• City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
  • City of Cambridge Maryland
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P&Z Minutes

January 3, 2017
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Planning & Zoning Commission

Minutes

January 3, 2017

The Planning and Zoning Commission for the City of Cambridge met on Tuesday, January 3, 2017 at 6:00 p.m. at the City Council Chambers, 305 Gay Street, Cambridge, Maryland.

Commissioners in Attendance: Bill Craig, Chair; Marshall Rickert, Vice-Chair; Chantay Nelson, Hubert Trego, Mary Losty, Eugene Lauer, Jerry Burroughs

Others in attendance included: Rob Collison, City Attorney; Pat Escher, City Planner; LaSara Kinser, Planning and Zoning Assistant; David Cannon— Council Liaison

Mr. Craig called the meeting to order at 6:00 PM and asked for a moment of silence. Mr. Rickert made a motion to amend the agenda to consider the minutes and have officer elections at the end of the meeting. Ms. Nelson seconded the motion and it passed unanimously.

New Business:

1. PZ 2017, 011 311 Byrn Street - Non Conforming Shed Replacement

Staff gave a report on the request to replace a shed that is non-conforming, due to a lot subdivision that leaves the shed as the only building on a very small lot. Commissioner Hanson clarified some details of the request. The Commission asked questions regarding the aesthetic value of the proposed shed, what is allowable by zoning code, who subdivided the lot, and the status of the non-conformity, should the shed be built. There was no public comment. Mr. Burroughs made a motion to approve the request as submitted. Ms. Losty seconded the request and it passed 5-2, with Mr. Rickert and Mr. Trego dissenting.

2. PZ 2017, 012 416 High Street - Building Addition

Mr. Craig recused himself from the case, citing his involvement with the project as the reason. Staff gave a report on the application. Tim Crosby, project architect represented the application and elaborated on the Robin Hood Shop’s mission and budget. Mr. Crosby also addressed staff comments regarding the windows, roof, and façade and asked the Commission to make a decision at the meeting, as opposed to deferring the application, as recommended by staff. Kathy Gullion, a Robin Hood employee also made some comments.

There was public comment by Jim Chaney, Monroe Smith, and Joy Loffler in support of the application. The Commission asked for further clarification regarding the relation of the proposed addition to the older addition on the other side of the building, the building behind the shop and its ownership/access, and the windows. Mr. Lauer made a motion to approve the application with the conditions that the applicants revise the plans for the façade, which will be approved by staff. Ms. Losty seconded the motion and it passed unanimously.

Public Hearing:

TA 2017 – 019 Amend Section 5.1 Table 4: Yard and Bulk Requirements to increase the building height to 50 feet in the Industrial Zone.

After a brief report by staff on the reason for such an amendment, the Commission discussed considering a forty-five or fifty-degree bulk angle plan, depending on the site and how the amendment would affect specific requests. There was public comment by Monroe Smith who asked questions regarding location and property owners’ rights, and by Franke Cooke who spoke in support of the amendment. Ms. Losty made a motion to recommend the language to City Council. Mr. Lauer seconded the motion and it passed unanimously.

TA 2017 – 012 Amend Section 6.5 Sign to relocated existing billboards, clarify thru lots signage, temp signs, flags and fluttering signs

After a report by staff, the Commission considered the amendments to section 6.5.7 (thru-lots), 6.5.3 (billboards), and 6.5.4 (A) (temporary and fluttering signs) separately.

6.5.7, thru-lots: The Commission considered non-conforming signs, and discussed the two-acre requirement. Mr. Rickert made a motion to recommend the language to City Council and Mr. Trego seconded the motion. The motion passed unanimously.

6.5.3 billboards in the Scenic Byway: Staff further explained the status of a specific case of moving a billboard that would be impacted by the decision on this text amendment. The Commission discussed whether or not the amendment should permit the relocation of billboards by right or by special exception, when located in the scenic byway. Mr. Collison suggested removing the language “less visual location” and to explicitly include “outside the Scenic Byway”. Mr. Frank Cooke spoke in opposition to the amendment. Ms. Losty made a motion to recommend the language that relocating billboards in the Scenic Byway will be a special exception and that the billboards must be relocated outside the scenic byway to City Council as amended. Mr. Lauer seconded the motion and it passed unanimously.

6.5.4 (2), fluttering signs: The Commission and staff discussed the difference between fluttering banners, flags, and signs. Staff suggested replacing the word pennant with banner. Mr. Collison suggested including graphic examples demonstrating the differences between the different types of signs. Mr. Lauer made a motion to recommend the language to council as amended during the conversation. The motion was seconded and passed unanimously.

6.5.3 (b) 2Temporary signs: the UDC does not currently allow for the regulation of temporary signs through a specified time period, which this text amendment seeks to address. The Commission discussed with staff the proposed language which would limit the signs to two weeks before an event, and discussed what the limitation would be after an event. There was public comment on this text amendment by Mr. Jim Chaney. The Commission amended the language to allow for the installation of a temporary sign 30 days before an event and for one week after an event. There was further discussion on specific fluttering signs. Mr. Lauer made a motion to recommend the language to City Council, the motion was seconded and it passed unanimously.

TA 2017 – 008 Amend Section 2.4.2 Non-conforming Lots, Structures, Uses to permit a single family dwelling to the constructed on a legal lot of record.

Staff gave a report on the proposed text amendment, which addresses the sizeable number of vacant lots in the City and some ambiguities in the UDC that make it difficult to develop those lots. A subcommittee of staff and some commission members met to develop the proposed language, and sent it to some area developers before the meeting.

Mr. Chaney made comments regarding suggestions about the process of the text amendment. Staff addressed the concerns about the process for reviewing the proposed amendments. There was also comment in support of tabling the text amendment by Mr. Monroe Smith. Mr. Wayne Suggs, representative of Habitat for Humanity spoke in support of the proposed amendments.

After further discussion regarding setback, the definition of “lot of record” and the potential for merging lots, Ms. Losty made a motion to recommend the adoption of the two items to City Council as amended. Mr. Trego seconded the motion and it passed unanimously.

TA 2017 – 018 Amend Section 9.2 to clarify or define ground floor retail, kitchens, food trucks, duplex units, accessory dwelling unit, accessory structure, accessory apartments, and to coordinate appropriate definitions with section 4.2.3 A.2

Staff reported on the proposed language which seeks to address gaps in Section 9.2 where definitions were either vague or did not exist. The Commission discussed the applicability of the definitions, what circumstances led to the proposed change and whether or not to include the revised duplex definition. The Commission also discussed changes to the kitchen definition.

There was public comment by Mr. Frank Cooke in opposition to proposed amendment to the duplex definition. Mr. Rickert made a motion not to amend the existing duplex definition. Ms. Losty seconded the motion and it passed unanimously.

TA 2017-011 Amend Permitted Land Use Table #2 to allow Duplexes in the Downtown Waterfront Development District, Neighborhood Sub-District.

The Commission discussed potential implications for new duplexes. Ms. Losty made a motion to recommend the language to City Council. Mr. Burroughs seconded the motion and it passed unanimously.

TA 2017 – 010 Text Amendment to firstly, to amend Section 4.4.5 to modify setbacks/lot minimums, secondly to amend Table 3 for minimum lots sizes for the Downtown Waterfront Development District, Neighborhood Sub-District, and thirdly to amend Section 5.2 to require compliance.

Staff gave the report and explained the necessary modifications. The proposed text amendment would allow for setbacks and lot minimums that acknowledging the historic front yard setbacks, with the side yard setbacks to be pursuant to the construction code, and rear setbacks of 25 feet that can be amended by staff. The minimum lot width would be 25 feet. The proposed language would also strengthen the provisions of the neighborhood compliance requirements.

A second amendment would amend table three to make the lot minimums consistent with the proposed setbacks, and to allow duplexes in the downtown neighborhood development district.

The Commission discussed roof pitches, and a proposed 20% reduction in setbacks. There was public comment asking for further clarification by Mr. Monroe Smith, Mr. Frank Cooke and Mr. Jim Chaney.

Mr. Rickert made a motion to recommend the language to City Council. Mr. Burroughs seconded the motion and it passed unanimously.

TA 2017 – 015 Amend Section 5.1.3 A, 3 to allow for a 3-foot setback for residential accessory structures in the NC and DWDD Neighborhood Zone Districts and remove this provision for the Residential Zone District

Staff gave a report on the proposed text amendment. There was no discussion on the text amendment. Ms. Losty made a motion to recommend the proposed amendment to City Council, Mr. Burroughs seconded the motion and it passed unanimously.

Discussion

 

Food trucks

Solar panels

Election

Ms. Nelson made a motion to nominate Mr. Burroughs for chair. After some discussion Ms. Nelson rescinded the motion. Ms. Losty made a motion to postpone the election for one month and to schedule a closed session for personnel matters on January 17, 2017 at 6pm. Mr. Burroughs seconded the motion and it passed unanimously.

Minutes

December 6, 2016

Mr. Burroughs made a motion to accept the minutes as submitted. Mr. Lauer made a motion to second the motion. The motion passed unanimously.

Adjourn

Mr. Craig asked for a motion to close the meeting. Mr. Burroughs made a motion to adjourn, which was seconded by Mr. Lauer and which passed unanimously. The meeting ended at 9:23 pm.

Respectfully submitted,

LaSara Kinser, Planning and Zoning Assistant