[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6567690,"mediaKeyId","3276113-7446fbc885507b4e1b12ef6c4b3ddca3","parentId",3276113,"title","Frederick Health Village master plan: applicants outline mixed‑use vision and seek conditional‑use approvals; commission schedules detailed review","audioSeconds",1632,"startMs",8350000,"endMs",9982000,"viewUrl","/Search/View?dp=1&key=3276113-7446fbc885507b4e1b12ef6c4b3ddca3&start=8350&end=9982","thumbnailUrl","https://assets.pipeline.soar.com/3276113-7446fbc885507b4e1b12ef6c4b3ddca3/thumbnail_8350000.jpg","articleUrl","/articles/6567690/Frederick-City/Frederick-County/Maryland/Frederick-Health-Village-master-plan-applicants-outline-mixeduse-vision-and-seek-conditionaluse-approvals-commission-schedules-detailed-review","mediaUrl","https://secure.pipeline.soar.com/6567690-c06a623bc280fce5853ad24b1174ddaa/orig.mp4?Expires=1771191784&Signature=N7RDYuWjyVOYWSNmo1um2CwqYrPm4W6OHo589XDbWlaekQbE9t3eqLiGoRW68tYCzey40m3RQl5M8AKyyBvB3GE~THiy1bBWiyewZ~iLuVGTPzKoUshPuCqJTv344poA9krP3RuHcSBJ8OFs~7XRxsOByqBWkE8XfSai8BcAjOQzhkS5mhztyPpK6WKiUmOyarmivxDc~3fS4E4jyUN~UgPwhjVYFsyx2IVsF6arjCpU6Jiz5F-FIkhhB6UHqq4HtVRpGfw7PSIIz4htEk18bJ69HWbvufJWDUQlRQLxor9Kk8DZ6XRwbkUC8GDyO3mFUYrVmlc70SIZPiQ~HehRzg__&Key-Pair-Id=KUT5TJCACFTXG","author","Frederick","date","2025-05-12T00:00:00Z","article","Frederick Health and its development team presented a master‑plan application for the former State Farm campus that would convert about 93.2 acres into a mixed‑use “Frederick Health Village” including medical campus uses, complementary commercial services, and new housing. The plan described up to 750 multifamily/townhouse units and up to 1,260,000 square feet of nonresidential uses; the applicant requested mixed‑use conditional uses for health‑adjacent uses (senior living/retirement facility, nursing care, certain adult‑care uses and a medical laboratory) and requested modifications to several standard engineering detail standards and lot‑frontage rules.

Why it matters: The project proposes a large, long‑term transformation of a prominent campus in southwest Frederick that would add housing and health‑adjacent services and reconfigure parkland and trail connections; the proposal is at the master‑plan stage, the first of two public hearings.

What the applicant proposed
Attorney Bruce Dean (lead for the applicant) and the project team described a village concept that retains an integrated Frederick Health presence and introduces new residential neighborhoods, retail/service uses around a village center and expanded park/open space on the northwestern and southeastern corners of the property. The team emphasized connectivity: multiple planned road connections to Monocacy Boulevard and adjacent neighborhoods, a potential at‑grade pedestrian/vehicle crossing for the Walkersville Southern railway and a proposed tie into the Veil‑to‑Trails network.

Requested conditional uses and modifications
The master plan seeks mixed‑use conditional approvals for uses listed in the LMC use matrix: senior living/retirement facility, nursing home/adult care living facility, medical laboratory and an additional health‑related conditional use. Because the project is early‑stage and lot locations are not final, staff told the commission the site‑specific evaluation of some conditional‑use criteria will be performed at later plan stages (preliminary plat and final site plan). The applicant also requested modifications to city standard details (roadway dimensions, sidewalks, travel lanes) and to the LMC lot‑frontage table to allow lots to front on private streets or open spaces where appropriate to create a campus‑like environment rather than a conventional public‑street frontage pattern.

Commission questions and staff notes
Commissioners asked staff and the applicant about several items that will be evaluated at the second hearing, including: traffic impacts and APFO trip caps, parkland dedication and whether parkland would meet slope/floodplain limits for counting toward the city’s required acreage, stormwater and stormwater nonstructural practices, and the school capacity test. Staff confirmed that the project currently failed school capacity testing at the elementary and high‑school levels but that the applicant has the option to pay a school mitigation fee; staff issued a provisional certificate of adequacy for schools pending execution of that agreement. Staff said several items (detailed APFO technical work, a more detailed trip cap, final stormwater approvals and the archeological follow‑up) would be provided for the second hearing.

Public comment
Public commenters supported some elements of the proposal but urged additional focus on pedestrian connectivity, transit access and protection or enhancement of the existing wooded areas. Hannah Nickerson (Sherman Avenue) and Heather Goddard (Menoxee Village; East Frederick Rising board member) urged stronger pedestrian connections between the residential areas and retail core and asked that bike parking and ground‑floor circulation be carefully planned. Comments also encouraged using parkland near the railroad and the pond as continuous open space and ensuring any trail connections are coordinated with the city and state agencies.

Next steps
This meeting was the first public hearing on the master plan. Staff will provide a fuller second hearing packet with APFO trip cap details, updated stormwater and archeological responses, and a more detailed evaluation of conditional‑use criteria where site‑level information is available. The commission and applicant agreed to continue the matter for an additional hearing date to allow review of requested technical material and to permit further public comment.

Ending
The commission did not take a final vote on the master plan at this first hearing; the record will be supplemented with technical studies, and the applicant will return for the second public hearing where the commission will decide conditional‑use requests and final master‑plan findings.","mediaType","Video","parentTitle","Frederick - Planning Commission - May 12, 2025","oneSentenceSummary","Frederick Health presented a master plan to convert the former State Farm campus into a mixed‑use village with health campus uses, new housing (up to 750 units), and up to 1.26 million square feet of nonresidential space; the application requests several mixed‑use conditional uses and engineering‑detail modifications and will return for a second hearing with technical supplements.","taxTitle","Frederick City, Frederick County, Maryland","taxId",4996,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6567695,"Planning commission affirms Rock Hill preliminary forest conservation plan after Maryland DNR review",262,361000,623000,"/Search/View?dp=1&key=3276113-7446fbc885507b4e1b12ef6c4b3ddca3&start=361&end=623","https://assets.pipeline.soar.com/3276113-7446fbc885507b4e1b12ef6c4b3ddca3/thumbnail_361000.jpg","/articles/6567695/Frederick-City/Frederick-County/Maryland/Planning-commission-affirms-Rock-Hill-preliminary-forest-conservation-plan-after-Maryland-DNR-review","https://secure.pipeline.soar.com/6567695-d456a9794e064266eb21a53d990c3675/orig.mp4?Expires=1771191784&Signature=cFFy7yPwv4M~xTJbPpRCc5~oKvyD3JCtR7yUfufQgpLFoAnL0bqpJCbGL9h14PT6y69VneyaBKyYft8JoT8dCrR5a~kEcB0SVwmUUqNXBgyZ-kiU5eCGs-YGRjAH~m7tWOi7RXyUnFRPEiO57I6TiIrcc2ub~S5XDuBIhIWasRyqvQDJcuoKGhzdQ5lOwK~XliCsOjcl3JpRCKgSi~hQJg4Oz-xzr2PmhE2qCaZqCvyNsXhXr7SKTDhM~UhUvteUbIxb8BbR1Ck3IT~fGeSacach5irbk0UgghFvcqvfV9UOjb7LiQWR3kLcyGdXC2seXmq1KVLJxdt6ju9CwDnFAw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Frederick Planning Commission on a unanimous voice vote approved the Rock Hill preliminary forest conservation plan (PC 23‑1047 PFCP) after staff reported that the Maryland Department of Natural Resources had reviewed the submitted project plan and identified no rare, threatened or endangered plant or animal species.

Why it matters: The Rock Hill vote retroactively completes an action the commission had discussed at a prior meeting; the DNR review removed a major environmental concern cited by at least one commissioner who had initially voted against approval.

What commissioners said
Commissioner Manelas, who had earlier recorded a “no” vote, told the commission she changed her position after the city received the Maryland DNR letter stating that, based on the project submittal, “no rare threatened or endangered plant or animal species were identified, nor were any potential impacts to such species noted.” She said that finding changed her view and she “was ready to make a change to my vote.” Other commissioners echoed agreement with that assessment.

Motion and result
A motion to approve the Rock Hill preliminary forest conservation plan was made and seconded during the meeting; the commission then voted “aye” and the action was recorded as unanimous.

Context and follow‑up
Staff clarified that the commission had already voted favorably on a modification request earlier in the review (a modification to LMC §7.21 to permit removal of specimen trees as part of the Rock Hill plan) and that the commission was “picking up where it left off” after the prior meeting had been adjourned before an affirmative record could be entered. No additional conditions beyond those discussed in the prior hearing were added during the re‑recorded action.

Ending
The Rock Hill PFCP approval completes an outstanding item from an earlier meeting and formalizes the commission’s findings with reference to the Maryland DNR letter; further implementation will follow the normal plan finalization and permitting process.","The commission revisited a previously held deliberation and unanimously approved the Rock Hill preliminary forest conservation plan after staff provided a Maryland Department of Natural Resources letter reporting no identified rare, threatened or endangered species on the submitted project plan.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6567701,"Planning commission approves Brickworks Lot 4 final plan, Lot 6 apartment plan and forest-conservation plan; Lot 5 continued 30 days",3124,272000,3396000,"/Search/View?dp=1&key=3276113-7446fbc885507b4e1b12ef6c4b3ddca3&start=272&end=3396","https://assets.pipeline.soar.com/3276113-7446fbc885507b4e1b12ef6c4b3ddca3/thumbnail_272000.jpg","/articles/6567701/Frederick-City/Frederick-County/Maryland/Planning-commission-approves-Brickworks-Lot-4-final-plan-Lot-6-apartment-plan-and-forest-conservation-plan-Lot-5-continued-30-days","https://secure.pipeline.soar.com/6567701-2debc87580602cf1f30df557b65816a1/orig.mp4?Expires=1771191784&Signature=FFqMHUDFu2Rd43X0EURO3H04i2BM8CalvKT43qVdw93tyFYZ~FhMahe6jXDs5l3FsCj7B5pXgXDaKcO5hYBqoLBfthnK4SNs3hmPXVV7ZJIjyI3by7bf1eneGy0AhKGuI5~PoKDBtqsDvpe2NhrtyVddEy57x34fC2-Hf0EGcc49PJX4PDX9W7HzoYiZ1HV6733rmxGwqc7Z78tIWuFv-CIXYxZd4YpqaUWXb21zjbIGuOBSjKqZgjK-vLvZUY05UdC53-d~3KWi3PsI7hI97wjdPEo-fW~i5e~EggzBwUoaag8VH3c1zjvyJ-5gbGA9QM0W0ob17aEkZyT0JNvHrg__&Key-Pair-Id=KUT5TJCACFTXG","The Frederick Planning Commission on a unanimous vote approved a preliminary forest conservation plan for Brickworks Lots 4 and 6 and separately approved final site plans for Lot 4 (a shopping center) and Lot 6 (a 340‑unit multifamily building). The commission also granted a 30‑day continuance for the Brickworks Lot 5 combined preliminary plat and final site plan to the June 9, 2025 meeting.

Why it matters: The decisions clear two major pieces of the Brickworks redevelopment — the retail core and the first large housing parcel — allowing the developer to move toward environmental remediation and infrastructure work the applicant said are needed to start the broader project.

The site and forest plan decisions
Staff presented the preliminary forest conservation plan (PC 24‑932 PFCP) for Lots 4 and 6, describing 14.54 acres of forest on site and the project's overall conservation obligation of 16.42 acres after clearing and retention figures were applied. The applicant proposed using a mix of on‑site planting, parkland plantings and street‑tree credits and, where necessary, a fee‑in‑lieu for up to 50 percent of remaining planting obligations. Staff recommended approval with conditions. The commission approved the PFCP with staff conditions (motion by Commissioner Manelas; second by Commissioner Valencia) and recorded the requirement that any off‑site planting/easement be documented in subsequent plan sheets if used to meet obligations.

The commission then considered Lot 4 final site plan (PC 24‑930 FSI) for a 73,571 sq. ft. shopping center and related modifications to setbacks, loading and screening standards. Because the applicant removed two previously proposed drive‑through pad sites, staff said some modification requests were narrowed. The commission approved the Lot 4 plan and the requested modifications (including reduced parking setbacks along Monocacy Boulevard and shared‑drive setbacks with Lot 6) subject to the conditions read into the record by staff. As a condition the commission added that the 4‑foot sidewalk adjacent to Pad 1 be increased to 6 feet before final approvals.

The Lot 6 final site plan (PC 24‑931 FSI) for a 3‑ to 5‑story building with an internal, six‑level parking garage and 340 apartment units also won unanimous approval. Staff and the applicant noted the garage is wrapped by building massing so it is not a prominent visible garage. The commission approved a modification to allow shared lighting across the Lot 4/Lot 6 common drive and a modification to allow the building frontage to face the private shared drive (wider sidewalks were shown as a compensating feature).

Public comment and key concerns
Public commenters praised some design elements and raised recurring concerns about specimen trees, off‑site planting commitments, screening, dumpsters, and light spillover. Hannah Nickerson (Sherman Avenue; member, East Frederick Rising) asked whether specimen trees would be conserved and urged the city to prioritize off‑site planting opportunities in support of Maryland’s statewide five‑million‑trees goal. Roberta Huber (Maxwell Square) urged use of evergreens and asked the commission to avoid approving fee‑in‑lieu for a large portion of the planting obligation and to retain Level‑2 parking screening. Several residents asked for better pedestrian connectivity between Lots 4 and 6 and for safer access to areas of the site from surrounding neighborhoods. The applicant responded that the PFCP is consistent with the commission’s earlier preliminary approvals and that off‑site planting locations are under negotiation and will be documented in later plan sheets or a revised PFCP if used.

Technical and mitigation details
- Forest/trees: Staff reported 95 specimen trees existing on the Brickworks property and the plan proposes retaining 1.73 acres while clearing 12.81 acres; remaining planting obligation after credits equals about 12.37 acres. The applicant said it intends to satisfy planting with a mix of on‑site plantings, parkland plantings, street‑tree credits and up to 50% fee‑in‑lieu where necessary. The Maryland Department of Natural Resources letter was submitted to staff earlier indicating no state‑listed rare/threatened species on the submitted plan area (this was discussed in the Rock Hill item as well).
- Loading and dumpsters: The applicant revised loading areas to provide two large loading spaces for the grocer, added one large loading space on Brickworks Street for large trailer delivery, and located smaller loading spaces near retail tenants to avoid loading docks facing the main pedestrian plaza. The applicant added crosswalks and lighting to the dumpster locations after commission concerns about safety.
- Lighting: The applicant described a lighting plan with taller (25‑foot) fixtures interior to the site and 20‑foot poles along the perimeter to reduce light spillover; the commission approved modifications to allow limited spillover between Lots 4 and 6 as part of a shared lighting approach, with staff conditions about light pole detail and placement.

Next steps and timeline
Approvals require the applicant to meet staff conditions (sheet corrections, recording of plats, finalization of off‑site planting easements if used, SHA approvals for trees in the Monocacy Boulevard easement, and other conditions listed in staff notes) before permits or grading approvals. The commission continued the Lot 5 combined plat and site plan matter for 30 days to June 9, 2025, to allow the applicant to work with staff on circulation and traffic details.

Ending
The approvals clear major permitting steps for the Brickworks retail center and first multifamily phase but leave detailed implementation tasks — off‑site planting easement documentation, lighting and loading final details, and pad‑site plans — to subsequent filings and permit reviews.","The Frederick Planning Commission approved a preliminary forest conservation plan for Brickworks Lots 4 and 6 and final site plans for Lot 4 (shopping center) and Lot 6 (multifamily building), including several zoning modifications and conditions. The commission continued the Lot 5 matters for 30 days.","actionData","errors"]

Article not found

Frederick Health Village master plan: applicants outline mixed‑use vision and seek conditional‑use approvals; commission schedules detailed review

Planning commission affirms Rock Hill preliminary forest conservation plan after Maryland DNR review

Planning commission approves Brickworks Lot 4 final plan, Lot 6 apartment plan and forest-conservation plan; Lot 5 continued 30 days