Frederick Planning Commission Workshop - July 21, 2025

The Frederick Planning Commission held a workshop on July 21, 2025, beginning at 2:00 PM. The agenda was reordered by motion to prioritize the Rules of Procedure discussion and the Lumen Fiber Hut site plan, followed by the remaining items. Seven agenda items were discussed, including development proposals and procedural updates. No formal votes were taken; the workshop served as a forum for discussion and direction for future submissions.

Public Comments & Testimony

• Hannah Nickerson (415 Sherman Avenue, also representing East Frederick Rising) spoke on Brickworks Lot 1. She expressed support for compact urban design and green space but raised concerns about pedestrian connectivity, the need for a street tree buffer, and the lack of a Wisner Avenue connection. She urged the connectivity ratio to meet the 1.8 minimum.
• Vanessa Moreno (346 Madison Street, also representing East Frederick Rising) echoed concerns about connectivity, stating that the plan does not meet the intent of the approved master plan and fails to provide a grid system. She argued that the Wisner Street extension should be constructed as part of the initial phase, not delayed, and that poor connectivity undermines walkability and the potential for a Transit-Oriented Development designation.

Discussion Items

• Rules of Procedure (Item 8, moved to Item 1): Commissioner Menelas initiated a review of the rules of procedure, citing the upcoming recruitment of new commissioners. Discussion focused on attendance requirements (currently 50% of meetings in a 12-month period per city code), the role of alternate members, agenda order, and the prohibition on independent research of pending matters (Section 10.1). Commissioners expressed interest in adding more specific attendance language, clarifying the alternate's importance, and allowing limited independent research. Staff (Gabrielle Collard, Scott Waxter) noted that attendance rules are set by city code and cannot be changed by the commission alone. The commission agreed to develop draft language and revisit at a future workshop.
• Lumen Fiber Hut – PC25-160FSI (Item 4, moved to Item 2): The applicant presented a plan to add two fiber huts (one single-wide, one double-wide) at 315 Ballenger Center Drive. The huts are unmanned, with motion-sensor lighting and security fencing. No modifications were requested. Commissioners had no questions. Staff noted that an archaeological assessment letter of no further action is needed before the public hearing. The item will proceed to a public hearing.
• Brickworks Lot 1 – PC24-928PSU/FSI and PC24-929PFCP (Item 1): The applicant presented modifications to the preliminary plan, including changes to open space, forest conservation area, site circulation (improving connectivity ratio from 1.33 to 1.75), and architectural details. Four modifications were requested: reduction of rear setback from 20 feet to 7 feet, increased encroachment of decks into the rear yard (from 3.5 feet to 5 feet), reduction of side yards from 5 feet to 3 feet, and reduction of the setback between decks and property line from 5 feet to 1 foot 9 inches. Commissioners raised concerns about the lack of private backyards, the proximity of decks, standalone units, and the connectivity ratio not meeting the 1.8 target. Staff (Pam Reppert) noted that the plan had not been fully reviewed and that the applicant's statements about forest conservation and connectivity needed verification. The public comment speakers urged better connectivity. The applicant argued the plan is master plan compliant and modifications are minor. No decision was made; the item will return for further review.
• Summervale Architectural – PC16-434-01MU (Item 2): The applicant requested approval of seven additional single-family detached styles and one additional townhouse style for the Summervale development. A modification was sought for a few windows that are 1:1 ratio (instead of the required 1:1.5) on some front and side elevations, citing bathroom privacy. Commissioners noted that renderings were difficult to follow and requested a clear table showing how each style meets the six architectural elements. Staff confirmed that the applicant needs to address red-lined items and provide better documentation. The item will return for a future workshop.
• Sycamore Springs Architectural – PC22-514-05PND (Item 3): The applicant presented architectural plans for seven single-family homes and two townhomes. Modifications were requested for a few 1:1 ratio windows on side elevations (powder rooms) and for some windows on an elevation that do not meet the 1:1.5 ratio. The applicant also agreed to correct siding profiles (from Dutch lap to ship lap) and provide clearer exhibits. Commissioners praised the presentation format and had no substantive questions. Staff (Sherry Kelly) indicated the submission was thorough and the issues were minor. The item will proceed to a public hearing.
• Bloomfield Water Tower – PC25-79PSU/FSI (Item 6): The applicant presented a combined preliminary plat and final site plan for a 1-million-gallon water tower to support the Bloomfield community and expand city water service. A modification was requested for an 8-foot fence with barbed wire, as required by the city’s Department of Public Works. Commissioners asked about safety near a future school site and the capacity of the tower. Staff noted that the water tower is part of the regional high-zone water infrastructure and will provide redundancy. The item will proceed to a public hearing.
• Galleria at Carroll Creek – PC24-934FSI (Item 7): The applicant presented a final site plan for a mixed-use development with 210 residential units, 4,000 square feet of retail, and three levels of above-grade parking. The design features three courtyards, artful stormwater management, and a public plaza connecting to the Carroll Creek Linear Park. Commissioners discussed parking management, loading zones, and the number of retail spaces. Staff noted that the plan complies with parking requirements and that a $235,000 parkland improvement fee will be required, subject to unit count verification. The Historic Preservation Commission previously approved the architecture. The item will proceed to a public hearing.

Key Outcomes

• Rules of Procedure: Staff will prepare draft language incorporating commissioner feedback on attendance, alternate roles, agenda order, and independent research. The draft will be discussed at a future workshop.
• Lumen Fiber Hut, Sycamore Springs, Bloomfield Water Tower, and Galleria at Carroll Creek: All four items received sufficient discussion and will move forward to public hearings, with minor clarifications needed from applicants.
• Brickworks Lot 1 and Summervale: Both items require additional work. The Brickworks lot 1 plan will be resubmitted and reviewed again at a workshop. Summervale will provide a clearer table of architectural elements and address red-lined items before returning.
• No formal votes were taken on any agenda item.