MINUTES OF PLANNING AND ZONING COMMISSION MEETING

July 8, 2004                  

A meeting of the Westminster Planning and Zoning Commission was held at Westminster City Hall, 1838 Emerald Hill Lane on the evening of July 8, 2004, at 7:00 p.m.  Members Albert, Beaver, Graham and Acting Chair Bair; Director of Planning and Public Works Beyard; Manager of Planning and Development Siders; City Attorney Walsh; Assistant Town Planner Fisher; County Planner Graf; and members of the public were present.

            On motion of Mrs. Albert, seconded by Ms. Graham, the minutes of June 10, 2004 were approved as presented.

            Acting Chair Bair opened the public hearing for Zoning Text Amendment No. 04 – 1 Permitted Uses in R-7,500 “Residential” zone at 7:01 p.m.  Mr. Fisher stated that the amendment would add medical and dental offices with legal non-conforming use status as of July 1, 2003 and located along certain blocks of Pennsylvania Avenue to the list of permitted uses in the R-7,500 zone.  Mr. Fisher stated that the change would allow the existing medical and dental uses to expand.  Mr. Fisher recounted the history of the proposed amendment, stating that the public record for the previously proposed Pennsylvania Avenue Residential Mixed Use zone revealed support from the public and the Common Council for the more limited proposal contained in ZTA No. 04 – 1.  Mr. William Finch, 156 West Main Street, expressed concern over the provision of adequate parking for expanded businesses located along Pennsylvania Avenue.  There being no further comment, Ms. Bair closed the public hearing and the record at 7:05 p.m. 

            Acting Chair Bair opened the public hearing for Zoning Text Amendment No. 04 – 2 Downtown Parking Area at 7:05 p.m.  Mr. Fisher stated that the text amendment would provide a 25% reduction in the number of parking spaces required on-site, or that would be subject to the City’s in-lieu fee, for downtown redevelopment and expansion projects.  The applicability of the text amendment would be limited by a map attached to the text amendment.  Mr. Fisher summarized the origins of the text amendment, stating that ZTA No. 04 – 2 would implement a recommendation from the City’s Economic Summit held in the Spring of 2004.  Mr. Fisher noted a letter from Mr. Sam Greenholtz, Chairman of the Greater Westminster Development Corporation, indicating that organization’s favorable recommendation of the text amendment.  Mr. Fisher stated that the recent construction of two parking garages will ensure sufficient parking in the downtown area.  In response to a question from Ms. Graham, Mr. Beyard explained the methodology for calculating the in-lieu fee.  There being no further comment, Ms. Bair closed the public hearing and the record at 7:10 p.m.

Mr. Fisher presented Sign Permit No. 1098 – Food Lion.  Mr. Fisher stated that the store would occupy the old Co-op site at the southeast corner of MD 140 and Englar Road.  The proposed 197.3 square-foot sign package would face MD 140.  Mr. Fisher stated that staff recommends approval as the signs fall within the guidelines established by the site’s ‘B’ Business zoning classification.  On Motion of Mr. Beaver, seconded by Mrs. Albert, Sign Permit No. 1098 was approved. 

            Mr. Fisher presented the Site Plan for the Carroll County Non-Profit Center (255 Clifton Blvd).  Mr. Fisher stated that the applicant proposes the construction of a three story, 39,600 square foot office building on the 3.15 acre site.  A daycare would occupy the lowest floor of the structure.  The site is located in the City’s B “Business” zone and would access Clifton Blvd in two locations.  Mr. Fisher stated that staff recommends conditional approval of the site plan, subject to the satisfaction of agency comments.  Mr. Peter Podolak, the engineer for the project, described the planned stormwater facilities, outdoor play area, and interior circulation for the site.  Mr. Dean Camlin, the architect for the project, displayed a rendered elevation and described the materials to be used in construction.  He stated that only two floors of the building would be visible from Clifton Blvd due to the local topography.  Mr. Mark Krider, a representative of the developer, outlined the mission and purpose of the building, stating that non-profit organizations could lease office space rent-free to reduce their overhead expenses.  He noted that the clustering of non-profits in one center would facilitate the provision of more comprehensive services to the community.  On Motion of Mr. Beaver, seconded by Ms. Graham, the Site Plan for the Carroll County Non-Profit Center was conditionally approved.

            Mr. Fisher presented the Site Plan for the Westminster Air Business Center Lot 3.  Mr. Fisher stated that the applicant proposes the construction of a 17,440 square-foot, one story warehouse on the 1.6-acre site.  The vacant parcel is zoned ‘I-R’ Restricted Industrial and would access Aileron Court.  Mr. Fisher stated that the developer had committed to working with several other developers in the area to fund a dedicated right turn lane from Airport Drive to MD 97 southbound.  Mr. Fisher stated that staff recommends conditional approval of the site plan, subject to the satisfaction of agency comments.  In response to a question from Ms. Bair, Mr. Thomas Day, the developer of the property, stated that the warehouse would be divided into several sections that would be rented individually.  Mr. William Finch, of 156 West Main Street, expressed concern that improvements were being made to MD 97 before a plan for the entire MD 97 corridor had been approved.  Mr. Fisher stated that the lot under consideration for approval had received final plat approval years ago and was not subject to the roadway improvement conditions placed on plats recently approved in the area.  He stated that the Airport Drive improvements are designed to mitigate the increased demand on Airport Drive generated as a result of preventing additional direct access points to MD 97.  Mr. Finch stated that plans are receiving approval before the required improvements to MD 97 have been determined.  Mr. Beyard responded that the improvements to MD 97 are specified in the conditional approvals granted to the respective final plats in the area.  Ms. Bair expressed concern regarding the potential safety impact of the planned conversion of the Airport Drive acceleration lane to a travel lane.  On Motion of Mr. Beaver, seconded by Ms. Graham, the Site Plan for the Westminster Air Business Center Lot 3 was conditionally approved.

            Mr. Fisher presented the Site Plan for the Carroll County Air Business Center Lot 1.  Mr. Fisher stated that the applicant proposes the construction of two one-story warehouses and an office on the 2.5-acre site.  The total development would encompass 26,153 square feet, with 24,875 square feet reserved for warehouse space.  The vacant parcel is zoned ‘I-R’ Restricted Industrial and would access Business Parkway South.  Mr. Fisher stated that the developer of this project has also committed to the construction of the dedicated right turn lane from Airport Drive to MD 97 southbound.  Mr. Fisher stated that staff recommends conditional approval of the site plan, subject to the satisfaction of agency comments.  On Motion of Mrs. Albert, seconded by Ms. Graham, the Site Plan for the Carroll County Air Business Center Lot 1 was conditionally approved.

            Ms. Bair asked for a recommendation regarding Zoning Text Amendment No. 04 – 1 Permitted Uses in R-7,500 “Residential” zone.  On Motion of Ms. Graham, seconded by Mrs. Albert, the Commission forwarded ZTA No. 04 – 1 to The Mayor and Common Council with a favorable recommendation.

            Ms. Bair asked for a recommendation regarding Zoning Text Amendment No. 04 – 2 Downtown Parking Area.  Mr. Beyard praised the work of the attendees at the Economic Summit, stating that the recommendation for adjustments to the parking requirements in the downtown area is an important tool to encourage redevelopment.  On Motion of Mr. Beaver, seconded by Mrs. Albert, the Commission forwarded ZTA No. 04 – 2 to The Mayor and Common Council with a favorable recommendation.

Ms. Bair praised an article in the Planning Commissioner’s Journal regarding sign regulations and incentives for smaller signs.  Ms. Bair suggested that the City study the merits of an incentive-based program. 

Ms. Bair inquired as to whether it was the intention of the developers of Westminster Crossing to use or demolish the Lowes pylon sign.  Mr. Beyard stated that he would investigate the matter.  Mr. Beyard noted that the a traffic study indicating needed improvements due to the Westminster Crossing redevelopment was underway.

Mr. Beaver stated that he had discovered a number of four-lane state highways without acceleration and deceleration lanes throughout the area.  He suggested that tighter controls on the speed of traffic on those roads could increase their safety.

Ms. Bair and Mr. Beaver requested that the City look into synchronization of the traffic signals at MD 31 & West Main Street and MD 31 & Uniontown Road.

The meeting was adjourned at 9:05 p.m. on Motion of Mrs. Albert, seconded by Ms. Graham.

Respectfully submitted,

ERIK FISHER

SECRETARY