3. Approval of Ordinance G-26-4 to amend Section 310 of the Land Management Code, entitled Master Plans, and Section 417, entitled Mixed Use Districts, subsection (d) Phasing
Adam Apostoli; Renn Quarter, Frederick, MD. 1 of 3 Coordinators for NAC 12.
The current City Ordinance governing MU1 and MU2 zoning states that 25% of the non-residential floor space is required to be built before more than 75% of residential units can be built, and conversely that no more than 75% of the non-residential floor space can be built before 25% of the residential units have been built for a project. Although this 25/75% requirement has been condemned by Matan as “arbitrary” it has the singularly important role of ensuring that land zoned as mixed use indeed becomes mixed use.
Mixed use means a mix of residential and non-residential which promotes community and encourages walkability in a given project. This is a good thing and it was the vision that was sold to the City when the project was approved and continues to be sold to prospective residents to Renn Quarter.
The concern I have heard from neighbors, which I agree with, is that if Matan are granted a phasing schedule through the approval of this application, allowing them to build the remaining residential units before they have built 25% of the non-residential floor space for this project, they will simply build the residential units and then walk away, abandoning the non-residential development most likely using market conditions as the excuse. By changing the City Ordinance for MU1 and MU2 this could then happen all over the City of Frederick and we will then have MU1 and MU2-zoned properties which are not then mixed use.
All along the process Matan have asked residents to trust them to deliver, but they have offered no legally binding alternative to the 25/75% requirement which will ensure that both the residential and at least 25% of the non-residential components of this project will be built.
The Planning Commission has carefully considered this application in depth across 3 separate meetings and voted unanimously to recommend denial. I strongly urge the City Council to deny this application and ensure that land zoned and developed as mixed use becomes mixed use and that companies like Matan deliver on what they sell to the community and the residents of the City of Frederick.
Adam Apostoli; Renn Quarter, Frederick, MD. 1 of 3 Coordinators for NAC 12.
The current City Ordinance governing MU1 and MU2 zoning states that 25% of the non-residential floor space is required to be built before more than 75% of residential units can be built, and conversely that no more than 75% of the non-residential floor space can be built before 25% of the residential units have been built for a project. Although this 25/75% requirement has been condemned by Matan as “arbitrary” it has the singularly important role of ensuring that land zoned as mixed use indeed becomes mixed use.
Mixed use means a mix of residential and non-residential which promotes community and encourages walkability in a given project. This is a good thing and it was the vision that was sold to the City when the project was approved and continues to be sold to prospective residents to Renn Quarter.
The concern I have heard from neighbors, which I agree with, is that if Matan are granted a phasing schedule through the approval of this application, allowing them to build the remaining residential units before they have built 25% of the non-residential floor space for this project, they will simply build the residential units and then walk away, abandoning the non-residential development most likely using market conditions as the excuse. By changing the City Ordinance for MU1 and MU2 this could then happen all over the City of Frederick and we will then have MU1 and MU2-zoned properties which are not then mixed use.
All along the process Matan have asked residents to trust them to deliver, but they have offered no legally binding alternative to the 25/75% requirement which will ensure that both the residential and at least 25% of the non-residential components of this project will be built.
The Planning Commission has carefully considered this application in depth across 3 separate meetings and voted unanimously to recommend denial. I strongly urge the City Council to deny this application and ensure that land zoned and developed as mixed use becomes mixed use and that companies like Matan deliver on what they sell to the community and the residents of the City of Frederick.