Montgomery News

City of Gaithersburg Planning Commission met October 17.

Here is the minutes as provided by the commission:

1. Call to Order

The Regular Session of the Planning Commission was called to order at 7:30 PM with Chair John Bauer presiding.

Attendee Name       Title     Status      Arrived

John Bauer               Chair                                  Present

Matthew Hopkins      Commissioner                    Present

Lloyd Kaufman          Commissioner                    Present

Ruthzaly Weich         Commissioner                     Present

Danielle Winborne     Commissioner                     Present

Philip Wessell            Alternate Commissioner      Absent

Staff present: Assistant City Attorney Frank Johnson, Planning Division Chief Trudy Schwarz, Planners Jasmine Forbes, Greg Mann, and Administrative Technician Myriam Gonzalez.

2. Approval of Minutes

A. Regular Session held October 3, 2018

     Motion was made to approve the minutes above.

     RESULT:          APPROVED [4 TO 0]

     MOVER:          Lloyd Kaufman, Commissioner

     SECONDER:   Danielle Winborne, Commissioner

     FOR:                John Bauer, Matthew Hopkins, Lloyd Kaufman, Danielle Winborne

     ABSTAIN:          Ruthzaly Weich

     ABSENT:            Philip Wessell

3. Consent

A. AFP-8059-2018: Amendment to Watkins Mill Town Center Design Guidelines in the MXD (Mixed Use Development) Zone, AMENDMENT TO FINAL SITE PLAN

     Motion was made to approve the Consent Agenda.

     RESULT:           PASSED [UNANIMOUS]

     MOVER:            Danielle Winborne, Commissioner

     SECONDER:     Lloyd Kaufman, Commissioner

     FOR:                  Bauer, Hopkins, Kaufman, Weich, Winborne

     ABSENT:            Philip Wessell

4. Sign Permits

1. SIGN-17770-2018 and SIGN-17771-2018: At Home Signs, 209 Kentlands Blvd, Icon sign approval and allow signs to be over 100 square feet in the MXD (Mixed Use Development) Zone.

Planner Forbes introduced this application for signs that contain an icon and are greater than the maximum size (100 sq.ft.), necessitating the Commission's approval. She reviewed each of the signs, their locations, and presented sign renderings. Ms. Forbes noted the Commission granted this property amendment to plan approval for exterior building renovations on August 1, 2018; but the signage, although shown on the elevations at that time, had not been finalized.

There were no speakers from the audience. Ms. Forbes voiced staff's recommendation for approval, as the application meets the approval criteria, with no conditions. She added that staff considers the signage appropriately scaled to the size of the building facade and in context with other large signage in the shopping center.

Commissioner Weich was concerned over the size of the front sign, noting it sets an undesired precedent, as it is unusually large. Chair Bauer noted the building facade design integrates the signage for the identity of the store. He added this store is set back from other retail, so the signage acts as way finding. Commissioners Kaufman and Winborne had no objections to the proposal as it fits the context of the shopping center.

Motion was made to grant SIGN17770-2018 & SIGN-17771-2018, Signage Approval, based on the exhibits submitted, and staff’s findings and recommendations, and finding it in compliance with Zoning Ordinance Section 24-212.

     RESULT:           PASSED [UNANIMOUS]

     MOVER:            Lloyd Kaufman, Commissioner

     SECONDER:    Danielle Winborne, Commissioner

     FOR:                 Bauer, Hopkins, Kaufman, Weich, Winborne

     ABSENT:           Philip Wessell

5. Recommendations to Mayor and City Council

A. SDP-7927-2018: 700 Quince Orchard, Construction of a two-level parking garage, two new public streets and other site improvements in the MXD (Mixed Use Development) Zone. RECOMMENDATION TO MAYOR AND CITY COUNCIL.

Planner Forbes located the property and provided background that included issues of discussion at a consolidated joint public hearing with the City Council on September 17, 2018, noting that a Road Code Waiver and Tree Removal Variance requests accompany this application. She referenced Exhibit 40, in relation to concerns with internal circulation within the site raised at the hearing, noting the concerns were satisfactorily addressed by the applicant.

Commissioners Kaufman and Hopkins commented favorably on the proposal. Commissioner Winborne suggested a language modification to Condition 1, as listed below. Ms. Forbes voiced staff’s recommendation for approval of the plan and associated road code waiver and tree removal variance, with the following conditions:

1. If during site development it is determined necessary to remove the one specimen tree (Tree #15) located at the adjacent lot, 704 Quince Orchard Road, the applicant must receive written approval from the adjacent property owner at 704 Quince Orchard Road, prior to the issuance of a tree removal permit for the removal of the tree; and

2. Prior to the issuance of the bond release for the commercial portion, the Applicant must record an agreement with the City to dedicate, design and escrow funds or surety for all full construction of the future extension of Public Street A.

Motion was made recommend to the Mayor and City Council Approval of SDP-7927-2018 - 700 Quince Orchard Road, with associated Road Code Waiver and Tree Removal Variance, based on the evidence and testimony submitted to the record and the findings in the final staff analysis, with the conditions listed above.

     RESULT:           PASSED [UNANIMOUS]

     MOVER:           Danielle Winborne, Commissioner

     SECONDER:    Lloyd Kaufman, Commissioner

     FOR:                 Bauer, Hopkins, Kaufman, Weich, Winborne

     ABSENT:           Philip Wessell

B. SDP-7362-2016: Kentlands Apartments, Construction of 365 unit multi-family apartment building and a seven-level parking garage located at 913 and 917 Quince Orchard Road in the MXD (Mixed Use Development) Zone. RECOMMENDATION TO Mayor and City Council.

Planner Forbes stated this project is to be developed in two phases, noting that construction of the second phase cannot commence until the Saul Property SDP is approved, as that will establish the roads and infrastructure for the second phase to be successful. She reported this application was the subject of a joint public hearing on February 6, 2017, and three subsequent joint work sessions with the City Council. Ms. Forbes located the property and briefly discussed concerns that were raised during the course of those reviews. She referenced Exhibits 152, 158, and 165, relating to those issues, noting the applicant has adequately addressed them and adding that staff is supportive of the SDP. She noted that the finer details will be subject to final site plan review.

Ms. Forbes answered questions regarding distribution of moderately priced dwelling units (MPDU’s), trash pickup locations, and a proposed new right-in/right-out access off Great Seneca Highway, which staff supports. Commissioner Kaufman inquired about the possibility of placing a monument sign at the corner of Great Seneca Highway and Quince Orchard Road that also identifies Kentlands.

Planner Forbes voiced staff’s recommendation for approval with the associated road code waiver, with the following condition:

1. Applicant is to work with staff to explore ways to enhance vehicle safety for the new entrance along Great Seneca Highway.

Commissioner Hopkins commented favorably on the SDP, noting it meets well the Master Plan recommendations for that location. Commissioner Kaufman commented favorably on the individual apartment entrances on the first floor, noting they are interestingly attractive. Mr. Hopkins agreed, adding that said feature adds to the street-level activity. Commissioner Winborne favored the building design.

Commissioner Weich voiced a concern with the architectural design, noting it does not address the Kentlands' context, e.g., no cornices, excessive glass and massing, and a modern appearance instead of a Neotraditional proportional base as an introductory piece to the community. She suggested the applicant refer to Scott Merrill for a more appropriate Neotraditional scale and architectural detailing. Chair Bauer noted the bridge element is of some concern. Mr. Hopkins called attention to the first 20 feet at the base, noting it needs more (masonry) detail, which can be addressed at final site plan.

Chair Bauer pointed out, however, the building is compatible with existing development across the street and the future redevelopment of the retail portion of Kentlands. Mr. Hopkins additionally noted the highly articulated design of the proposed building, its shadows, texture and depth of the facade, which fit its context. Chair Bauer considered the massing appropriate, noting the corner will be most important at the street level. It was noted the plan meets the City Code in terms of the Adequate Public Facilities Ordinance (adequacy of school capacity). The Commission concurred on staff's condition, with a minor language modification (as listed above).

Motion was made to recommend to the Mayor and City Council Approval of SDP-7362-2016, Kentlands Apartments, with associated Road Code Waiver, based on the evidence and testimony submitted into the record and the findings in the final staff analysis, with the condition listed above.

     RESULT:           PASSED [UNANIMOUS]

     MOVER:            Lloyd Kaufman, Commissioner

     SECONDER:    Ruthzaly Weich, Commissioner

     FOR:                 Bauer, Hopkins, Kaufman, Weich, Winborne

     ABSENT:           Philip Wessell

6. Site Plans

A. AFP-7834-2018: 12130 Darnestown Road, Exterior building renovations and minor site improvements for the McDonalds at 12130 Darnestown in the MXD (Mixed Use Development) Zone. AMENDMENT TO FINAL SITE PLAN

Planner Forbes located the property and presented this application for the renovation of the building and one sign adjustment request. She noted this is the third renovation of McDonald’s in the City.

Engineer for the applicant, Joe DiMarco, Mohler Engineering, stated this project is similar to two previously-approved plans at other locations in the City. He briefly reviewed the plan, noting the proposal is to improve the exterior facade, keeping the existing circulation and parking. He indicated the plan includes restriping of the lot to bring it to current City Code requirements. He presented and discussed the proposed elevations and the new signage, noting the sign adjustments are needed for their corporate signage standards.

There was no testimony from the audience. Planner Forbes voiced staff’s recommendation for approval for the plan, with the following conditions:

1. Applicant is to submit to staff for review and approval revised final site plans to address minor labeling errors and omissions, prior to the issuance of any permits; and

2. Applicant is to submit a revised photometric plan to be reviewed and approved by staff, prior to the issuance of any permits.

Ms. Forbes also recommended approval of the requested sign adjustments. Motion was made to grant AFP-7834-2018 - McDonald’s at 12130 Darnestown Road, Amendment to Final Plan Approval, based on the exhibits submitted, the applicant’s testimony, and staff’s findings and recommendations, and finding it in compliance with Zoning Ordinance Sections 24-170 and 24-172A, with the conditions listed above.

     RESULT:            PASSED [UNANIMOUS]

     MOVER:             Danielle Winborne, Commissioner

     SECONDER:      Lloyd Kaufman, Commissioner

     FOR: Bauer,       Hopkins, Kaufman, Weich, Winborne

     ABSENT:            Philip Wessell

AFP-7834-2018: 12130 Darnestown Road, Exterior building renovations and minor site improvements for the McDonalds at 12130 Darnestown in the MXD (Mixed Use Development) Zone. AMENDMENT TO FINAL SITE PLAN

Motion was made to grant AFP-7834-2018 - McDonald's at 12130 Darnestown Road, Sign Adjustment Approval, for forty-two (42) inch tall ancillary signs in compliance with Zoning Ordinance Section 24-213a(f), with no conditions.

     RESULT:          PASSED [UNANIMOUS]

     MOVER:           Danielle Winborne, Commissioner

     SECONDER:    Lloyd Kaufman, Commissioner

     FOR:                Bauer, Hopkins, Kaufman, Weich, Winborne

     ABSENT:          Philip Wessell

7. From Commission

LLoyd Kaufman

· Reported the street lighting at the Kentlands Boulevard circle is out. He requested that the globe fixtures not be replaced because they diffuse the light too much. Chair Bauer inquired about the status of the improvement of circles in Kentlands. Staff reported that the Department of Public Works is in the process of conducting a study of circles throughout the City.

· Commended staff on the organization and cleanup after the Oktoberfest held in Kentlands on October 14, 2018

Danny Winborne

· Voiced a concern over pedestrians crossing East Diamond Avenue in midblock from the Olde Towne park.

· Gave kudos to Planner Forbes for her work on the applications reviewed tonight. Planning Division Chief Schwarz agreed and gave kudos to Planner Mann as well for the work on the applications reviewed this evening.

· Read an announcement to the general public that members of the Planning Commission and Board of Appeals plan to attend the 35th Maryland Planning Commissioners Association Conference on October 25 - 26, 2018, at the Holiday Inn, in Gaithersburg, for training and informational purposes.

Ruthzaly Weich

· Read an announcement for the general public that members of the Planning Commission plan to attend two discussions about the “Challenges and Opportunities for the Aging Population in the Community,” hosted by the Kentlands Community Foundation and the City Planning and Code Administration Department on Tuesday, October 23, 2018, at 2:00 p.m., Kentlands Clubhouse (closed session); and at 7:30 p.m., Kentlands Arts Barn (open to the public), to engage in discussion about the aging population in the City

8. From Staff

Planner Mann

· Announced the next Commission meeting will follow the regular schedule. 

Planning Division Chief Schwarz

· Announced the second monthly meeting of the Commission in November will be held on Tuesday, November 20, 2018.

Assistant City Attorney Johnson

· Offered an explanation for the Meeting on Aging being a closed session. Similarly, he discussed ex-parte procedures in case the discussion involves an active application.

· Announced a training session on open meetings Thursday, October 25, 2018, at the Holiday Inn, Gaithersburg.

9. Adjournment

There being no further business, the session was adjourned at 9:00 pm

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