Frederick Planning Commission Workshop – May 19, 2025

The Frederick Planning Commission held a workshop on May 19, 2025, at 2:00 PM in City Hall. The meeting covered three agenda items: a parking expansion at the Aldi warehouse, a 100% affordable housing development at Wormans Mill Court, and the annexation petition for The Sage Way. No votes were taken; the workshop was for discussion and to receive public input. A scheduled training session was postponed due to insufficient commissioner attendance.

Public Comments & Testimony

• Aldi Warehouse Parking Expansion: No public comments were offered.
• Wormans Mill Court Apartments: Dave Schmidt (Sixth Street resident) expressed concerns about school capacity (overcrowding) and the lack of visible transit infrastructure (bus shelters) in the project renderings. He noted the project would contribute zero dollars in lieu of school fees.
• The Sage Way Annexation: Three speakers testified:
  • C. Raven (5512 Old National Pike): Raised concerns about traffic on Old National Pike (already heavy, 350 units would add 700 cars), environmental impacts to a stream and wetland, potential well water contamination for neighbors, school capacity, and loss of mature trees.
  • Connie Richardson (5514 Old National Pike): Echoed traffic concerns, noting it can take five minutes to exit the driveway, and questioned emergency vehicle access on Route 40.
  • Chris McDonald (Golden Mile Alliance): Emphasized the need for transportation infrastructure (bus stops, shelters) and pedestrian/bicycle connectivity to the Golden Mile businesses.

Discussion Items

• Aldi Warehouse Parking Expansion (PC25-92FSI): The applicant (Timmons Group, on behalf of Aldi) proposed two new parking lots: 132 spaces northeast and 113 spaces southeast of the warehouse, adding 245 spaces for a total of 510. The purpose is to alleviate shift-change congestion. The site currently has non-conforming parking (minimum required 532 spaces based on square footage, but no new building square footage is added, so no additional parking requirement applies). The project includes lighting, landscaping, and stormwater management. Truck queuing improvements on-site were previously implemented and have largely resolved congestion on Gas House Pike. The existing buffer meets Level 3/4 requirements. No modifications were requested. Commissioners questioned capacity, shift-change needs, and safety (lighting, sidewalks). The applicant confirmed the parking will meet shift-change demand and that pedestrian and tractor-trailer routes are separated.

• Wormans Mill Court Apartments (PC24-1008FSI & PC24-1009FSCB): The applicant (Standard Communities) presented a 306-unit, 100% affordable housing development (60% AMI) for teachers, nurses, and service workers. The site is an 11-acre assemblage of two parcels rezoned to MU (Mixed Use) in October 2024. The project includes a 1.2 million contribution to the Rails-to-Trails Phase 3, a bridge connection, and a small commercial building for a nonprofit or community-serving use. Modifications requested:

  • Encroachment into the 50-foot stream buffer for stormwater management facilities (about 1/3 acre, affecting up to 50 units if relocated).
  • Reduction of street trees from 4 to 3 on Warmans Mill Court (due to overhead power lines) and from 1 to 0 on Home Lane (due to pavement). Overall, the site provides 176 new trees (exceeding the 168 required).
  • Parking lot landscaping at 11% (10% required).
  • The commercial building may be 50 square feet short of the minimum FAR, requiring a modification.
  • The project is subject to a highway noise overlay (STC upgrades) and floodplain mitigation (fill, retaining walls, FEMA/MDE approval in progress).
  • Home Lane will be emergency vehicle access only (condition of rezoning), with bollards and a Knox box. Commissioners discussed the feasibility of emergency access, noise mitigation, trail connections (MTA approval needed), and the flexibility of the commercial tenant use.

• The Sage Way Annexation (PC24-1010ANX): The applicant (Bruce Dean and Chris Smariga on behalf of the property owner) seeks annexation of a 25-acre parcel (tier 2 in the comprehensive plan, expected for 20 years). Only about 12 acres are developable due to a water pressure zone limitation. Proposed R16 density (approximately 350 units). Key issues:

  • Road connection to the adjacent Summervale development is mandated by staff but may be financially infeasible due to a deep ravine requiring a costly bridge. The applicant will pursue a shared-use path if a vehicular bridge is not possible.
  • Access to Old National Pike is a major safety concern (hill, limited sight distance). The applicant will work with SHA on turn lanes and safe ingress/egress.
  • Staff noted infrastructure contributions needed: Butterfly Lane extension, Old Camp widening, pedestrian bridge over Route 40, and a water storage tower. The city will seek impact fees.
  • Commissioners expressed skepticism about high-density multifamily in this location, citing surrounding land uses, traffic, and the critical need for the Summervale connection. Commissioner Valencia asked for a detailed list of required infrastructure improvements.
  • The annexation requires a recommendation from the Planning Commission to the City Council, with a hearing tentatively scheduled for July 14, 2025.

Key Outcomes

• Aldi Warehouse Parking Expansion: No action taken; the case will return for a public hearing. Staff will revise the staff report to clarify non-conforming parking rules and buffer requirements.
• Wormans Mill Court Apartments: No action taken; the applicant will prepare a modification table for the hearing and address the FAR shortfall, highway noise details, and forest conservation priorities. The hearing date was not specified.
• The Sage Way Annexation: No action taken; the workshop summary will be used to prepare the staff report. The hearing is scheduled for July 14, 2025, at 6:00 PM. The Planning Commission will make a recommendation to the City Council.
• Training: The scheduled Planning Commission training on procedures was postponed until a future meeting when more commissioners are present.