avoid future stream restoration). The modification and plan were approved unanimously.
• Wormans Mill Court Apartments – Zoning Map Amendment and Mixed-Use (PC23-1056ZMA & PC23-1057MU): This was the first of two required public hearings; no action was taken. The applicant (Bruce Dean, attorney; Judd Allen, Standard Communities; Chris Mariga) seeks rezoning of 11.54 acres from Light Industrial (M1) and General Commercial (GC) to Mixed-Use (MU-2) to build up to 315 multifamily units (100% income-restricted at 60% AMI) and 5,000 square feet of non-residential space. Staff noted challenges: need for MTA easements, coordination with the Rails-with-Trail CIP, floodplain setbacks, and parkland fee-in-lieu request. The applicant argued the site is uniquely challenging and the rezoning is a ”once-in-a-lifetime opportunity” to add affordable housing. Commissioners discussed the proposed Hum Lane access (right-in/right-out plus emergency), the location of the non-residential building, the need for on-site amenities (tot lot, dog park, basketball court), and the appropriateness of the MU-2 zone for a primarily residential project. No vote was taken.
• FY2025-2030 Capital Improvements Program (CIP): Deputy Director Gabrielle Collard reviewed last year’s recommendations and updates. The commission discussed adding new projects. After public comment, the commission unanimously approved a motion to:
  • Retain the first five recommendations from the previous year (Conference Center parking facility, East Street improvements, downtown streetscape plan, East Street improvements between Monocacy Blvd and South Street, and Rails-with-Trail funding).
  • Remove the long-standing recommendation for an interchange at MD 26 and Monocacy Boulevard (Item 6).
  • Add four new recommendations:
    1. A new CIP project to identify areas needing new road and infrastructure construction not tied to specific development (a streets master plan study).
    2. Prioritize implementation of a citywide smart traffic system (including bi-directional vehicle-to-infrastructure communication), starting with a study.
    3. Continue funding for three flood control CIP projects (North Market Street, Monocacy Avenue, and downtown flood improvements).
    4. Support the Bicycle-Pedestrian Advisory Committee’s recommendations on bicycle and pedestrian plans and projects.

Key Outcomes

• Minutes Approved: March 11, 2024 (4-0-1, Commissioner Nicholas abstaining) and March 18, 2024 (unanimous).
• Consent Agenda: All four items approved unanimously.
• Belle Air Architectural Review: Unanimously approved.
• Sycamore Springs – Combined Preliminary Plat/Final Site Plan: All five modifications and the plat/site plan approved unanimously.
• Sycamore Springs – Preliminary Forest Conservation Plan: Modification for tree removal and plan approved unanimously.
• Wormans Mill Court Apartments: First public hearing; no action taken. Second hearing scheduled for a future meeting.
• CIP Recommendations: Unanimously approved the nine-point recommendation motion. Staff will draft the letter and post it for public review and final approval at the next workshop.