Frederick Planning Commission Meeting – June 10, 2024

The Frederick Planning Commission met on June 10, 2024, at 6:00 PM at City Hall. The meeting covered approvals of minutes, election of officers, a six-month extension for a preliminary plat/site plan, extensive discussion on the Wormans Mill Court Apartments rezoning and master plan, and a final site plan for a self-storage facility. Key topics included affordable housing, stream buffers, floodplain setbacks, and parking modifications.

Consent Calendar

• Minutes: Approved unanimously the May 13, 2024 (Planning Commission Hearing), May 20, 2024 (Workshop), and June 7, 2024 (Pre-Planning Commission) minutes.
• Election of Officers: Joan Strawson was elected Chair, Dorothy Menelas Vice Chair, and Ron Beanie Secretary by unanimous vote.
• PC21-515PSU/FSI – Kellerton PND Land Bays D&E Extension: The applicant, Keystone Custom Homes, requested a six-month extension due to a title issue from the 1870s requiring a quiet title action. The commission unanimously approved a six-month extension of the combined preliminary plat and final site plan (PSU only) to January 10, 2025, finding the conditions preventing final plat submission were reasonable restrictions beyond the applicant’s control.

Public Comments & Testimony

• No public comments were made for any agenda item.

Discussion Items

• PC23-1056ZMA and PC23-1057MU – Wormans Mill Court Apartments: The applicant (Standard Communities) seeks a recommendation to the Mayor and Board of Aldermen for rezoning 11.54 acres from Light Industrial (M1) and General Commercial (GC) to Mixed-Use MU-2, and approval of a master plan for a mixed-use development with up to 315 multifamily units and 5,000 sq ft of non-residential space (affordable housing project). Staff recommended approval with conditions including modification of LMC sections 417 and 606, and specific conditions regarding Hum Lane access, stream buffers, and floodplain setbacks. The applicant argued that the affordable housing nature and regional connectivity justified modifications, but could not meet all staff conditions (particularly the 10-foot stream buffer and 100-foot floodplain setback without future modifiability). The commission debated Hum Lane access: staff recommended emergency-only; the applicant preferred a private driveway with right-in/right-out; some commissioners favored a one-way out. Ultimately, the commission voted on multiple actions:
  • Action 1 (Land allocation modification): Approved (unanimous) modifying Table 417-1 to allow 4-8% non-residential and 94% residential, finding affordable housing as compensating feature.
  • Action 2 (Modification to Section 606): Approved (unanimous) to allow lots fronting on open space/private drives.
  • Action 3 (Modification to setback table): Approved (unanimous) eliminating 15-ft frontage requirement for multifamily.
  • Action 4 (Modification to 35-ft street setback): Approved (unanimous) with enhanced landscaping.
  • Action 5 (Building orientation modification): Denied (4-1, Commissioner Lee opposed) due to insufficient information; can be revisited at site plan.
  • Action 6 (Parking placement modification): Denied (unanimous) for same reason.
  • Action 7 (Road adequacy finding): Approved (unanimous) for intersections at MD 26 and Mincoashe Blvd and MD 26 and Wormans Mill Road.
  • Action 8 (Master plan recommendation): Approved (unanimous) with conditions: (1) revise monument detail at Wormans Mill Court, (2) delete Note 27 regarding 10-ft stream buffer, (3) delete subsection E of Note 24, (4) revise Note 17 to delete buffer reduction language, (5) update APFO dates, (6) correct reference to Parks and Rec. The commission later modified condition (2) to simply "delete Note 27" (removing the requirement to add a note about floodplain compliance), passed 3-1 (Commissioner Lee opposed).
  • Action 9 (Rezoning recommendation): Approved (unanimous) with conditions: (1) construct/fund the rails-with-trails path from southern limits to ramp, (2) fully fund access points across the trail, (3) adhere to flood protection setback standards (31-721A and 31-29B). The commission removed language stating these standards are not modifiable in subsequent stages, allowing future modification requests.
• PC24-78FSI – 345 Ballenger Center Drive Self-Storage: Final site plan for a three-story, 123,838 sq ft indoor self-storage building. Modification to reduce required parking from 124 to 27 spaces. Staff recommended approval based on usage patterns and bicycle parking as compensating feature. The commission approved the modification (unanimous) and the final site plan (unanimous) with conditions to add approval dates and bicycle rack details.

Key Outcomes

• Wormans Mill Court Apartments: Commission recommended approval of the rezoning and master plan to the Mayor and Board with conditions. The master plan recommendation includes deletion of the 10-ft stream buffer note; the rezoning requires construction of a portion of the rails-with-trails path and adherence to floodplain setbacks (subject to future modification). Denied two modifications related to building orientation and parking placement.
• 345 Ballenger Center Drive Self-Storage: Final site plan approved with parking reduction.
• Kellerton Extension: Approved to January 10, 2025.
• All actions will be forwarded to the Mayor and Board of Aldermen for final decisions.