MINUTES OF PLANNING AND ZONING COMMISSION MEETING

July 13, 2006

A meeting of the Westminster Planning and Zoning Commission was held at Westminster City Hall, 1838 Emerald Hill Lane, on the evening of July 13, 2006 at 7:00 p.m.  Chairperson Bair; Members Albert, Beaver, Palmer, and Graham; City Attorney Walsh; Manager of Planning and Development Davis; Assistant Town Planner Fisher; County Planner Graf; and members of the public were present.

On motion of Mrs. Albert the minutes of the meeting of May 18, 2006 were approved as presented.

Mr. Fisher presented a request for amendment to the Carroll County Master Plan for Water and Sewerage for the Nickoles Property.  The applicant requests that 13.5 undeveloped acres located in the County’s “R-10,000” Residential zone be reclassified from the W-5/S-5 Future Service categories to the W-1/S-1 Existing/Final Planning categories.  Mr. Fisher stated that the projected lot yield for the site is approximately 45 homes.  Mr. Fisher recounted the findings of the draft Water Capacity Management Plan that was recently completed under direction of the Maryland Department of the Environment.  That document identifies a water deficit under drought conditions and, being in draft form, has created much uncertainty regarding the capacity of the City’s water system to handle additional demand.  Mr. Fisher explained that scheduling additional development for service in the face of this uncertainty runs counter to the City’s Comprehensive Plan.  Mr. Chris Batten of CLSI, Inc., a representative of the applicant, noted that water and sewer service is necessary to achieve the density appropriate for the area.  On motion of Mrs. Palmer, the Commission failed to find the amendment consistent with the City’s Comprehensive Plan.

Mr. Davis presented Zoning Text Amendment No. 06-4.  If approved, the amendment would allow drive-through drugstores and pharmacies as a special exception use in the “N-C” Neighborhood Commercial zone.  Mr. Davis recommended that the Commission favorably advise The Mayor and Common Council in regard to ZTA No. 06-4.  Mr. Clark Shaffer, attorney for the applicant, stated that the impacts of drive-through pharmacies are similar to that of drive-through banks, which are already permitted as a special exception.  In addition, he remarked that the widespread growth of drive-through pharmacies indicates that the market demands their construction.  Ms. Bair recounted her recollection of the intent of the N-C zone and stated that the amendment would not interfere with that intent.  The Commission then forwarded Zoning Text Amendment No. 06-4 to The Mayor and Common Council with a favorable recommendation.

Mr. Davis presented Local Map Amendment No. 06-1 for the Village of Meadow Creek (commercial development).   The applicant requests the rezoning of 14.99 acres between Meadow Creek Drive and MD 140 from the City’s “R-10,000” Residential zone to the “N-C” Neighborhood Commercial zone.  Mr. Davis stated that the property is designated for Neighborhood Commercial development on the Comprehensive Plan’s land use map.  Direct site access will only occur from Meadow Creek Drive as the Code prohibits access directly to MD 140.  No houses front on Meadow Creek Drive.  Mr. Davis noted that improvements to mainline MD 140 are anticipated as part of the development.  Mr. Clark Shaffer, attorney for the applicant, stated that the property had been designated for the requested zone since 1998.  Mr. Shaffer continued that the local road system has been designed with commercial uses in mind.  The architect for the applicant presented the development plan as a “lifestyle center” without a single dominant tenant space.  He stated that the largest single building block contains 24,000 square feet.  The plan calls for a mini-boulevard concept with high pedestrian connectivity throughout the development.  The architect reviewed the architectural plans and remarked that the signage would be scaled-down from typical highway-oriented shopping centers.  Several residents of the Village of Meadow Creek subdivision expressed concern about increased traffic volumes, particularly on Wyndtryst Drive between the shopping center and MD 97 North.  Mr. Jonathan Mayers, a member of the developer entity, stated that a joint traffic study accounted for the commercial development and master-planned the entire area.  In response to a question from Ms. Bair, Mr. Mayers stated that the topography screens the backs of the buildings from MD 140.  Ms. Bair stated that consistency in design is key as the pad sites are developed.  She expressed her support for the small tenant spaces and the design of Meadow Creek Drive.  Ms. Bair commended the developer for the advanced notification provided to the community.  Mr. Beaver commented that more public amenity space should be included in the final design.

Mr. Brian Baum of 647 Spring Meadow Drive opposed pedestrian connections between the shopping center and the residential neighborhood.  Ms. Dolores Perkins of 649 Spring Meadow Drive expressed concern that restaurant uses would impose unpleasant odors on the neighborhood.  Ms. Gina Koger of 663 Spring Meadow Drive questioned the proximity of commercial development to the residences.  Mr. Scott Rouk, a representative of the developer, described the signage program in response to a question from Mr. Daniel Nardone of 626 Pond View Court.  Ms. Kristine Amendola of 633 Spring Meadow Drive inquired about trash pick-up at the shopping center.

On motion of Mr. Beaver, the Commission forwarded LMA No. 06-1 to The Mayor and Common Council with a favorable recommendation.  Mr. Davis stated that the application must still undergo a public hearing and deliberation by The Mayor and Common Council before it could be approved.

Mr. Graf briefed the Commission on “The Fields at Pheasant Run” and “Crouse Ford”, two development plans under review for development near the City limits.

The meeting was adjourned at 8:45 p.m. on motion of Ms. Graham.