City of Frederick Planning Commission Workshop - April 15, 2024
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City of Frederick Planning Commission Workshop
The Frederick Planning Commission held a workshop on Monday, April 15, 2024, beginning at 2:00 PM to discuss two agenda items: an architectural review for the Kellerton subdivision and a final site plan for a self-storage facility at 345 Ballenger Center Drive. A third item regarding a Hood College parking lot expansion was pulled for discussion at a future date. No formal votes were taken, as workshops focus on commission feedback, with public hearings scheduled for a later stage. A special meeting on the Capital Improvement Program (CIP) letter immediately followed the workshop.
Note on Attendance: The published agenda listed Commissioners Joan Strawson (Chair), Dorothy Menelas (Vice Chair), Natasha Valencia, and Ben MacShane (City Council Liaison). However, the meeting transcript references comments from individuals addressed as “Commissioner Beattie” and “Commissioner Lee,” indicating a discrepancy between the agenda and actual attendance.
Discussion Items
Kellerton Architectural Review (PC13-195-13PND)
The applicant, Keystone Homes, presented the architectural elevation for the “Nottingham” model, a detached single-family home proposed for Land Bays B and C of the Kellerton Planned Neighborhood Development (PND). The design meets the required minimum of five out of ten predetermined architectural elements from the PND design guidelines, consistent with previously approved models (e.g., the Devonshire cottage). The Commission had no questions or comments and raised no concerns, effectively accepting the proposed elevation for the next phase.
345 Ballenger Center Drive Final Site Plan (PC24-78FSI)
Representatives from Colliers Engineering & Design presented plans for a three-story, climate-controlled self-storage facility on behalf of the property owner. The site is located between an assisted living facility (east) and a hotel (west), fronting Ballenger Center Drive.
Key features of the proposal included:
- A shared driveway with the adjacent hotel to minimize curb cuts.
- Interior loading bays accessed via four roll-up doors, allowing tenants to load and unload in a climate-controlled environment.
- A circulation loop enabling fire trucks and service vehicles to fully circumnavigate the building without reversing.
- Stormwater management handled by an existing regional facility across the street.
- Forest conservation satisfied via an existing conservation easement along I-70.
Outstanding Issues Discussed:
Parking Modification Request: The applicant requested a reduction from the required 124 parking spaces to 27 spaces. Staff noted the applicant must satisfy the criteria in LMC Section 309 J4, including verifying the reduction is consistent with the Comprehensive Plan and identifying compensating design or architectural features. Commissioner Menelas asked the applicant to clarify the compensating features. The applicant cited the four interior loading bays and the design of the drive aisle allowing on-street parallel parking in front of exterior-access units. Staff advised these justifications must be formally submitted as part of a future submission.
Lighting: Chair Strawson raised a concern about light spillover onto the adjacent assisted living facility’s residential units. The applicant confirmed the lighting plan had been adjusted to achieve zero light spillage at the eastern property line.
Commission Discussion on LMC Standards
Commissioner Beattie observed that this was the third recent self-storage application requiring a parking modification, suggesting the LMC’s standard of one space per 1,000 square feet may be outdated for this evolving use. She recommended the Commission consider updating the parking standards. Staff agreed, acknowledging the LMC was adopted in 2005 and that frequent modification requests for specific provisions signal a need for code revision.
Key Outcomes
- Kellerton: The architectural elevation was reviewed at the workshop level. No further action or formal decision was required.
- 345 Ballenger Center Drive: The applicant must submit a comprehensive parking modification request addressing the LMC’s Section 309 J4 criteria and a finalized lighting plan ensuring no light spillover onto the eastern neighbor before the item can advance to a public hearing.
- Code Evaluation: The Commission discussed evaluating and potentially updating the Land Management Code’s parking standards for self-storage facilities.
- CIP Special Meeting: The workshop adjourned into a special meeting to discuss the Commission’s CIP letter (not covered in this transcript).
Meeting Transcript
So good afternoon. It is two o'clock, and we'll get started with the workshop, the April workshop for the Planning Commission for the City of Frederick. We actually have two agendas today. We're going to do our workshop agenda and then we're going to take a brief break after we gavel the workshop closed, and we're going to have a special meeting directly following it to talk about our CIP letter that goes to the mayor and board. So our um we have a short agenda today, and our process at the workshops is we invite the applicants up to the table, and we have them start it off by presenting their application, their item to the commissioners. And as we always say, just don't ask us if we have any questions. Actually, give us a summary of your application, and then we'll ask you questions, we'll make comments and we'll go back and forth. And then we'll ask staff for um more comments. We'll have comment and then the commission will have comments and questions of the applicant, and then we always ask for public comment. Um given that everyone here, staff, applicants, and public who will be testifying in front of the planning commission. If you would stand and raise your right hand, all four of you. Do you solemnly swear or affirm that the responses given in statements made in this hearing before the planning commission will be the whole truth and nothing but the truth? If so, say I do. Thank you. So let's get started with our first item. This is the architectural review for Kellerton, PC 13-195-13. Inside on a beautiful spring day. Within those guidelines, each elevation, uh each home is required to uh achieve at least five of the predetermined uh elements. Uh this one does that. Uh specifically the uh main entrance, exterior finish materials, windows and entrances, uh front facade, as well as high visibility sides, corner and uh rear elevations. Um this is again a detached single family residence. Uh this would be something that would be for sale in both land bay B, whatever is left in that section, as well as future land base C, which is ongoing. Uh some of the land bay C homes will have side load garages, which is a little different from land bay B, uh, but both side and front load still meet all of the doorway and entry uh requirements relative to ratios of sizes and such. And uh with that, I will leave it open to the planning commission. Okay, and thank you. Let's start with Commissioner Lee. I have no questions. Commissioner Strawson. I don't have any questions, thank you. Commissioner Beattie. No, thank you. Menales. Yeah, thank you. Alderman McShane. No, thank you. Just um just confirming. So we've already looked at the cottage elevation. And are these elements for the Devonshire the same elements that for the other models? Yeah, this Nottingham has very similar elements as the Devonshire cottage. Okay. Yeah. I thought so. And in fact, I thought I had read that, but I'm not currently seeing it as I look at my notes. So thank you for coming. Understood, sure. Um staff. I don't have anything to add. Um this is a product and a line of homes that you're familiar with. We've seen multiple sets of architectural, so this is in keeping with everything that has been approved thus far. Um I'm happy to answer any questions.
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