Planning and Zoning Commission

July 12, 2001

A meeting of the Westminster Planning and Zoning Commission was held in City Hall on the evening of July 12, 2001, at 7:00 p.m. Members Bair, Palmer, and Ferguson; Chairman Wiskeman; Director of Planning and Public Works Beyard; Town Planner Tucker; Assistant Town Planner Siders; City Attorney Walsh; County Planner Moser; and members of the public were present.

The minutes of the June 14, 2001 meeting were approved as amended on motion of Ms. Bair, seconded by Mrs. Palmer, and duly passed.

Chairperson Wiskeman opened the Public Hearing regarding the Zoning Text Amendment No. 01-03, Housing for Older Persons. Ms. Tucker stated that this text amendment provides for multi-family housing for older persons as a special exception in the "R-7,500" Residential Zone. In accordance with the Commission 's recommendations, the legislation as presented requires parking spaces to have ten (10) feet by eighteen (18) feet dimensions. Ms. Tucker stated that after review of the proposed definition for Retirement home/care home, the phrase "62 years of age or older" should be deleted. This deletion will avoid any confusion with the Housing for Older Persons definition. Ms. Tucker stated that, if adopted, an applicant proposing such use will have to present this type of development to the City's Board of Zoning Appeals for approval. Ms. Tucker also stated within §164-153.2(D) the phrase "per unit" should be deleted so it is clear that only the principal and accessory structures have to adhere to the setback standards. Mr. Ferguson stated that he was unclear why the legislation included a provision for persons with limited mobility. He stated that perhaps it should be more restrictive and should include compliance with the American with Disabilities Act (ADA). Mr. Walsh stated that phrase was included so that the City could ensure that the design of this type of development is sensitive to persons that use wheelchairs, canes, and other devices that assist persons with limited mobility. This section also provides the Board of Zoning Appeals and the Commission discretion when approving a special exception or a development plan because each of these projects will be distinct from one another. Chairperson Wiskeman opened the floor to public comment. Mr. Martin Hackett of 439 E. Main Street stated that he had two points he would like the Commission to consider. Mr. Hackett stated he would like this legislation to be included in the "R-10,000" and "R-20,000" Residential zones as well. Mr. Hackett stated there are few sites in the "R-7,500" zone that are large enough to justify this type of project. Mr. Hackett also stated that he would like the Commission to consider revising §164-153.2(B) so that the Commission could have the discretion to increase the density if an applicant could present a reasonable argument. With no further public comment, Mr. Wiskeman closed the public hearing at 7:20 and stated that the Commission will receive comments until the close of business on July 23, 2001.

Mr. Geary Milliken and Mr. Peter Willson made an informal presentation on the third revision to the Carroll Lutheran Village Master Plan, which incorporates neotraditional town planning design techniques for the development of the vacant acreage of the Village. Mr. Willson stated that the project site is approximately ninety (90) acres, and the proposed expansion will roughly double the size of the campus. Ms. Bair asked Mr. Milliken when construction of this project might begin. Mr. Milliken stated that he hopes to have Phase 1 of this plan under construction by 2003.

Ms. Tucker presented Sectional Map Amendment No. 01-01 Koontz Property, et. al. Mr. Ferguson recused himself from the discussion of Sectional Map Amendment No. 01-01 and any subsequent vote. Ms. Tucker stated that this property is approximately 71.5 acres in size and is the final map amendment that is planned by the 1998 City of Westminster Comprehensive Plan. This property is in the Planned Water and Sewer Service Area. Mr. Beyard stated that this is the last Sectional Map Amendment that is being considered by the City at this time. Mr. Beyard stated that any additional map amendments will most likely be initiated by the property owner. Mr. Beyard stated that the Comprehensive Plan does state that a portion of the Koontz Property would be an appropriate place for the Neighborhood Commercial (N-C) Zoning classification. This rezoning, however, does not grant that classification. Rather, this rezoning would change the zoning from "R-20,000" Residential to "R-10,000" Residential. Ms. Bair stated that she is concerned with the volume of traffic that currently exists on MD Routes 97, 31, and 140 and feels this measure will only exacerbate the problem. The Commission asked Mr. Walsh if they did not act upon this rezoning request would it still be forwarded to The Mayor and Common Council. Mr. Walsh stated that it would still be forwarded to The Mayor and Common Council and staff would note that the Commission did not act upon this request. Ms. Tucker stated that this measure is consistent with the 1998 Comprehensive Plan. In the review and adoption of the Comprehensive Plan, the impacts from the change in land use were considered, and the land use change was incorporated into the adopted Plan. On motion of Ms. Bair seconded by Mr. Wiskeman, the Commission voted to unfavorably recommend Sectional Map Amendment No. 01-01 by a vote of two to one. Ms. Bair and Mr. Wiskeman voted in favor of the motion, Mrs. Palmer voted against the motion, and Mr. Ferguson recused himself from the vote.

Mr. Beyard presented a courtesy review of the new District Court House being built by the State. The site is located at the intersection of Greenwood Avenue and N. Court Street. Mr. Beyard stated the structure is 40,000 square feet and seventy-nine (79) on-site parking spaces are being provided.

Mr. Beyard presented County Planner Barbara Moser to update the Commission on County projects that are occurring within close proximity to the City limits. Ms. Moser presented the following plans for the Commission's review: 1. Precision Tune located on Cranberry Road; 2. Westminster Rescue Mission; 3. Carroll County General Hospital new south parking lot; 4. Westminster Highlands Section 3; 5. Westminster Muse; 6. Lewis Family Chiropractic Center; 7. Main Street Exchange Office Building; 8. Westminster Bond.

Ms. Tucker stated that the bids for the Wakefield Community Trail Phase 2A are due July 20, 2001 and construction will hopefully begin this fall.

Ms. Bair asked when the Planning and Zoning Commission will be getting its new member. Mr. Beyard stated that the City has received some requests regarding appointment and The Mayor and Common Council should appoint a new member in the near future.

The meeting was adjourned at 8:50 on motion of Mr. Ferguson, seconded by Mrs. Palmer and duly passed.
Respectfully submitted,

SHAWN SIDERS
Secretary