Frederick Planning Commission Hearing - March 9, 2026

The Frederick Planning Commission met on March 9, 2026, at 6:00 p.m. to consider a lengthy agenda including consent items, capital improvements program recommendations, several final site plans, and a zoning text amendment regarding accessory dwelling units (ADUs). All votes were unanimous (4-0) unless noted.

Consent Calendar

• Approved minutes from February 9, 2026, February 17, 2026 (workshop), and March 6, 2026 (pre-meeting).
• Approved the 2026-2027 Planning Commission schedule.
• Granted a continuance for ZTA PC 25-248 (convenience stores with gas sales, gas stations) to April 13, 2026, at staff's request.

Public Comments & Testimony

• Heather Goddard (East Frederick Rising) urged the commission to consider low-cost painted walking zones on E Street (akin to Maxwell Alley) for safety and accessibility, prioritizing function over beautification.
• Steve Jakupsk (Citizens for Responsible Growth) opposed the two-year extension for Frederick Commerce Center Lot 1, arguing the city should not enable land speculation and that the applicant had three years to secure a user.
• Mita Nash (Frederick resident) opposed eliminating the owner-occupancy requirement in the ADU ZTA, warning that it would enable investor speculation and change neighborhood character without adequate protections for older neighborhoods.
• Linda Dove (Frederick resident) argued that ADUs are not affordable due to high construction costs (e.g., $300,000 for an 800 sq ft unit) and that eliminating owner-occupancy would not achieve affordability.
• Steve Jakupsk (again) reiterated concerns that ADUs would become investment vehicles rather than affordable housing, and urged caution on non-owner-occupied units.
• Ann Ryan (Frederick Housing Solutions Task Force) supported ADUs as one tool to expand housing options but noted that no permits have been issued in five years, indicating a need for incentives and careful policy design.
• Kate McDermott (Westbrook neighborhood) opposed the size increase to 1,200 sq ft and the removal of owner-occupancy, arguing that community character is more than parking metrics and that further study is needed.

Discussion Items

• CIP Recommendations (FY 2027-2032): The commission discussed priorities from the Active Mobility Advisory Committee (AMAC) and staff. Commissioner Temple emphasized function over beautification and supported completing rails-with-trails. Commissioner Temple proposed a motion to prioritize completion of E Street rails-with-trails, evaluate striped sidewalks on E Street if safe, maintain other 2026 priorities, and de-emphasize downtown streetscape plan. Motion voted 4-0.
• Frederick Commerce Center Lot 1 – Extension: Staff recommended a one-year extension (applicant sought two years). The applicant cited market dynamics and a pending ZTA for data centers. Commissioner concerns included enabling speculation and ensuring APFO compliance. Motion to approve one-year extension passed 4-0.
• Sycamore Springs Multifamily Architecturals: Approved two actions: (1) modification to allow square windows (1:1 ratio) – 4-0; (2) approval of architectural elevations with condition to correct window ratio note – 4-0.
• Sycamore Springs Multifamily Final Site Plan: Approved five actions including modifications for access points, parking lot lighting, buffer reductions, and final site plan (all 4-0). Conditions included updating notes and adding APFO exemption date.
• 40 West Booster Pump Station Replacement: Approved final site plan with condition to provide recorded access easement – 4-0.
• Floor and Decor Addition: Approved final site plan with condition to show fire department connection on utility drawing – 4-0.
• Costco Addition: Approved two actions: (1) modification to reduce parking from 644 to 575 spaces – 4-0; (2) final site plan with conditions (sketch plan date, APFO updates, distance notation) – 4-0.
• West Ridge Square (Mixed-Use Redevelopment): Approved seven actions including five modifications (street detail, bicycle parking, parking setbacks, two landscape buffers), combined preliminary plat/final site plan, and preliminary forest conservation plan (all 4-0). A condition was added to consider renaming Riverstone Drive to Hillcrest Drive.
• Accessory Dwelling Units ZTA (PC 25-614): The commission discussed three substantive changes: parking reduction (transit proximity and reduced stall dimensions), elimination of owner-occupancy, and increased maximum size (800 to 1,200 sq ft). Public testimony was divided. After deliberation, the commission voted 4-0 to recommend approval with two modifications: (1) add a provision that no additional parking is required for ADUs in DB, DBO, and DR zones if parking is removed for the ADU; (2) retain the owner-occupancy requirement. The commission also noted concerns about community character and requested council consider monitoring.

Key Outcomes

• Approved all consent items unanimously.
• Approved CIP recommendation letter prioritizing E Street rails-with-trails and evaluating striped sidewalks – 4-0.
• Approved one-year extension for Frederick Commerce Center Lot 1 – 4-0.
• Approved architectural and site plan approvals for Sycamore Springs, 40 West Booster, Floor and Decor, Costco, and West Ridge Square – all 4-0 with conditions as noted.
• Recommended approval of ADU ZTA with two modifications (parking exemption for DB/DBO/DR zones, retain owner-occupancy) – 4-0.