[{"_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",6540253,"mediaKeyId","3440035-bf0e684666f70479dc29308e688447cb","parentId",3440035,"title","Commission approves Extra Space Storage redevelopment with reduced parking and forest fee-in-lieu","audioSeconds",1812,"startMs",2070000,"endMs",3882000,"viewUrl","/Search/View?dp=1&key=3440035-bf0e684666f70479dc29308e688447cb&start=2070&end=3882","thumbnailUrl","https://assets.pipeline.soar.com/3440035-bf0e684666f70479dc29308e688447cb/thumbnail_2070000.jpg","articleUrl","/articles/6540253/Frederick-City/Frederick-County/Maryland/Commission-approves-Extra-Space-Storage-redevelopment-with-reduced-parking-and-forest-fee-in-lieu","mediaUrl","https://secure.pipeline.soar.com/6540253-429c0f416b0040a2c4632385d039cecd/orig.mp4?Expires=1771076477&Signature=QEsqxjB243gV2EqXLq7g23-ftuYyZCUYM5d0ppA2sT3yqHAAJKeJ0zmdrYSmf23c6P2gHV7L5ue1lyTegnzj3chxafqXR~bQdzch73tUBL0kIt5jVfsXzQWjRfnM87Yupa5QoehAhxQcr8bSh8PZSYW~wUdnB3cp69CsAxLUYPZljHs9bgO4ICTWN1B3eZoXqVqONrl~oJATOJM~WFWFLF9wMiwAjfgWojc3UxPXWNBa78OQHK9D5~8fStTi8aryH3qL~X8Qa4XuTdTZV1GqS1XRKu7ru2U174K8GYzWg7V7P1v1svTeWH9r78YxisF1pRwg7LK3ivGPoSwZjh9vUw__&Key-Pair-Id=KUT5TJCACFTXG","author","Frederick","date","2025-05-21T00:00:00Z","article","The City of Frederick Planning Commission voted 3-0 to approve a final site plan (PC 24-1003 FSI) and related forest conservation request (PC 24-1004 FSCB) for a proposed five-story, approximately 85,000-square-foot Extra Space Storage building at 1212 West Patrick Street on the Golden Mile.

Planner Sharon Kemper Suarez presented the staff report and said the site has historically been used as a mini-storage facility and that national parking studies for such facilities support a reduced parking requirement. The applicant requested a modification to the parking schedule (Table 607) to allow nine parking spaces instead of the roughly 97 spaces that a strict application of the LMC would require for the proposed building area. Staff said the applicant’s traffic brief and the site layout provide compensating design features: a loading area and internal circulation that enable short-term customer loading and unloading and the project will not have long-term outdoor storage that typically increases parking demand.

Kimley-Horn representative Mackenzie Mogan described the plan to demolish two existing buildings and construct one five-story building with customer garage doors and a dedicated loading area; the applicant said peak customer visits are short and the site’s operation will require only one employee on shift. The plan includes a revised lighting design to eliminate off-site spill, and staff reported approval of stormwater plans and APFO certificates for water and sewer with a roads exemption because traffic counts did not meet thresholds requiring a full traffic impact study.

The companion combined forest stand delineation and preliminary forest conservation plan found no existing forest or threatened species on the 1.27-acre site; staff said the site has been in its current developed condition for decades. The forest worksheet produced a reforestation requirement of 0.19 acres; the applicant requested a fee-in-lieu. Staff supported the fee-in-lieu after reviewing on-site constraints and the lack of local forest banking options, and reported the computed fee amount of $2,482.92.

Commissioners voted to approve (motions and seconds on the record) the parking modification, the final site plan (PC 24-1003 FSI) and the forest plan (PC 24-1004 FSCB) with staff conditions, including correction of plan notes and payment/calculation of the fee-in-lieu as shown on plan sheets.

Staff and the applicant noted landscaping exceeds minimums in many places (staff cited 53 trees and 12 shrubs in one planting schedule) and that the applicant will screen a dumpster and add supplemental plantings adjacent to residential property to the south. The record shows three affirmative votes; staff listed post-approval conditions to finalize technical plan details during the improvement plan stage.","mediaType","Video","parentTitle","Frederick - Planning Commission Special Public Hearing - May 21, 2025","oneSentenceSummary","The Planning Commission approved a five-story Extra Space Storage redevelopment at 1212 West Patrick Street on a 3-0 vote, granting a parking modification that reduces on-site parking to nine spaces and approving a forest fee-in-lieu of $2,482.92.","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},6540257,"Planning Commission approves 27 Corporate Center site plan with buffer modification",1533,508000,2041000,"/Search/View?dp=1&key=3440035-bf0e684666f70479dc29308e688447cb&start=508&end=2041","https://assets.pipeline.soar.com/3440035-bf0e684666f70479dc29308e688447cb/thumbnail_508000.jpg","/articles/6540257/Frederick-City/Frederick-County/Maryland/Planning-Commission-approves-27-Corporate-Center-site-plan-with-buffer-modification","https://secure.pipeline.soar.com/6540257-b975ca5f99b801fce67638043cd4ebfc/orig.mp4?Expires=1771076477&Signature=ly0N4iRpwEtss7Ma4uc7q5vT3jTNqULAsY3t9SDxMkx1JtSNB61CJ4DL8AkiC5tnYqFycOu32tCSmpX8KurtIc5av~3BN41BxIQAlp07e62~2QbQwGewaF5Jf-RBB8D4Mtt9Ym3EXnTMMQCI3qjBPLWklatUdE~p0~2Ak7YkMW6S0ZmK7pXyQUXWWbOWIIpfLKT9Z~1R1p9gK7~ihmDjENWxDOOQGuiMRN1riVLPRmlss6hCUJn9Dk-Sf1sMOGHZJfYESzDjG6YspoypVIHW10brF3QQgFal-dM8lFs~eQEy4rL27U6NKzK5R0YrBr9ppOV8t-waZX-S26rSDr6k8w__&Key-Pair-Id=KUT5TJCACFTXG","The City of Frederick Planning Commission on a 3-0 vote approved a final site plan and a modification to buffer planting requirements for 27 Corporate Center, a proposed 12,000-square-foot commercial building on a 1.67-acre vacant lot at 27 Thomas Johnson Drive.

Staff planner Sharon Kemper Suarez told commissioners the property is in the M-1 zone, has adequate on-site parking (23 spaces, within the code range), provided six bicycle spaces (exceeding the two-space minimum), and includes required loading and access separation. Staff recommended a modification to Table 605-1 (buffer categories and specifications) to allow a six-foot freestanding wall and to locate required trees along the rear of the property rather than within a narrow utility easement that contains a large sewer line. Staff said the modification is consistent with the Land Management Code because section 22-10.2 of City Code prohibits plantings in utility easements and the required number of trees will be planted on-site where they can safely be placed.

The applicant’s representative, Sean Benjaminson with AdTech Engineers, said the sewer easement drove building placement and that the site plan aligns the proposed driveway with an existing opening on the opposite side of Thomas Johnson Drive. He also said the design achieves zero measured light spill at the property line through fixture shielding. Benjaminson told commissioners the applicant prefers a white vinyl fence rather than a brick wall along the shared edge with an FCPS bus/maintenance lot because a vinyl fence is easier to repair if struck by buses.

Commissioners moved and seconded approval of the buffer modification and then approved the final site plan (PC 24-937 FSI) with conditions recommended by staff, including adding approval dates for APFO decisions and addressing outstanding water and sewer utility comments prior to final engineering. The companion combined forest stand delineation and preliminary forest conservation plan (PC 24-938 FSC) was also approved; staff said the consultant’s phase‑1 archaeological work found no need for further investigation and noted adequate water capacity and provisional sewer approval pending minor technical comments from the county.

Staff reported the forest worksheet calculation produced a planting requirement of 1.16 acres for the site; because the property is largely undevelopable for forest conservation due to size and surrounding conditions, the applicant proposed a fee-in-lieu of $2,091 to satisfy the requirement and staff recommended approval of the fee-in-lieu option.

Approvals were recorded as three affirmative votes; the record showed motions and seconds on the floor and no roll-call opposition. The commission’s approval was conditioned on correcting plan notes and adding approval dates where staff identified missing or outstanding items. The approved file numbers are PC 24-937 FSI (final site plan) and PC 24-938 FSC (combined forest stand delineation and preliminary forest conservation plan).","The City of Frederick Planning Commission on a 3-0 vote approved a final site plan and a buffer-modification request for 27 Corporate Center, allowing required trees to be planted at the rear of the lot because an underground sewer easement prevents planting in the required buffer area.",{"_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},6540249,"Commission approves new Taco Bell with several landscaping and lighting modifications; FAA sign approvals pending",1408,3940000,5348000,"/Search/View?dp=1&key=3440035-bf0e684666f70479dc29308e688447cb&start=3940&end=5348","https://assets.pipeline.soar.com/3440035-bf0e684666f70479dc29308e688447cb/thumbnail_3940000.jpg","/articles/6540249/Frederick-City/Frederick-County/Maryland/Commission-approves-new-Taco-Bell-with-several-landscaping-and-lighting-modifications-FAA-sign-approvals-pending","https://secure.pipeline.soar.com/6540249-65f853749ad493cc3a6b600575760874/orig.mp4?Expires=1771076477&Signature=NwZ-wIsN2DZUxbhEgBhVG-nLnQEsM1aqaCjkrD1F9vGnv8AFbw0HsMIey4zqINgKglMVgy5pOgJN7ZaJ7iXLvLFpd5QA5A0qJxwr23RUNxTLgpFgxEcSSfqpzzklLBiIcokRxamDA6VM4flFi4slBV2LBbydJ-hyu6Cgk2mF3C2f3u8epRvoKHtXKAkGnEtueE-b9c2P3X~rt57I-L8Fda9kjAdq6iMJx2nCsFqRlBXTrUqXHVzKVWBdMSRT3TyYpzENmXoi0UB4-uWRLH9~jWcdcOqHL7SUFPLaB8cOmPiLkSk0yVVMtzTfb43eHleK2j8tsED348NBbU5y4njbZQ__&Key-Pair-Id=KUT5TJCACFTXG","On a 3-0 vote, the City of Frederick Planning Commission approved a final site plan (PC 24-1000 FSI) for a new 2,700-square-foot Taco Bell at 1314 East Patrick Street, granting four requested modifications for parking, parking‑area lighting, buffer screening and interior parking landscaping.

Case planner Monica Robbins entered the staff report and described the proposal to demolish the existing Taco Bell and construct a similarly sized building reoriented so the long façade faces East Patrick Street; the new design includes dual drive‑through lanes (side‑by‑side) consistent with the company’s current design program. The site sits in the General Commercial (GC) zone, within the airport overlay and highway noise impact overlay; Robbins said the applicant has applied to the FAA and the Maryland Aviation Administration (MAA) for required approvals related to lighting and a freestanding pylon sign near the runway.

Per the LMC parking schedule, up to 15 spaces would normally be permitted for the restaurant’s seating; the applicant proposed 21 spaces (fewer than the site’s current 37 spaces) and requested a modification to allow the larger count. Staff supported the parking modification and noted the proposal reduces impervious surface compared with the current layout. Staff also supported a requested modification to allow limited light spillover along lot lines after the applicant reduced light pole heights (from 25 to 18 feet), added house‑side shields, and presented a revised lighting plan showing less than one foot‑candle at lot lines. Staff recommended approval of a modification to eliminate a Level‑1 buffer between lots 2A and 2B because the lot line falls between a building and the drive‑through lanes; staff said equivalent Level‑1 planting is provided at the limit of disturbance. The applicant sought a final modification to allow interior parking landscaping of 6.9% (code requires 10%); staff supported the modification because a stormwater basin and landscape area provide extensive planting that does not count in the 10% interior calculation.

During discussion commissioners asked about potential future uses on the adjacent lot and how light spillover might affect drivers on the private drive; staff explained the adjacent drive is private so the regulation’s public-right-of-way restriction does not apply and reiterated the applicant’s shielding and reduced pole heights. Robbins and applicant representatives said they received initial FAA feedback asking for shorter street-tree species (to avoid mature heights near the airport) and that they submitted revised landscaping to reflect city‑approved, lower‑profile species; Robbins noted FAA approval remains pending because the agency is transitioning to a new submission system but staff will make FAA/MAA approvals a condition of final plan sign-off.

Applicant engineer Bridal Cleary (The Pettit Group) told the commission Taco Bell’s franchise upgrade cycle and dual drive‑through prompted the redevelopment. Cleary said FAA review comments were limited to tree heights and that the applicant will revise the landscape plan accordingly; the applicant reported ongoing coordination and said the MAA approval is generally administrative after FAA sign-off.

The commission made motions approving each modification and the final site plan with staff conditions: record street-tree easements and parcel IDs, secure FAA/MAA approvals and enter approval dates in plan notes, revise sign calculation notes per LMC §8.64(g)(4) (sign area measured to building front), remove certain signature blocks, correct the building square footage to 2,700 sq ft, add APFO approval dates, and replace proposed street trees with city‑arborist‑approved species. The record shows three affirmative votes on each action; the approvals were conditioned on receiving the outstanding FAA/MAA approvals and correcting plan notes.","The Planning Commission approved a proposed 2,700-square-foot Taco Bell and four modifications (parking, lighting spillover, buffer screening and interior parking landscaping) with conditions including securing FAA/MAA approvals for runway-adjacent signage and substituting FAA‑acceptable street trees.","actionData","errors"]

Article not found

Commission approves Extra Space Storage redevelopment with reduced parking and forest fee-in-lieu

Planning Commission approves 27 Corporate Center site plan with buffer modification

Commission approves new Taco Bell with several landscaping and lighting modifications; FAA sign approvals pending