MINUTES OF PLANNING AND ZONING COMMISSION MEETING

November 14, 2006

A meeting of the Westminster Planning and Zoning Commission was held in the John Street Quarters of the Westminster Volunteer Fire Department, 28 John Street, on the evening of November 14, 2006 at 7:00 p.m.  Chairperson Bair; Members Albert, Beaver, Graham, and Palmer; City Attorney Walsh; Manager of Planning and Development Davis; City Planner Fisher; County Planner Graf; and members of the public were present.

The minutes of the October 12, 2006 meeting were approved as presented on motion of Mrs. Palmer.

Mr. Fisher presented Sign Permit No. 1198 – CVS/Pharmacy.  The applicant seeks approval of replacement signage on the front façade of the CVS store located in the Westminster Crossing West shopping center.  Mr. Fisher stated that the new signage would total 136 square feet, approximately the same square footage as the existing sign and comparable other signs in the shopping center.  The Commission approved the sign permit on the motion of Mrs. Graham.

The Commission then considered the 3rd Amended Development Plan for Wakefield Valley.  Ms. Bair and Mrs. Palmer thanked all participants for their contributions to the public record.  Mr. Davis presented an unfavorable staff recommendation.  Ms. Bair stated that the proposed density would not be compatible with the surrounding neighborhoods or the reasonable expectations of property owners adjoining the golf course.  She noted that the golf course was developed for the specific purpose of providing recreational open space in the community.  She also expressed concern with a single public access point to and from the development.  Mr. Beaver remarked that the 1985 land transfer and golf course expansion affirms that the golf course was intended as open space.  Mr. Beaver expressed his opinion that the remaining density on Parcel ‘H’ no longer exists.  He asserted that the proposed amendment does not meet the requirements set forth for approval of additional density units.  Ms. Graham cited concerns about the adequacy of emergency services, particularly medical services, and the ability of the road network to handle increased traffic.  Ms. Palmer stated that the City’s water and sewer capacity for new development is uncertain at this time.  Mrs. Albert stated that the application also raises quality-of-life considerations.  In response to a question from Ms. Bair, Mr. Walsh stated that staff believes the remaining density on Parcel ‘H’ was extinguished in the 1989 decision of The Mayor and Common Council.  He advised that the Commission could still approve the amendment within an evaluative context of additional density rather than an assignment of existing density.  On motion of Ms. Graham, the Commission unanimously adopted the staff report and forwarded the 3rd Amended Development Plan for Wakefield Valley to The Mayor and Common Council with an unfavorable recommendation.

Ms. Bair inquired about the review status of an awning recently installed by a local business.

Mr. Beaver asked if improvements have been considered for the intersection of MD 31 and Tahoma Farm Road.  Mr. Walsh responded that the Public Safety Committee was reviewing options with the Maryland State Highway Administration.

Ms. Bair stated that signage impairs visibility at the intersection of MD 27 and Kate Wagner Road.  Mr. Fisher stated that he would raise the issue at SHA’s next Carroll County Traffic Team meeting.

The meeting was adjourned at 7:28 p.m. by consensus of the Commission.

Respectfully Submitted,

Erik N. Fisher
Secretary to the Planning and Zoning Commission