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Planning and Zoning Commission
MINUTES OF PLANNING AND ZONING COMMISSION MEETING.
September 11, 2003
A meeting of the Westminster Planning and Zoning Commission was held in City Hall on the evening of September 11, 2003, at 7:00 p.m. Members Beaver, Bair, Palmer, and Albert; Chairman Wiskeman; Director of Planning and Public Works Beyard; City Attorney Walsh; Town Planner Siders; Technical Planner Fisher; County Planner Graf; and members of the public were present.
On motion of Ms. Palmer, seconded by Mr. Beaver, the minutes of August 14, 2003 were approved as presented. Mrs. Albert and Ms. Bair recused themselves from the vote as they were not present at the previous meeting.
Chairman Wiskeman opened the public hearing for Zoning Text Amendment No. 03 – 5 “Pennsylvania Avenue Residential Mixed-Use zone (PARMU)” at 7:02 p.m. Mr. Siders stated that the amendment would add artist live/work space, artist studios, coffee shops, and existing professional offices to the list of permitted uses in the current “R-7,500” Residential zone on Pennsylvania Avenue. The text amendment would define artist studio, artist live/work space, and coffee shop, and would allow for setbacks on new construction comparable to the existing neighborhood character. Mr. Siders noted that the text amendment is based on a recommendation of the Lower Pennsylvania Avenue Committee, and that no properties would be re-zoned upon the approval of ZTA 03-5. Mr. Beaver asked what territorial limits would be set for the zone. Mr. Beyard stated that limits have not been set as properties are not being re-zoned. Mr. Beaver asked for what purpose the changes are proposed. Mr. Beyard stated that the commercial opportunities proposed in the text amendment could provide stability for the neighborhood and lessen the economy of converting dwellings to multi-family structures. Mrs. Albert noted that the proposed uses offer an opportunity to expand the art community in Westminster. In response to a question from Mrs. Palmer, Mr. Siders stated that the proposed special exceptions already exist in the “R-7,500” zone. Mr. James Billingslea of 187 East Main Street stated his opposition to allowing existing professional offices as permitted uses. Mr. Billingslea suggested several alternative policies that he believes would more effectively aid the Pennsylvania Avenue neighborhood. Ms. Rebekah Orenstein of 64 Pennsylvania Avenue expressed concern that commercial uses would bring traffic, noise, and trash problems to the neighborhood. Ms. Orenstein also related her concern that commercial proprietors would seek liquor licenses and that the businesses would attract drug dealers. She stated that the proposed changes would allow uses that would damage the sensitive residential character of Pennsylvania Avenue. Ms. Lori Graham of 118 Pennsylvania Avenue expressed her support for the text amendment, stating that the stability of businesses would be beneficial to the neighborhood. Ms. Graham suggested that the text amendment allow new professional offices as a permitted use in the zone. Dr. Patrick Gallagher of 152 Pennsylvania Avenue expressed his support for the text amendment, stating that the proposed changes would allow for the renovation of his practice. There being no further comment, Chairman Wiskeman closed the public hearing at 7:44 p.m., leaving the record open until September 26, 2003 for the submission of written comments.
Chairman Wiskeman opened the public hearing for Zoning Text Amendment No. 03 – 4 “Mixed-Use Infill zone (MUI)” at 7:45 p.m. Mr. Siders stated that the text amendment is designed to implement recommendations from the MD Route 27 Gateway Corridor Study, a planning project completed in the Fall of 2002 with funding from a Smart Codes grant from the Maryland Department of Planning. Mr. Siders stated that the proposed zone would modify the “D-B” Downtown Business zone to require the vertical mixing of retail and office or residential uses in accordance with design standards to ensure the compatibility of new construction with existing downtown character. The MUI zone would also increase allowable residential density to 25 units per acre and provide for shared parking between uses. Chairman Wiskeman asked what the scope of the new zone is proposed to include. Mr. Siders stated that the Gateway Corridor Study focuses on the Route 27 corridor from Tuc Road to the Liberty and Green Street intersection, as well as adjoining blocks on East and West Main Street and parcels in the vicinity of City Hall. In response to a question from Mrs. Palmer, Mr. Siders and Mr. Fisher noted features of the zone that would encourage pedestrian activity. In response to a question from Mr. Beaver, Mr. Siders stated that the zone would create greater opportunity for investment than current zones in the study area. Mr. James Billingslea of 187 East Main Street encouraged the study of possible bypass routes to ease traffic congestion on Route 27 through downtown. There being no further comment, Chairman Wiskeman closed the public hearing at 7:55 p.m., leaving the record open until September 26, 2003 for the submission of written comments.
Mr. Fisher announced the upcoming MCPA conference and requested any interested members to contact him for registration.
Mrs. Palmer asked for updated information about new street lighting on Pennsylvania Avenue. Mr. Beyard stated that the bidding would begin after the 1st of the year as spec work is still being completed.
Ms. Bair requested that the dismantling of Fallfest cease after a certain evening hour.
Ms. Bair expressed concern over the pruning of trees around power lines on Willis Street. Mr. Siders stated that the City does not have jurisdiction over trees in the right-of-way when pruning takes place for the purpose of clearing airspace around power lines. Mr. Siders noted that damaged trees would be replaced by BGE.
There being no further business, the meeting was adjourned at 8:07 p.m. on motion of Ms. Bair, seconded by Mr. Beaver and unanimously approved.
Respectfully Submitted,
ERIK N. FISHER
SECRETARY
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