Residents of the Linden Hills neighborhood, in collaboration with the Golden Mile Alliance, gathered today to engage with the City of Frederick’s planning commission during the proposal’s planning stage. Following 45 minutes of heartfelt public testimony, the commission voted 3-2 to approve the developer’s request to reconfigure the existing 56-lot parcel into 50 lots. The commission, while sympathetic to our message, claimed they were unable to legally act, however the vote was notable in being the only decision made during this session that resulted in a 3-2 vote versus unanimous (all 5 voting for) decision.
Legally, we cannot take any action since the developers have fully complied with all code requirements. – Planning Commission
Facts that came up during the session:
- The existing “plat” or allotment of homes was last approved in the 1950’s, and was grandfathered into the existing building code.
- The planning requirements around utilities, traffic, and other infrastructure impact were “forecasted for” according to City of Frederick officials, based on that 1950’s assessment.
- The existing plots are not subject to a current impact study as they were “planned” before existing regulations came into effect, and were “grandfathered” in.
- Notably absent was the recognition from planning officials that the Golden Mile has changed significantly since the last plat updates in the mid-1950’s.
- The current zoning is planned as zone R-6, which means low density single family homes.
- These homes will sit on an average lot size of 50 ft x 170 ft, and have parking for 3 cars on average.
- This area poses significant storm-water challenges due to location and geography.
- The developer is requesting an exception to the green-space and affordability requirements by paying a marginal $200,000 fee.
- The proposal includes a total of 258 new trees, after removing 10+ acres of woodland, displacing untold animals and shrinking one of the last privately owned green spaces in Frederick City limits. 83 of those trees are proposed to be ornamental of an unspecified varietal.
- Also included in the proposal was the development of sidewalks for the neighborhood that connect to nowhere, as the existing frontage of Hoke Pl and Linden Ave have no existing sidewalks.
- City Planners made three recommendations, none of which materially impact the development in any way.
When asked about infrastructure improvements to support the creation of 50 new homes, the Planning Board made a non-binding recommendation for the developers to conduct a traffic study. Pressed further by the Planning Board, City of Frederick Traffic Engineering Supervisor Cherian Eapen had the following to say:
I recommend that residents lobby the City of Frederick for budget allocation around capital improvements, as discussions around those items are occurring with the Board of Alderman. – Cherian Eapen
It goes without saying that placing the responsibility on residents to advocate for infrastructure costs and upgrades in support of a development widely opposed by the community did not resonate well with those present.
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