Frederick Planning Commission Meeting - October 14, 2024

The Frederick Planning Commission met on October 14, 2024, at 6:00 p.m. at City Hall to consider several development applications, including a 106-unit multifamily building, an industrial expansion, a large subdivision, and a zoning map amendment for a future library. The meeting included public comments on multiple items, and the Commission voted on all consent and regular agenda items, approving each with conditions.

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the minutes from the September 9, 2024, Planning Commission meeting, the September 16, 2024, Planning Commission workshop, and the October 11, 2024, pre-Planning Commission meeting.

Public Comments & Testimony

• 404-420 E. Patrick Street: Hannah Nickerson (415 Sherman Avenue) expressed support for redevelopment but raised concerns about traffic, school capacity, parkland fees, and mobility fees, arguing that impact fees should better reflect true community costs. Ben Stoneman (504 E. Patrick) also highlighted existing traffic congestion on East Patrick Street and worried that additional units would worsen the situation.
• Frederick Commerce Center South: Darrell Baldwin (543 Lot Street, Adamstown) spoke in favor of approving the industrial subdivision, emphasizing the need for commercial space to attract businesses and grow the tax base to fund infrastructure improvements.
• Hillcrest Park Zoning: Tim Hames (1317 Mulberry Court) supported the library concept but urged the city to address a dangerous four-way stop at Hillcrest Drive and McCain Drive, noting frequent near-misses. Brad Smith (1335 Hillcrest Drive) opposed the rezoning, arguing that the park is a valued neighborhood green space serving all ages and that a library would fundamentally alter the character of the community, especially with evening and weekend operations and increased traffic.

Discussion Items

• PC21-203 Parkview Extension: Staff presented a request to extend the combined preliminary plat and final site plan approval for an 11-lot subdivision on Carroll Parkway, along with associated APFO certificates, by three years to November 8, 2027. The applicant explained that delays were due to required floodplain work requiring permits from FEMA, MDE, and the Army Corps. The Commission approved both extensions unanimously.
• PC23-1411FSI 404-420 E. Patrick Street: The applicant proposed a five-story, 106-unit multifamily building with structured parking, requesting several modifications to the Carroll Creek Overlay design standards (sky exposure plane, setbacks, massing, active ground-floor uses, street trees) and a parking lighting modification. Staff recommended approval of all nine actions, including the certificate of urban design compliance and final site plan, with conditions for updating notes and executing an MPDU agreement. After public comment, the Commission unanimously approved all actions.
• PC23-1412 Forest Plan (same site): The combined forest stand delineation and preliminary forest conservation plan for the Patrick Street project required 0.16 acres of afforestation, with a fee-in-lieu of $1,437.60 due at improvement plan stage. The Commission approved the plan unanimously.
• PC24-557FSI Bakery de France: The applicant requested approval of a 176,850 sq. ft. addition to the baking facility, plus a guard house and parking/lighting modifications (single access point, reduced parking from 197 to 159 spaces, and light spillover up to 0.8 foot-candles). Staff recommended approval with four conditions. No public comments were received. The Commission unanimously approved the three modifications and the final site plan.
• PC24-319PSU Frederick Commerce Center South: This preliminary plat subdivided 241 acres into nine lots for future industrial use. The applicant requested modifications to street design standards for Gas House Pike and Logistics Park Road, and a finding of road adequacy for three failing intersections where improvements are constrained by existing structures (Monocacy Blvd/Gas House Pike, Monocacy Blvd/MD 26, Monocacy Blvd/E. Patrick St). The applicants contributed $219,642 toward escrow for those intersections. Commissioners discussed the recurring issue of inadequate roads and the city's responsibility for future CIP improvements. The Commission unanimously approved the modifications, the road adequacy finding, and the preliminary plat with 13 conditions.
• PC24-321PFCP Forest Plan (same subdivision): The preliminary forest conservation plan for the Commerce Center South site involved removing 20 specimen trees and balancing environmental sensitivities (streams, bald eagle habitat). The applicant received a disturbance permit from USFWS for work near an eagle nest. The Commission approved the modification and the forest conservation plan with seven conditions.
• PC24-320FSI Lot 4 Final Site Plan (same subdivision): The final site plan for Lot 4 included two buildings (Building A: 192,178 sq ft; Building B: 211,249 sq ft) with 873 parking spaces and 108 loading spaces, well above the required six. The applicant noted that smaller buildings would attract a wider range of industrial users beyond distribution. The Commission approved the final site plan with conditions, contingent on prior approval of the preliminary plat.
• PC24-658ZMA Hillcrest Park: This was the first of two public hearings on a city-initiated zoning map amendment to rezone Hillcrest Park (4.15 acres at McCain Drive and Butterfly Lane) from Open Space (PRK) to Institutional (IST) for a future county library. City staff outlined alternative sites considered and explained that the library would be part of a larger community campus including improvements to Westside Regional Park and a new community center. A feasibility study confirmed the site can accommodate a 15,000 sq ft library. The Commission took no action, as this was only the first hearing. A second hearing is scheduled for November.

Key Outcomes

• PC21-203: Approved extension of preliminary plat and final site plan to November 8, 2027, and extension of APFO certificates (water, sewer, school capacity) to the same date. (Vote: unanimous)
• PC23-1411FSI: Approved all eight modifications to Carroll Creek Overlay standards (sky exposure plane, setbacks, massing, active uses, street trees, lighting) and the certificate of urban design compliance. Approved final site plan with conditions (update notes, execute MPDU agreement). (Votes: unanimous on each action)
• PC23-1412: Approved combined forest stand delineation and preliminary forest conservation plan. (Vote: unanimous)
• PC24-557FSI: Approved modifications for access management (single access point), reduced parking (159 spaces), and lighting spillover. Approved final site plan with four conditions (update notes, APFO dates). (Votes: unanimous)
• PC24-319PSU: Approved modifications to street details for Gas House Pike and Logistics Park Road. Approved finding of road adequacy for three constrained intersections. Approved preliminary plat with 13 conditions (including signage for truck left-turn only, force main easement, and addressing utility comments). (Votes: unanimous)
• PC24-321PFCP: Approved modification to remove 20 specimen trees. Approved preliminary forest conservation plan with seven conditions (including bald eagle protection, phasing sheet, and tree height restrictions near airport). (Votes: unanimous)
• PC24-320FSI: Approved final site plan for Lot 4 with conditions (contingent on preliminary plat approval, addressing utility comments, and truck signage). (Vote: unanimous)
• PC24-658ZMA: First hearing held; no decision. Next hearing planned for November 2024.