[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6587672,"mediaKeyId","5562745-fce91457d4042016a36f078e63987ce2","parentId",5562745,"title","Commission approves Lucas Village redevelopment plan; waives parkland dedication and approves street modifications","audioSeconds",2775,"startMs",7410000,"endMs",10185000,"viewUrl","/Search/View?dp=1&key=5562745-fce91457d4042016a36f078e63987ce2&start=7410&end=10185","thumbnailUrl","https://assets.pipeline.soar.com/5562745-fce91457d4042016a36f078e63987ce2/thumbnail_7410000.jpg","articleUrl","/articles/6587672/Frederick-City/Frederick-County/Maryland/Commission-approves-Lucas-Village-redevelopment-plan-waives-parkland-dedication-and-approves-street-modifications","mediaUrl","https://secure.pipeline.soar.com/6587672-9a3f132e1389ed6f594c5bb74f6af27d/orig.mp4?Expires=1770989694&Signature=aXvvf8hRbUVAzGAr4ghBjwizTPSmFL85LYbWFcMI7oFLvc5jW7eqA3QBsCyQs4WHUhTJrVO3q3h35ghDgSzMl0stH3o01H~Tm7XD6FhQnJakctIX-S0yRmiQVOUlASZYAD20AorBzak3ZamQjtTOFILXNseeCPBZJJI9dszF2Re7Nhm8xZq~kgmxZrKbPGWQOEL4DMZB6wmKzcC30zMurass3iVwCygqQ4Im2irdhx5MW-GFqB1hTPfdeRW35dZg51XM87MySzmWv~HbSkh3dRvPUUX5FdPpCtabW2sCCmxlMzXwpLpbiCbHMgqGKRZ6Gp8uRfJYjvV~RJVumzkoOg__&Key-Pair-Id=KUT5TJCACFTXG","author","Frederick","date","2025-08-11T00:00:00Z","article","The Planning Commission on Aug. 11 approved a multi‑action plan to redevelop Lucas Village into 222 multifamily units intended as low‑income housing. The applicant will demolish 92 existing units and replace them with a net increase of 130 units; work will include regridding several streets, extending Vermont Way and Maryland Avenue, site stormwater upgrades and on‑site recreational space.

Key approvals and findings:
- Plan approvals: The commission approved the combined preliminary plat and final site plan (PC24‑837) and a companion forest‑conservation submission (PC24‑838). Staff found the plat and site plan comply with applicable code criteria and that adequate public facilities will serve the site. The forest conservation plan requires street‑tree credits and a fee‑in‑lieu payment; no on‑site forest was present.
- Street standards modification: The commission approved a modification to the city’s local‑street cross‑section requirements for Vermont Way and Maryland Avenue. The proposed design reduces the public right‑of‑way width to accommodate a 24‑foot travelway with perpendicular parking and 6‑foot sidewalks; staff found the modification did not conflict with the code’s intent and supported neighborhood compatibility and traffic calming.
- Lighting: The developer revised lighting plans following workshop comments; the commission approved a reduced light‑spill plan that limits spill onto adjacent residences to zero and allows up to 0.1 foot‑candle onto Lucas Village Park.
- Parkland waiver: Staff supported and the commission recommended City Council waive the parkland dedication requirement because the project delivers 0.78 acres of on‑site passive and active open space (entry plaza, Corner Pocket Park, Art Walk) and existing public parks (Lucas Village Park and nearby Grove Park) are within 500 feet. Parks & Recreation Commission recommended the waiver on May 17, 2025.
- Right‑of‑way abandonment: The commission recommended Council abandon limited portions of Vermont Court and Pennsylvania Avenue to remove cul‑de‑sacs and improve overall connectivity; those abandoned areas will be added to project lots or easements as shown on the submitted sheets.

Stormwater and sinkhole concerns: The site adjoins an informal, city‑owned stormwater holding area that has contributed to localized sinkholes. The applicant and city engineering told the commission the redevelopment includes construction of engineered stormwater infrastructure and closed drains that will be constructed with phase‑1 improvements. Applicant representatives said the updated design is intended to reduce ongoing sinkhole risk by routing drainage into a permanently engineered facility rather than the existing unlined holding area.

Community concerns and responses: Several nearby residents spoke at the hearing, raising the loss of the older community center building, parking impacts, privacy and the need to honor local figures (commitments were made on the record to memorialize community leaders). The applicant said the older portion of the community center is structurally unsound; a gymnasium built later will be retained and the applicant intends to provide resident meeting/amenity space within the new buildings. The housing authority and developer committed to coordinating on memorials and to record maintenance easements for stormwater infrastructure.

Next steps: Planning Commission approvals and recommendations will go to the Mayor & Board (City Council) for actions that require legislative approval (abandonments and the parkland waiver). Site improvements, demolition and phased construction will proceed under engineering approval and building permits once right‑of‑way and parkland matters are resolved.

Why it matters: The project is an infill affordable‑housing redevelopment that reconfigures street connectivity, addresses longstanding stormwater and sinkhole issues, and reshapes the neighborhood’s access and on‑site amenities. Residents emphasized continued transparency and coordination on parking, drainage and memorialization.","mediaType","Video","parentTitle","Frederick - Planning Commission","oneSentenceSummary","The Planning Commission approved a combined plat and site plan to redevelop Lucas Village into 222 multifamily units intended as affordable housing and recommended City Council approve a parkland dedication waiver and limited right‑of‑way abandonments.","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},6587677,"Commission continues mixed‑use phasing text amendment after residents and developers clash over oversight and notice",6147,3506000,9653000,"/Search/View?dp=1&key=5562745-fce91457d4042016a36f078e63987ce2&start=3506&end=9653","https://assets.pipeline.soar.com/5562745-fce91457d4042016a36f078e63987ce2/thumbnail_3506000.jpg","/articles/6587677/Frederick-City/Frederick-County/Maryland/Commission-continues-mixeduse-phasing-text-amendment-after-residents-and-developers-clash-over-oversight-and-notice","https://secure.pipeline.soar.com/6587677-f007f27ec62bc10ae140c2d5076a4a4a/orig.mp4?Expires=1770989694&Signature=gautHoAObNGLwBwDaNjYq-U4PPWmQVgrPP3RO3ahc8Eg2P6QXuToS4a73ks7rZmbZYjwSVLcSIzaQ-0P3G-kS22kV0-iwsz-Lev7zQ7EEVz83B3Pnw1SymqhF2GXgHm9Bs91kbMwVGzx0O5uevjYNzSl-y2TLeK7~JmsEkHi2M2pzrIzkN-Fuu39QOIeqMaKkPNavwnkpuHSHR2SmoaM5YBRSMR75quY5kz~-RpoiX8S-wAz~2BmXynpVfzbffDe8nyl9TlEbiEph3Oaq2Ml2fMfCK~bo2BY5uUJsr5NPO0Z~cPsimaoPqWkVcEBEFUNnajWjCzdgqxzHJfJ3UTycQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Aug. 11 voted to continue a proposed zoning text amendment (PC25‑55 ZTA) that would change how the city handles phasing of mixed‑use (MU‑1 and MU‑2) master plans. The commission delayed action to its Sept. 8 meeting while staff and commissioners collect suggested modifications and clarify public‑notice and review requirements.

What’s proposed: The amendment would add language to section 4‑17 of the Land Management Code governing the sequencing of residential and nonresidential construction in mixed‑use developments. Staff said the text is intended to allow administrative revisions in limited circumstances and to codify processes that reflect current practice for modest adjustments to phasing while leaving larger changes to the original reviewing authority. Under current LMC §3‑10 staff can approve a single revision to a master plan if density is not increased, land-use does not change and no section increases dwelling units by more than 10 percent. The amendment would remove duplicative wording and clarify what kinds of phasing changes can be handled administratively.

What commissioners and the public debated: A central divide at the public hearing was whether the citywide change should enable more staff-level approvals (faster but less public) or preserve planning‑commission oversight for phasing modifications impacting the mix of uses. Several residents and community speakers urged more public notice and commission review, saying phasing decisions affect delivery of promised retail, parks and amenities. Rob Thompson, a neighborhood resident, argued that “phasing matters just as much after approval as it does during initial review” and urged that significant phasing changes be subject to a public hearing before the Planning Commission.

Developers presented market data and argued that firms marketing retail for new mixed‑use centers evaluate precise trade areas and that an unwieldy re‑review could stall projects. Representatives from Matt & Company summarized Wren Quarter’s timeline, national retail brokers’ market feedback and the challenge of securing anchor tenants amid post‑pandemic market shifts; Brian Morris said several national prospects had evaluated the project but “we’re not there yet” and the amendment would help keep construction moving while protecting the required mix of uses.

Key concerns raised repeatedly during public comment and commissioner discussion included:
- Public notice and the ability of neighbors to provide meaningful input if phasing revisions are handled administratively.
- Whether staff-level approvals would weaken safeguards that ensure public facilities, connectivity and amenities are delivered as promised.
- The need for clear evaluation criteria (market feasibility analyses, infrastructure capacity, detailed justification) before allowing administrative phasing changes.

Outcome: The commission voted to continue the item to Sept. 8 so commissioners can consolidate suggested criteria and notice language that staff can vet. Staff will compile commissioners’ recommended changes and post revised text ahead of the next hearing.

Why it matters: The amendment affects how mixed‑use projects adapt to changing market conditions. Supporters say streamlined administrative processes will reduce delays for development under construction; critics say reduced public review risks unfulfilled promises for parks, retail and other community amenities.","The Planning Commission on Aug. 11 continued a proposed zoning text amendment that would change how phasing changes for MU‑1 and MU‑2 mixed‑use master plans are reviewed, after extended testimony from developers and residents.",{"_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},6587681,"Planning Commission recommends historic preservation overlay for 27 Franklin Street (Saint Timothy’s Chapel)",2065,1418000,3483000,"/Search/View?dp=1&key=5562745-fce91457d4042016a36f078e63987ce2&start=1418&end=3483","https://assets.pipeline.soar.com/5562745-fce91457d4042016a36f078e63987ce2/thumbnail_1418000.jpg","/articles/6587681/Frederick-City/Frederick-County/Maryland/Planning-Commission-recommends-historic-preservation-overlay-for-27-Franklin-Street-Saint-Timothys-Chapel","https://secure.pipeline.soar.com/6587681-f8b3f985676952608b1364ab0a5d0a94/orig.mp4?Expires=1770989694&Signature=ktvA1MB-5TYq5w0f-B99KHyxlybKEh8cKwpFyyhgwl60xUQGzrDIkPjfF~tqYNAFs~q2hTKEeK59QKexVkuAKZzgCm8MSDnfgtesUCBG4svKbe-rYF8d6kQOS9STMh9f~4Kzxf4kHfFPz1DETaaNHBEEFZZU3UX9C1IjnxdNxgsj4~FgShQalQ4edXfI5Gos7i47CDfyDudAzjpHiw2NPpapSulBmKs6Klc0K5eYwUyohJ~9XRB0ggjjHwToQ1HBLyzDlPaVp3lnePlgDbBfLkiXyA7LTFj4PiN3Oq8iWfFv6tlIkoM4p6bRqmD3sMLp71bQcJzWrhGEVqmHvZkJTg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted unanimously Aug. 11 to recommend the City Council adopt a Historic Preservation Overlay (HPO) for 27 Franklin Street, a 0.845-acre property that includes the stone church known historically as Saint Timothy’s Chapel.

City planning staff and the Historic Preservation Commission presented findings that the building meets the local designation criteria: it is more than 50 years old, retains sufficient historic integrity and is associated with the city’s early-20th-century suburban development and with Lloyd C. Collier, a local builder and long-serving mayor. The building was cited as a fine example locally of early-20th-century English Gothic ecclesiastical architecture.

Christina Martin Koski, the planning staff presenter, told commissioners the HPO would not change the property’s institutional use but would add a design-review process for future exterior changes. She said the property appears in Maryland Historical Trust inventories (several entries) and the overlay would align with Comprehensive Plan policies supporting preservation and the balancing of growth and historic resources.

Representatives for the property owner spoke in favor. Sean Hughes, an attorney for the owner, said the current congregation intends to continue using and maintaining the property and wants it to remain an active community asset. Pastor Luis Serrano described extensive interior and exterior work already completed and recounted structural and environmental repairs the congregation funded after purchase.

Public comment included NAC 12 correspondence submitted by Adam Apostoli and in-person remarks from neighbor and NAC12 coordinator James Gibbs in support of designation. Commissioners and staff confirmed that if the City Council does not apply the overlay, the owner could seek a certificate to demolish; staff noted a certificate to demolish could permit demolition activity within a specified period under current code.

Motion and outcome: Commissioner Valencia moved a positive recommendation to City Council; Commissioner Lewellen seconded. The motion passed unanimously.

Next steps: The Planning Commission’s recommendation and staff report will be transmitted to the City Council for a legislative hearing; the Historic Preservation Commission’s report is part of the record. If Council applies the HPO, exterior changes to the building will be subject to historic-preservation review.","After staff and Historic Preservation Commission reports, the Planning Commission unanimously recommended the City Council apply a Historic Preservation Overlay to the former Saint Timothy’s Chapel at 27 Franklin Street.",{"_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},6587685,"Planning Commission backs rezoning at 300 Scotty’s Bus Lane for youth center",694,685000,1379000,"/Search/View?dp=1&key=5562745-fce91457d4042016a36f078e63987ce2&start=685&end=1379","https://assets.pipeline.soar.com/5562745-fce91457d4042016a36f078e63987ce2/thumbnail_685000.jpg","/articles/6587685/Frederick-City/Frederick-County/Maryland/Planning-Commission-backs-rezoning-at-300-Scottys-Bus-Lane-for-youth-center","https://secure.pipeline.soar.com/6587685-64c57b19f32f3dfeab5884b7023d9af7/orig.mp4?Expires=1770989694&Signature=aQQY91IJsmCQLhVhrxQu0U6HSLxNsDyX2jgiUw-I7i1DeTDZBFDQpuaUJwFF0n-VfNcT3XrUOH6U9aUNHc5A1gU4TTLsk1IZ6EBgynA5i9eqzhscenc-JTW1LqC5IEgaqu6kN0VTuSHE84DMpCtV-LUDVmKH9e~xrMpyfWD8eiiY7mv5RpYeCRXhK75ujzsLa7F2hV-O21ngW3nX-BaMlL6BBil71LPeJGdzIrxeWfthjkOsn0-eGD9NN7P9MkEHTy0D1MQOXarpa8EAESds93BF~YUtyDiZEaz8oPEjrCR4Q5H0tjzd6S0nhI5GoATaEYqZoIEPWS-Rdyr0YoVpeQ__&Key-Pair-Id=KUT5TJCACFTXG","The Frederick City Planning Commission on Aug. 11 voted unanimously to recommend that the City Council rezone 300 Scotty’s Bus Lane — a 1.35-acre parcel adjacent to McCurdy Field and the Boys & Girls Club — from General Commercial to the Institutional Floating Zone to allow a recreation/social services youth center.

Staff told the commission the building, previously used by Frederick County as warehouse space and accepted by the city as a donation, is already classified on the city’s use table as a “recreation, social services center.” Staff recommended rezoning to the institutional floating zone to reduce nonconforming setbacks, reflect the city’s ownership and encourage public use. The staff report said the rezoning is for a nonresidential use and “will not generate additional population”; public-facility access will be evaluated during the site-plan process. Commissioners asked procedural questions and took no issue with staff’s recommendation.

Jeremy Holder, trustee for Ochsroman Family Foundation (the applicant’s partner) and representing Ochsroman Properties, described the proposed program and community outreach. He said the foundation convened more than 60 nonprofit providers, formed a smaller programming group and prioritized youth voice through the Frederick Youth Council. “The facility is a hub-and-spoke model,” Holder said, adding that program areas under discussion include behavioral health, physical wellness and workforce development. He told the commission the foundation is about 95% of the way to securing building funds and is seeking grants for furnishings and parkland improvements to complete the fit-out.

Commissioners discussed security and age range. Holder said outdoor parkland will remain open but an immediately adjacent patio will be fenced and visible from the staffed secure entrance; indoor bike storage with monitored access was requested by the youth. He estimated the center would primarily serve older youth, roughly ages 12 to 24.

Motion and outcome: Commissioner Valencia moved to recommend approval to City Council; Commissioner Manelas seconded. The motion passed unanimously.

Next steps: The Planning Commission’s action is a recommendation; the City Council will consider the zoning map amendment at public hearings. If council approves, site-plan review will follow and will include detailed evaluations of parking, parking lot integration with South End Park, stormwater and public-facility adequacy.

Why it matters: The rezoning would regularize an existing civic use, enable the city and partner nonprofits to adapt the building for youth services, and concentrate multiple providers and youth-focused programming on a site adjacent to established recreation assets.","The Planning Commission unanimously recommended the City Council rezone 1.35 acres at 300 Scotty’s Bus Lane from General Commercial to the Institutional Floating Zone to allow an Osherman Family Foundation–led youth center and supporting nonprofit uses.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587667,"Votes at a glance: Planning Commission, Aug. 11, 2025",9256,386000,9642000,"/Search/View?dp=1&key=5562745-fce91457d4042016a36f078e63987ce2&start=386&end=9642","https://assets.pipeline.soar.com/5562745-fce91457d4042016a36f078e63987ce2/thumbnail_386000.jpg","/articles/6587667/Frederick-City/Frederick-County/Maryland/Votes-at-a-glance-Planning-Commission-Aug-11-2025","https://secure.pipeline.soar.com/6587667-73f469cf76cd19cde2045208599308a8/orig.mp4?Expires=1770989694&Signature=Jc4qobRTPGaYgVYPaJ5GrRSZ1URnItlnwDKYb2wljOhCvValgOl0WApuOIjAAt~Tak59jSbcNRmytQcb-t8s1wB2W4D6Xak7D8q~Jizblytiad6znwRicli-E1j8Mtquz5Io6lyQvHg7LruebrYwtiFy2gDdSDjYjmHFNt10~iKlSsupL58e8LT3BY2C34ntIp96rvQoe3RkQc2vqcOBnPHBSgijPtMZNvxIuSVM9KhpyOumVdcGioE~Z3txqwM1wtsCXdkbc2xoFWT4WS0mVhx2Bg2jB1Kozm8Tu-n2NaBWyLzdVHMQxCPaRhmV8xtaYBgDFwAkCmmrzgmk4LA5yQ__&Key-Pair-Id=KUT5TJCACFTXG","The Frederick City Planning Commission took the following formal actions on Aug. 11, 2025. (All votes stated were recorded at the hearing.)

Procedural votes and minutes
- Approved minutes: Workshop 05/19/2025 (motion by Commissioner Llewellyn; second Commissioner Valencia) — passed 3–0 (Commissioner Manelas not eligible to vote).
- Approved minutes: Planning Commission meeting 05/21/2025 (motion by Commissioner Valencia; second Commissioner Manelas) — passed 3–0 (Commissioner Strawson not eligible to vote).
- Approved minutes: Planning Commission meeting 07/14/2025 (motion by Commissioner Llewellyn; second Commissioner Manelas) — passed 3–0 (Commissioner Valencia not eligible to vote).
- Approved minutes: Workshop 07/21/2025 (motion by Commissioner Manelas; second Commissioner Valencia) — unanimous 4–0.
- Approved minutes: Pre‑planning meeting 08/08/2025 (motion by Commissioner Valencia; second Commissioner Lewellen) — unanimous 4–0.

Continuances
- Warman’s Mill Court Apartments (final site plan and preliminary forest conservation plan): continued to Sept. 8, 2025 (motions by commission, unanimous).
- Sageway annexation: continued to Sept. 8, 2025 (unanimous).

Architectural and site‑plan approvals
- Approved modification and architectural elevations for Summervale (PC16‑434‑01MU): modification to window ratio (1:1) and elevations approved (unanimous).
- Approved modification and architectural elevations for Sycamore Springs (PC22‑514‑PND): window‑ratio modification and elevations approved (unanimous).
- Approved final site plan for Lumen Fiber Hut (PC25‑160 FSI) with standard staff conditions (unanimous).

Major redevelopment and land‑use items
- PC25‑186 ZMA (300 Scotty’s Bus Lane): Recommended City Council rezone from General Commercial to Institutional Floating Zone (1.35 acres) to establish a recreation/social service center (vote: unanimous recommendation to Council).
- PC25‑187 ZMA (27 Franklin Street): Recommended City Council place a Historic Preservation Overlay on 0.845 acres (unanimous recommendation to Council).
- PC25‑55 ZTA (Mixed‑Use phasing): Continued to Sept. 8, 2025 for additional drafting of review criteria (unanimous procedural continuation).
- PC24‑837 (Lucas Village redevelopment): Approved combined preliminary plat/final site plan; approved street‑standard and lighting modifications; recommended City Council waive parkland dedication and abandon limited ROW segments (all Commission approvals unanimous; legislative items forwarded to Council).

What this means: Most development and architectural reviews were approved conditionally by staff findings. Two items (rezoning at 300 Scotty’s and the Franklin Street HPO) were recommended forward to the City Council for legislative consideration. The ZTA on MU phasing was continued for further commission refinement, and Lucas Village requires Council action on legislative pieces (parkland waiver, ROW abandonments) before construction proceeds.

For reference, the staff packet and formal motions are part of the public record and will be forwarded to City Council and posted on the Planning Department’s website.","A concise list of final actions taken by the Frederick City Planning Commission on Aug. 11, including minutes approvals, continuances and development approvals.","actionData","errors"]

Article not found

Commission approves Lucas Village redevelopment plan; waives parkland dedication and approves street modifications

Commission continues mixed‑use phasing text amendment after residents and developers clash over oversight and notice

Planning Commission recommends historic preservation overlay for 27 Franklin Street (Saint Timothy’s Chapel)

Planning Commission backs rezoning at 300 Scotty’s Bus Lane for youth center

Votes at a glance: Planning Commission, Aug. 11, 2025