Frederick Planning Commission Meeting – April 14, 2025

The Frederick Planning Commission met on April 14, 2025, at 6:00 PM at City Hall. The meeting covered approval of past minutes, a continuance for the Brickworks project, architectural review for Bloomfields, and multiple development applications including the Corner at Willowdale and Rock Hill subdivisions. Public comments focused on traffic, parking, stormwater, and environmental concerns, particularly for the Rock Hill project. Several votes were taken, with some approvals and one denial.

Minutes Approval

• March 10, 2025 Planning Commission Meeting Minutes – approved unanimously.
• March 17, 2025 Planning Commission Workshop Minutes – approved unanimously.
• April 11, 2025 Pre-Planning Commission Meeting Minutes – approved unanimously.

Continuances

• Brickworks Cases (PC24-932PFCP, PC24-930FSI, PC24-931FSI): The applicant requested a continuance to address community comments about a small aspect of the project. The Commission voted unanimously to continue the cases to the May 12, 2025 meeting, with no intervening workshop.

Public Comments & Testimony

• David Simpson (103 Linden Avenue): Expressed concerns about traffic, parking, and stormwater, noting a 60% increase in homes in Linden Hills. He urged the Commission to require a traffic study and questioned the adequacy of stormwater plans.
• Michael Strasbaugh (909 Chestnut Street): Raised issues with infrastructure, flooding, parking, and the lack of a traffic study given the 50-lot proposal. He noted that the area was originally platted in the 1920s and that modern conditions (traffic, water pressure, sewer) are different.
• Loretta Dawson (206 Hoke Place): Highlighted stormwater runoff, flooding risks, and the lack of archaeological interest despite Civil War artifacts. She urged the Commission to consider the cumulative impact of development on the hilltop.
• Ian McGreevy (1206 Rock Hill Drive): Focused on parking and traffic, stating that each new house could bring 2-4 cars, worsening existing parking issues on Linden Avenue and Hoke Place. He acknowledged the applicant’s respectful engagement.
• Steve Cleck (109 Linden Avenue): Pointed out that the Route 40/15 interchange is being widened, adding traffic to the area. He also noted inadequate water main pressure for fire service and the presence of utility poles that would conflict with sidewalk requirements.
• Chris McDonald (Golden Mile Alliance): Expressed support for property rights but urged that parking needs be addressed due to potential multi-generational family dwellings.
• Bruce Tobias (neighborhood resident): Questioned whether the city had evaluated the impact of the 50 lots on traffic, schools, sewer, and water, given that the lots were included in background calculations. He noted the busy Route 40/15 intersection nearby.
• Tom Briggs (98 Hoke Place): Voiced concerns about traffic and parking, and asked who would manage the development, referencing delays in a nearby historic house renovation.
• Heather Ravenscroft (201 Linden Avenue): Asked about sidewalk plans and whether homes would be for sale or rent, noting that existing rental properties contribute to parking congestion.
• Peter Forbes (North Market Frederick): Shared a personal anecdote about GPS routing through neighborhoods during traffic backups, suggesting that a traffic study is needed.
• Sarah Ardell (212 Linden Avenue): Highlighted the lack of sidewalks and safety concerns for pedestrians walking to shopping centers.

Discussion Items

• Architectural Review – Bloomfields (PC18-387-07MU): The applicant requested approval of four new house models (Offee, Kamel, Bonaire, Delphi) to comply with upcoming building code changes. The models have minor exterior changes and will replace four existing models. Staff recommended approval. The Commission voted unanimously to approve.
• Corner at Willowdale – Combined Preliminary Plat and Final Site Plan (PC23-672PSU/FSI): The applicant proposed 13 townhouses with rear-loaded garages. Modifications were requested to exceed maximum parking (39 spaces) by 5 spaces (total 44) and to allow minimal light spillage from parking lot lighting. The applicant noted that on-street parking is not allowed on Shookstown or Willowdale roads, and the Elks Club denied a parking agreement. The Commission approved both modifications and the final site plan unanimously.
• Corner at Willowdale – Preliminary Forest Conservation Plan (PC23-673PFCP): The applicant requested modification to remove up to 6 specimen trees (out of 15) due to conflicts with utilities and construction. Staff recommended approval. The Commission approved the modification and the forest conservation plan unanimously.
• Rock Hill – Preliminary Plat (PC23-1045PSU): The applicant proposed to resubdivide 13.47 acres (previously platted in the 1950s) into 50 new lots for single-family detached homes, with associated roads and infrastructure. Modifications were requested to Section 601 (access management) for driveways less than 50 feet from intersections, and to Section 611 (street improvement standards) to accommodate stormwater management facilities within rights-of-way. The project is exempt from APFO testing because the lot count does not increase (50 existing lots to 50 new lots). Public comment raised concerns about traffic, parking, stormwater, and lack of a traffic study. The Commission approved the modifications unanimously. The preliminary plat was approved on a 3-2 vote (Commissioners Valencia and Menelas opposed).
• Rock Hill – Preliminary Forest Conservation Plan (PC23-1047PFCP): The applicant requested removal of 39 specimen trees (including one within the historic Kramer House site) and approval of a forest conservation plan that includes 1.09 acres of on-site forest, street tree credits, and a fee-in-lieu for the remaining 2.66 acres. The modification to remove specimen trees was approved 4-1 (Commissioner Menelas opposed). The preliminary forest conservation plan failed on a 2-3 vote (only Commissioners Beattie and Strawson in favor).

Key Outcomes

• Minutes: Approved.
• Brickworks Continuance: Granted to May 12, 2025.
• Bloomfields Architectural Review: Approved unanimously.
• Corner at Willowdale – Combined Plat/Site Plan: Approved unanimously with modifications for parking (44 spaces) and lighting.
• Corner at Willowdale – Forest Conservation Plan: Approved unanimously with modification to remove up to 6 specimen trees.
• Rock Hill – Preliminary Plat: Modifications (access management and street standards) approved unanimously; preliminary plat approved 3-2 (Commissioners Valencia and Menelas dissenting). The Commission noted the inability to require a traffic study due to the APFO general exemption.
• Rock Hill – Forest Conservation Plan: Modification to remove 39 specimen trees approved 4-1; the preliminary forest conservation plan was denied 2-3. No further action was taken on this item.