MINUTES OF PLANNING AND ZONING COMMISSION MEETING

May 6, 2004                          

A meeting of the Westminster Planning and Zoning Commission was held at Westminster City Hall, 1838 Emerald Hill Lane on the evening of May 6, 2004, at 7:00 p.m.  Members Palmer, Bair, Albert, and Beaver; Director of Planning and Public Works Beyard; Manager of Planning and Development Siders; City Attorney Walsh; Technical Planner Fisher; County Planner Graf; and members of the public were present.

Acting Chair Bair opened the Public Hearing regarding the draft 2004 update to the City of Westminster Comprehensive Plan.  Mr. Siders briefly discussed the procedure for responding to public comments, stating that staff would distribute a point-by-point response with a revised draft for the Commission’s consideration at the next meeting. 

Mr. Siders stated that a request for reclassification of land use had been received for a property adjacent to the Crossroads Square Shopping Center.  The owner of the land, Rowe Limited Partnership, requests that the 2.588-acre parcel be reclassified from the Suburban Residential land use category to the Commercial category on the Land Use Plan map.  The parcel is located in the City’s “R-10,000” Residential zone.  Ms. Bair asked if the community had been informed of the request.  Mr. Siders responded that updates to the Comprehensive Plan are publicly advertised, and that the property would have to be re-zoned in a separate procedure in accordance with all public notification requirements.  Mr. Mike Preston, attorney for Rowe Limited Partnership, briefly recounted the history of the parcel.  He noted several parcels adjacent to the subject parcel that contained commercial land uses.  Mr. Preston quoted page 5-5 of the draft Plan in stating that the City places a priority on the continued viability of existing shopping centers.  He stated that the anchor shell in the shopping center is not large enough to attract anchor tenants in the current market.  Mr. Preston distributed a study by Morris Ritchie and Associates indicating that 70,000 square feet is required to attract most anchors.  He highlighted the concept plans attached to the study that showed development of the residentially classified parcel appeared to be the most feasible method of obtaining the necessary space.  In response to a question from Mrs. Palmer, Mr. Siders summarized the character of surrounding uses as commercial near Malcolm Drive and residential near the eastern boundary of the property.  Ms. Bair stated that the development of the site would add a noise element to the neighborhood.  Ms. Bair noted that residential streets in the vicinity of the new Market Street light have seen an increase in through traffic.  Mr. Siders observed that the concept plans do not include a connection to Old Baltimore Boulevard.  In response to a question from Mr. Beaver, Mr. Beyard recounted past reclassifications to commercial use, including the land adjacent to the intersection of MD Route 31 and MD Route 140.  Mr. Beaver asked what impact a reclassification of land use would have on a rezoning petition.  Mr. Walsh responded that one factor taken into consideration by The Mayor and Common Council in acting on a rezoning petition is the consistency of the proposed zone to the Land Use Plan map.  Ms. Palmer asked if the reclassification would be consistent with the goals of the Plan.  Mr. Siders stated that a major objective of the plan is to expand commercially zoned land.  He noted that the Commission must also consider the compatibility of the proposed use, and that the Commission must weigh the balance between commercial and residential interests.  Mr. Graf highlighted the importance of maintaining the viability of older shopping centers, citing the Westminster Shopping Center redevelopment as an accomplishment.  Mr. Beyard affirmed the importance of this goal and offered the Englar Road Corridor as a second example.  Ms. Maureen Kenealy, a representative of the owner, stated that Rowe Limited Partnership has extensive experience in the redevelopment of aging shopping centers.  Mrs. Palmer expressed support for the goal of redevelopment and concern for potential impacts to the adjacent neighborhood.  Mr. Siders stated that a reclassification would not require favorable action on a rezoning.  Mrs. Palmer stated that reclassification was a substantial step towards rezoning.  On Motion of Mrs. Albert, seconded by Mr. Beaver, the Commission directed staff to draft the proposed reclassification in the Plan for future consideration by the Commission.

Mrs. Albert praised the quality and comprehensive nature of the written comments.

Mr. Beaver asked if property owners usually initiate reclassifications on the Land Use Map.  Mr. Siders stated that the City has initiated changes in the past, such as the properties reclassified to the Neighborhood Commercial designation near MD Route 31 in 1998.  Mr. Beyard stated that the Booth Property on North Colonial Avenue is a potential candidate for a City-driven reclassification in this plan.

Acting Chair Bair closed the public hearing at 7:47 p.m.  The Commission left the public record open until the close of business on Wednesday, May 12, 2004.

The meeting was adjourned at 7:48 p.m.

Respectfully submitted,

ERIK FISHER
SECRETARY