Frederick Planning Commission Meeting - October 13, 2025

The Frederick Planning Commission met on October 13, 2025, at 6:00 PM at City Hall. The meeting began with the swearing-in of a new commissioner, approval of previous minutes, and consideration of continuances before addressing two major agenda items: a final site plan for the Galleria at Carroll Creek and an annexation request for the Sage Way property.

Announcements

• Commissioner Zach Bologna was officially welcomed as a new permanent member. He expressed his commitment to learning the commission's procedures.
• The next planning commission workshop was announced for October 20, 2025, at 2:00 PM, followed by a citywide community outreach meeting at 6:00 PM.

Minutes

• The minutes from the September 8, 2025, September 15, 2025, and October 10, 2025, meetings were all approved unanimously.

Continuances

• PC25-50PSU/FSI & PC25-56PFCP (Highland Trail): A 30-day continuance to the November 10, 2025, hearing was granted unanimously due to stormwater review issues.
• PC25-193FSI (AstraZeneca Perfusion Addition): A 60-day continuance to the December 8, 2025, hearing was granted unanimously because the project's increased square footage required an additional review cycle.

Public Comments & Testimony

• Galleria at Carroll Creek:

  • Jill Pitts Simmons (332 East Third Street) opposed the project, arguing it would harm Frederick's historic skyline (clustered spires), raise parking concerns, and found the design too contemporary. She urged the commission to protect the historic character.
  • Bob Ruby (East Second Street) questioned the adequacy of the transportation mobility fee for the current density, noted the voluntary cleanup program with MDE from 2005, and requested status updates on contamination issues.
  • A downtown resident (name not stated) urged approval, citing the site's proximity to transit (MARC station, bus hub) and walkability, consistent with the comprehensive plan's goal of transit-supportive density.
  • Roberta Huber (Maxwell Square) criticized the parking calculations, questioned the parkland dedication fee ($210,000), and raised concerns about MDE agreement age and school impact fees.
  • Another speaker (name not given) supported the project but noted concerns about truck routing on South Carroll Street, pedestrian connectivity, and building electrification standards.

• Sage Way Annexation:

  • C Raven (5512 Old National Pike) opposed the annexation, citing dangerous entrance conditions on Alternate Route 40, potential property value decline, and a desire to preserve green space and Sugar Loaf Mountain views. He suggested the property could remain a wedding venue.

Discussion Items

• Galleria at Carroll Creek (PC24-934FSI):

  • Staff presented a final site plan for a 61,200 sq. ft., 7-story building with 210 multi-family units and 4,000 sq. ft. of non-residential space, plus underground parking. Key conditions included MPDU agreement, APFO compliance, stormwater approval, parking table correction, parkland dedication ($210,000), and forest conservation fee ($5,096.52).
  • Applicant Mike Wiley (Piedmont Design Group) and owner Ed Warmold addressed parking management (gated access, card readers), HPC Level 1 approval, MDE cleanup plan updates, and truck routing design. They argued the project meets all LMC requirements and is pedestrian- and transit-oriented.
  • Commission discussion focused on parking calculations, with some members skeptical about the commercial parking ratio (1 space per 4 seats). The commission noted that the project fully complies with the city's parking code. No further amendments were made.

• Sage Way Annexation (PC24-1010ANX):

  • Staff recommended approval of the 24.98-acre annexation with R16 (high-density residential) zoning, subject to a road connection to the adjacent Summerville subdivision, a $8,000/unit regional infrastructure improvement contribution (RIIC), $750/unit for a pedestrian bridge, full parkland dedication on-site, 100-foot stream buffer, and on-site forest conservation.
  • Applicant attorney Bruce Dean (McCurdy Dean & Gratator) acknowledged the property's tier-two growth designation and argued that R16 density is necessary to support the required infrastructure (road connection, bridge, water tank, etc.). He noted that 50% of the property is unbuildable due to water pressure, making net density lower. He warned that excessive financial demands could make the project infeasible.
  • Commission discussion was contentious. Commissioner Strawson opposed the annexation, arguing that high-density zoning is inappropriate for this location—far from downtown and transit—and inconsistent with the comprehensive plan's emphasis on walkability and connectivity. She noted the lack of safe multimodal access. Other commissioners (Valencia, Llewellyn, Bologna) expressed conditional support, emphasizing the road connection to Summerville as an absolute requirement. Commissioner Valencia proposed lowering the density to R8 and adding conditions for MPDUs on-site (no fee-in-lieu), historic preservation review, and a bikeway contribution if feasible.

Key Outcomes

• Galleria at Carroll Creek: The commission voted unanimously (5-0) to approve the final site plan (PC24-934FSI) with the 10 conditions read into the record by staff. The approval finds the plan compliant with LMC articles 4, 6, 7, 8, and 12, consistent with the master plan and 2020 comprehensive plan, and with adequate public facilities.
• Sage Way Annexation: The commission voted 3-1 (Strawson opposed, Valencia, Llewellyn, Bologna in favor) to recommend approval to the City Council with the following modifications to staff's recommendations:
  • Zoning changed from R16 to R8 (lower density).
  • The road connection to Summerville is required (removing the feasibility exception; must be built unless proven infeasible by the Department of Public Works).
  • The RIIC ($8,000/unit) will be CPI-adjusted from annexation resolution adoption to first building permit.
  • The pedestrian bridge contribution ($750/unit) is not deductible from the RIIC.
  • Full parkland dedication must be met on-site.
  • The motion also incorporated staff's other conditions (right-of-way improvements, water tank contribution, etc.). The recommendation will be forwarded to the City Council for final action.