[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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",6526783,"mediaKeyId","3736849-6825759061882f9e54a9b7aa2a3c39ea","parentId",3736849,"title","Public hearing on Frederick Gateway annexation and proposed cricket stadium continues; commissioners request more studies","audioSeconds",7320,"startMs",10800000,"endMs",18120000,"viewUrl","/Search/View?dp=1&key=3736849-6825759061882f9e54a9b7aa2a3c39ea&start=10800&end=18120","thumbnailUrl","https://assets.pipeline.soar.com/3736849-6825759061882f9e54a9b7aa2a3c39ea/thumbnail_10800000.jpg","articleUrl","/articles/6526783/Frederick-City/Frederick-County/Maryland/Public-hearing-on-Frederick-Gateway-annexation-and-proposed-cricket-stadium-continues-commissioners-request-more-studies","mediaUrl","https://secure.pipeline.soar.com/6526783-0620d42884c3e8fe79ba261783b14f84/orig.mp4?Expires=1771168803&Signature=jNyotUnLLcM-w04rvEVGvcgK8GCIzFE7noeNSOg-x1eZTI0DDXEUWv63vHtnFCBR~17ADelAB2OcWH2UdN3wu18Zbl6eOnYY5qI1YgTQzVfPWf-3TOnkLnLKW9Be9rfQSBstC1rQwmOx9v6yNEkM-Fx9X~0W7AzDI-XodLrwXZFmD-NTTbDTvPWqpBMF~FNyZHERfYDMJiQhYDM0wQyjP4AskSoiCuoiAjmZO-s2x31j6aMI3ncymcC~CKpEqlZrJsi5L30yTJB3P6huRrkjpYffTzVM~ACyTfF7eWDlW6RPzscwoxn5OffxVVCZk0wOt9BQA1nd6VEVCP9F~M56Ig__&Key-Pair-Id=KUT5TJCACFTXG","author","Frederick","date","2025-06-09T00:00:00Z","article","The Planning Commission held the first of two public hearings June 9 on proposals to amend conditions of the Frederick Gateway annexation (Resolution O‑9‑23) and to rezone a 24.33‑acre portion of the annexed land to an institutional floating zone to allow a private cricket stadium and related public access amenities. No votes were taken; both items will return to the commission for decision at a future hearing (scheduled for July 14).

Annexation amendment request: Staff explained that the annexation adopted in 2009 included a proffer (paragraph 7b) that required the developer to dedicate or provide legal access to roughly 16 acres of land along the Monocacy River and to construct an approximately 1,600‑foot, 8‑foot‑wide linear path and a small boat launch. The applicant seeks flexibility: rather than dedicating a specific acreage up front the applicant proposes to construct a public recreation area — including a small boat launch, a trail connection to the Monocacy River shared-use path, parking and a picnic pavilion — and to deed perpetual public-access easements for the improvements. The applicant also proposes that the cost of approved parkland improvements be credited against any future parkland-fee or impact-fee obligations that might apply when and if the remainder of the site is later developed under a different zoning or master plan.

Rezoning request and sketch plan: The applicant asked the commission to recommend the city council rezone 24.33 acres from General Commercial to the Institutional Floating Zone (IST) for a cricket stadium and accessory functions. The applicant’s sketch plan shows a largely grassed playing field with limited permanent stadium seating and a secured game-day footprint; applicants emphasized that the proposed design relies on off‑site and shuttle/coach-bus parking rather than a large on-site asphalt parking field. The applicant said the stadium’s typical match day would be roughly three hours; the proposed facility was presented with a maximum design capacity of up to 25,000 spectators (applicant said that such high attendance would be rare, and that typical events are expected to be smaller), and the season would operate several months of the year with off‑season use for community and cultural events.

Public and staff concerns raised at the hearing: numerous members of the public and commissioners asked for more information and expressed concerns about transportation, parking, floodplain filling, sewer and utilities and impacts on neighboring properties. Key issues included:

- Floodplain and environmental review: Staff noted that much of the annexation area lies in the Monocacy River floodplain and that the applicant is pursuing the necessary Conditional Letter of Map Revision (CLOMR) / MDE and FEMA reviews; the commission heard that the applicant expects to place engineered fill to develop a portion of the riverfront area and that MDE and FEMA review and county and city hydrology sign-offs will be required.

- Sewage and utilities: County staff commented that an existing 36‑inch county sewer main runs within an easement along the river and that deep fill over the pipe constrains gravity sewer connections; the county told the commission that private pumping stations are allowed to serve a single lot but that pumping stations serving two or more lots are typically public and must be dedicated to county ownership. The commission asked for clarity on how sewer connections and pumping‑station ownership/maintenance will be addressed.

- Transportation and parking: State Highway Administration (SHA) comments were referenced; SHA told staff that a traffic impact study will be required and flagged a risk of traffic queuing onto I‑70 ramps during peak periods that must be studied. The applicant presented a traffic‑management concept emphasizing shuttle/coach bus, remote parking at locations such as the Frederick Fairgrounds, Harry Grove Stadium and other off‑site lots and named a private traffic‑management firm with national experience. Commissioners and members of the public pressed for details: how many shuttle buses would be required for large events, where off‑site parking will be guaranteed, whether those off‑site lots are within the LMC’s allowed 1,320‑foot off‑site parking distance, and what measures will prevent spillover parking in adjacent neighborhoods and at nearby park‑and‑ride lots.

- Noise, lighting, public-safety and event management: Staff cited the city noise ordinance and said the project must comply with applicable limits. Commissioners sought specifics on event hours, frequency of non‑cricket rentals (music, festivals), and emergency‑vehicle access for large crowds.

Public testimony: more than a dozen residents and neighborhood representatives urged the commission to defer action until the applicant submits detailed reports. Comments included concerns that the I‑70 eastbound ramp and Old National Pike intersections currently experience backup; that the stadium’s proposed reliance on remote parking could shift parking burdens to nearby neighborhoods and county lots; that the proposed riverfront fill could affect downstream flooding; and that there is insufficient information in the record on which to base a recommendation to council. Several speakers urged denial or continued review until SHA, FEMA, MDE, county sewer and hydrology analyses are complete.

Commission direction and next steps: Commissioners did not vote. Staff and the applicant agreed the project will return for the second required public hearing; the Commission asked the applicant to provide:

- A detailed traffic‑management plan with quantitative bus counts, loading/unloading timing, gross parking counts tied to ticketing scenarios, and analysis of the I‑70 ramp and nearby intersections per SHA guidance;
- Documentation from MDE/FEMA related to the floodplain fill and the Conditional Letter of Map Revision process (and hydrology manager review);
- Clarification of sewer capacity and pumping‑station ownership or dedications required by Frederick County; and
- A draft schedule of expected event types, anticipated annual event counts and proposed event controls for noise, hours and security.

The annexation amendment and rezoning application will return to the Planning Commission and then to City Council; the applicant is scheduled to present a parks-and-recreation concept to the Recreation and Parks Commission the following day. Commissioners requested the additional studies and said they would expect that information well in advance of the July 14 public hearing so the public and the commission can review the technical analyses.","mediaType","Video","parentTitle","Frederick - Planning Commission - Jun 09, 2025","oneSentenceSummary","At a two‑hearing review June 9, the Planning Commission heard an application to amend annexation conditions for the Frederick Gateway property and a concurrent request to rezone 24.33 acres for an institutional floating‑zone special‑event facility (a proposed cricket stadium). No vote was taken; commissioners asked for additional studies and scheduled a follow‑up hearing.","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},6526788,"Planning commission approves Brickworks Lot 5: 231 townhomes, modifications and forest plan; adds screening requirement",3804,3624000,7428000,"/Search/View?dp=1&key=3736849-6825759061882f9e54a9b7aa2a3c39ea&start=3624&end=7428","https://assets.pipeline.soar.com/3736849-6825759061882f9e54a9b7aa2a3c39ea/thumbnail_3624000.jpg","/articles/6526788/Frederick-City/Frederick-County/Maryland/Planning-commission-approves-Brickworks-Lot-5-231-townhomes-modifications-and-forest-plan-adds-screening-requirement","https://secure.pipeline.soar.com/6526788-1811282e4161933180792da2c5d01307/orig.mp4?Expires=1771168803&Signature=ZUtqvHxMU3tN0MnWRqJK9-ZSla0lnygM5YVWue8Zi6NyYL1w4G2Joqd5BMuIUlTSPgUYFgiEWTSC08Ar5bKMQfw3yOWJzo9-c5vjmA~s~zsoziisOIcpx12Sc4KradU7QMG~f~vyKbYjNVvml4z6GLs7l3pBUGSx-LCajcfHmwkGRerV3GvMzcty5N96JfjOS69g~8RFk-Ca61rfi1qHldJjUowKcU5FhsGObgJrAwfvzYzbmLgQGrjaVYwHCAAvnkTAY38eiTkpNge7QoxRvuYfYqumB2IL71kjlT4-FHlrOoNt~IV3GwuiOnmThiI9F9m3265lWa5ZzZHgoTFeeA__&Key-Pair-Id=KUT5TJCACFTXG","The Frederick Planning Commission on June 9 approved the combined preliminary plat and final site plan (PC24‑834 PSU/FSI) for Lot 5 of the Brickworks mixed-use development and granted associated modifications. The plan covers 18.31 acres and proposes 231 townhomes, rear-loaded on alleys, with internal sidewalks and four pocket parks.

Staff said the plan seeks three code modifications: (1) allow lots to front on private open space rather than exclusively on a public street (Table 4‑17 and LMC 606b2); (2) modify the required street-tree spacing and distribution on some streets (Section 605F); and (3) related frontage/minimum linear frontage adjustments. Staff recommended approval of the modifications because the plan provides compensating design features — private pocket parks, additional trees overall, and improved pedestrian connectivity that follows the adopted Brickworks master plan.

The plan provides the required on-site parking range (staff noted the total required parking target of about 535 spaces falls within the LMC minimum and maximum). The applicant provided an updated on-street parking exhibit showing additional on-street parking to meet required numbers. In response to commissioner questions, applicant representatives said the layout emphasizes pedestrian connections, that Hamilton Avenue was realigned to align with existing Hamilton Avenue north of the railroad, and that unit types will include 16- and 20-foot alley-loaded townhouses.

Public commenters and commissioners raised concerns about a small group of eight townhomes that would front privately owned HOA open space with their rear alleys adjacent to industrial properties (Schuster Concrete and other M‑2 users). After discussion the commission approved the plan with a new, specific condition: the developer must install screening — a minimum eight-foot fence and landscaping — along the common property line between Molding Press Alley and the industrial property to reduce potential impacts for the residences.

The commission also approved the related preliminary forest conservation plan (PC24‑835 PFCP). Staff said Lot 5’s forest-obligation calculations were adjusted in the most recent submittal; the plan provides approximately 2.3 acres of on-site afforestation/credits and carries a fee‑in‑lieu obligation for 2.06 acres. Staff required corrections to the plan’s title blocks and tree-credit calculations, which were incorporated as conditions.

Why it matters: The approvals permit a substantial new townhouse neighborhood in the Brickworks master plan area and resolve landscape, parking and forest-conservation obligations. The added screening requirement responds to public concern about adjacency to industrial uses and is a condition the commission inserted to reduce potential neighborhood impacts.","The commission approved the combined preliminary plat/final site plan for 231 townhomes on Lot 5 of the Brickworks development, granted multiple modifications, and approved the preliminary forest conservation plan; commissioners added a condition requiring an eight-foot fence and screening between several townhomes and adjacent industrial uses.",{"_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},6526794,"Planning commission approves final site plan and forest plan for 1435 West Patrick Street shopping center",913,2354000,3267000,"/Search/View?dp=1&key=3736849-6825759061882f9e54a9b7aa2a3c39ea&start=2354&end=3267","https://assets.pipeline.soar.com/3736849-6825759061882f9e54a9b7aa2a3c39ea/thumbnail_2354000.jpg","/articles/6526794/Frederick-City/Frederick-County/Maryland/Planning-commission-approves-final-site-plan-and-forest-plan-for-1435-West-Patrick-Street-shopping-center","https://secure.pipeline.soar.com/6526794-bbc18812d22676a21e92d6970c455218/orig.mp4?Expires=1771168803&Signature=FAgOOxkmUVU75B7yuE19OLJMZEPc-qVw3S4f6xJLQ5qted3Gd5xlQ3Hw8NHEkLLgmtstGJhvkpExB9CcFjwaohwZVlTwCgHiuWZ9MANXlB8gtEZzK0pXkHyscIMVnN7ywLN1B3PGTQduvCetaGdoFFGht2hiak1ZwfPHbXha7T0Gkp~CaO-~3a41UF06USvs5JaR6vro8J1kElFyEldg3iO8vCRY~pVAOOML8-Y-4qdZkrAnfZQ4VfxcMv-xIFjmnuKm0E3Yyy~HTw2oxoKOfeHGjAQEL4bIy~5iL9kDExTVRMJJYyHQW-Yjf6LXE1XBu7~ORnK81Et6xhXJqtz6Qw__&Key-Pair-Id=KUT5TJCACFTXG","The Frederick Planning Commission on June 9 approved a final site plan for a mixed-use shopping center at 1435 West Patrick Street and granted two requested modifications: a reduced access separation on Old Camp Road and a reduction in interior parking-lot landscaping below the 10% standard. The commission also approved the related combined forest stand delineation and preliminary forest conservation plan with a fee-in-lieu payment.

Staff said the center is a roughly 12,124-square-foot shopping center with a 5,310-square-foot laundromat and three additional tenant spaces. The applicant requested two modifications: (1) allow a 140-foot separation between the site entrance and the Old Camp Road/West Patrick Street intersection (the code requires 400 feet for an arterial), and (2) allow less than 10% interior parking-lot landscaping; staff recommended approval of both modifications, citing compensating features such as alignment with an existing entrance across Old Camp Road and abutting forest conservation areas that provide canopy cover.

On stormwater, staff said portions of the site are constrained by floodplain and that the city’s hydrology manager and the applicant worked through the issues; the applicant said a portion of runoff will be managed quantitatively, and a remainder flows to the creek with qualitative treatment; staff concluded the proposed approach was acceptable in the site context.

Sean Benjmanson of AdTech Engineers, the applicant’s representative, explained the floodplain’s influence on layout and said the design places the building to create a civic presence along the street and parking to the rear. He said the applicant had demonstrated the required stormwater and flood-plain analyses to staff.

Commissioners voted to approve the two modifications and the final site plan after a staff read of findings; each action passed unanimously. Staff listed three conditions of approval, including adding notes on the plan cover to document granted modifications and updating the APFO approval dates.

The commission also approved the combined forest-stand delineation and preliminary forest conservation plan for 1435 West Patrick Street and accepted a fee in lieu of planting. The applicant originally calculated a fee of $2,483.10; staff identified an omission and the final fee-in-lieu was corrected to $2,548.26. Staff recommended and the commission approved removal of two specimen trees in poor condition based on the site’s extensive floodplain and other specific findings.

Why it matters: The approvals allow a new neighborhood shopping center to proceed to final design and permitting while acknowledging site constraints tied to floodplain and tree preservation; the forest conservation payment and plan corrections finalize the applicant’s vegetation mitigation obligations.","The Planning Commission approved a final site plan and related modifications for a 12,124-square-foot shopping center at 1435 West Patrick Street and approved the combined forest stand delineation and preliminary forest conservation plan with a fee-in-lieu payment.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6526800,"Planning commission unanimously approves 1-year extension for Frederick Shoppers World site plan",602,329000,931000,"/Search/View?dp=1&key=3736849-6825759061882f9e54a9b7aa2a3c39ea&start=329&end=931","https://assets.pipeline.soar.com/3736849-6825759061882f9e54a9b7aa2a3c39ea/thumbnail_329000.jpg","/articles/6526800/Frederick-City/Frederick-County/Maryland/Planning-commission-unanimously-approves-1-year-extension-for-Frederick-Shoppers-World-site-plan","https://secure.pipeline.soar.com/6526800-6de338fb5daa3f2c3c3d5d0f637f2742/orig.mp4?Expires=1771168803&Signature=RxxhaTgxyk~lUT4PWD3k~eaYkQfQ8Ifk4eelsG10HTZJYiBkahbCL9N8hyomz~4iPWWYvuugHZKzG-m4uRTCjlEuVJvILucFJjqGNFzzakKBN-ocYAfX-kKEf7xBh4thc-6xEgfB90YfAvNx-ExKywAxmMkvhxQ32v4i9y4OVkafOiCPxqk9MHk6XCLilMA2Jc9WDk16y8XJCSxtvLPVRfgaK77Pbp0C~u7LfuCXGppw4V0Hjvtnw~Wbi-MTG0-93he9NtXXhnfye5m16yZ3hKRMt3iuEAZE5HQiyNZShX9iuWa0TVNRWTI-dBlLKCYUvl8GFDBCFxoiHcu6Suq5Fg__&Key-Pair-Id=KUT5TJCACFTXG","The Frederick Planning Commission voted unanimously Monday to approve a one-year extension for the final site plan for the Frederick Shoppers World pad site at 1275 West Patrick Street, extending the site plan’s expiration to July 10, 2026.

Planning staff told the commission the final site plan — originally approved Jan. 10, 2022 — covers a 3,423-square-foot building intended for two restaurant tenants and that final site plans are valid for three years. Staff said the code allows administrative extensions; a six-month administrative extension had been granted earlier, and the applicant requested the additional one-year extension to allow time to secure tenants and to complete administrative parts of the development process, including improvement plans and building permits.

The applicant, Mike Swanson of Terrace Solutions Engineering, said there are no proposed changes to the approved plan and that the owner continues to market the pad. Owner representative Robert Rubens told commissioners that tenant-specific design needs — especially for restaurants — make it prudent to secure a tenant before final design and permitting, and that construction-cost increases since the project began have required higher rents to justify the outlay. Rubens said recent renewals of anchor tenants at the center had chilled leasing interest but that anchor issues are now resolved and the owner is renewing marketing efforts.

Staff and the applicant both told commissioners that if the extension is granted the applicant should promptly start the improvement-plan and building-permit process; staff said the administrative review can often proceed with some concurrency between improvement plans and building permits but that the planning commission will be interested to see that those steps are advanced within the extended period.

Commissioner Manelas moved to approve the one‑year extension; Commissioner Lee seconded. The motion passed unanimously.

Action and next steps: the extension sets a new expiration of July 10, 2026. Staff advised the applicant to begin improvement-plan submissions promptly, because the planning commission will evaluate whether permit issuance occurs within the allowed timeframe under the code. No public comment was offered on the item.

Why it matters: The extension preserves the applicant’s option to complete administrative approvals and find anchor tenants without requiring a new site-plan approval. If the owner fails to submit and complete permits within the extension, the commission could later require resubmission or additional conditions.","The Frederick Planning Commission voted unanimously June 9 to grant a one-year extension to the final site plan for a 3,423-square-foot pad building at Frederick Shoppers World, citing ongoing tenant search and the need to complete improvement-plan and permit reviews.","actionData","errors"]

Article not found

Public hearing on Frederick Gateway annexation and proposed cricket stadium continues; commissioners request more studies

Planning commission approves Brickworks Lot 5: 231 townhomes, modifications and forest plan; adds screening requirement

Planning commission approves final site plan and forest plan for 1435 West Patrick Street shopping center

Planning commission unanimously approves 1-year extension for Frederick Shoppers World site plan