Golden Mile Small Area Plan

Transcription

The
Golden Mile
SMALL AREA
PLAN
The Golden Mile
Small Area Plan
Prepared by the
The City of Frederick
Planning Department
Adopted by the
Mayor and Board of
Aldermen on
January 17, 2013
Sketch Image (gold duo tone)
THE GOLDEN MILE SMALL AREA PLAN
Prepared By:
The
City of Frederick
Planning Department
140 West Patrick Street
Frederick, Maryland 21701
Telephone: 301.600.1499
Fax: 301.600.1837
www.cityoffrederick.com/departments/planning/planning.htm
2
THE CITY
OF
FREDERICK
AC K N OW L E D G E M E N T S
MAYOR AND BOARD OF ALDERMEN
DEPARTMENT OF PLANNING
Randy McClement, Mayor
Karen Lewis Young, President Pro Tem
Michael C. O’Connor
Shelley M. Aloi
Carol L. Krimm
Kelly M. Russell
Joe Adkins, AICP, Deputy Director
Matthew Davis, AICP, Division Manager of Comprehensive Planning
Nick Colonna, AICP, Former Division Manager of Comprehensive Planning
Tim Davis, Transportation Planner
Brandon Mark, AICP, Planner II
Steve Barney, Former Planner II
Will Greer, Intern
Eric Blankenship, Intern
PLANNING COMMISSION
Meta Nash, Chairman
Josh Bokee, Vice Chairman
Alderman Kelly Russell, SECRETARY
Richard Stup
Kate McConnel
William Ryan
FORMER MEMBER:
Gary Brooks
Elizabeth Fetting
DEPARTMENT OF ECONOMIC DEVELOPMENT
Richard Griffin, AICP, Director
DEPARTMENT OF GIS
Matt Bowman, GIS Manager
Tim Swanson, GIS Technician
TOWNSCAPE DESIGN, LLC.
Dave Ager
THE GOLDEN MILE ALLIANCE
P L A N N I N G D E PA R T M E N T
3
4
THE CITY
OF
FREDERICK
INTRODUCTION
Plan Summary
Planning Area Map
About this Plan
Planning Framework
CURRENT CONDITIONS
Overview
History
Land Use
Demographics
Mobility
Public Safety
Environmental Conditions
PREFERRED SCENARIO ANALYSIS
Development of Scenarios
Overview of Districts
Scenario Descriptions
Preferred Scenario
Realities and Limitations
IMPLEMENTATION
Plan Vision
Land Use
Plan Framework
Thoroughfare Map
Opportunity Sites
Implementation Matrix
New Development Checklist
APPENDIX
*
Crime Prevention Through Environmental Design
Leadership in Energy and Environmental Design
Low Impact Development
Glossary
Supporting Resources
7
8
12
14
15
CONTENTS
XX
7
19
20
23
26
30
34
37
38
19
43
44
46
48
52
54
43
57
58
58
63
68
72
89
99
59
104
110
111
113
115
103
105
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or www.cityoffrederick.com
5
The
Golden Mile
SMALL AREA
PLAN
Blank Page
The Golden Mile Small Area Plan is intended to encourage the redevelopment of the Route 40 Corridor through the use
of incentives, public and private investment, as well as legislative policies that will provide additional tax base, economic
revitalization, jobs and business opportunities to the City.
6
THE CITY
OF
FREDERICK
SECTION ONE: INTRODUCTION
S E C T I O N 1 : I N T R O DU C T I O N
In this section, you will find a brief overview of the Golden
Mile Small Area Plan. A summary of the plan, a map of the
Planning Area and the process and policies used to develop the
plan can be found in the next few pages.
For an in-depth look at the recommendations, see Section 4,
Implementation beginning on page 57.
The Planning Area map shows the detailed boundaries of
the Planning Area. Although this plan concentrates on the
area within the boundary, it should be noted that a few
recommendations and policies may impact improvements
made outside the delineated boundary.
The regional context map shows the location of the Planning
Area in relation to other Maryland municipalities.
This section includes:
Plan Summary, page 8
The Plan Summary highlights the key recommendations of
the Golden Mile Small Area Plan. The recommendations
follow the Plan’s visions and themes derived from public
participation.
Planning Area Map, page 12
The Golden Mile Small Area Plan will guide future
development and redevelopment on the Route 40 Corridor.
About this Plan, page 14
This part of the introduction explains what a small area
plan is, how it is created, and how the recommendations are
developed.
Planning Framework page 15
The Land Use Article of Annotated Code of Maryland in
conjunction with policy decisions made by The City of
Frederick Mayor and Board of Aldermen have made small area
planning a priority for the City. This section explains policies
involved in the creation of this Plan.
7
In order to provide a more coherent and attractive commercial
environment, future development and redevelopment along these
corridors should be integrated with surrounding businesses and
neighborhoods. This integration would allow for more organized
pedestrian and vehicular movement.
The purpose of this plan
The Golden Mile Small Area Plan is a guide for future development
and redevelopment along the Route 40 corridor. The plan includes
recommendations for the community’s future: where future buildings
are located, how they will look, and the location of parks, trails and new
roadways. The plan also includes desired improvements that will give the
neighborhood a sense of place such as streetscape enhancements and
public amenities.
PLAN SUMMARY
The design and redevelopment of the Golden Mile is framed and
organized by the following principles:
Walkable, Connected, Vibrant, Safe,
For an in-depth look at
Complete, Attractive and Sustainable.
the three development
These principles merge together the
scenarios, see Section
aspirations, goals, and policies of the
4, Implementation
Comprehensive Plan with resident input
beginning on page 59.
for the Golden Mile into a concise set of
ordering principles.
The City of Frederick is one of the most historic and charming
communities in the country. It is a city with a strong sense of place,
an engaged community, and a robust and diverse economy. Its vibrant
and cultured downtown is surrounded by walkable neighborhoods and
employment centers where residents are afforded scenic views of both
the downtown spires and the Catoctin Mountains.
The Golden Mile, Rosemont Avenue, East Patrick Street and Jefferson
Street commercial areas are dominated by strip-commercial development.
Strip development is characterized by an open retail center, arranged
in a row, developed as a unit, containing large parking lots fronting
heavily traveled roads. These centers tend to be self-contained with
few pedestrian connections to surrounding neighborhoods. In many
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integrated vehicular and pedestrian access.
8
THE CITY
OF
The seven principles embody the core
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three development visions and will also direct development review of
future projects, both public and private. The seven principles along
with supporting goals from the Implementation Section are summarized as
follows:
FREDERICK
CONNECTED
WA L K A B L E
Walkable: The scale, character and detailing of buildings, public spaces
and infrastructure will not only accommodate pedestrians but will
provide an enjoyable experience enticing visitors to spend more time
and money in the neighborhood. Recommendations from Section 4,
Implementation, to make the community walkable include:
Goal 3. Improve and expand circulation on the corridor
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between destinations for vehicles, pedestrians, bicyclists
and users of public transportation.
Goal 6. Support improvements to parks and recreation in
the form of greenways, which provide alternative access to
the Golden Mile corridor and provide an asset to increase
property values and tax revenue.
Connected: Provide a street network and transportation opportunities
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HIÀFLHQWDFFHVVWRDGMDFHQWFRPPHUFLDOSURSHUWLHVDQGUHVLGHQWLDO
neighborhoods. Recommendations to establish this system include:
between destinations for vehicles pedestrians, bicyclists
and users of public transportation.
9
VIBRANT
SAFE
Safe: The neighborhood is promoted, creating a sense of community
with multiple users providing watchful eyes in the day and night. Parks
are connected into an organized system generating pedestrian activity
with personal interactions. Recommendations to increase safety along the
corridor include:
Vibrant: A lively destination is created with the ability to draw shoppers,
employers, residents and public events. Retail is incorporated with public
VSDFHVDQGLQWHJUDWHGZLWKRIÀFHDQGUHVLGHQWLDOXVHV3XEOLFVSDFHV
not only catalyze development but create a premium for leasable area.
The number and diversity of users thrive off one another, cultivating an
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for a vibrant community include:
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development that provides local residents with
employment opportunities, goods and services, creates
a destination for visitors, enhances the image and
appearance of the Golden Mile and The City of Frederick,
and increases tax revenue.
Goal 2. Create a safe destination for residents and
visitors by decreasing the perception of crime, creating
a safe pedestrian environment and minimizing vehicular
accidents.
Goal 8. Continue supporting the Golden Mile Corridor by
investing in the surrounding neighborhoods.
10
THE CITY
OF
FREDERICK
COMPLETE
A T T R A C T I VE
Complete: All phases of development interact and complement one
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all modes of transportation including bicycles and pedestrians. Buildings
are designed with multiple stories; retail is located in appropriate places
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in locations to support vital businesses; and all uses are accessible to
residential dwellings. Parklands connect development to neighborhoods
and other parts of the City. Recommendations to complete the
development vision include:
Attractive: Multi-story buildings are close to the street with parking in
the rear. Sidewalks are designed with amenities to comfort pedestrians,
and parking lots are landscaped and provide safe access to destinations.
Public spaces are surrounded with attractive landscaping and art to
provide gathering places for visitors, employees and residents of the
area. Signage is designed to reduce visual clutter and give the area an
identity. Recommendations to create an attractive community include:
Goal 4. Create an attractive and distinctive image for the
Golden Mile
Goal 7. Support redevelopment efforts while protecting
development that provides local residents with employment
and enhancing the natural environment
opportunities, goods and services, creates a destination for
visitors, enhances the image and appearance of the Golden
Mile and The City of Frederick, and increases tax revenue.
11
SUSTAINABLE
Sustainable: As redevelopment occurs and the new Golden Mile identity
emerges, a private/public partnership is created to manage and facilitate
public improvements. Recommendations to establish a sustainable
community for future generations include:
Goal 1. Ensure the Golden Mile Planning Area prepares for
sustainable redevelopment
development that provides local residents with
employment opportunities, goods and services, creates
a destination for visitors, enhances the image and
appearance of the Golden Mile and The City of Frederick,
and increases tax revenue.
Goal 7. Support redevelopment efforts while protecting
and enhancing the natural environment
12
THE CITY
OF
PLANNING AREA MAP
The Golden Mile Small Area Plan concentrates on the commercial corridor of Route 40. Delineated with a red boundary below, most land is
developed in commercial strip mall patterns, however there are smaller
parcels with stand-alone commercial businesses as well as vacant land to
the southwest that is slated for mixed use development in the near future.
FREDERICK
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13
The Recommendations
To develop the recommendations of a plan, the future vision of the
community is broken up into goals and actions. Each goal is a small
piece of the overall vision, they work collectively to achieve the desires
of the community. The goals are implemented through a series of action
LWHPVWKHDFWLRQLWHPVDUHVSHFLÀFLPSURYHPHQWVWKDWJXLGHWKHSXEOLF
SODQQHUVDQGRIÀFLDOVWRDFKLHYHWKHVHSDUDWHJRDOVDQGXOWLPDWHO\WKH
vision of the community.
ABOUT THIS PLAN
Step 1:
Analyzing
Current
Conditions
Step 2:
Creating a
Vision for the
Future
Step 3:
The Plan:
Goals,
Actions and
Benchmarking
to achieve the
Vision
What is a Small Area Plan?
A Small Area Plan is a neighborhood-level plan that addresses land use,
transportation, and a variety of other topics. For each Planning Area, a
committee of residents, property owners and business owners provide
QHLJKERUKRRGUHFRPPHQGDWLRQVWRFLW\SODQQHUVDQGORFDORIÀFLDOV
Today
Future
resulting in a plan that is adopted by the Mayor and Board of Aldermen.
The plan represents the community’s desires for the future, such as where
future buildings are located, how they will look, and the location of
parks, trails and future roadways.
%HQHÀWVRI 6PDOO$UHD3ODQV
$NH\EHQHÀWRI WKH6PDOO$UHD3ODQQLQJSURFHVVLVORFDOVWDNHKROGHU
Steps in creating a plan
involvement in the development of each plan’s recommendations.
A plan begins by analyzing a community’s existing status by assessing
the conditions of land use and zoning, the transportation network, the
Small Area Plans serve as a guide for land use, environmental
appearance of buildings, quality of life for the citizens who reside in the
protection, transportation improvements, open space and other
area and the economic condition of the commercial areas.
capital improvements and will identify opportunities for commercial
14
THE CITY
OF
FREDERICK
revitalization and, where appropriate, mixed-use development. The
EHQHÀWVLQFOXGH
x Represent the community’s vision
x 5HÁHFWQHLJKERUKRRGVWDNHKROGHU·VLQSXW
x 3URYLGHVSHFLÀFUHFRPPHQGDWLRQVDWDQHLJKERUKRRG
level
x 2IIHULQFUHDVHGHIÀFLHQF\LQSURYLVLRQRI SXEOLFVHUYLFHV
x Allow greater predictability in land use and development
x Enable neighborhoods to be proactive in making land use
recommendations
x Identify priority neighborhood projects and possible
resources for implementation
x Help to guide the investment decisions of local
governments
PLANNING FRAMEWORK
The Land Use Article of the Annotated Code of Maryland
Maryland municipalities and counties are given the power to control land
use within their boundaries under The Land use Article of the Annotated
Code of Maryland. Entitled Land Use, this article was added to the
Maryland Code in 1927 to delegate the power to prepare a comprehensive
or master plan, a zoning ordinance, and subdivision regulations to the
State’s municipalities. The City of Frederick uses the legal basis of The
Land Use Article of the Annotated Code of Maryland to establish the
Comprehensive Plan for the City and the Small Area Plans throughout the
City.
Comprehensive Plan
Small Area Plans assist in implementing the goals and recommendations
of the City’s Comprehensive Plan. Recognizing the unique character of
the City’s different communities, the 2010 Comprehensive Plan Update
LGHQWLÀHGVHYHQ6PDOO3ODQQLQJ$UHDVDQGUHFRPPHQGHGWKDWDVHSDUDWH
15
more detailed land use plan be completed for each of these areas. The
City’s Comprehensive Plan and the adopted Land Use Map are policy
guides for the Golden Mile Small Area Plan. The following goals, derived
from the Comprehensive Plan and the outreach process will guide detailed
plan development for the Golden Mile.
1. LAND USE POLICY LU 8: Develop neighborhood or area
SODQVWKDWSURYLGHVSHFLÀFODQGXVHREMHFWLYHVDQGGHYHORSPHQW
guidance for the City’s neighborhoods.
a. Promote appropriate types of retail uses within or
adjacent to the City’s neighborhoods, by applying
zoning categories that encourage pedestrian-oriented
development.
b. Area Plans should encourage the following design
characteristics:
i.
A variety of uses are available to residents within
a short walking distance;
ii.
Buildings and public spaces have a mixture of
scale and massing consistent with structures
located in the Planning Area;
iii.
Neighborhood blocks are short and walkable; and
iv.
Roadways adhere to planning principles of
“complete streets,” a concept which focuses
on safe access for all users (pedestrians,
bicycles, transit, and autos) and preservation of
neighborhoods.
2. TRANSPORTATION POLICY TE 3: Preserve and enhance
transportation capacity and multi-modal travel on local, collector
and arterial routes that serve The City of Frederick.
a. (QFRXUDJHDVWUHHWJULGSDWWHUQWKDWGLVSHUVHVWUDIÀFPRUH
evenly throughout the street network.
b. In cooperation with Frederick County, encourage
DGHTXDWHWUDQVLWVHUYLFHIRUPDMRUWUDIÀFJHQHUDWRUVDQG
attractors including activity centers.
16
THE CITY
OF
3. TRANSPORTATION POLICY TE 4: Include the complete street
solutions as part of the design and capacity standards for all
roadways.
a. Increase interconnectivity between developments.
Additionally, each development should provide adequate
access for automobiles, bicycles, pedestrians; through
adequate external and internal circulation for each mode
of transportation
4. TRANSPORTATION POLICY TE 7: Promote bicycle and pedestrian
mobility in the City.
a. ,GHQWLI\QHLJKERUKRRGVSHFLÀFWUDQVSRUWDWLRQLVVXHV
during the Small Area Planning process, including
improvements to promote pedestrian and bicycle
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WUDIÀFÁRZ
5. TRANSPORTATION POLICY TE 8: Encourage development that
meets Transit-friendly Design standards.
a. Focus initial transit friendly efforts in the vicinity of East
Street, MARC station, Golden Mile, and East Patrick
Street from I-70 to Franklin Street, and US 15 and
Monocacy Boulevard.
6. TRANSPORTATION POLICY TE 12: Preserve and enhance the
historic grid system.
a. Alley development in new subdivisions and commercial
development should be pursued as a means of better
property access, improved off-street parking, and
HQKDQFHGWUDIÀFFLUFXODWLRQ
7. COMMUNITY CHARACTER POLICY CCD 1:'HÀQHDUHDSODQQLQJ
sectors in order to preserve and promote neighborhoods’ physical
characteristics.
a. In order to allow for the enhancement, innovation and
promotion of neighborhood character, area plans shall
SURYLGHVSHFLÀFGHYHORSPHQWJXLGDQFHWRHQKDQFHODQG
XVHFRQÀJXUDWLRQIRUWKDWVHFWRU
b. Objectives for each sector shall focus on uses lacking
FREDERICK
within that sector so that needs of that area can be met.
Area of focus should include the following:
i. Identify the physical characteristics and qualities
WKDWGHÀQHWKHH[LVWLQJVHFWLRQVRI WKH&LW\WKDW
can be strengthened and used to enhance new
development.
ii. $OORZÁH[LEOHGHVLJQVWDQGDUGVDQGXVHVLQ
neighborhoods to establish visual diversity and a
community that complements the neighborhood
character and need.
8. COMMUNITY CHARACTER POLICY CCD 2: Support creative
site planning and architecture in order to establish a built
environment that maintains and enhances neighborhood
character, aesthetics and offers various levels of interaction to all
members of the community while allowing for innovative design.
a. Encourage a mix of uses that integrate work and living
space with a mix of housing and commercial styles and
densities within neighborhood context.
b. (QFRXUDJHLQÀOORI YDFDQWRUXQGHUXWLOL]HGSURSHUW\LQ
DQGDURXQGWKHEXVLQHVVFRUH5HYLHZSURSRVDOVIRULQÀOO
development to ensure compatible architecture and site
planning.
c. (QFRXUDJH/(('EDVLFOHYHOFHUWLÀFDWLRQRUHTXLYDOHQW
on all construction.
d. Encourage the location of commercial buildings adjacent
WRWKHULJKWRIZD\LQRUGHUWRJLYHGHÀQLWLRQWRWKHVWUHHW
9. COMMUNITY CHARACTER POLICY CCD 3: Provide for a
framework in all single-family, multi-family, mixed residential
areas and commercial areas that is based on the “Complete
Streets” objectives.
a. Encourage residential streets that are interconnected, and
provide for safe travel for all users of all modes.
b. Encourage amenities in all neighborhoods of Frederick
that allow for a “sense of place” for pedestrians as part
of any street.
c. The placement of residential development, commercial
buildings, parking, access, and landscaping should be
compatible with neighborhood characteristics in the
immediate vicinity. The height of buildings, location
of open space, scale and mass of structures, type of
materials, parking design and location, signs, and outdoor
lighting shall enhance the visual impacts related to the
City’s viewsheds of the city spires, buildings, mountains,
historic core, and neighborhoods.
10. COMMUNITY CHARACTER POLICY CCD 5: The City’s capital
improvement projects shall make a positive contribution to the
City’s character.
a. Tree canopy shall be enhanced or replaced when design
and constructing community facilities.
b. Implement an inter-department capital projects team
to improve the design and implementation of all public
projects.
11. COMMUNITY CHARACTER POLICY CCD 6: Promote safe,
healthy, and attractive new construction.
a. Design land uses that encourage the development of
QHLJKERUKRRGVWKDWDUHVHUYHGE\FRPPHUFLDORIÀFHDQG
recreation facilities (where appropriate), that are accessible
(via roads and sidewalks) to all areas of the surrounding
neighborhood.
b. In order to promote and protect natural resources,
identify obstacles to green building implementation
within the Land Management Code or other regulations.
c. Offer, facilitate, and/or support green building training
for City staff, builders, and developers and provide
information on programs and organizations.
12. COMMUNITY CHARACTER POLICY CCD 7: Establish and
maintain a Community Design monitoring system to measure
progress toward achieving the goals of the Community Character
and Design Element.
17
three development scenarios presented to the public during the third
workshop, and an analysis of the preferred scenario. The development
scenarios are organized into three alternative plans that illustrate potential
end-state scenarios. Each alternative has an accompanying vision
statement; a concise statement intended to provide a clear and vivid
picture of the future state of the Golden Mile. The vision statement
is also the link between the broader goals and policy objectives of the
&RPSUHKHQVLYH3ODQDQGWKHVSHFLÀFDFWLRQDEOHLWHPVRI WKLVSODQ7KH
preferred scenario analysis studies the feasibility of the most desired
scenario, making the plan achievable in the future.
PLAN ORGANIZATION
Finally in Section 4, Implementation, the vision and goals of the preferred
VFHQDULRDUHEURNHQLQWRVSHFLÀFPHDVXUDEOHDWWDLQDEOHUHOHYDQWDQG
time-bound (SMART) implementation strategies, known as plan policies.
The plan policies are organized and prioritized in the implementation
matrix to guide the future capital improvements for the Planning Area.
The Golden Small Area Plan is organized to be user-friendly in a concise
and predictable format.
In the next section, Section 2, Current Conditions, readers will understand
the Golden Mile Corridor as it exists today. Staff gathered information
from published sources such as the U.S. Census and newspapers as well
as participation from the public. During preparation of the existing
conditions report, staff solicited nearly 1,000 responses from a survey
targeting the general public, business owners and property owners.
A summary of the results can be found in this section. For a more
comprehensive look at the results obtained from public feedback, please
see the Appendix.
Section 3, Preferred Scenario Analysis is organized into a summary of the
18
THE CITY
OF
FREDERICK
SECTION TWO: CURRENT CONDITIONS
SECTION 2: CURRENT CONDITIONS
OVERVIEW 20
HISTORY 23
LAND USE 26
DEMOGRAPHICS 30
MOBILITY 34
PUBLIC SAFETY 37
ENVIRONMENTAL CONDITIONS 38
19
With the support from both the Mayor & Board of Aldermen and Planning
Commission, the Planning Department was assigned to develop a plan
that will generate a thriving business environment.
This plan is different than a typical
corridor plan in that the plan will consider
social, economic, land use, transportation,
safety and other issues in formulating
recommendations for the important
Planning Area.
“The Golden Mile store
owners thinks that the City
has abandoned the Golden
Mile completely. …. We feel
abandoned by the City. Thank
you.”
– Business Owner
The purpose of the Existing Condition
Report is give to a board overview of the issues that are currently facing
the Golden Mile.
OV
O
V E RV I E W
REGIONAL CONTEXT
T
he Golden Mile, otherwise known as Route 40 or West Patrick Street
is an aging retail corridor anchored by the Catoctin Mountains to the
west and separated from Downtown Frederick to the east by U.S. Route 15.
The Corridor was once a thriving destination for consumers providing an
abundance of chain and independent retail stores and restaurants. Due to
competing market pressures, many of the retail stores have either relocated
from the Golden Mile or gone out of business, creating underutilized
commercial space and a vacancy problem for the Corridor.
Frederick is located in the Washington Suburban Region of Maryland.
The City of Frederick is strategically located within short travel of many
major US cities and has historically served as a major crossroads since the
colonial times. Today, Interstate 70, Interstate 270, U.S. Route 340, U.S.
15, U.S. Route 40 and U.S. 40 Alternate function as major thoroughfares
through the City. The City of Frederick is located approximately 50 miles
northwest of Washington D.C and 50 miles west of Baltimore.
Today, the two mile long corridor is home to major anchors including:
Boscov’s, Wolf Furniture, K Mart, Home Depot, Giant Eagle and others.
7KHUHGHYHORSPHQWRI WKH9LVWD6KRSV&HQWHUIURPRIÀFHEDFNWRUHWDLO
strengthens the Golden Mile’s position among consumers.
The economic health of the Golden Mile has been on of the top concerns of
the 60th Administration and The City of Frederick Planning Commission.
20
CITY
OF
FREDERICK
FIGURE A.1: FREDERICK, MARYLAND REGIONAL CONTEXT
Hagerstown
Towson
Baltimore
Rockville
Aprox. 50 miles
Bethesda
Columbia
Silver Spring
Annapolis
Washington
Washing
gton
PLANNING AREA BOUNDARY
The Golden Mile Small PlanArea boundary is generally framed around
the commercial and retail corridor of West Patrick Street. The northern
and southern boundaries consist of residential areas and City-owned
parkland. At the foot of the Catoctin Mountains, the western boundary
of The City of Frederick and Frederick County political line serves as the
western boundary Plan Area. The eastern boundary is established by State
Route 15. A few notable properties located in the Planning Area are The
Frederick Towne Mall, the recently annexed Summers Farm, the VFW
golf course and clubhouse and the former State Police Barrack. The Small
Area Plan adopts the area shown in Map A.1 as the primary study area.
21
MAP A.1: GOLDEN MILE SMALL AREA PLAN BOUNDARY MAP
Golden Mile
Draft Boundary
Area
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101 N Court St
Frederick, MD 21701
P: 301-600-6209
F: 301-600-2233
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Note: This map is prepared solely for the purpose of illustrating
the City of Frederick. It should be used for no other purpose.
Data on this map was prepared from several original sources
and is subject to change as source data changes. This map
is not a legal document.
Orthophotos produced 03/07
Maps produced by: mbowman
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34
During the mid-1970’s, the two mile section of U.S. 40 considered the
*ROGHQ0LOHXQGHUZHQWVLJQLÀFDQWJURZWKDQGGHYHORSPHQWLQMXVWXQGHU
10 years. What was once a sleepy two lane State Highway, Route 40 proved
to be an important economic engine and a major commuter route within
The City of Frederick.
7KH ÀUVW VLJQ RI FRQFHQWUDWHG GHYHORSPHQW DORQJ WKLV FRUULGRU ZDV WKH
construction of Linden Hills (1930’s). This small residential community
developed in a classical cottage style.
Then in 1950 the State Police Barracks (B) moved from across the street to
its location at Route 40 and Baughmans Lane. The State Police remained
in this location until 2002 when they moved to Airport Drive with the
&RXQW\6KHUULII ·V2IÀFH
Then in the 1960’s the Barbara Fritchie Restaurant (1960), the Holiday
Inn (1963), and the Red Horse Hotel and Restaurant (1968) were located
and constructed at the intersection of Route 40 and Baughmans Lane and
.S. 40’s history can be traced back several centuries. Several well Linden Avenue. With the completion of US 15 in the late 1950’s, these
established Native American footpaths followed similar alignments to two hotels were poised to take advantage of this strategic location.
U.S. 40. Early American colonists then established roads, some following
the established Native American paths, which would later serve as U.S. 40. The Western/Reeder Annexation that occurred in 1967 expanded the
PXQLFLSDOERXQGDU\WRLQFXGHWKHDUHDIURP%XWWHU\Á\/DQHWRWKHVRXWK
Early in the history of the U.S., the State of Maryland established a network Old Camp Road to the west, Shookstown Road to the north and U.S. 15
of turnpikes for long-distance travel. Three of these would later serve as to the east. The annexation of the 2,498 acres was approved by the Board
part of U.S. 40: the Baltimore and Havre de Grace Turnpike, the Baltimore of Aldermen on November 19, 1967.
and Frederick Turnpike, and Bank Road.
The real economic boom occurred in the early 1970’s. The following
At one time, U.S. 40 ran 3,157 miles from Atlantic City to San Francisco, shopping destinations opened for business:
traversing the midsection of the United States. When the Interstate
Highway system came along, many western sections of U.S. 40 were 1972 – Frederick Towne Mall
GHFRPPLVVLRQHG 7RGD\ 86 ·V RIÀFLDO ZHVWHUQ WHUPLQXV LV DW 6LOYHU 1972 – Frederick Shoppers World
Creek Junction, Utah, about 50 miles east of Salt Lake City.
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a shopping center
H I S T O RY
RY
U
23
In October 1976, The City of Frederick and Frederick County suffered
D GHYDVWDWLQJ ÁRRG :KLOH WKH GRZQWRZQ VXIIHUHG WKH ZRUVW GDPDJH
the newly constructed Frederick Towne Mall’s parking lot was covered in
water along with all 4 lanes of Route 40 and Waverley Drive.
http://www.kilduffs.com/MarylandMotels.html
:KLOHWKHLQÁX[RI QHZUHWDLODORQJWKH*ROGHQ0LOHEHJDQWRÁRXULVK
other parts of the city, particularly the dowtown began to languish behind.
As the city faced some of its darkest days, community visionaries were
able to foresee a much brighter future for Downtown Frederick. Under the
OHDGHUVKLSRI 0D\RU5RQ<RXQJZRUNEHJDQRQWKH&DUUROO&UHHNÁRRG
control project, a $65 million endeavor in which the waters of Carroll
Creek were re-directed into large underground conduits, leaving only a
portion of the water visible above ground to create a meandering waterway
nestled between pedestrian pathways.
Top Left and Right: Historic Images of Masser’s Motel located at 1505 West Patrick Street. Bottom Right: Masser’s Motel today.
24
CITY
OF
FREDERICK
http://www.kilduffs.com/MarylandMotels.html
1973 – Movie Theatres on Baughman’s Lane
:LWKWKHSRWHQWLDOIRUIXWXUHGDPDJLQJÁRRGVHOLPLQDWHG)UHGHULFN&RXQW\
made a commitment to locate its new courthouse in Downtown Frederick
and soon scores of attorneys and other professionals began renovating
LQWRRIÀFHVSDFHWKHKLVWRULFURZKRXVHVWKDWGRWWHGWKHFLW\·VPDMRUHDVW
west artery, Patrick Street. Soon after, the City of Frederick relocated its
City Hall into the circa 1862 Courthouse and the Weinberg Center for
WKH$UWVZKLFKZDVKHDYLO\GDPDJHGLQWKHÁRRGZDVUHVWRUHGDQG
donated to the City to serve as an arts and entertainment destination.
“The name, “Golden Mile” is attributed to Mick Mastrino, a former
VWDWHWURRSHUZKRFRLQHGWKHWHUPLQWKH·VZKHQWKHÀUVWZDYH
of commercial building started.
“I was chief of the Uniteds at the time, and I was in a running battle
ZLWKWKH0D\RUµKHVDLG´:HLQWKHÀUHVHUYLFHKDGDJUHDWGHDORI SUREOHPVZLWKDOOWKHEXLOGLQJVRXWWKHUHµDQGLQVXIÀFLHQWDPRXQWRI ZDWHUSUHVVXUHWRÀJKWÀUHV
Apparently it was in the heat of that battle when he tossed out the
“Golden Mile” designation.”
Frederick News Post, May 13, 1993, Nancy Luse
Source: unknown
Source: Spires GIS
Frederick Towne Mall, Today
Frederick Towne Mall, 1970s.
To cater to the growing business and entertainment clientele, a number of
sit-down restaurants began to open downtown along with several small,
independent retail stores. The redevelopment efforts were further enhanced
by the vision of community leaders who commissioned the construction
RI WKHÀUVWRI ÀYH'RZQWRZQSDUNLQJJDUDJHVDQGWKHEXU\LQJRI HOHFWULFDO
and phone lines underneath Market Street (later celebrated with the annual
signature “In The Street” festival) to create an aesthetically pleasing and
pedestrian-friendly tree-lined thoroughfare.
Where did the name Golden Mile come from?
25
The revitalization of Downtown Frederick is the result of broad-based,
coordinated community support. The Tourism Council of Frederick County
was established in 1976 to help promote the city and county’s abundant
historical treasures, many of which had been carefully documented and
preserved under the review of the Historic District Commission, which
was established in 1952 when the City of Frederick became the second city
in Maryland and the 13th in the nation to establish a local historic district.
The mid 1970’s was the period when the residential growth on the north
and south sides of the Golden Mile occurred. Many of the residential
developments received approval and began construction during the 1970’s.
This sudden growth was seen by many as suburban sprawl.
LAND USE
T
he Golden Mile Small Area Plan consists of approximately 450 acres.
The corridor is primary surrounded by large residential neighborhoods
to the north and south and transitions into the Downtown Districts
beyond U.S. 15 to the east. Table A.1 summarizes the Golden Mile’s zoning
FODVVLÀFDWLRQLQIRUPDWLRQ
COMMERCIAL
The Golden Mile makes up over 50% of the commercial land within The
City of Frederick. Therefore, it is important to the City to ensure that
this area is an active and successful shopping destination. Commerce on
the Golden Mile is primarily grocery store anchored shopping centers,
restaurants, and branch banking. There are 61 restaurants varying from
fast food to upscale dining. There are 23 healthcare services or providers,
26
CITY
OF
FREDERICK
21 beauty stores and services, 19 automotive service and sales centers, and
Table A.1: Golden Mile Zoning
18 apparel stores. There are also nine larger retail stores that sell a variety
of goods1. The tax revenue that the City collects from the Golden Mile
By The Numbers
is estimated at $1,546,533, almost 2% of the City’s budget (based on .65
Golden Mile Corridor Zoning
per $100). See Table A.2 for the 2010 Assessed Value of the Golden Mile
Corridor.
=RQLQJ&ODVVLÀFDWLRQ
Acres
Acres Zoned General Commercial
Acres Zoned Mixed Use
Acres Zoned Institutional
Acres Zoned Professional Business
Acres Zoned R8
Acres in the Floodplain
Total
Table A.2:
Asset Value of Golden Mile Properties, 2010
Land Value
$113,915,580
Improvement Value
$124,012,580
Total Land Value
$237,928,160
The total amount of commercial space available within the study area is
2,644,938 square feet.
Total Acres Zoned General Commercial in The City
of Frederick
Total Acres Zoned General Commercial in the
Golden Mile Corridor
Table A.3:
Top Three Largest Commercial Areas
Shopping Center
Square Feet
Frederick Towne Mall
439,695
Westridge Square
282,255
Frederick County Square
234,248
Total
956,198
Percentage of entire study area
36%
Percentage of total City Commercial Areas
No. of parcels
247.6
194.9
4.1
0.7
3.6
80
530.9
151
4
2
1
3
N/A
161
1,039.58
247.6
23.80%
The City of Frederick, GIS Department, 2011
VACANCY
Vacancy exists in many forms throughout the Planning Area and the
surrounding supporting neighborhoods. The total square footage of
commercial space on the Golden Mile is over 2.6 million square feet.
Overall, commercial vacancy by square footage is around 10%.2
1
2
Golden Mile Retail Report
Golden Mile Retail Report, Windshield Survey, June 2009
27
MAP A.2: GOLDEN MILE PROPERTY DEVELOPMENT TIME LINE
Golden Mile
Draft Boundary
Area
70
MONTEVUE LANE
70
60
SH
O
SH
O
O
O
KS
ST
TT
OK
SC
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CH
TO
W
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RO
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BOW
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70
22. 5
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DR
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B BRU
RT
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50
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SQ U ARE
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67 .0 5
67 .0 5
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FI EL D
WHI T EST
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CAM
50
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1991 - 2009
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ROCK CREEK DRIVE
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VIENNA COURT
26
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28
26
DC
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ON
ACE
40
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1986 - 1990
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MURD
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1981 - 1985
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1976 - 1980
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1971 - 1975
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LAN
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Golden Mile Parcels
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22
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22
22
CO
CA
MP
LO
WA
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60
DRIVE
DEN
CR
CK
RO
KEY PARKWAY
60
101 N Court St
Frederick, MD 21701
P: 301-600-6209
F: 301-600-2233
VE
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50
60
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50
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50
50
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50
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50
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U.S ROU
RT
50
VE
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HIM
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PR
28
50
MIDWAY
50
27
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26
50
26
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26
26
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S HY
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26
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60
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27
50
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STR
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27
60
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tt P
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ING
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26
50
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Redfi eld
POP
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50
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ts B
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St ill mea dow
COU
DR
PO
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RC
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CE
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RY
50
Y
50
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R
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E
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25
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50
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CR
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n P lace
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50
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50
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ENC
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S COU
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U RT
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50
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E
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50
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24
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50
RO
40
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AIN
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T
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T
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ING
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ING
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ER
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60
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TT
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BLU
60
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D
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BU
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OR
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TS M
TE
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60
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27
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26
SA
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. PH
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HUN
E
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60
Feet
R
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Al ban C ourt
US
TE
15
&
0
34
MAP A.3: GOLDEN MILE ZONING MAP
Fort Detrick
M1
MONTEVUE LANE
70
Golden Mile
Zoning
70
60
SH
O
SH
O
O
O
TT
KS
ST
'S
CH
AS
TO
W
N
RO
E
RO
ERS
OW
AD
OK
SC
AD
BOW
N
R
O
A
D
50
70
22. 5
IVE
DR
NER
B BRU
JACO
RT
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C
T ON
NG
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RT
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RT
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NER
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T
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22
WAY
RT
ALE
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IC
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E
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R
D
R
E
AF
F
H
SC
T
R
U
O
E
40
RW
50
60
SHO
OK ST
OW
N RO
AD
50
URT
CO
70
E
60
50
D RI VE
RO
CK
CR
K
EE
NE
FI EL D
LA
LANE
22
HEAT H
ALE
E
SQ U ARE
WD
CI R C L
E WA Y
A DO
NE
P ST O
BI S H O
IL L W AY
OV
BO X G R
ME
R4
R4
A IRE
BEL
22
CRO SSB
RT
E CO U
P ST O N
BI S H O
COURT
CRESTVIEW
AVO NDA LE
LAN E
D
R OA
GE
SAVA
JAC
50
50
RO
AD
SAVA
GE
50
E
D RIV
G LEN
OPS
IVE
60
COVENTRY LAKE DRIVE
E
RIV
D
E
AT
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ST
40
T
UR
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LEY
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E
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T
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DR
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IST
BRU
AF FE
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67 .0 5
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IVE
TO N D R
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T
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26
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TO
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CO
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ROCK CREEK DRIVE
50
IVE
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34
29
to approximately 67,978 by 2013. Of this population, females slightly
outnumber males and the average age is 36 years old. Of the residents
25 years or older, 87% are high school graduates and 42% have college
degrees.4
The study also indicates a median household income of $60,605 with
roughly 40% of the 25,547 households within 3 miles earn over $75,000
annually. The median household income for the Washington Metropolitan
6WDWLVWLFDO$UHD06$LVVLJQLÀFDQWO\KLJKHUWKDQWKHKRXVHKROGV
of the Golden Mile.5
D E M O G RA
R A PH
PHICS
The Golden Mile sits in a very unique position compared to other
commercial areas. The Golden Mile has a large number of households
within a very short distance and many within walking distance. It is
important to realize that of these households within walking distances
roughly half are renter-occupied housing units6. Compared with other
commercial centers in Frederick County, the large number of households
As part of this data gathering, The City of Frederick also surveyed
the business owners, and property owners of the Golden Mile as well
as the general population regarding the state of the Corridor. The
summaries of these surveys can be found on the City’s website.
POPULATION
F
or the purpose of this study Census Tracts 7505.01 and 7505.02 were
used for estimating demographic information. Since the Planning Area
consists of mostly commercial and retail uses, the aforementioned tracts
venture outside of the plan boundaries to capture the local population and
housing data. The U.S. Census indicates that in 2010 the total population
of the census tracts was roughly 19,000, with a relatively even mix between
males and females3.
A market study conducted for the Frederick Towne Mall indicates that the
population within three miles of the mall is 63,557. Given the amount
of residential projects in the pipeline, that number is expected to increase
3
30
U.S. Census, 2010
CITY
OF
Golden Mile Property Owner’s Survey Summary – 2010
Golden Mile Property Business’ Survey Summary – 2010
Golden Mile General Survey Summary - 2010
4
5
6
2009 Business Analyst Online
2009 Business Analyst Online
U.S. Census, 2010
FREDERICK
MAP A.4: GOLDEN MILE CENSUS TRACTS, 2010
Golden Mile
Topography
751203
Census Tracts
Golden Mile
750503
Rivers and Lakes
750504
Parks
Parcels
101 N Court St
Frederick, MD 21701
P: 301-600-6209
F: 301-600-2233
750506
0
0.075
0.15
0.3
Miles
°
0.45
750505
751004
31
Demographics Centered Around the Frederick Towne Mall
1 Mile Radius
3 Mile Radius
Description
Population
2008 Estimate
2013 Projection
Households
2008 Estimate
2013 Projection
Households By Income - 2008 Estimate
$150,000 or more
$100,000 to $149,999
$75,000 to $99,999
$50,000 to $74,999
$35,000 to $49,999
$25,000 to $34,999
$15,000 to $24,999
Under $15,000
Income - 2008 Estimate
Average Household Income
Median Household Income
Per Capita Income
Population By Gender - 2008 Estimate
Male
Female
Age - 2008 Estimate
Median Age
Education (For persons 25+)
Source: 2009 Business AnaHigh School Graduate
lyst Online Inc. All rights
reserved - June 9, 2009
Some College
Associates Degree Only
Bachelors Degree Only
Graduate Degree
32
CITY
OF
FREDERICK
5 Mile Radius
18,040
19,535
63,557
67,978
101,496
112,533
6,776
7,382
25,547
27,461
39,187
43,556
3.9%
14.4%
21.8%
20.6%
15.9%
9.0%
7.2%
7.1%
6.4%
14.2%
19.1%
20.2%
15.3%
9.3%
8.0%
7.5%
8.0%
17.7%
20.7%
20.5%
13.1%
7.5%
6.5%
6.0%
$70,076
$62,294
$26,363
$74,223
$60,605
$30,279
$82,212
$69,397
$32,279
49.2%
50.8%
47.8%
52.2%
48.3%
51.7%
31.5
36
36.7
25.3%
21.6%
9.2%
19.4%
12.8%
26.6%
18.7%
7.8%
20.7%
13.7%
26.5%
19.2%
7.9%
21.5%
14.2%
GOLDEN MILE STUDY AREA
FIGURE A.2
THE CITY OF FREDERICK
80 years or over
GOLDEN MILE STUDY AREA AND THE CITY OF
FREDERICK POPULATION COMPARISON BY AGE
70-79 years
60-69 years
Source: U.S. Census
50-59 years
1% OF
POPULATION
40-49 years
1% OF
POPULATION
30-39 years
20-29 years
10-19 years
under 9 years
20%
15%
10%
5%
0%
MALES
5%
10%
15%
20%
FIGURE A.3
FEMALES
80 years or over
GOLDEN MILE POPULATION COMPARISON BY
SEX AND AGE
70-79 years
Source: U.S. Census
60-69 years
50-59 years
50 MALES
40-49 years
50 FEMALES
30-39 years
20-29 years
10-19 years
under 9 years
2000
1500
1000
250
0
250
1000
1500
2000
33
sidewalks that generally lead to U.S. 40,
“The lots are designed for cars,
however, crossing U.S. 40 poses a hazard. with little thought on how you
Pedestrians using the crosswalk often worry might walk from your car to the
DERXWWXUQLQJWUDIÀFRUYHKLFOHVQRW\LHOGLQJ stores or from the sidewalk to
the right-of-way. Oftentimes, pedestrians the stores”
– Citizen
are seen not using crosswalks and using
the median as a route to cross the roadway.
Through coordination with the State, safety measures have been added to
deter mid-block crossings and to alert pedestrians of the time remaining
on their walk cycle. The installed countdown timers are proven to reduce
pedestrian crashes as well as improve automobile safety. All sidewalks
conform to the American Disability Acts (ADA) standards by having
handicap accessible ramps at each intersection.
MOBILITY
M
obility within and around the Golden Mile comes in many forms.
Residents have access to sidewalks, multi-use park trails, streets and
bus routes. Most residents of Frederick can access the Golden Mile within
a short drive and a large population surrounding the Golden Mile can walk
or bike within a short distance.
PEDESTRIAN ACTIVITY
The pedestrian activity around the Golden Mile has increased substantially
over the years. Through City and State coordination, sidewalks have been
installed on all but one undeveloped parcel. However, the sidewalks are
broken by many access points and the access to the shopping centers
is interrupted by vast parking lots that separate the sidewalks from the
storefronts. There are several well worn dirt paths showing the need for
sidewalk connections between parcels. Nearby residential streets contain
34
CITY
OF
FREDERICK
BIKING OPTIONS
sections of undeveloped land adjacent to the Planning Area. Signal timing
improvements has been a key factor in moving large numbers of cars along
Although it is legal to ride a bicycle on the Golden Mile, the facilities do the corridor; changing from induction loops in the 70’s and 80’s to video
not lend themselves to safe travel. The speed limit of U.S. 40 is 45mph detection cameras in the mid 1990’s.
with many turning lanes, no dedicated biking lanes and narrow shoulders.
Many shopping centers and restaurants do not have dedicated bicycle For the most part the Golden Mile is a classic example of major arterial
parking. Bicyclists using the roadway to travel often encounter vehicles in URDGZD\VUHVSRQVLEOHIRUPRYLQJODUJHYROXPHVRI WUDIÀFDWIDVWVSHHGV
close proximity. Many bicyclist use the sidewalks on U.S. 40 which offer a over long distances. The overwhelming challenge to the performance of
safer commute, however many vehicles do not yield to bicyclist who cross the Golden Mile relates to several factors; access between shopping centers
access drives. Many residents of the adjacent neighborhoods use biking as and the poor access management found on the south side of the highway.
For the most part the parcel development on the north side was “shopping
primary transportation to their place of employment.
center-like,” requiring single monumented entrances thereby leading the
trend of better access management on the north side. However, due to
PUBLIC TRANSPORTATION
the “pad site” development on the south side, sometimes as many as nine
access points exist in a given block. An additional factor in managing
The Golden Mile is served by Frederick County TransIt. This is the the corridor remains the poor side street connections, including side
only form of public transporation within the neighborhood. “There street approaches with random access points, inconsistent signalization
are currently 5 TransIT routes that access the shopping centers of the management, with little or no bicycle access considerations.
Golden Mile: the #10 Mall-to-Mall Connector, #40 Route 40 Connector,
#50 Frederick Towne Mall Connector via Prospect Boulevard, #51 For the future, new and more modern considerations may be made
Frederick Towne Mall Connector via 7th Street, and the #80 North-West for the Golden Mile. Adding cross access between shopping centers,
Connector.” Riders who use these routes have the opportunity to transfer consolidating access points (especially on the south side and on side street
between other routes offered by TransIt to access other parts of The City approaches), improving pedestrian management by way of fencing or
of Frederick and Frederick County.
other means to deter the mid-block crossing, and creating alternatives for
bicyclist by way of improved routing and marking, avoiding the major
DUWHULDODVDELNHURXWHDOWRJHWKHU7UDIÀFHQJLQHHUVDUHDOZD\VVHDUFKLQJ
VEHICULAR TRANSPORTATION
IRUQHZWHFKQRORJLHVWRLPSURYHVDIHW\DQGWUDIÀFÁRZDQGWKH&LW\DQG
State should remain committed to the Golden Mile as a ground for using
6LQFHWUDIÀFYROXPHVKDYHQHDUO\GRXEOHGRQWKH*ROGHQ0LOHIURP the latest and greatest techniques.
33,000 Annual Average Daily Trips (AADT’s)1 to 63,260 ADDT2 in 2005.
The form and character has changed on U.S. 40 as multiple access points
KDYH EHHQ GHYHORSHG OHDGLQJ WR FRQVWULFWHG WUDIÀF ÁRZV WR IDLUO\ ODUJH
1
Maryland State Highway Administration
7KH&LW\RI )UHGHULFN&LW\ZLGH7UDIÀF6WXG\
35
MAP A.5: FREDERICK COUNTY
TRANSIT SERVICES PUBLIC
TRANSIT ROUTES FOR THE GOLDEN
MILE
Source: Frederick County TransIT Services
36
CITY
OF
FREDERICK
FIRE AND RESCUE
7KH*ROGHQ0LOHLVLQWKHÀUVWUHVSRQVHDUHDRI WKH,QGHSHQGHQW+RVH
Company (Station #1). Their station is located on Baughmans Lane.
Independent Hose Company provides the following services for our
community: Volunteer & Career Integrated Team, Fire, Rescue and EMS
Services, Advanced Technical Rescue, Home of “Tower 1 & Canteen
1,” Fire-EMS-Rescue support to Ft Detrick, Child Car Seat Inspections
and, Community Event Support.3
3
Independent Hose Company’s website
PU
P
UBLIC SAFETY
POLICE
The Frederick Police Department is the sole agency responsible for
providing police services to The City of Frederick, including the Golden
Mile. They employ a community policing strategy using collaborative
problem solving methods and initiatives. Geographic responsibility and
DFFRXQWDELOLW\IRUDFWLYLWLHVZLWKLQDQRIÀFHUV·DVVLJQHGEHDWUHVXOWLQERWK
SURDFWLYHDQGUHDFWLYHSROLFLQJDFWLYLWLHV2IÀFHUVDFWLYHO\ZRUNWRLGHQWLI\
issues and resolve them effectively, which enhances overall safety along the
Golden Mile and neighboring communities.
37
RI FRPPXQLWLHV7KH\SURYLGHÁRRGFRQWUROE\IXQFWLRQLQJVLPLODUWRD
sponge, absorbing large quantities of water quickly, and then gradually
releasing it to groundwater or streams. They also improve water quality
EHFDXVH WKH\ KDYH WKH DELOLW\ WR ÀOWHU DQG HOLPLQDWH VHGLPHQWSROOXWLRQ
and nutrients through plants and microorganisms.
URBAN TREE CANOPY
The Golden Mile lies predominately within Neighborhood Advisory
Councils (NAC) 5 and 8. The City report on Urban Tree Canopy shows
surprisingly that these two NAC’s have 16-18% canopy cover of the total
NAC acreage. However, the actual canopy cover of the Plan Area is likely
PXFKOHVVEHFDXVHWKHÀJXUHDERYHLQFOXGHVUHVLGHQWLDOODQGZKLFKLVQRW
part of the Small Area Plan. Much of the Plan Area contains high amounts
of impervious area and little tree planting. The Urban Tree Canopy Report
also reveals that due to the large amount of impervious surfaces within the
NACs, there is only 65% of the total area possible for tree planting, which
is a relatively low percentage.
E N V I R O N M E N TA L
CONDITIONS
HYDROLOGY AND WATERSHEDS
The Golden Mile lies entirely in the Lower Monocacy River Watershed
FRQWDLQHG LQ WKH 8SSHU 3RWRPDF GUDLQDJH EDVLQ ZKLFK XOWLPDWHO\ ÁRZV
into the Chesapeake Bay. The Planning Area only contains two (2)
perennial streams that border the Planning Area, Rock Creek to the north
and Clifton Branch to the south. Both Rock Creek and Clifton Branch
have quantity control measures but neither stream have quality control
measures. Clifton Brach is controlled underneath the roadbed and is then
diverted into Rock Creek.
TOPOGRAPHY
The topography of the Planning Area generally decreases to the north
and east. The elevation is highest at the western boundary, the foot of
the Catoctin Mountains at 500ft above sea level. It is the lowest at the
northern boundary and eastern boundary at approximately 300ft. The
southern boundary of the planning area contains steep slopes that decrease
from 425ft to 350ft that may be sensitive to future development. Many
businesses located south of U.S. 40 have either constructed retaining walls
to the rear of their property or are located above the grade of the road.
WETLANDS
7KH 3ODQQLQJ $UHD FRQWDLQV DSSUR[LPDWHO\ DFUHV RI ÁRRGSODLQ
Wetlands play a vital role in social, economic, and environmental aspects
38
CITY
OF
FREDERICK
SOILS
Soils play a vital role in the Planning Area environment. Soil stores and
releases water and air for plants and animals, limits runoff, traps pollutants,
DQGÀOWHUVDQGSXULÀHVDLUDQGZDWHU7KHUHDUHQXPHURXVVRLOW\SHVWKDW
compose the Planning Area soil gradient; most being well drained soils
on gradual slopes that can be easily developed. The soils in the area will
impact development based on such factors as the ability of the soil to
bear weight, how fast water moves through the soil, and how much soil
erodes under normal conditions. Knowing these soil types helps residents,
planners, engineers and others to design projects that will last a long time,
not harm the area, and that will not incur additional maintenance costs. A
summary of the soils are described below in order of their prevalence in
GOLDEN MILE SOILS
AfB – Adamstown – Funkstown complex, 0 to 8 percent slopes.
This soil is not hydric. The surface water runoff class is low and the natural drainage
condition of the soil is moderately well drained. The seasonal high water table is at a
depth of 33 inches.
CgA – Codorus and Hatboro silt loams, 0 to 3 percent slopes
condition of the soil is moderately well drained. The seasonal high water table is at
three inches.
GfB – Glenelg silt loam, 3 to 8 percent slopes
This soil is not hydric. The surface water runoff class is medium and the natural
drainage condition of the soil is well drained. The seasonal high water table is at a
depth of more than six feet.
GnB – Glenelg – Mt. Airy – Urban land complex, 0 to 8 percent slopes
condition of the soil is well drained. The seasonal high water table is at a depth of
more than six feet.
Ke – Klinesville very channery loam, 0 to 15 percent slopes
Me – Mt. Airy Channery Loam, 8 to 25 percent slopes.
This soil is not hydric. The surface water runoff class is very high and the natural
SpB – Springwood gravelly loam, 3 to 8 percent slopes.
depth of 66 inches.
TxB – Trego – Foxville complex, 0 to 8 percent slopes.
depth 15 inches.
Ur - Urban Land
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depth of more than 59 inches.
http://soilsurvey.org/survey/thunder.asp?county=MD021%20-%20Frederick%20County,%20Maryland
39
Golden Mile
Topography
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Frederick, MD 21701
P: 301-600-6209
F: 301-600-2233
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Blank Page
S E C T I O N 3 : PR E F E R R E D S C E N A R I O
A N A LY S I S
This section includes the Preferred Scenario which is the vision for
the future of the Golden Mile along with an overview and maps of
districts within the Planning Area.
For an in-depth look at how the Preferred Scenario can be achieved,
see Section 4, Implementation beginning on page 59.
This section includes:
Development of Scenarios, page 44
This section explains the importance of establishing a “sense of place”
and what that means as well as describing what the Plan is designed to
accomplish.
Overview of Districts, page 46
Due to the unique characteristics found within the Planning Area,
IRXU GLVWLQFW GLVWULFWV KDYH EHHQ LGHQWLÀHG 7KLV VHFWLRQ SURYLGHV DQ
overview describing each district. The map indicates these four areas
in relation to the Golden Mile.
Scenario Descriptions, page 48
This section includes the three development scenarios that
were presented to the public along with the factors that were
considered when formulating these scenarios.
Preferred Scenario, page 52
This section describes the Preferred Scenario that provides the
vision upon which the goals and policies of the Plan are based
as well as a detailed discussion including limiting factors and
phasing is included.
Realities and Limitations, page 54
This section describes the limiting factors such as the availability
RI SXEOLFXWLOLHVWUDIÀFFDSDFLW\DQG]RQLQJGHVLJQDWLRQV
change will not appear overnight; it will be incremental; more obvious
in larger projects but less visable with small improvements. To that end,
WKH *ROGHQ 0LOH $OOLDQFH D QRQSURÀW F RUJDQL]DWLRQ KDV EHHQ
formed. This group, made up of property owners, business owners and
residents, will provide direction and guidance for the implementation of
the Plan. Furthermore, this group will be able to seek additional funding
opportunities for improvements and events as well as provide a valuable
link to the community as a whole. City staff will assist the Golden Mile
Alliance by providing resources needed to help implement the Plan until
the group is self-sustaining.
Before describing various development scenarios for the Golden Mile,
it is important to note what this Plan is designed to accomplish. Artist
renderings in this document are not included to “paint a picture” of what
future development should be, but rather to serve as illustrative examples
DEVELOPMENT OF
of the concepts that should be utilized when developing or redeveloping
sites and properties in the study area. The Plan suggests appropriate land
SCENARIOS
XVHFDWHJRULHVEXWGRHVQRWLGHQWLI\VSHFLÀFXVHVZLWKLQWKRVHFDWHJRULHV
7KH *ROGHQ 0LOH 3ODQ UHÁHFWV WKH UHVXOWV RI VXUYH\V DQG ZRUNVKRSV While some survey results favored one particular type of retail activity, the
held over a one year period soliciting the ideas, needs and concerns from more than 65,000 residents within three miles of the Golden Mile are a
business and property owners, and the public in general. Much of the GLYHUVHSRSXODWLRQDVUHÁHFWHGLQWKHGHPRJUDSKLFGDWD9DULRXVVHJPHQWV
future design was done in public meetings, thus ensuring continual feedback of the population have different wants, needs and abilities to obtain goods
that reinforced the community’s goals for the Golden Mile. According and services. Therefore, the Golden Mile should continue to contain a
to survey results, the Golden Mile is often viewed in a negative light. mixture of businesses. In order to help promote long term sustainability,
Reasons for this included but were not limited to: transportation issues, the options available to consumers must be diverse as well. For example,
crime; (whether real or perceived), overall appearance of the corridor, discount and higher-end retailers should both be encouraged to remain,
need for a better mix of services and businesses, and connectivity between relocate and expand in the area.
shopping areas. However, the reality of the Golden Mile is that it is a vital
economic corridor in the City and its long term success is crucial to the The term “sense of place” has been used frequently in the numerous
discussions and planning sessions about the Golden Mile. But what does
City’s economic well being.
LWPHDQ"7KLVWHUPVHHPVWREHUDWKHUQHEXORXVDQGGLIÀFXOWWRH[SODLQ
The Golden Mile Small Area Plan is an ambitious vision for the future FOHDUO\+RZHYHUWKHUHDUHDIHZGHÀQLWLRQVWKDWVKDUSHQWKHPHDQLQJDQG
of this important economic engine in The City of Frederick. This vision bring it into focus. The National Trust for Historic Preservation says:
and hope for the future must be rooted in reality so that the public will “those things that add up to a feeling that a community is a special place,
embrace the Plan and work to bring it to fruition. Improvement and distinct from anywhere else.” Well known geographer J.B. Jackson adds:
44
CITY
OF
FREDERICK
SECTION THREE: PREFERRED SCENARIO ANALYSIS
“it is place, permanent position in both the social and topographical sense,
that gives us our identity.” It is vitally important for the Golden Mile
to achieve a sense of place in order to remain sustainable. Commercial
DUHDVDUHDPRQJWKHPRVWÁXLGDVSHFWVRI RXUEXLOWHQYLURQPHQW0DQ\
are constructed with a limited lifespan and are designed for automobiles
rather than people. Traditionally
It is place, permanent position in it has simply been easier, both
both the social and topographical IURP D ÀQDQFLDO DQG UHJXODWRU\
perspective, to relocate to a new
sense, that gives us our identity.
facility instead of renovating or
reusing what exists when the luster
-J.B. Jackson
of a new shopping center wears
off and the pattern begins anew.
Designing for both people and
cars but at a pedestrian scale helps to establish a feeling of completeness.
This lays the cornerstones for what can become not only a destination
to buy goods and receive services but also a more pleasant experience
which revolves around mingling with other shoppers, diners and visitors
in an attractive environment. Designing public spaces within commercial
areas provides opportunity for community events to take place, thereby
potentially attracting additional customers for businesses and creating other
reasons for people to visit the Golden Mile. Tying the adjacent residential
community to the Golden Mile is another key component of establishing
a sense of place. Imagine a network of walking trails and bike paths that
will allow you to take in a free concert or enjoy public art without having
to drive your car. Or driving a car to one part of the Golden Mile to eat
dinner and then wanting to stroll The Avenue past architecturally interesting
EXLOGLQJVDQGZLQGRZVKRSRQ\RXUZD\WRÀQGGHVVHUW7KDWLVWKHIHHOLQJ
this Plan is trying to create with respect to a sense of place.
WHAT MAKES A PLACE A DESTINATION?
A shopping center attracts customers for the services that they provide
within the shopping center. But how can shopping centers be turned
LQWRDGHVWLQDWLRQ"$GHVWLQDWLRQE\LWVGHÀQLWLRQLVDSODFHWKDWSHRSOH
want to visit. The short answer to the question is that there needs to
be activity. So what are the key elements to turn a shopping center to
a destination?
Public Space – that could include fountains and green & public space
Additional Activities – in the public space that could include farmers
market, concerts, school and public awareness events
Outdoor Art – to create a distinct destination
Uniform Building & Signage Design – creates a strong visual imprint
(could be as simple as awnings which could be used for outdoor dining)
Outdoor Dining – creates visual interest along storefronts
Pedestrian Connections – connecting to adjacent neighborhoods and
other commercial centers
Multi-storied Buildings ² DOORZV IRU VHFRQG ÁRRU DFWLYLWLHV EXW DOVR
creates a vertical visual interest and creates for light and shadows on
the walkways. This would also permit to have elevated signage.
Textured Pavement – creates walkways between parking and different
uses. Creates interest in sidewalks and discourages skateboarders.
Co-locating Stores – moving pad sites closer together to allow shoppers
move from different stores without getting into the car.
45
District B
Small-scale shopping centers and stand alone retail, service and eating
establishments populate the south side of the Golden Mile and the entire
district is zoned General Commercial. This district is comprised primarily
by moderately sized commercial buildings; with a few having more than one
story. This area features topography that rises steadily from the roadway
to the south and the commercial development does not extend nearly as
far from U.S. 40 as the large-scale commercial development in District A.
District C
O
OV
E RV I E W O F
D I ST
TRICTS
The VFW property and the land known as the Summers Farm make up this
district. These properties are unique because while the previous districts
focus on reuse and revitalization, the opportunity exists here to establish
a vision for land that has seen relatively little development but intense
growth is expected. Both of these properties are zoned Mixed Use.
District D
The western border of the Golden Mile is comprised primarily of
commercial uses; many of them specialty stores and, shops and with the
H[FHSWLRQ RI D IHZ IDVW IRRG IUDQFKLVHV JHQHUDWH ORZ OHYHOV RI WUDIÀF
This district encompasses the westernmost commercial area of the City
and much of it is strategically located between U.S. Route 40 and U.S.
Alternate 40. Smaller parcels developed with modest sized buildings are
District A
the dominant commercial presence in the district. General Commercial
The northern side of the Golden Mile is the largest district and is primarily zoning applies to all the properties in this district.
developed with intensive commercial uses including the Frederick Towne
Mall, big box retailers and other shopping centers. Connectivity between
these sites is limited or nonexistent in many instances and was an issue
raised in the survey results. This was the most commented upon portion
of the Golden Mile in surveys and workshops. All of the properties in
this district are zoned General Commercial with the exception of The
Frederick Towne Mall which was zoned Mixed Use during the 2005
Comprehensive Rezoning.
For implementation purposes, the Planning Area is divided into four distinct
districts. These areas have all been developed with different intensities and
uses due to topography, size, location and other factors. These districts
and the visions for each will be further elaborated in the Plan.
46
CITY
OF
FREDERICK
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47
7KUHHGHYHORSPHQWVFHQDULRVZHUHSUHVHQWHGDWWKHWKLUGDQGÀQDOSXEOLF
workshop in early 2011. These scenarios were created by analyzing the
FRPPHQWVUHFHLYHGIURPVXUYH\VDQGWKHÀUVWWZRSXEOLFZRUNVKRSV
Scenario One
7KLVRSWLRQUHÁHFWHGWKHOHDVWDPRXQWRI DFWLRQUHTXLUHGLQRUGHUWREH
implemented. It focused primarily on enhancing architectural standards
and sign guidelines to attract more quality retail to the Golden Mile.
There was a focus on redevelopment of the Frederick Towne Mall area
WRSRVVLEO\IHDWXUHDKRWHOFRQIHUHQFHFHQWHUPRYLHWKHDWHUVDQGRIÀFH
uses. Public safety improvements included connections to the adjacent
residential communities to the north via the Shared Used Path that were
VRPHZKDW LPSURYHG DQG UHGXFLQJ YHKLFXODU DQG SHGHVWULDQ FRQÁLFWV
through intersection improvements. The scenario, while providing a
“facelift” to the Golden Mile, did not help to establish a feeling of place
within the corridor and the general design and layout did not change.
SCENARIO
DESCRIPTIONS
Scenario Two
7KURXJKFRPPXQLW\RXWUHDFKWKHVWDNHKROGHUVLGHQWLÀHGVHYHQJXLGLQJ
design and policy principles described earlier in this plan; to make the
Golden Mile a safe, accessible public realm and to welcome change on the
community’s terms while allowing for physical and economic realities to
dictate the scale of new development. Factors include a growing mix of
XVHVDQGGHVWLQDWLRQVDORQJWKH*ROGHQ0LOHEDODQFLQJWUDIÀFPRYHPHQWV
creating and enhancing safety and character, and planning for feasible,
multi-phase projects.
The ideas and concepts put forward in this section are to assist in changing
the public’s mindset about the area; ultimately transforming the Golden Mile
from a conventional suburban strip-commercial corridor to a community
commercial corridor. They are a tool for thinking broadly about how
future conditions and character of the Golden Mile should develop to
meet the community vision. This plan may be used as a reference for the
location, massing and scale of new buildings and amenities as well as the
infrastructure necessary to support the vision.
48
CITY
OF
Scenario Two builds upon the concepts in Scenario One and begins to
create a sense of place through design. A key component of this option
was the addition of a roadway that would bisect District A by paralleling
U.S. 40 and Key Parkway. Linking the properties through the establishment
of an interior roadway, termed The Avenue would create additional street
frontage for increased commercial uses and would reduce many of the
WXUQLQJFRQÁLFWVDQGFRQJHVWLRQRQ86DVZHOODVDOORZSHGHVWULDQV
the opportunity to window shop and travel from one shopping area to
another. The opportunity exists to establish public spaces such as miniSDUNVRUSOD]DV2IÀFHXVHVDUHHQFRXUDJHGWKURXJKRXWWKHDUHDZLWKD
concentration suggested near Baughmans Lane. Multi-story buildings
would be encouraged; parking could be located along the The Avenue as
well as behind buildings, creating a more neighborhood scale development
within areas that are now simply buildings surrounded by a sea of asphalt
in many cases. Automobile oriented businesses will continue to front U.S.
7KURXJK WUDIÀF RQ 5RXWH FRXOG EH VHSDUDWHG IURP FRPPHUFLDO
FREDERICK
WUDIÀF VHHNLQJ WR DFFHVV WKH PDQ\ RSSRUWXQLWLHV DORQJ WKH *ROGHQ 0LOH
via service roads. Finally, a new exit ramp from U.S. 15 to The Avenue
ZRXOGGLYHUWFRPPHUFLDOWUDIÀFIURP86UHGXFLQJFRQJHVWLRQIURP
an already failing intersection.
will begin to resemble a grid pattern and new buildings will front those
roadways as land for development become scarcer and parking lots are
elevated and turned into parking structures with commercial uses on the
JURXQGÁRRUV
Scenario Three
Scenario Three is an extremely long term view of what the Golden Mile
can look like at maximum development. Interior access roads and drives
Dave Ager, Townscape Designs
SCENARIO ONE
49
SCENARIO TWO
50
CITY
OF
FREDERICK
SCENARIO THREE
51
pocal points and represent the cornerstones of a walkable neighborhood
commercial style development. The three nodes shown in the map below
depict an area that can be traveled by a pedestrian in 20-25 minutes from
end to end and, an even shorter time period between any two nodes. This
is important when considering the second map below showing downtown
Frederick as the same size as the planning boundaries of the Golden Mile
Small Area Plan. Downtown Frederick is considered a very walkable
community and this illustration demonstrates that the Golden Mile can be
one as well with the right design and scale of development.
7KH VHYHQ SULQFLSOHV LGHQWLÀHG LQ WKLV GRFXPHQW WR JXLGH SROLF\ DQG
GHYHORSPHQWDSSO\WRDOOIRXUGLVWULFWVLGHQWLÀHGDQGDSSHDUODWHULQWKH
Implementation and Development Checklist sections of the Plan. The
other districts are not nearly as large and are made up of many separately
owned properties. Many are auto-oriented businesses and some are under
PR
REFERRED
or undeveloped. Not all of these sites will lend themselves to establishing
S C E N A R I O a grid-like pattern of streets and other connections due to their size,
however the themes and concepts of the Plan should be evident in new
Two themes became evident through public participation with respect to development in these districts whenever practical.
the Golden Mile; one, was that the community wants something to happen. Similar goals are shared in Districts B and D including signage and
They recognize the importance of this corridor to The City of Frederick architectural enhancements. Another goal will be to eliminate certain
and perhaps more importantly, how it can impact their own quality of life access points along U.S. 40 where possible and encourage more shared
by being a more viable alternative for their commercial needs. The second access and parking arrangements as property is redeveloped. In District B
theme was that Scenario Two represented what most felt was a reasonable efforts will be made to enhance existing roadways and sidewalks to provide
and acceptable level of development to occur over a multi-year time frame. additional pedestrian amenities to better link the commercial sites to the
This scenario promotes the design ideals that will allow the Golden Mile, residential developments to the south. District D serves as a western
over time, to establish a sense of place. With that in mind, a more detailed gateway into The City of Frederick and therefore, special attention should
analysis and vision of Scenario Two is presented along with a thorough be paid to any future projects in this area. This presents the opportunity to
GLVFXVVLRQRI LGHQWLÀHGRSSRUWXQLW\VLWHVDORQJWKH*ROGHQ0LOHLQDOORI identify Frederick as a special place and make a clear delineation between
the districts. Due to its sheer size and being the location for the three city and county.
largest commercial sites in the in the Planning Area (Frederick Towne
Mall, Westridge Square, Frederick County Square), District A is featured 'LVWULFW&UHSUHVHQWVWKHJUHDWHVWSURVSHFWWR´JHWLWULJKWWKHÀUVWWLPHµ
prominently in text and illustrations. These three commercial sites serve as with respect to design and implementation of the Plan in a previously
52
CITY
OF
FREDERICK
undeveloped area. It is envisioned that traditional neighborhood style
developments on both properties will be interconnected via a grid like
street pattern. The commercial portion of these developments will front
U.S. 40 and be connected to the residential component through local roads
with sidewalks, bike lanes and pedestrian paths.
53
of both new and redeveloped sites. Whenever possible, SWM should be
engineered to take advantage of natural features, and/or regional facilities,
thereby increasing developable land area. SWM and other natural features
should be utilized as amenities in new development.
REALITIES AND
L I M I TAT I O N S
With over 50,000 vehicle trips per day U.S.40, providing for the safe and
timely passage of vehicles through the corridor must remain a priority.
([LVWLQJULJKWRIZD\RQ86LVVXIÀFLHQWWRDOORZIRUWKHHVWDEOLVKPHQW
RI ORFDOODQHVWRVHSDUDWHORFDOFRPPHUFLDODQGWUDQVLWWUDIÀFIURPWKURXJK
WUDIÀF E\ FRQVWUXFWLQJ D ERXOHYDUG W\SH URDGZD\ (QKDQFHPHQWV WR
H[LVWLQJ HDVWZHVW URDGV VXFK DV %XWWHUÁ\ /DQH DQG .H\ 3DUNZD\ DQG
better connections to existing development will encourage more use of
these alternatives. Providing on-street parking along these roads will
created additional parking for both existing and future businesses and
UHVLGHQFHVWKDWFXUUHQWO\IURQWWKHVHVWUHHWVDQGZLOODOVRVHUYHDVDWUDIÀF
calming measure. While the Golden Mile is currently served by public
transportation, efforts should be made to provide logical locations for bus
stops and newly created public areas should feature passenger benches and
shelters where needed and appropriate.
Planning for such a scenario cannot be limited to illustrative concepts and
a regulatory framework that would allow for such development, it must
also include an analysis of limiting factors such as public utility availability, The Avenue will serve as a centerpiece for redevelopment in District A.
A general framework currently exists for much of this roadway in the
WUDIÀFFDSDFLW\DQG]RQLQJGHVLJQDWLRQV
form of access aisles and other open spaces currently utilized for parking.
With recent legislative requirements requiring long range planning for This roadway will not follow a straight line from east to west, but will
water and sewer as well as actual limitations that have impacted growth in roughly parallel U.S. 40 taking into account existing buildings and future
Frederick in the past, it is important to consider the demands development development. All new projects should be designed with The Avenue in
and revitalization in the Planning Area will place upon these services. With mind. Finally a slip lane, or additional exit from U.S. 15 to The Avenue
the exception of dining establishments and potential residential users, will mark the eastern beginning of the roadway. This will be a long term
most uses in the study area are relatively modest users of water and sewer LPSURYHPHQW DQG VKRXOG EH VWXGLHG WR SURYH LWV EHQHÀW HIÀFLHQF\ DQG
service. The 2010 Comprehensive Plan indicates that adequate capacity safety in order to secure approval and funding.
should be available for growth until roughly 2030. With the proliferation
RI ZDWHU FRQVHUYDWLRQ PHDVXUHV DQG À[WXUHV DGGLWLRQDO LPSURYHPHQWV This chapter provided an overview of the vision for the Golden Mile. It
to the systems as well as the marketing aspect of businesses becoming is hoped that this section will spur additional imagination and creativity
more environmental friendly, this horizon could be extended even further within the development community. Frederick views itself as a special
in time. Stormwater Management (SWM) will continue to impact design place and seeks development and investment that recognizes and respects
54
CITY
OF
FREDERICK
WKDWYLVLRQ6SHFLÀFUHFRPPHQGDWLRQVDQGJRDOVDQGKRZWRDFKLHYHWKHP
are found in Section 4, Implementation.
Above: New Town, MO
Left: Blue Springs, MI
55
S E C T I O N 4 : I M P L E M E N TAT I O N
$GGHYHORSHGWKURXJKSXEOLFLQSXWLQWKLVVHFWLRQ\RXZLOOÀQGWKH
tools needed to implement the preferred scenario as guided through
public input. This Section is organized by:
Creating a vision,
'HÀQLQJDODQGXVHSROLF\
Determining goals and policies to achieve the preferred scenario,
A description of key opportunity sites and concepts for each site,
$QLPSOHPHQWDWLRQPDWUL[WRHIÀFLHQWO\DFFRPSOLVKWKHJRDOVDQG
policies, and
Future development checklist to bridge the gap between the
adoption of this plan and the regulatory measures needed to realize
the goals.
PLAN VISION 58
PLAN FRAMEWORK 63
THOROUGHFARE MAP 68
OPPORTUNITY SITES 72
IMPLEMENTATION MATRIX 89
NEW DEVELOPMENT CHECKLIST 99
x $GRSWLQJ'HVLJQ*XLGHOLQHVVSHFLÀFWRWKH*ROGHQ0LOH&RUridor
x Ensuring implementation is achieved by benchmarking progress
LAND USE
Over the past 30 years the zoning for the Golden Mile Corridor has
been oriented towards retail and commercial activities. During the 2005
Comprehensive Rezoning process, the corridor was designated as General
Commercial (GC) with the exception of a few properties whose owners
requested Mixed Use (MU1). The Planning Area has evolved into autooriented businesses and one-stop retail destinations. Currently, the GC
zoning district allows for a large variety of commercial and retail businesses.
PLAN VISION
The public actively responded to a variety of questions related to the future
land use of the corridor. After reviewing the comments that were provided
by citizens, business and property owners, staff considered several options
to achieve the goals of the plan, including:
The Golden Mile is a complete, walkable, vibrant, connected, safe, attractive
x &UHDWLQJDQHZ]RQLQJFODVVLÀFDWLRQ
and sustainable town center serving the neighborhoods of Frederick. The
transformation has brought a full list of services, amenities, entertainment
x Creating an overlay zone for the Planning Area
venues and cultural features within the region. Pedestrians can comfortably
x Modifying the existing General Commercial Zone
DQGHIÀFLHQWO\ZDONWRGHVLUDEOHGHVWLQDWLRQVRUFKRRVHIURPDYDULHW\RI x Adopting Form-based Codes
transportation alternatives to access other parts of the City. Automobile
and truck transportation has been accommodated but tamed, allowing
x Developing a Design Guidebook
commuters to make quick stops or bypass the commercial areas thereby After reviewing the options, it was determined that an overlay zone would
creating a more desirable pedestrian experience.
be the best choice. Many participants wanted to attract new commercial
and retail stores while prohibiting certain businesses from the Planning
This Vision will be accomplished by:
Area. A growing way to discourage “undesirable” uses from certain areas is
x Creating a Future Land Use Policy,
to prescribe land use controls that focus on design and form. Many times
these guidelines have the effect of limiting certain uses that may not wish
x A Plan Framework to establish goals and objectives,
to employ the required design while not outright eliminating a particular
x Locating Opportunity Sites
use. In this manner the market becomes somewhat self-regulating in that
if a potential use will or cannot achieve the required guidelines, it simply
does not locate in that area.
58
CITY
OF
FREDERICK
SECTION 4: IMPLEMENTATION
Conventional Planning and Zoning Codes
Auto-oriented, segregated land-use planning principles
Form-Based Codes
Mixed use, walkable, compact development oriented principles
Organized around single-use zones
Based on spatial organizing principles that identify and reinforce an urban
hierarchy, such as the rural to urban transect
Use is primary
Physical form and character are primary, with secondary attention to use
Reactive to individual development proposals
Proactive community visioning
Proscriptive regulations, regulating what is not permitted, as well as
unpredictable numeric parameters, like density and FAR
Prescriptive regulations, describing what is required, such as build-to lines
and combined minimum and maximum building heights
Regulates to create buildings
Regulates to create places
Form-based Codes: A Guide for Planners, Urban Designers, Municipalities, and Developers. 2008
7KLV SODQ HQFRXUDJHV PRVW UHWDLO FRPPHUFLDO DQG RIÀFH XVHV LQ WKH
Planning Area; however the future development or redevelopment must
meet the goals and objectives of this plan. To accomplish this, an overlay
district will be incorporated into The City of Frederick Land Management
&RGH/0&DQG2IÀFLDO=RQLQJ0DS2YHUOD\GLVWULFWVDUHDGGLWLRQDOODQG
XVHUHTXLUHPHQWVRQWRSRI DQXQGHUO\LQJ]RQHIRUDVSHFLÀFJHRJUDSKLF
region. The Golden Mile Overlay District will be used to allow greater
ÁH[LELOLW\IRUIXWXUHXVHVDQGFUHDWHGHVLJQJXLGHOLQHVWKURXJKIRUPEDVHG
requirements or other land use tools for public and private improvements.
A combination of form-based codes, incentive zoning and even traditional
Euclidean zoning may be developed to form a “hybrid” type of zone that
will best facilitate the goals of the plan.
approved at the staff level which saves time and money for property
owners. There are instances when proposed developments must receive
approval from the Planning Commission; these include the necessity for
YDULDQFHVRUPRGLÀFDWLRQVIURPWKHFRGHRUSUHOLPLQDU\SXEOLFFRQFHUQ
The goal of this plan is to adopt a type of development regulation that
allows a streamlined staff level review process for projects that meet
the requirements of the code, however proposals may require Planning
&RPPLVVLRQDSSURYDOLI WKH\QHHGDPRGLÀFDWLRQIURPWKHFRGHIRUDQ\
reason, receive an appeal from the public during a preliminary time frame,
or if any Planning Commission member requests a public hearing during
an informational workshop. Proposals for development within the Golden
Mile Overlay District will be required to attend public meetings such as the
Neighborhood Advisory Council (NAC) meetings and will be required to
Form-based requirements are designed to regulate development to achieve advertise above the current requirements of the Land Management Code
D VSHFLÀF XUEDQ IRUP 7KH\ IRFXV RQ SK\VLFDO IRUP RI GHYHORSPHQWV to ensure full public awareness of the project.
by creating standards to address the relationship between the mass and
placement of building facades and the scale and form of public streets The advantages and disadvantages of form-based codes are listed below:
to the public realm. Form-based requirements provide many advantages
to the public and development community because they are prescriptive,
Advantages
rather than proscriptive, which provides predictability. Development
x The prescriptive regulations provide straight forward requireproposals that meet the requirements of form-based codes are usually
59
ments that must be met for staff level approval. Regulations such
as form-based codes attract investment because the codes have
little subjectivity and reduce risk to potential developers.
x If proposals cannot meet staff level approval, the Planning Commission has the opportunity to hear the case for ultimate consideration.
x Form-based requirements are regulated on a smaller scale allowing for the piecemeal development of individual buildings and
properties to achieve an overall goal, rather than needing large
properties and development proposal to create the desired goals
of the community.
x Form-based requirements generate a diversity of architecture
that not only meet the overall goals of the community, but when
planned properly provide cohesive development across parcel
lines.
x Form-based codes are simple and straight forward, eliminating
the need for the public and development community to requrie
staff interpretation to understand the requirements.
Disadvantages
x The staff level review of form-based codes to streamline deYHORSPHQWPD\UHTXLUHWKHDGGLWLRQRI DSODQQHUVSHFLÀFWRUHviewing development proposals. The addition of staff is usually
required for municipalities who adopt a jurisdictional policy; however an overlay district such as the Golden Mile Overlay District
may not need a dedicated staff member as current City development review planners may be able to accept the responsibility.
Golden Mile Overlay District Components
The Golden Mile Overlay District should require future redevelopment to
maintain the following design characteristics through form-based or other
requirements:
60
CITY
OF
x Decrease building setbacks by mandating “build to” lines and encourage a building height to allow for a pedestrian scale
x Parking areas must be smaller and located behind building facades, internal to roadways and street parking should be provided
x Properties should be mixed in use
x The amount of signage should be reduced and consistent in appearance
x Landscaping should be meaningful and provide comfort to peGHVWULDQVDQGELF\FOLVWVDVZHOODVHQYLURQPHQWDOEHQHÀWV
x The above characteristics were derived from public input, however the form-based requirements should not be limited to these
recommendations.
In response to public input, the following types of businesses are
encouraged to locate along the Golden Mile corridor:
x Updated Mall (26)
x Farmers’ Market (7)
x Movie Theater (18)
x 2IÀFHV
x Upscale retail (9)
x T.J. Maxx (7)
x Restaurants (8)
x Wal-Mart (7)
x Book Stores (7)
In response to public input the following types of businesses are less
desirable along the Golden Mile corridor:
x Adult Stores (98)
x Tattoo Studios (20)
x Car Dealerships (38)
x Strip Clubs (19)
x Industrial Uses (21)
x Banks (14)
x Liquor Stores (21)
x Gas Stations (14)
x Bars (20)
x Residential (14)
FREDERICK
MAP I.1: The Current Zoning Map shows the existing zoning. Most of the corridor is zoned General Commercial (GC) whereas several properties
such as the Frederick Towne Mall, Summers Farm and the VFW Golf Course are zoned Mixed Use (MU1). These zoning districts are subject to the
development regulations of the Land Management Code.
Fort Detrick
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Frederick, MD 21701
P: 301-600-6209
F: 301-600-2233
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MAP I.2: The Future Zoning Map is similar to the Current Zoning Map, however the Golden Mile Overlay District has been added. The Golden Mile
Overlay District is shown as a hatched area over the existing zoning. The purpose of these districts is to allow the formation of a form-based zoning
overlay to emphasize building form and design rather than zoning, as described above.
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101 N Court St
Frederick, MD 21701
P: 301-600-6209
F: 301-600-2233
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Golden Mile Alliance to
oversee and seek funding
for the implementation
of the plan.
4. Benchmark the implementation of this plan to
ensure continual focus on
achieving the vision and
goals.
PLAN
F RA
RAMEW
WO
ORK
Goal 2. Create a safe
destination for residents
and visitors by decreasing
the perception of
crime, creating a safe
pedestrian environment
and minimizing vehicular
accidents.
The Framework Plan establishes a range of goals and objectives to guide
future development projects and improvements within the Planning Area. Policy Action:
The goals and objectives were derived from public input gathered from
1. Future development must
extensive outreach. The policies are intended to assist the community to
be designed using Crime
approve the overall appearance and function of the Golden Mile.
Prevention Through
Environmental Design
Goal 1. Ensure the Golden Mile Planning Area prepares for
(CPTED) techniques.
sustainable redevelopment
Future redevelopment
must document the use
Policy Action:
of CPTED by utilizing a
1. Circulate and promote the Golden Mile Small Area Plan to make
proportion of the techresidents, business owners and property owners aware of its iniQLTXHVDVGHÀQHGEHORZ
tiatives.
during the site plan process.
2. Incorporate a land use policy into the Land Management Code
in the form of the Golden Mile Overlay District to guide future
2. Intersections should be
development.
improved to more safely
guide pedestrians across
3. Facilitate and support the creation of an association known as the
In coordination with the Golden Mile
Alliance, the Planning Department will
benchmark the progress of the implementation
of the Golden Mile Small Area Plan by
providing an annual report. The report should
include the progress of the plan for each goal
and policy action approved by the Mayor and
Board of Aldermen.
In addition, the plan should be reevaluated to
correlate with the short-, moderate- and longterm initiatives listed in the Implementation
Matrix. These evaluations may require
amendments to the plan to ensure the goals
can be achieved and the adopted policies are
effective.
Crime Prevention Through Environmental
Design (CPTED) is a technique to deter
criminal behavior through the design of the
built environment. CPTED relies on four
VWUDWHJLHVWRLQÁXHQFHSRWHQWLDOFULPLQDOV
behavior: natural surveillance, natural access
control, natural territorial reinforcement and
maintenance.
The strategies can be found in the appendix
for several land uses, including residential
neighborhoods, institutional uses, commercial
store fronts, commercial uses with driveWKUXVVKRSSLQJPDOOVDQGVWULSFHQWHUVRIÀFH
buildings, parking garages/structures, and
parks, trails and open spaces.
63
roadways.
3. Improvements to Route 40 should include designated safety islands to aid in pedestrian crossing.
between destinations for vehicles, pedestrians, bicyclists and
users of public transportation.
Policy Action:
1. Redesign and reconstruct Route 40 into a multi-way boulevard.
2. A slip ramp from Interstate 15 should provide direct access to
the The Avenue to alleviate congestion at the U.S. 15/Route 40/
Baughmans Lane intersection.
3. An interchange on westbound I-70 should be established to provide direct access to the Golden Mile.
Bus Rapid Transit (BRT): The main goal
of a BRT system is to create a faster, reliable
public transportation mode. BRT systems use
predetermined locations, precise scheduling, as
well as unique identifying systems to provide
HIÀFLHQWVHUYLFHWRULGHUV2IWHQWLPHVLGHQWLÀHG
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ERDUGLQJPHWKRGVULGHUVH[SHULHQFHDQHIÀFLHQW
and cost effective travel method. BRT routes
are intended to provide a light rail feeling while
exhibiting a low cost for transportation to users.
Although the BRT and light rail transportation
is a goal of the Golden Mile Small Area Plan,
LWVKRXOGRQO\EHLPSOHPHQWHGZKHQDVXIÀFLHQW
consumer base is willing to travel to and from
other transportation nodes in the region.
64
4. Expand the street network as
LGHQWLÀHGLQWKH7KRURXJKIDUH
Map, Map I.3, to safely accommodate vehicles, on-street parking, bicyclist and pedestrians.
5. Adopt a policy that requires
streets to accomodate all modes
of transportation.
6. Create a more effective transit system by incorporating Bus
Rapid Transit (BRT) or light rail
facilities to connect the Golden
Mile to downtown Frederick
and other transit nodes in the
region.
7. Limit access points to main
corridors by adopting a policy
CITY
OF
WRHOLPLQDWHDFFHVVSRLQWVDQGLQÁXHQFHFURVVDFFHVVHDVHPHQWVWR
lessen trips onto Route 40.
8. During redevelopment cross access easements, dedication or reservation of right-of-way must be provided to establish an interior
roadway, known as The Avenue.
9. Require installation of internal sidewalks that connect to the public right-of-way and accomodate bicycles.
10. Expand and encourage safe pedestrian and bicycling facilities in
city and state owned right-of-ways.
11. Establish access opportunities, to residential neighborhoods for
pedestrians and bicyclists.
12. Increase bicycle parking at public parks.
13. Reduce parking areas by requiring a maximum ratio or provide
an incentive to development proposals that provide no more than
WKHSDUNLQJPLQLPXPDVGHÀQHGE\WKH/0&
14. Provide connections that allow majority of residents reasonable
access to the Rock Creek Park.
15. Work with local agencies to increase the park system beyond the
City’s jurisdiction.
16. Establish and designate north/south bikeway and pedestrian
corridors.
17. Collaborate with TransIT to increase destinations and frequency
of bus stops along the corridor.
,PSURYHH[LVWLQJEXVVWRSVWRSURYLGHLGHQWLÀFDWLRQVLJQDJH
benches and shelters. Consider guidelines to allow aesthetically
attractive advertising to fund bus stop improvements.
19. Redevelopment must incorporate or designate areas for future
transit opportunities.
20. Encourage safety improvements at intersections to prevent vehicular accidents and improve pedestrian crossings.
21. Improve or install sidewalks and eliminate neighborhood barriFREDERICK
Crashes and Severity along US 40 at Selected Intersections
2007-2009
Intersection
Number
Number
Total
Average
Number
Involving
Involving
Number Severity
Involving
Personal
Rear-End
of Crashes Rating
Pedestrians
Injury
Collisions
Number
of Crashes
Between
6am9am
4pm7pm
ers as described below in “Sidewalk and Pedestrian Connection
Priorities”.
22. Signage should consistently identify Route 40 and West Patrick
Street.
Goal 4. Create an attractive and distinctive image for the
Golden Mile
Policy Action:
1. Identify the Golden Mile as a “Gateway” corridor by designating
the use of distinct banners, signage, landscaping, street lighting
and other design features and amenities.
Hoke Pl
8
7
5
1
5
4
0
Waverly Dr
6
6
3
0
0
1
1
Old Camp Rd
6
6
5
0
1
2
2
US 15/MD144Fa
22
16
10
1
9
6
4
3. Upgrade the appearance and image of the corridor by updating
building facades, parking lots, signage and through improvements
to the right-of-ways and private drive aisles.
10
4. Initiate a Façade Improvement Program to provide incentives for
owners to update their properties.
US 15/US15B
34
19
8
1
9
3
McCain Dr
16
12
8
0
7
2
6
Grove Hill Rd
11
8
8
0
4
1
3
Baughmans Ln &
Linden Ave
13
8
6
Derived From Maryland SHA crash data (2007-2009)
0
5
2
5
2. In coordination with the Golden Mile Alliance, the City should
development a streetscape plan to improve circulation, add consistent accessories and create an identity.
5. Promote high standards of design and construction for all development within the Planning Area.
6. The scale of buildings fronting Key Parkway should provide an
attractive transition between the intensive commercial uses and
the residential uses to the north.
7. Buildings must be designed with a direct relationship to streets to
HQFRXUDJHSHGHVWULDQWUDIÀFDQGPLQLPL]HWKHLPSDFWVRI VXUIDFH
parking lots.
8. Promote property maintenance and upkeep of all publicly and
privately owned common space.
9. Integrate existing parks and natural features into redevelopment
and encourage new community green space.
65
10. Create a sense of place through the use of design guidelines.
Policy Action:
development that provides local residents with employment
opportunities, goods and services, creates a destination for
visitors, enhances the image and appearance of the Planning
Area and The City of Frederick, and increases tax revenue.
Policy Action:
2. Establish connections to, and extensions of, the Baker Park and
Carroll Creek Linear Parks.
3. Require the integration of passive and/or active use green areas
and open spaces into development proposals.
1. Maintain, improve and expand establishments currently within the
Planning Area.
4. Establish connections to community parks through existing
neighborhoods.
2. Support small business development and retention, including the
West Frederick Farmer’s Market.
5. Identify and mitigate safety concerns within existing parks.
3. Continue existing tax credit programs for rehabilitation and reuse
of vacant structures and consider other incentives for redevelopment in accordance with the Plan’s goals.
4. Attract regional anchors in appropriate locations to increase employment opportunities and catalyze additional redevelopment.
5. Attract professional businesses to locations suitable for large ofÀFHVWRLQFUHDVHHPSOR\PHQWRSSRUWXQLWLHVDQGSURYLGHFRQVXPers to nearby restaurants and retail stores.
(VWDEOLVKDFUHDWLYHÀQDQFLQJGLVWULFWWRKHOSIXQGIXWXUHLPSURYHments to the Planning Area.
7. Establish a connection between Downtown and Braddock Mountain through the Golden Mile by taking advantage of National
Historic Byways designation.
8. Create a partnership between private and public entities to provide display locations for local/regional artwork.
CITY
6. Encourage public facilities such as libraries or parks to anchor
Golden Mile attractions.
Goal 7. Support redevelopment efforts while protecting and
enhancing the natural environment
Policy Action:
1. Require the dedication of land from adjacent properties along the
Carroll Creek, Rock Creek and Clifton Branch for public use.
2. Collaborate with local agencies to resurface and restore Clifton
Branch using natural channel design practices.
3. Encourage the use of natural features as means of managing
stormwater.
4. Encourage redevelopment of properties to use existing streams
and natural areas as amenities in their projects.
5. Require future streets to use Low Impact Design (LID) techniques to manage stormwater.
6. Establish regional stormwater management where practical.
66
1. Maintain, improve, expand and connect community parks and
recreational facilities to the Rock Creek Park.
7. Support the use of alternative energy sources.
8. Support the use of rooftops and yards for local food production.
9. Continue to support the “West Frederick Farmers Market”.
OF
FREDERICK
SIDEWALK AND PEDESTRIAN CONNECTION PRIORITIES
7KHUHDUHVHYHUDOEDUULHUVWRHIÀFLHQWSHGHVWULDQDQGELF\FOHWUDYHOZLWKLQ
the Golden Mile Corridor; so many, that it is impossible to portray the
barriers in a map due to the frequency they are found within the Planning
Area. They are categorized below in three scenarios:
Sidewalks Lacking on Public Roadways
The City and the Maryland State Highway Association should allocate
resources to provide sidewalks along right-of-ways where they are lacking.
These areas can be found along Baughmans Lane, Alternate 40, Route 40
between VFW and the Gas Station located at 1390 West Patrick Street, as
well as several north/south roads that connect to neighborhoods among
other areas.
Sidewalks and ADA Accessibility Lacking along Private
Entrances from Public Roadways
Many shopping centers and stand alone commercial businesses do not
provide a pedestrian or ADA accessible route to their business. Each
entrance into these shopping centers should provide access on each side
of the roadway as well as a delineated path to the destination. Businesses
should provide connections between property boundaries as well.
Neighborhood Barriers
7KHVH ERXQGDULHV SURYLGH PDQ\ QHJDWLYH LQÁXHQFHV RQ WKH 3ODQQLQJ
$UHD7KH\GRQRWDOORZHIÀFLHQWWUDYHOIRUSHGHVWULDQVWKH\SURYLGHD
sense of insecurity as well as invite criminal activity by creating places
to hide. There are many instances where businesses are adjacent to a
neighborhood or other business and block access by installing a fence
or other barrier. These should be discouraged to allow for effective
pedestrian travel as well as a method to deter criminal activity.
67
The Avenue: The Avenue is an integral part of the Plan, it not only
DOOHYLDWHVORFDOWUDIÀFIURP5RXWHEXWLWDOVRSURYLGHVGLUHFW
access and increases visibility to many of the businesses located
in the shopping centers. During the redevelopment process, The
Avenue should act as a connecting lane with enough space to
accommodate on-street parallel parking, a bicycle lane as well as
a travel lane. The sidewalks are shown as being 12’ in width to provide for a
comfortable atmosphere for pedestrians, as well as space to accommodate
sidewalk cafes, seating areas and other amenities. The yellow dots are shown
as potential nodes; these nodes are situated along the corridor at distances
that are equal to 15 minute walking intervals. At each of these nodes an
DWWUDFWLYH GHVLJQ IHDWXUH VXFK DV D WUDIÀF FLUFOH IRXQWDLQ RU PRQXPHQW
should be constructed to establish a sense of place.
Proposed Local Streets: These streets are shown as providing critical
links throughout the Planning Area. The majority are shown as
providing north/south connections between Route 40 and Key
MAP
Parkway, however there are others shown in District C as being
7KHJRDOVDQGSROLFLHVRI WKHSODQDUHEDVHGODUJHO\RQHIÀFLHQWWUDYHOIRU
providing during redevelopment of these sites. As depicted in
all modes of transportation. The Thoroughfare Map provides a network
WKH VWUHHW SURÀOH WKHVH VWUHHWV VKRXOG DFFRPPRGDWH RQVWUHHW
DQGWKHSURÀOHRI H[LVWLQJDQGGHVLUHGVWUHHWV7KHPDSLVFRORUFRGHGWR SDUNLQJLQFRPPHUFLDODUHDVDQGWUDYHOODQHVWRDOORZIRUHIÀFLHQWWUDYHO
establish a hierarchy of streets, as the key below describes the network in between the arterial roadways. The sidewalk should be comfortable to
more detail:
allow for pedestrian mobility. In areas where on-street parking is not
possible, bike lanes should be provided.
Major Arterial: U.S. 40 is the only road labeled in this category. As
described in the Framework section, Route 40 is anticipated to Existing Neighborhood Local Lanes: These streets are existing and
redevelop as a multi-way boulevard. This is also depicted in the
ZLOO QHHG OLWWOH PRGLÀFDWLRQ WR DFFRPSOLVK WKH JRDOV RI WKH
VWUHHWSURÀOHDVFRQWDLQLQJWKURXJKODQHVIRUFRPPXWHUWUDIÀFDV
Thoroughfare Map. By striping, painting, adding signage or
well as a local lane and bus lane separated by a median. The local
street trees, a new dimension can be created. The main goal is to
lane and bus lane provide for easy access to the shopping centers
provide safe travel for pedestrian and bicyclists as well as vehicles.
DQGDOORZIRUOHVVFRQÁLFWIRUTXLFNDQGHIÀFLHQWWKURXJKWUDIÀF$OWKRXJK
The streets provide access from the residential neighborhoods
WKHVSDFHIRUWKLVW\SHRI VWUHHWSURÀOHLVODUJHWKHH[LVWLQJULJKWRIZD\ to the commercial district of the Golden Mile, therefore the main priority
IRU5RXWHLVVXIÀFLHQWIRUWKLVW\SHRI GHYHORSPHQW,QPDQ\DUHDVWKH is to allow for easier accessibility for the residents.
existing right-of-way approaches 200 feet.
THOROUGHF
FA
ARE
68
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MAP I.3: Thoroughfare Map
69
ROUTE 40: A MULTI-WAY BOULEVARD
15’
13’
10’
5’
12’
12’
12’
12’
12’
12’
5’
12’
5’
10’
13’
15’
175’
THE AVENUE
William Greer
12’
8’
6’
12’
12’
6’
8’
12’
76’
William Greer
70
CITY
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PROPOSED LOCAL STREETS
EXISTING NEIGHBORHOOD LOCAL LANES
5’
6’
4‘-8’
12’
12’
4’-8’
6’
4’
6’
12’
12’
6’
4’
5’
54’
76’
William Greer
William Greer
EXISTING EAST/WEST CONNECTORS
4’
5’
4’
7’
6’
12’
12’
12’
12’
6’
7’
4’
5’
100’
William Greer
4’
Existing East/West Connectors: The streets labeled in this category are
%XWWHUÁ\/DQHDQG.H\3DUNZD\ZKLFKDUHGHVLJQHGWRSURYLGH
DQ DOWHUQDWLYH HDVW DQG ZHVW ERXQG WUDIÀF IURP 5RXWH &XUUHQWO\ %XWWHUÁ\ /DQH FRQWDLQV GHGLFDWHG ULJKWRIZD\ WKDW
approaches 95-100 feet in some portions, and Key Parkway has
GHGLFDWHG ULJKWRIZD\ DYHUDJLQJ IHHW 7KH SURÀOH GHSLFWHG EHORZ
shows a right-of-way of 100 feet, however it can be condensed with less
lanes to function within the existing city-owned right-of-way. As shown,
there are four lanes, two bicycle lanes and on-street parallel parking. The
parking would accommodate for residences along these streets as currently
provided or businesses that would potentially front Key Parkway. A treeOLQHGEXIIHUZRXOGSURYLGHDEDUULHUEHWZHHQWKHWUDIÀFDQGSHGHVWULDQV
and residents of those streets.
Potential Gateway Locations: The green circles denote a desire to create
gateway signage or a distinctive way to brand the Golden Mile.
These could be monument signage, archways or possibly civic
space.
71
William Greer, Intern
investing into the surrounding neighborhoods.
6. Evaluate existing code enforcement data to identify target areas
and outreach opportunities.
Policy Action:
'LUHFWÀQDQFLDODVVLVWDQFHSURJUDPVWRKHOSORZDQGPRGHUDWH
income families perform home maintenance and resolve code
violations.
2. Explore the feasibility of installing a wellness garden at local
schools and community gardens at local community centers.
3. Identify and convert underutilized sites to community gardens
and public spaces.
(QVXUHLQÀOOKRXVLQJLVFRPSDWLEOHZLWKWKHVXUURXQGLQJFRPPXnity.
5. Increase homeownership rate by actively promoting providers
that encourage homeownership, including the City’s “Sold on
Frederick” program.
72
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7. Continue enforcement and outreach of the City Code, Land Management Code and Property Maintenance Code.
OPPORTUNITY SITES
This section provides a brief summary of properties and blocks of
SURSHUWLHV GHWHUPLQHG WR KDYH VLJQLÀFDQW UHGHYHORSPHQW SRWHQWLDO
The purpose of analyzing these sites was to explore the challenges and
opportunities involved in potential redevelopment, and to understand
the current assessed value of the sites. This section demonstrate what
redevelopment along the Golden Mile could look like in response to the
seven principals derived from the community input. The architectural
UHQGHULQJVDUHQRWLQWHQGHGWRSUHVFULEHDVSHFLÀFGHYHORSPHQWVFHQDULR
The renderings do not take into account current provisions such as parking
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and stormwater regulations as they are only intended to portray elements
of potential redevelopment. In many cases, the renderings of particular
blocks do not take into account that there are multiple owners involved.
Frederick Towne Mall Block
At approximately 50 acres, this is by far the largest block on the north side
of Route 40. Containing the Frederick Towne Mall, Boscov’s department
store, Home Depot and other retail oriented uses, the block has the least
value per square foot among the entire Golden Mile corridor.
The buildings were constructed between 1972 and 1974 and were once
a vibrant anchor for the successful Golden Mile corridor. Now the site
is characterized by a mostly vacant, underutilized enclosed mall with a
PDVVLYHDPRXQWRI SDUNLQJ7KHEORFNFRQWDLQVHOHYHQDFFHVVSRLQWVÀYH
full access points from Route 40, three full access points from Waverley
Drive and two full access points and one right-in/right-out from North
McCain Drive.
William Greer
Staff has evaluated the block and listed the following challenges and
opportunities for the site:
Challenges:
x Current Mixed Use (MU1) zoning
x $PRXQWRI ÁRRGSODLQLQFOXGLQJH[LVWLQJEXLOGLQJVLQWKHÁRRGplain
x Siting of existing buildings adjacent to the mall
x Multiple parcels under separate ownership
Opportunities:
x High vacancy allows for redevelopment
x Restore stream buffer into active green space while connecting
the multi-use path
William Greer
73
Economic Analysis Frederick Towne Mall Block
Parcel
Built
Lot Size (sf) Building Size (sf) FAR (Building size/Lot Size) Assessed Value Value/sf Owner
Frederick Towne Mall
1972
1,626,966
439,965
0.27
Boscov’s - Frederick
Towne Mall
1972
88,849
175,480
1.98
$8,319,400 $134.81Frederick Towne Mall Associates
Home Depot and Outlots Frederick Towne Mall
1972
441,698
131,290
0.30
$9,069,400
Restaurant
Overall Block
$13,000,000
1974
22,695
6,144
0.27
$685,300
1972-1974
2,180,208
752,609
0.35
$29,099,300
$4.71Frederick Towne Mall Associates
$19.56Golden Mile Real Estate
$36.17Waverly Rt 40 LLC
$13.35Multiple
Source: Brian DiNunno, Golden Mile Reborn, www.Greenpivots.com
Current Land Use Patterns
Buildings
654,062
30%
Internal Roads
479,646
22%
Parking
697,666
32%
Service/Misc
87,209
4%
Pedestrian
43,604
2%
Permeable
218,021
10%
2,180,208
100%
Total Land Area
x Surrounding neighborhoods provide consumer base to new retail
x Large amount of Route 40 frontage
x Proximity to Fort Detrick, including the ongoing Base Realignment and Closure (BRAC) initiatives
Possible Redevelopment
7KHSRVVLEOHFRQÀJXUDWLRQRI WKHEORFNKDVEHHQGHVLJQHGIRURSWLPXP
HIÀFLHQWO\ LQ WHUPV RI WUDIÀF SDWWHUQV SDUNLQJ DQG UHWDLO VSDFH ZKLOH
maintaining a few existing buildings. The main site conditions that remain
intact are Boscov’s, The Home Depot and various retail pads. The Frederick
Towne Mall is divided into two main retail nodes that house three big box
retailers. Surrounding the perimeters of the large retailers is smaller retailer
space that create a pedestrian atmosphere.
Source: Brian DiNunno, Golden Mile Reborn, www.Greenpivots.
com
The major focus of the Frederick Towne Mall site redevelopment and the
Golden Mile corridor is a main roadway that provides connections to the
large shopping centers north of Route 40 without need to access the main
thoroughfare. This roadway parallels Route 40, by providing a main street
feeling as a secondary route, oriented towards consumers wishing to visit
the many retailers along the corridor. The tree-lined street also provides
necessary parallel parking for easy access to shops and stores. A central
street provides a direct connection to the surrounding neighborhood
74
CITY
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to the retail between Route 40 and Key Parkway by utilizing an existing
neighborhood entrance.
The intersection of the new street and The AvenueEHFRPHVDWUDIÀFFLUFOH
WRDOOHYLDWHDQ\IXUWKHUFRQÁLFWVFRPLQJRII RI 5RXWH7KHFLUFOHLWVHOI is surrounded with the attractive facades of retailers. The circle becomes a
FHQWUDOQRGHRI WKHUHGHYHORSPHQW,QDGGLWLRQ5RXWHLVUHFRQÀJXUHG
to provide a local lane for quicker access to the shopping destinations and
smoother travel for commuters wishing to travel past the Golden Mile
Corridor.
The smaller retailers lining the big box stores do not exceed two stories to
allow the advertising of the larger retailers visibility from Route 40. The
facades and signage of the buildings depict today’s modern architecture,
however the scale and details should hint at the feel of historic Frederick.
The overall design promotes a pedestrian friendly shopping experience
that allows the look and layout of modern retailers.
Willowtree Plaza Shopping Center
This block presents the most challenges out of all the opportunity sites
due to multiple property owners. The block contains 12 parcels, each with
separate owners. The buildings contained in the block were constructed
between 1975 and 1986. The variety of uses include Wolf Furniture, which
is the largest user, as well as auto-oriented restaurants and banks adjacent
to Route 40 and several retail tenants located in the multiple shopping
centers. Goodwill Industries operates a warehouse at the intersection of
Willowdale Drive and Key Parkway and the Islamic Society of Frederick
has established a place of worship towards the north of the site with access
from Key Parkway. There are two vacant parcels near the intersection of
0F&DLQ'ULYHDQG.H\3DUNZD\FRQWDLQLQJDÁRRGSODLQ
William Greer
This opportunity site lacks a cohesive feeling as the access points, driveways
and parking lots for the various parcels can be confusing to drivers. The
block’s many buildings are aging and in need of cosmetic improvements.
William Greer
75
Economic Analysis Willowtree Plaza Block
Parcel
Built
Lot Size (sf) Building Size (sf)
FAR (Building
size/Lot Size)
Assessed
Value
Value/sf Owner
Goodwill Site
1979
90,605
14,958
0.17
$1,213,900
Willowtree Plaza
1986
179,032
44,847
0.25
$4,468
KFC Resturant
1984
37,026
2,880
0.08
$755,900
Wendy’s Resturant
1978
39,639
2,256
0.06
$1,232,600
Arby’s Resturant
1979
30,492
3,039
0.10
$798,600
Rosson
$26.19 Development
Bank outlot
1976
16,553
2,856
0.18
$879,300
$53.12Robert Bliss
Denny’s Resturant
1976
22,651
4,044
0.18
$730,100
$32.23Denny’s Realty
Wolf Furniture
1975
265,716
64,312
0.24
$5,595,700
McCain Strip
1985
47,044
1,200
0.26
$964,600
$20.50K&S Picket
Vacant Land Key Parkway
N/A
51,401
0
0.00
$231,300
$4.50K&S Picket
Vacant Land - Intersection McCain and Key
Parkway
N/A
15,159
0
0.00
$0
1954
179,467
6,404
0.04
$1,942,300
1954-1986
974,785
146,796
Islamic Society property
Overall Block
Source: Brian DiNunno, Golden Mile Reborn, www.Greenpivots.com, Amended by the City of Frederick
Buildings
184,188
19%
Internal Roads
222,641
23%
Parking
193,061
20%
Service/Misc
95,005
9%
Pedestrian
25,295
3%
Permeable
254,595
26%
Total Land Area
974,785
100%
76
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0.15 $14,348,768
$13.40ANO LLC
$24.96Kline Scott Visco
$20.42KFC Properties
Koseian, Arut, and
$31.10 Melmar LLC
$21.06Blico Partnership
$0.00City of Frederick
Islamic Society of
$10.82 Frederick, Inc.
$14.72Multiple
In general there is very little landscaping throughout the block, however The largest retailer in this block of properties is Wolf Furniture, whose
the Islamic Society and vacant parcel skew the impervious surface numbers HQWUDQFHLVHQKDQFHGDQGÁDQNHGE\VPDOOHUUHWDLOHUVDWWKHIURQWRI WKH
WRUHÁHFWEHWWHUFRQGLWLRQVWKDQWKHQHLJKERULQJRSSRUWXQLW\VLWHV
space. The shopping centers are designed to orient towards the internal
streets and secondary streets, containing parking behind the structures and
The block contains 11 access points, two from Key Parkway to the Islamic access from the internal roadway. The intent of the design is to allow
Society, three off of Willowdale Drive, two from Route 40 and four from WUDIÀFWRDFFHVVWKHVLWHPDLQO\IURPWKHLQWHUQDOURDGZD\ZKLOHUHPRYLQJ
McCain Drive.
FRQÁLFW SRLQWV IURP 5RXWH 7KH LQFUHDVHG WUDIÀF LQWHUQDO WR WKH VLWH
will enhance visibility of the shopping centers that are currently lacking
Challenges:
visibility from Route 40.
x Many parcels under separate ownership
x Many tenants are isolated by poor visibility from Route 40
x Aging parking lots
Opportunities:
x Proximity to Fort Detrick, including the ongoing BRAC initiatives
x Low vacancy and established tenants
x The Avenue roadway partially established
7KHUHGHYHORSPHQWVFHQDULRVKRZQDERYHUHÁHFWVWKHFRQWLQXDWLRQRI The
Avenue while maintaining auto-oriented businesses and parking towards
Route 40 and creating a pedestrian shopping experience toward the interior
of the site. The internal street contains street trees with parallel parking to
add convenience for shoppers as well as amenities such as park benches,
WUDVKUHFHSWDFOHVRUQDWHOLJKWLQJDQGZD\ÀQGLQJPHDVXUHV$VLJQLÀFDQW
change to this block is the relocation of McCain Drive at the intersection
of Key Parkway to the east. Currently, the roadway infrastructure crosses
Rock Creek twice, the proposed scenario relocates McCain Drive to the
vacant land to the east so that it does not cross Rock Creek. This would
allow for the shared use path and the linear park to extend towards the
north, only crossing Key Parkway once, creating a more pleasant and
HIÀFLHQWH[SHULHQFHIRUSHGHVWULDQVDQGELF\FOLVW
Frederick Shoppers World Shopping Center
The Frederick Shoppers World Shopping Center provides tremendous
potential for achieving the goals of this plan. The block consists of
four parcels and three property owners. The shopping center owns the
majority of the block including the wooded land to the north behind the
shopping center. A gas station provides auto-oriented retail to the south
east at the intersection Route 40 and Willowdale Drive. A child day care
center provides neighborhood commercial services to the surrounding
neighborhoods at the intersection of Willowdale Drive and Key Parkway.
The block is characterized by a sea of parking containing little landscaping
and haphazard internal driveways. The McDonalds has recently undergone
VLJQLÀFDQW UHQRYDWLRQV DQG JUHDWO\ LPSURYHG WKH VKRSSLQJ FHQWHU E\
delineating the pad site with landscaping and curbs. The gas station and
the shopping center parcel contain a cross access easement that allows
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Currently, the wooded land to the north contains dirt paths worn from
SHGHVWULDQWUDIÀFIURPWKHQHLJKERULQJDSDUWPHQWEXLOGLQJVWRWKHJURFHU\
store. It is littered with trash and often times shopping carts are left by
customers. There is also a heavily worn dirt path to the east created by
pedestrians from the West Ridge Shopping Center. These paths are clear
indications that connections must be established to allow safe access for all
pedestrians including those who may be disabled.
77
Economic Analysis Frederick Shoppers World Shopping Center
Parcel
FAR (Building
Lot Size (sf) Building Size (sf) size/Lot Size) Assessed Value Value/sf
Built
Owner
Frederick Shoppers World
1972
586,828
126,408
0.21
$10,580,100
Day Care Center
1986
30,927
5,800
0.19
$726,000
$23.47KC PropCo
Gas Station
1973
30,648
2,104
0.07
$679,400
$22.17Potomac Energy
1972-1986
648,403
134,312
0.21
Overall Block
$18.02Sax Realty/RH Rubing
$11,985,500 $1,848.00Multiple
Source: Brian DiNunno, Golden Mile Reborn, www.Greenpivots.com. Amended by the City of Frederick
The block contains eight access points; one from Key Parkway to the child
FDUHFHQWHUÀYHRII RI :LOORZGDOH'ULYHDQGWZRIURP5RXWH
Buildings
175,069
27%
Internal Roads
136,165
21%
Parking
201,005
31%
Service/Misc
64,840
10%
Pedestrian
19,452
3%
Permeable
51,872
8%
648,403
100%
Total Land Area
Challenges:
x Lack of vehicular connection to the east
x Lack of pedestrian connection to the north and east
x Topography
x Amount of impervious surfaces and parking lots
x Security of the wooded area
Opportunities:
x Successful and centralized grocery store
x Majority of the property is under the same ownership with frontage on three roadways
x Opportunity for civic space/parkland/forest conservation
x Proximity to the Rock Creek Park
x Restore stream buffer into active green space while connecting to
Rock Creek Park
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The possible development scenario depicted for this block portrays a
central node for the Golden Mile. The three nodes depicted along the
north side of Route 40 are situated geographically to provide a 15 minute
walking radius that contains a majority of the Golden Mile small area plan.
The mixture of parkland, big box and neighborhood oriented retail with
larger parking lots provides an opportunity for consumers to park and
become pedestrian oriented shoppers to other areas of the Golden Mile.
The parkland provides a north-south connection to the linear park and
surrounding neighborhoods on both sides of Route 40 with aesthetic
IHDWXUHVDQGHDFKRI WKHVHQRGHVUHSUHVHQWVWKHFRUHRI DÀIWHHQPLQXWH
walking radius.
This potential scenario depicts the Giant Eagle grocery store as remaining,
however reversing the main entrance towards Key Parkway to allow for the
facades of retail shops along The Avenue. These new shops should only
EH DW D PD[LPXP KHLJKW RI WZR ÁRRUV WR DOORZ IRU SURSHU VLJQDJH RI the larger retailer behind to be seen from Route 40. The shops will be of
modern architecture but with much variety to ensure a sense of character
and uniqueness to this area’s shopping experience. Along the property
line to the east a greenway is established to link the neighboring property.
This creates a connection to the Rock Creek Park from Route 40. The
new design will allow for a new sense of community in this area and will,
in turn, improve the standard of shopping and living to the surrounding
communities.
79
Economic Analysis West Ridge Shopping Center
Parcel
FAR (Building
Lot Size (sf) Building Size (sf) size/Lot Size)
Built
Overall Block
1986
892,109
Buildings
223,027
25%
Internal Roads
178,422
20%
Parking
697,666
38%
Service/Misc
17,842
2%
Pedestrian
44,605
5%
Permeable
89,211
10%
892,109
100%
282,255
0.32
Assessed Value Value/sf Owner
$28,336,100
WestFREIT/
$31.76 Hekemian
Total Land Area
Westridge Square Shopping Center
The Westridge Square Shopping Center is unique in the fact that it is
under one ownership and provides a north-south connection between
Route 40 and Key Parkway. With many topographic challenges, the site is
characterized by restaurants and auto-oriented banks adjacent to Route 40
and a shopping center with large spaces to house 4-6 medium sized anchor
stores. The shopping center was built in 1986 and currently contains
viable and successful tenants, although vacancies exist. To account for
the topography of the site, the elevation of the building from grade level
creates a sense that the shopping center is only one story, while in fact it
is actually two. The second level faces the south towards Route 40 and the
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The site also contains unique natural features. To the east of the site, an
intermittent stream, also used as storm water management from Route
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underground beneath the parking lot of the shopping center and Key
80
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Parkway into a stormwater management pond. The parcel also contains
a moderate amount of landscaping as there are grass islands within the
parking areas and trees to provide shade over the asphalt.
7KHEORFNFRQWDLQVÀYHDFFHVVSRLQWVWZRIURP.H\3DUNZD\DQGRQHIXOO
access, one right-in, and one right-in, right-out from Route 40. There are
no connections to the adjacent properties to the east or west.
Challenges:
x Lack of vehicular connection to the east and west
x Lack of pedestrian connection to the west
x Topography
x Vacant big box tenant
x Poor internal circulation pattern
Opportunities:
x Surrounding neighborhoods provide consumer base for new retail
x The parcels are under the same ownership
x Opportunity for civic space/parkland
x Proximity to Rock Creek park
x Restore intermittent stream to function as commercial amenity
and public space
x Access at a controlled intersection
81
The block contains six access points; three from Buaghmans Lane and
In this proposal of the Westridge Square Shopping Center, a new layout three from Route 40, however half the access points belong to the the
merges auto-oriented businesses and a pedestrian shopping experience. State Police Barrack.
As depicted, the shopping center retains the large anchor to the east and Challenges:
provides smaller retail buildings and parking lots to the west of the site.
x Lack of vehicular connection to the west
A street connects Route 40 at the current entrance to Key Parkway. The
x Lack of pedestrian connection to the residential neighborhood to
Avenue will run directly in front of the current big box retail entrance. The
the north
VPDOOHUUHWDLOHUVWKDWÁDQNWKHELJER[UHWDLOHULVDJRRGH[DPSOHRI KRZ
large retailers are incorporated into this new shopping design.
x Slight topographical issues
On the opposite side of the big box retailer, along the property line, a
creek will be day-lighted and allow for green space to run along its edge.
x Moderate vacancy
Outdoor spaces can be created along the park which provides tenant space
x Poor internal circulation pattern
that is leased at a premium rate. This green space allows retailers from both
x Congestion and access problems from Baughmans Lane
properties to face the landscape and create a pedestrian-only accessible
shopping experience. The pad sites oriented towards Route 40 provide Opportunities:
space for auto-oriented businesses and restaurants.
Frederick County Square Shopping Center
The Frederick County Square Shopping Center block contains four parcels
x Majority of the block is under one ownership
under two ownerships. The block contains a main shopping center that
x Former State Police Barrack presents a unique opportunity for
ZDV EXLOW LQ DV ZHOO DV ÀYH SDG VLWHV DQG WKH IRUPHU 6WDWH 3ROLFH
adaptive reuse or redevelopment
Barrack to the southeast. The parcel contains a pedestrian connection to
the west, however the overall site is not pedestrian friendly. The property
x The layout of the shopping center and parcel lends itself to The
is disconnected from a large residential base to the north by a chain link
Avenue concept.
fence and provides no sidewalks to the commercial buildings from the
right-of-way. There is a slight topographic challenge to the site as the State Possible Redevelopment
The Frederick County Square Shopping Center at the corner of Baughmans
Police Barrack sits at a higher elevation than the rest of the block.
/DQH DQG 5RXWH LV UHFRQÀJXUHG WR UHFRQQHFW WR WKH VXUURXQGLQJ
In general, the block contains moderate vacancy as there are several pad community. The main entrance to the shopping center is continued north
sites and spaces within the shopping center without tenants. In addition through the existing neighborhood, allowing for easier accessibility and
the former State Police Barrack has not been occupied since being sold to enhancing the pedestrian aspect of the neighboring residences. Realizing
private business interests.
82
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that this redevelopment scenario would eliminate most of the existing
shopping center, the stores could be relocated to other space in the
shopping center. This property is also considered the third node of the
*ROGHQ0LOHWKXVDWUDIÀFFLUFOHZRXOGODQGPDUNWKLVVLWHWRDOORZVKRSSHUV
vehicular options to elsewhere on corridor.
The current big box store would remain intact however, its current entrance
ZRXOGEHÁDQNHGE\VPDOOHUUHWDLOHUVWRDOORZWKHVFDOHDORQJThe Avenue to
be similar to those in neighboring complexes. Opposite of the large big
box retailer would be the majority of parking along with smaller retailers
lining the perimeter of the space. Along the property line the retailers
would face a manicured landscape strip that acts as a greenway connection
with the neighboring property.
Across the street, where Baughmans Lane and US 40 intersect, the current
historic State Police Barrack, could remain intact but incorporated into
a larger overall scheme. In this section of the property the retail spaces
would remain within close distance to The Avenue with parking along the
majority of the US 40 perimeter. Across from The Avenue but still along
Baughmans Lane, the new park would allow the neighboring residences
DQGRIÀFHVRSHQVSDFHWRHQMR\7KLVSDUNDOVRSURYLGHVDJUDQGHQWU\WR
the corridor off of US 15. The park will provide a welcoming impression
to motorists as they travel by noticing shoppers and professionals
congregating in the space.
83
Economic Analysis Frederick County Square Shopping Center
Parcel
FAR
(Building
Lot Size (sf) Building Size (sf) size/Lot Size) Assessed Value Value/sf Owner
Built
Frederick County Square Shopping
Center
1973
875,991
234,248
0.27
$15,463,800
$17.65Washington REIT
Frederick County Square Outlot
1991
42,688
12,960
0.30
$3,520,900
Former State Police Barracks
1950
119,790
9,861
0.08
$998,900
$8.34GM Gateway LLC
1950-1991
1,038,469
247,208
0.27
$18,984,700
Overall Block
Source: Brian DiNunno, Golden Mile Reborn, www.Greenpivots.com, Amended by the City of Frederick
Buildings
259,617
25%
Internal Roads
197,309
19%
Parking
301,156
29%
Service/Misc
93,462
9%
Pedestrian
31,154
3%
Permeable
155,771
15%
1,038,469
100%
Total Land Area
Source: Brian DiNunno, Golden Mile Reborn, www.Greenpivots.com,
Amended by the City of Frederick
84
CITY
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US15/Northeast Node
The parcels contained in this block provide a unique mixture of uses,
LQFOXGLQJ DQ HOHFWULFDO VXEVWDWLRQ D KRWHO PRYLH WKHDWUH EDQN RIÀFH
building and automobile sales lot. These sites attract a large volume of
WUDIÀF IURP VRXWKERXQG 86 5RXWH DV ZHOO DV %DXJKPDQV /DQH
providing a tremendous asset to the block. Also located in this block is
the West Frederick Farmers Market, which attracts many consumers and
SURYLGHVDEHQHÀWWRWKHVXUURXQGLQJFRPPXQLW\
The most critical and important aspect of this design and The Plan
recommendations as a whole is that a slip ramp provide access to this block
DVZHOODVGLUHFWO\ÀOWHUYHKLFOHVIURP86WRThe Avenue that runs parallel
WR867KHVOLSUDPSZLOODOOHYLDWHWUDIÀFFRQJHVWLRQDWWKHLQWHUVHFWLRQ
of US 40 and Baughmans Lane, as well as exponentially increase the
visibility of existing users located north of US 40. Key Parkway is also
H[WHQGHGWRFRQQHFWZLWKWKHRIÀFHSDUNFUHDWLQJDQRUWKVRXWKHDVWZHVW
connection.
Currently the block is characterized as aging like many other opportunity
sites along the Golden Mile. The properties lack north-south connections
with no connections to the surrounding neighborhoods. There are eight
access points to the parcels, all from Baughmans Lane.
This collection of parcels is currently underutilized in terms of
redevelopment potential. If designed and integrated into the surrounding
properties, this node has the potential to catalyze development of a very
successful and unique corridor.
Challenges:
x Established and successful farmers market
Summers Farm/ VFW Golf Course
The Summers Farm and VFW Golf Course are currently zoned for
PL[HGXVHGHYHORSPHQW08DQGFRQWDLQHGLQWKH*UHHQÀHOG'LVWULFW
of the Plan. It is anticipated that the sites will contain residential and
commercial redevelopment while preserving sensitive areas such as forest
stands, streams and vegetated buffers as well as steep slopes. The sites are
under seperate ownership, separated by Mount Philip Road and both have
primary access to Alternate Route 40.
x Visibility from passing motorists
Challenges:
x Multiple parcels under separate ownership.
x ,QHIÀFLHQWWUDIÀFSDWWHUQVDQGWUDIÀFGHOD\V
x Electrical substation sited in very visible location
Opportunities:
x 3RWHQWLDOIRUDVOLSUDPSWRDOOHYLDWHWUDIÀFFRQJHVWLRQVDQGÀOWHU
motorist to the The Avenue
7KHJHQHUDOFHQVXVHVJDUQHUHGIURPSXEOLFIHHGEDFNZDVWKDWRIÀFHXVH
should be integrated into the redevelopment of the Golden Mile. While
RIÀFH XVH LV SHUPLWWHG LQ DOO DUHDV RI WKH *ROGHQ 0LOH DQG VKRXOG EH
PL[HGWKURXJKRXWWKLVEORFNDSSHDUVWREHWKHPRVWDSSURSULDWHIRURIÀFH
buildings due to the proximity of US 15. The depiction of this opportunity
VLWHVKRZVDQRIÀFHSDUNWKDWRYHUORRNVWKHSURSRVHGSDUNDWWKH)UHGHULFN
County Square Shopping Center node.
x Amount of critical land that must be preserved
x Restoration of the stream
x Topography
x Dedicating right-of-way for the realignment of Mount Philip
Road
x Potential opposition from existing well-stablished residential
communities
x Mixed-use zoning (MU1)
85
Economic Analysis U.S. 15/Northeast Node
Parcel
FAR
(Building
size/Lot
Lot Size (sf) Building Size (sf) Size)
Built
Potomac Edison Power Substation
N/A
40,000
N/A
N/A
N/A
Motel 6
1963
199,994
76,055
0.38
$4,593,500
Holiday Cinemas
1973
151,153
13,710
0.09
$1,236,100
Bank Outlot
1973
13,070
2,765
0.21
$488,800
Buaghman Professional Building
1995
216,493
35,000
0.16
$5,915,800
Baughman Professional
$27.33 Building, LLC
Fitzgerald Automobile
1978
348,480
47,916
0.14
$6,737,500
$19.33Fitzgerald John J JR
N/A
209,959
0
0.00
$2,194,500
$10.45Kensington Realty, Inc.
1984
32,135
5,350
0.16
$796,900
$24.80FOPB Properties, LLC
1963-1995
1,211,284
180,796
0.15
$21,963,100
Fitzgerald Northern Sales Lot
)23%2I¿FH%XLOGLQJ
Overall Block
Buildings
180,796
15%
Internal Roads
141,417
12%
Parking
524,194
43%
62,661
5%
Pedestrian
8,170
1%
Permeable
294,046
24%
1,211,284
100%
Service/Misc
Total Land Area
86
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N/APotomac Edison Company
$22.97Motel 6 Operating LP
Weinberg Danyce LLC,
$8.18 Weinberg Aldan LLC
$37.40Weinberg Family, LLC
$18.13Multiple
Opportunities:
for utilities and roadway infrastructure, as well as conserving open space.
x Raw land provides tremendous opportunity for unique development
x Properties provide a gateway into The City of Frederick
x Commercial potential due to frontage along Route 40 and Alternate Route 40
x 7UDIÀFYROXPHSDVVLQJWKHVLWHV
Triangle Site at 40/Alt 40
Constrained by challenges this site presents a unique opportunity to
provide a gateway development when traveling into The City of Frederick
as well as leaving. Sandwiched between Route 40 and Alternate Route 40,
the site is currently underutilized with a vacant gas station, utility rightof-way and stormwater management infrastructure. The site has four full
access points; two for Route 40 and two for Alternate Route 40. The State
Highway Administration controls these points.
Challenges:
It is envisioned that the Summers Farm and VFW Golf Course are
x Odd shape of the parcel
GHYHORSHG LQ D XQLÀHG PDQQHU 3HU WKH DSSURYHG 6XPPHUV )DUP
x SHA controls access
annexation agreement, Old Camp Road will be realigned to intersect with
x Existing utility right-of-way on site
%XWWHUÁ\/DQHDGMDFHQWWR0RXQW3KLOLS5RDG$FRQQHFWLQJURDGIURP
the VFW property will be needed to the future development to newly Opportunities:
constructed Old Camp Road.
x High visibility from Route 40/ Alternate Route 40 frontage
The anticipated mixed-use developments for both parcels will need to take
x Gateway development potential
into account the sensitive areas such as the stream and buffer as well as
x Civic gateway potential
steep slopes. These sensitive areas can an asset for creating parkland and
incorporating walking paths for the nearby residents and customers of the Possible Redevelopment
businesses. Further commercial uses should be located around the major It is envisioned that this site’s unique shape and tremendous visibility will be
roadways and use the sensitive areas; integrating outdoor seating areas for an asset to its redevelopment. With the Catoctin Mountains as a backdrop
dining as well as other amenities that provide a lease premium.
there is an opportunity to create a redevelopment scenario that utilizes
The residential uses should be organized to provide the highest density
around the commercial areas as well as main roadways. Less dense
residential development should be placed around the periphery and should
represent the character of the farmland that once existed. Preservation of
open space and natural features should be attained by clustering residences,
this not only creates a desirable neighborhood but saves developer costs
the triangular point nearest to the intersection of Route 40 and Alternate
40 as civic space for a monument, public art, or other public amenities.
In addition, the site’s unique shape could also inspire the architectur of a
UHWDLORURIÀFHEXLOGLQJWRVHUYHDVDGLVWLQFWIRFDOSRLQW
87
Economic Analysis Summers Farm and VFW Golf Course
Parcel
FAR (Building size/
Lot Size (sf) Building Size (sf) Lot Size)
Built
Summers Farm
1890
4,124,696
2,672
0.00
$302,400
VFW Golf Course
2005
243,960
6,736
0.02
$1,255,500
$5.15VFW, Inc
1890-2005
4,368,656
9,408
0.00
$1,557,900
2.61Multiple
Overall Block
$0.07Summers Family LP
Buildings
9,408
0%
Internal Roads
36,405
1%
Parking
22,796
1%
Service/Misc
75,286
2%
Pedestrian
1,240
0%
Permeable
4,223,521
97%
Total Land Area
4,368,656
100%
Economic Analysis Triangle Site
Parcel
FAR (Building size/Lot
Lot Size (sf) Building Size (sf) Size)
Built
Vacant Gas Station
1972
26,654
2,166
Buildings
2,166
8%
13,490
51%
2,400
9%
500
2%
Pedestrian
1,850
7%
Permeable
6,248
23%
26,654
100%
Internal Roads
Parking
Service/Misc
Total Land Area
88
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0.08
$452,400
$16.97Sarmadi Group LLC
adopted Capital Improvement Program within the near future.
Moderate Term (5-10 years): The goals within this time frame are intended
to allow for the Golden Mile Alliance, The City of Frederick and State
Agencies to allocate funds to achieve the goals of the Plan within the given
time frame.
Long Term (10+ years): The goals within this time frame are intended to
allow for the Golden Mile Alliance, The City of Frederick, State Agencies,
and Federal Agencies to allocate funds to achieve the goals of the Plan
within and beyond the given time frame.
I M P L E M E N TAT I O N
M AT R I X
Ongoing: Goals within this time frame will be consistently monitored
by the Golden Mile Alliance and The City of Frederick to ensure that
EXVLQHVVHVDUHHQWLFHGDQGVXIÀFLHQWLQIUDVWUXFWXUHDQGJXLGHOLQHVSURYLGH
an atmosphere for economic vitality as well as an enjoyable experience for
residents and visitors.
BENCHMARKING
A critical component of this plan is the focus on continual benchmarking.
7KH SXUSRVH RI EHQFKPDUNLQJ LV WR SURYLGH HOHFWHG RIÀFLDOV D UHJXODU
update on the progress of the Small Area Plan. A concise and effective
benchmarking report should be provided on an annual basis and should
include a matrix of accomplishments within the intended term as well as
desired resources to meet the upcoming goals and policies. During the
benchmarking process, the adopted policies should be evaluated for their
The plan is organized into the following timeframes:
effectiveness. It may be necessary to amend the Plan at the end of the
Immediate (0-2 years): The goals intended to be implemented within this implementation timeframes.
time frame will allow The City of Frederick as well as the Golden Mile
Alliance to draft and amend City provisions to entice and enhance the
desired development patterns.
In order to achieve the goals and policies of the Plan, an Implementation
0DWUL[KDVEHHQFUHDWHGWRJXLGHSODQQLQJVWDIISXEOLFRIÀFLDOVSURSHUW\
owners and residents. The matrix is formatted to ensure the plan principles
are achieved as well as to assign responsible parties and a realistic timeframe
as to when the policies will be achieved.
Short Term (2-5 years): The goals within this time frame are intended to
allow for the Golden Mile Alliance and The City of Frederick to fundraise
as well as allocate funds to achieve the goals of the Plan within the City
89
Framework Implementation Matrix
Goals and Policy Actions
Plan Principles
Timing
Responsibility
1 Circulate and promote the Golden Mile Small Area Plan to make residents,
business owners and property owners aware of its initiatives.
Immediate
Planning
2 Incorporate a land use policy into the Land Management Code in the form
of the Golden Mile Overlay District to guide future development.
Immediate
Planning
3 Facilitate and support the success of an association known as the Golden
Mile Alliance to oversee and seek funding for the implementation of the
plan.
Ongoing
Planning, Economic
Development, Mayor’s
2IÀFH
4 Benchmark the implementation of this plan to ensure continual focus on
achieving the vision and goals.
Ongoing
Planning, GMA
Goal 1
Ensure the Golden Mile Planning Area prepares for sustainable redevelopment
Policy Action
Goal 2
Create a safe destination for residents and visitors by decreasing the perception of crime, creating a safe pedestrian environment and minimizing
vehicular accidents.
Policy Action
1 Future development must be designed using Crime Prevention Through
Environmental Design (CPTED) techniques. Future redevelopment must
document the use of CPTED by utilizing a proportion of the techniques
DVGHÀQHGLQWKH$SSHQGL[GXULQJWKHVLWHSODQSURFHVV
Immediate
2 Intersections should be improved to more safely guide pedestrians across
roadways.
Moderate- Planning, Engineering,
Long Term
SHA
3 Improvements to Route 40 should include designated safety islands to aid
in pedestrian crossing.
Long Term
SHA
90
CITY
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Planning, Police
Framework Implementation Matrix (Continued)
Plan Principles
Timing
Responsibility
Goal 3
,PSURYHDQGH[SDQGFLUFXODWLRQRI WKHFRUULGRUE\SURYLGLQJPRUHHIÀFLHQWDQGFRPIRUWDEOHFRQQHFWLRQVEHWZHHQGHVWLQDWLRQVIRUYHKLFOHV
pedestrians, bicyclists and users of public transportation.
Policy Action
1 Redesign and reconstruct Route 40 into a multi-way boulevard.
Long Term Planning, Engineering,
SHA
2 A slip ramp from Interstate 15 should provide direct access to the The
Avenue to alleviate congestion at the U.S. 15/Route 40/Baughmans Lane
intersection.
SHA
3 An interchange on westbound I-70 should be established to provide direct
access to the Golden Mile.
SHA
4 ([SDQGWKHVWUHHWQHWZRUNDVLGHQWLÀHGLQWKH7KRURXJKIDUH0DSWRVDIHO\
accommodate vehicles, on-street parking, bicyclist and pedestrians.
Long Term
SHA
5 Adopt a policy that requires streets to accomodate all modes of
transportation.
Short Term Planning, Engineering,
SHA
6 Create a more effective transit system by incorporating Bus Rapid Transit
(BRT) or light rail facilities to connect the Golden Mile to downtown
Frederick and other transit nodes in the region.
SHA, TransIT
7 Limit access points to main corridors by adopting a policy to eliminate
DFFHVVSRLQWVDQGLQÁXHQFHFURVVDFFHVVHDVHPHQWVWROHVVHQWULSVRQWR
Route 40.
Short-Term Planning, Engineering,
SHA
8 During redevelopment cross access easements, dedication or reservation
of right-of-way must be provided to establish an interior roadway, known
as The Avenue.
Immediate Planning, Engineering
9 Require installation of internal sidewalks that connect to the public rightof-way and accomodate bicycles.
Immediate Planning, Engineering,
SHA
91
Plan Principles
Timing
Responsibility
10 Expand and encourage safe pedestrian and bicycling facilities in city and
state owned right-of-ways.
Long Term
SHA
11 Establish access opportunities, to residential neighborhoods for
pedestrians and bicyclists.
Moderate- Planning, Engineering
Long Term
12 Increase bicycle parking at public parks.
Ongoing
Planning, Engineering,
Parks and Recreation
13 Reduce parking areas by requiring a maximum ratio or provide an
incentive to development proposals that provide no more than the parking
PLQLPXPDVGHÀQHGE\WKH/0&
Immediate- Planning, Engineering
Short Term
14 Provide connections that allow a majority of residents reasonable access to
the Rock Creek Park.
Long Term Parks and Recreation
15 Work with local agencies to increase the park system beyond the City’s
jurisdiction.
Long Term Parks and Recreation,
Frederick County
16 Establish and designate north/south bikeway and pedestrian corridors.
Long Term Department of Public
Works
17 Collaborate with TransIT to increase destinations and frequency of bus
stops along the corridor.
ShortModerate
Term
18 ,PSURYHH[LVWLQJEXVVWRSVWRSURYLGHLGHQWLÀFDWLRQVLJQDJHEHQFKHVDQG
shelters. Consider guidelines to allow aesthetically attractive advertising to
fund bus stop improvements.
92
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TransIT
FREDERICK
19 Redevelopment must incorporate or designate areas for future transit
Plan Principles
Timing
Responsibility
20 Encourage safety improvements at intersections to prevent vehicular
accidents and improve pedestrian crossings.
Short Moderate
Term
Immediate Planning, Engineering,
TransIT
21 Improve or install sidewalks and eliminate neighborhood barriers as described in the “Sidewalk and Pedestrian Connection Priorities”.
Moderate - Planning, Engineering,
Long Term
SHA
22 Signage should consistently identify Route 40 and West Patrick Street.
SHA
opportunities.
Goal 4
Create an attractive and distinctive image for the Golden Mile
Policy Action
1 Identify the Golden Mile as a “Gateway” corridor by designating the use
of distinct banners, signage, landscaping, street lighting and other design
features and amenities.
Short Term
Planning, Economic
Development, GMA
2 In coordination with the Golden Mile Alliance, the City should
development a streetscape plan to improve circulation, add consistent
accessories and create an identity.
Short Term
Planning, GMA
3 Upgrade the appearance and image of the corridor by updating building
facades, parking lots, signage and through improvements to the right-ofways and private drive aisles.
Ongoing
Economic
Development
4 Initiate a Façade Improvement Program to provide incentives for owners
to update their properties.
Short Moderate
Term
Economic
Development
93
Plan Principles
Timing
Responsibility
5 Promote high standards of design and construction for all development
within the Planning Area.
Short Term
Planning, Building
Department
6 The scale of buildings fronting Key Parkway should provide an attractive
transition between the intensive commercial uses and the residential uses
to the north.
Short Term
Planning
7 Buildings must be designed with a direct relationship to streets to
HQFRXUDJHSHGHVWULDQWUDIÀFDQGPLQLPL]HWKHLPSDFWVRI VXUIDFHSDUNLQJ
lots.
Short Term
Planning
Ongoing
Planning, Code
Enforcement
9 Integrate existing parks and natural features into redevelopment and
encourage new community green space.
Short Term
Planning
10 Create a sense of place through the use of design guidelines, and or other
regulations
Short Term
Planning
8 Promote property maintenance and upkeep of all publicly and privately
owned common space.
Goal 5
$FFRPPRGDWHFRPPHUFLDOUHWDLODQGRIÀFHGHYHORSPHQWWKDWSURYLGHVORFDOUHVLGHQWVZLWKHPSOR\PHQWRSSRUWXQLWLHVJRRGVDQGVHUYLFHVFUHDWHVD
destination for visitors, enhances the image and appearance of the Golden Mile and The City of Frederick, and increases tax revenue.
Policy Action
1 Maintain, improve and expand establishments currently within the
Planning Area.
Ongoing
Economic
Development
2 Support small business development and retention, including the West
Frederick Farmer’s Market.
Ongoing
Economic
Development
3 Continue existing tax credit programs for rehabilitation and reuse of
vacant structures and consider other incentives for redevelopment in
accordance with the Plan’s goals.
Ongoing
Economic
Development
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Plan Principles
Timing
Responsibility
4 Attract regional anchors in appropriate locations to increase employment
opportunities and catalyze additional redevelopment.
Ongoing
Economic
Development
5 $WWUDFWSURIHVVLRQDOEXVLQHVVHVWRORFDWLRQVVXLWDEOHIRUODUJHRIÀFHVWR
increase employment opportunities and provide consumers to nearby
restaurants and retail stores.
Ongoing
Economic
Development
6 (VWDEOLVKDFUHDWLYHÀQDQFLQJGLVWULFWWRKHOSIXQGIXWXUHLPSURYHPHQWVWR
the Planning Area.
Short Economic
Moderate Development/Business
Term
Community
7
Establish a connection between Downtown and Braddock Mountain
through the Golden Mile by taking advantage of National Historic Byways designation.
Planning, Economic
Development,
8
Create a partnership between private and public entities to provide display
locations for local/regional artwork.
Planning, Economic
Development, Arts
Council
Goal 6
Support the improvements to parks and recreation in the form of greenways, which provide alternative access to the Golden Mile Corridor and
provide an asset to increase property values and tax revenue.
Policy Action
1 Maintain, improve, expand and connect community parks and recreational
facilities to the Rock Creek Park.
2 Establish connections to, and extensions of, the Baker Park and Carroll
Creek Linear Parks.
Moderate Long Term
Short Moderate
Term
Planning, Parks and
Recreation
Planning, Parks and
Recreation
3 Require the integration of passive and/or active use green areas and open
spaces into development proposals.
Short Term
Planning
95
Plan Principles
Timing
Responsibility
4 Establish connections to community parks through existing
neighborhoods.
Moderate Long Term
Planning
5 Identify and mitigate safety concerns within existing parks.
Short Moderate
Term
Planning, Police
6 Encourage public facilities such as libraries or parks to anchor Golden Mile
attractions.
Ongoing
City of Frederick
Agencies, Frederick
County Agencies
Goal 7
Support redevelopment efforts while protecting and enhancing the natural environment.
Policy Action
1 Require the dedication of land from adjacent properties along the Carroll
Creek, Rock Creek and Clifton Branch for public use.
2 Collaborate with local agencies to resurface and restore Clifton Branch
using natural channel design practices.
Moderate - Planning, Engineering,
Long Term Department of Public
Works
3 Encourage the use of natural features as means of managing stormwater.
4 Encourage redevelopment of properties to use existing streams and
natural areas as amenities in their projects.
5 Require future streets to use Low Impact Design (LID) techniques to
manage stormwater.
Short Moderate
Term
Planning, Engineering
6 Establish regional stormwater management where practical.
Moderate
Term
Planning, Engineering
Short Term
City of Frederick
Agencies
7 Support the use of alternative energy sources.
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CITY
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Plan Principles
Timing
Responsibility
Short Term
City of Frederick
Agencies
Ongoing
City of Frederick
Agencies
1 'LUHFWÀQDQFLDODVVLVWDQFHSURJUDPVWRKHOSORZDQGPRGHUDWHLQFRPH
families perform home maintenance and resolve code violations.
Short Moderate
Term
Planning, Community
Development
2 Explore the feasibility of installing a wellness garden at local schools and
community gardens at local community centers.
Short Moderate
Term
Planning, FCPS
3 Identify and convert underutilized sites to community gardens and public
spaces.
Short Moderate
Term
City of Frederick
Agencies, Local
1RQSURÀWV
4 (QVXUHLQÀOOKRXVLQJLVFRPSDWLEOHZLWKWKHVXUURXQGLQJFRPPXQLW\
Ongoing
Planning
5 Increase homeownership rate by actively promoting providers that
encourage homeownership, including the City’s “Sold on Frederick”
program.
Short Moderate
Term
Planning, Community
Development
6 Evaluate existing code enforcement data to identify target areas and
outreach opportunities.
Short Term
Planning, Code
Enforcement
Ongoing
Planning, Code
Enforcement, Building
Department
8 Support the use of rooftops and yards for local food production.
9 Continue to support the “West Frederick Farmers Market”.
Goal 8
Continue supporting the Golden Mile Corridor by investing into the surrounding neighborhoods.
Policy Action
7 Continue enforcement and outreach of the City Code, Land Management
Code and Property Maintenance Code.
CONNECTED
ATTRACTIVE
SAFE
SUSTAINABLE
COMPLETE
VIBRANT
WALKABLE
97
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ri
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Dist
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Dist
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98
CITY
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New Development Checklist
PURPOSE
This checklist is an interim tool that will guide development proposals toward meeting the goals and vision of the Plan until policies are implemented
in the Land Management Code. A completed checklist helps developers and property owners comply with the Plan and also informs appointed board
members and planning staff whether a proposal meets the goals of the Golden Mile Small Area Plan.
Even though the criteria of the Development Checklist are not adopted regulations, proposals should attempt to meet the applicable criteria, as they
were consensual items recommended by the Planning Commission and adopted by the Mayor and Board of Aldermen to further the goals of the small
DUHDSODQ7KHFULWHULDRI WKHFKHFNOLVWZLOOEHUHYLHZHGIRUGHYHORSPHQWSURSRVDOVUHTXHVWLQJPRGLÀFDWLRQVDVFRPSHQVDWLQJIHDWXUHVSHU6HFWLRQN
of the Land Management Code.
,I DSSOLFDEOHFULWHULDFDQEHDFKLHYHGWKURXJKWKHGHYHORSPHQWSURSRVDOEXWWKH$SSOLFDQWFKRRVHVQRWWRDFFRPSOLVKWKHJRDODMXVWLÀFDWLRQVWDWHPHQW
VKRXOGDFFRPSDQ\WKHDSSOLFDWLRQWRH[SODLQWKHUHDVRQLQJ7KLVSURYLGHVVWDII DVZHOODVDSSRLQWHGFRPPLVVLRQPHPEHUVDQGSXEOLFRIÀFLDOVYDOXDEOH
feedback as to whether the provision is meaningful or not feasible prior to adoption of regulatory measures.
DIRECTIONS
1. Fill out the Project Information box.
2. &RPSOHWHWKHFKHFNOLVWIRUWKHSURSRVHGGHYHORSPHQW7KH$SSOLFDQWPXVWVXEPLWDMXVWLÀFDWLRQVWDWHPHQWLI DQVZHULQJ´QRµIRUDQ\RI WKHFULWHULD
0XFKOLNHPRGLÀFDWLRQUHTXHVWVIURPWKH/DQG0DQDJHPHQW&RGHWKHMXVWLÀFDWLRQVWDWHPHQWPXVWLQFOXGHFRPSHQVDWLQJGHVLJQVRUIHDWXUHVWR
meet the overall objective of the particular requirement. Please note that it is possible that some criteria may not be applicable to all projects.
3. Return this checklist to The City of Frederick Planning Department with Development Application.
Project information
Case Number
Applicant
Address
Phone
Fax
Checklist Completed By
Signature
E-mail address
99
A. Street Relationship
Yes
A.1
New development accounts for the future Parallel Road.
A.2
New buildings are sited with minimal setback and oriented towards streets, drive
aisles and/or internal sidewalks.
A.3
Resources provided towards streetscape amenities adjacent to local roadways
and/or drive aisles.
A.4
Buildings or plazas engage street corners.
A.5
Buildings that are not immediately adjacent to public streets or internal drive
aisles utilize the setback space for active uses.
B. Connectivity
Yes
B.1
Adjacent development is connected through cross access or shared access agreements. If presently unattainable the site layout allows for future connections.
B.2
Access points along Route 40 are reduced.
B.3
Provides sidewalks and pedestrian connections per priorities listed (Page 67).
B.4
Provides crosswalks at most pedestrian friendly locations.
B.5
Appropriate infrastructure provided for bicyclists.
B.6
Development provides connections to parks and/or shared-use paths.
B.7
Green corridors and pathways connect the neighborhood and provide an amenity to the residents.
B.8
If necessary, project allocates space to accommodate transit stops.
C. Parking Facilities
Yes
C.1
Parking is oriented towards the rear and side of buildings, particularly with respect to new and major rehabilitation projects.
C.2
Parking is situated to the interior of blocks.
C.3
Parking is subdivided into smaller areas by landscaping and/or sidewalks
C.4
Emphasis is placed on shared use and off peak uses to minimize surface parking
lots
C.5
Sidewalks connect parking lots to streets and storefronts.
100
CITY
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No
n/a
Notes
No
n/a
Notes
No
n/a
Notes
D. Landscape Character
D.1
Exceeds current interior parking lot landscaping requirement by providing one
landscaped island containing a canopy shade tree per 15 spaces.
D.2
Building and parking areas are separated with landscape.
D.3
Enhanced landscaping along environmental features.
E. Gathering Spaces
E.1
Development provides public spaces such as parks, plazas or outdoor dining
areas adjacent to pedestrian ways.
E.2
Parks, plazas and gathering spaces are located in areas of high visibility.
E.3
Public art is considered as an ameninity.
Yes
No
n/a
Notes
Yes
No
n/a
Notes
F. Building Details
Yes
F.1
Wide storefronts and expansive walls are discouraged and should be divided into
smaller scale components through materials form and height.
F.2
Shopping centers limit the use of colonnades
F.3
Corner buildings are designed with distinctive and attractive architecture.
F.4
New buildings are multi-storied or feature a multi-story façade on three sides.
F.5
The pedestrian oriented side of buildings is dominated by windows awnings and
displays.
F.6
Buildings and/or tenant spaces have multiple pedestrian entrances.
F.7
Minimize visibility of mechanical equipment, service and loading areas from
public streets or drive aisles.
F.8
Utilizes sound attentuation methods for mechanical equipment.
F.9
%XLOGLQJODQGVFDSLQJDQGRUZDOOVGHÀQHFOHDUHGJH
F.10
Building utilizes vernacular architecture.
F.11
Upon adoption, signage is consistent with the Golden Mile Sign Guidelines.
F.12
Shopping centers coordinate with the Golden Mile Alliance to identify a logo to
be placed on marquee signage.
F.13
Utilizes methods of Crime Prevention Through Environmental Design as referenced in Policy 2.1.
F.14
Residential Development is clustered to protect environmental features
No
n/a
Notes
101
G. Green Initiatives
Yes
G.1
Permeable pavement dominates the parking area.
G.2
4XDOLÀHVIRU/HDGHUVKLSLQ(QHUJ\DQG(QYLURQPHQWDO'HVLJQ/(('GHVLJQDtion.
G.3
Utilizes methods of Low Impact Development.
G.4
Restores streams or waterways using natural channel design practices
G.5
'HVLJQDWHVSDUNLQJIRUIXHOHIÀFLHQWYHKLFOHV
G.6
Utilizes methods of alternative energy
No
n/a
Notes
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UHGHYHORSPHQWWKURXJKWKHXVHRI LQFHQWLYHV7KHVHLQFHQWLYHVFRXOGEHRIIHUHGLQYDULRXVIRUPVVXFKDVÀVFDOEHQHÀWVIRUUHLQYHVWPHQWUHOD[DWLRQ
of regulatory requirements or expedited development review. Though not limited to the following, incentives could include:
Tax credits for facades improvements, infrastructure upgrades, green design, etc.
The review of certain projects may be streamlined for timely approval.
Area provided for The Avenue, including sidewalks, amenities and street parking will not be counted towards landscaping or forest conservation
requirements.
Buildings fronting The Avenue with multiple pedestrian entrances are permitted more square footage of signage to be utilized on multiple sides of
the building.
3DUNLQJLVQRWFDOFXODWHGIRURIÀFHXVHVXVHVORFDWHGDERYHWKHÀUVWÁRRURUVSDFHDOORFDWHGWRZDUGVRXWGRRUGLQLQJRURWKHURXWGRRUDFWLYHXVHV
Focused City investment to spur redevelopment.
102
CITY
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A P PE N D I X
CRIME PREVENTION THROUGH ENVIRONMENTAL
DESIGN (CPTED)
106
LEADERSHIP IN ENERGY AND ENVIRONMENTAL
DESIGN (LEED)
112
LOW IMPACT DEVELOPMENT (LID)
113
GLOSSARY
115
SUPPORTING RESOURCES
117
FUHDVHGGHÀQLWLRQRI VSDFHDQGLPSURYHGSURSULHWDU\FRQFHUQ
By using buildings, fences, pavement, signs, lighting and landVFDSHWRH[SUHVVRZQHUVKLSDQGGHÀQHSXEOLFVHPLSXEOLFDQG
private space, natural territorial reinforcement occurs.
x Maintenance is an expression of ownership and property. Deterioration indicates less control by the intended users of a site and
indicates a greater tolerance of disorder.
NEIGHBORHOODS
NATURAL SURVEILLANCE
C RIME PREVENTION
THROUGH
DESIGN
x Avoid landscaping that might create blind spots or hiding places.
x Centrally locate open green spaces and recreational areas, so that
they are visible from nearby homes and streets.
x 8VHSHGHVWULDQVFDOHVWUHHWOLJKWLQJLQKLJKSHGHVWULDQWUDIÀFDUHDV
to help people recognize potential threats at night.
Crime Prevention Through Environmental Design (CPTED) is a multi- NATURAL ACCESS CONTROL
x Limit access without completely disconnecting the subdivision
disciplinary approach to deterring criminal behavior through environmental
from adjacent subdivisions.
GHVLJQ&37('VWUDWHJLHVUHO\RQWKHDELOLW\WRLQÁXHQFHRIIHQGHUGHFLVLRQV
WKDWSUHFHGHFULPLQDODFWV7KHVHLQÁXHQFHVDUHEDVHGRQIRXUVWUDWHJLHV
x 'HVLJQVWUHHWVWRGLVFRXUDJHFXWWKURXJKRUKLJKVSHHGWUDIÀF
natural surveillance, natural access control, territorial reinforcement, and
x Install paving treatments, plantings and architectural design feamaintenance.
tures such as columned gateways to guide visitors to desired entrances and away from private areas.
x Natural surveillance occurs by designing the placement of physical features, activities and people in such a way as to maximize
x Install walkways in locations safe for pedestrians, and keep them
visibility and foster positive social interaction among legitimate
unobscured.
users of private and public space.
TERRITORIAL REINFORCEMENT
x Natural access control limits the opportunity for crime by takx Design lots, streets and homes to encourage interaction between
ing steps to clearly differentiate between public space and private
neighbors.
space. By selectively placing entrances and exits, fencing, lighting
x Accentuate entrances with the subdivision name, different paving
DQGODQGVFDSHWROLPLWDFFHVVRUFRQWUROÁRZQDWXUDODFFHVVFRQmaterials, changes in street elevation and architectural and landtrol occurs.
scape design.
x Territorial reinforcement promotes social control through in104
CITY
FREDERICK
DRAFT
OF
APPENDIX
x Clearly identify homes with street address numbers that are a
minimum of three inches high and visible at night.
x 'HÀQHSURSHUW\OLQHVZLWKSRVWDQGSLOODUIHQFLQJJDWHVDQG
SODQWLQJVWRGLUHFWSHGHVWULDQWUDIÀFWRRQO\GHVLUHGSRLQWVRI DFcess.
MAINTENANCE
x Maintain all common areas to very high standards, including entrances, esplanades and rights of ways.
x Enforce deed restrictions and covenants in addition to all citycodes.
INSTITUTIONS
x Make sure to clearly mark the boundaries of the property.
x Keep parking lot surfaces in good condition. Clearly mark the
parking spaces to convey a neat and orderly image.
MAINTENANCE
x Use landscape plants that mature within the available space and
GRQ·WREVWUXFWOLJKWÀ[WXUHV
x 5HPRYHJUDIÀWLZLWKLQKRXUVRI LWVDSSHDUDQFH
MANAGEMENT
x Ensure that all employees and volunteers are familiar with the security system to avoid false alarms.
COMMERCIAL STORE FRONTS
x Avoid constructing large blank walls, which limit visibility and can
VHUYHDVWDUJHWVIRUJUDIÀWL8VHZDOOVZLWKZLQGRZVDUFKLWHFWXUDO
details or foliage instead.
x Do not cover the entrance windows with posters, announcements
or other signage that obstructs visibility.
NATURAL ACCESS CONTROL
x Install rear windows to face parking areas for increased visibility.
x Allow window signs to cover no more than 15 percent of window.
x 8VHLQWHULRUVKHOYLQJDQGGLVSOD\VQRKLJKHUWKDQÀYHIHHWHYHQ
less in front of windows.
x Fully illuminate the exterior of the building and grounds at night.
x Highlight the main entrance in the design.
x Keep bus drop-off areas, employee parking and visitor parking
separate from each other and away from busy streets.
x Limit the number of entrances and exits, both to the building and
parking lots.
x Require that visitors pass through a “checkpoint” attended by
those in authority.
x Include highly visible, architecturally appropriate signage in the
design.
x Design loading areas to avoid creating hiding places for people
and merchandise.
x Maintain clear visibility from the store to the street, sidewalk,
parking areas and passing vehicles.
x Design water retention areas to be visible from a building or
street. They should be visual amenities, neither hedged nor
fenced, which could conceal undesirable activities.
x Place all entrances under visual surveillance, monitored electronically if necessary.
x Place any pay telephones within clear view of employees.
DRAFT
105
x Fully illuminate interior spaces.
x Locate check-out counters at the front of the store, clearly visible
from the outside. When positioned near the main entrance, employees can better watch activities.
x Clearly mark public paths. Make private areas harder for nonemployees to access.
x Use signs to direct patrons to parking and entrances.
x 3UHYHQWHDV\DFFHVVWRWKHURRI RUÀUHHVFDSHIURPWKHJURXQG
x Provide rear public access to shops if rear public parking is offered.
COMMERCIAL USES WITH DRIVE-THRUS
x Locate ATMs to face main roads.
x Locate the ordering station for a restaurant within sight of the
interior and street.
x Lighting should be especially good both at the window or ATM
and the queuing lane.
x Avoid fencing, landscaping and walls that might provide hiding
places for criminals.
x Mark property boundaries, where possible, with hedges, low
fences or gates.
x Make private areas distinguishable from public areas.
SHOPPING MALLS
x Identify shops with wall signs for those parking in the rear.
x Install awnings above doors and windows.
x Position parking areas to be clearly visible from the building or
street with neatly marked spaces.
MAINTENANCE
x Position restroom entrances to be visible from main pedestrian
areas, but away from outside exits and pay telephones.
x Brightly illuminate parking areas at night.
x Avoid creating dead-end alleys or blind spots in loading areas.
x Keep buildings and walkways clean and repaired.
x Design parking garages so that all levels, including staircases, are
YLVLEOHIURPWKHVWUHHWRUJURXQGÁRRU
x Maintain parking areas to a high standard without potholes or
trash.
x Equip garages with high-quality lighting and bright paint.
x Remove faded posters, broken signs and worn displays.
x Use perpendicular parking in front of stores, rather than parallel,
to allow greater visibility between cars.
x Keep plantings in good condition.
MANAGEMENT
x Set operating hours to coincide with those of neighboring businesses.
x If public phones are available, use call-out types only.
106
x Avoid shifts and situations where only one employee is present.
x Place water retention areas in locations visible from the building
or street. They should be visual amenities, not hedged or fenced,
if possible.
x Avoid exterior walls devoid of windows.
x 8VHEDIÁHW\SHUHVWURRPHQWUDQFHV²QRGRRUVWRKLQGHUVXUYHLO-
CITY
FREDERICK
DRAFT
OF
APPENDIX
x Business associations should work together to promote shopper
and business safety and the appearance of safety.
lance. They should be well-lighted.
x Clearly mark public entrances with landscape, architecture and
signs.
x Morning walkers provide additional natural surveillance before
shops open.
x Designate sidewalks and public areas with special paving or landscaping.
OFFICE BUILDINGS
x Use landscaping to divide the parking areas into smaller lots.
x Separate loading zones with designated delivery hours from public parking areas.
x Allow no unsecured access to roof tops from within or from adjacent structures, such as parking garages.
x 3RVLWLRQUHVWURRPVWREHREVHUYDEOHIURPQHDUE\RIÀFHV
x Install and use effective lighting at all exterior doors, common areas and hallways.
x Keep dumpsters visible and avoid creating blind spots or hiding
places, or place them in secured corrals or garages.
x 'HÀQHSURSHUW\SHULPHWHUVZLWKODQGVFDSLQJGHFRUDWLYHIHQFLQJ
gates and signs.
x Design windows and exterior doors so that they are visible from
the street or by neighboring buildings.
x Use signs that clearly identify the interior businesses and place
signs marking public entry points.
x Install windows into all facades.
x Place parking as to be visible from windows.
x Awnings provide for territorial reinforcement as well as protection from weather.
x Keep shrubbery under 3 feet in height for visibility.
MAINTENANCE
x Maintain high visual quality by using appropriate landscaping to
control maintenance costs.
x Keep buildings and walkways clean and repaired.
x Maintain parking areas to a high standard with no potholes, trash
RUJUDIÀWL
x Install attractive displays in windows of vacant stores to avoid
creating an “abandoned” image.
x Keep lines of sight open. Prune trees and shrubs to allow visual
access to all parts of the site.
MANAGEMENT
x Prune lower branches of trees to at least 7 feet of the ground.
x Do not obstruct views from windows.
x Design interior windows and doors to provide visibility into hallways.
x &OHDUO\GHÀQHSXEOLFHQWUDQFHVZLWKDUFKLWHFWXUDOHOHPHQWVOLJKWing, landscaping, paving or signs.
x Reduce the number of public access points to those that are
ZDWFKHGE\JXDUGVUHFHSWLRQLVWVQHDUE\WHQDQWVRUSDVVLQJWUDIÀF
x 'HÀQHSHULPHWHUVZLWKODQGVFDSLQJRUIHQFLQJ
x Close-in parking should be available to nighttime employees.
DRAFT
107
x Design fences to maintain visibility from the street.
x Carefully maintain all lighting and surveillance equipment.
x Differentiate exterior private areas from public areas.
MANAGEMENT
x Position security or reception areas at the main entrance, if not at
all entrances.
x Differentiate between public and private parking spaces.
MAINTENANCE
x Keep all exterior areas neat and clean.
x 6HWKRXUVRI XVHWRUHÁHFWWKRVHRI ORFDOEXVLQHVVHVZLWKVHFXUH
closing during non-use hours.
x Maintain all plantings.
PARKS, TRAILS AND OPEN SPACES
PARKING GARAGES/STRUCTURES
x Monitor all elevators with cameras and microphones, or use seethrough materials for the car walls.
x Replace solid barrier walls with stretched cable railings for maximum visibility.
x Fully illuminate all parking areas and driving lanes. Metal Halide
lamps provide the best color rendition.
x Use attendants or cameras and sound monitors. Indicate their
presence with signs.
x Position all pedestrian entrances next to vehicle entrances.
x Construct stairwells to be visible, without solid walls.
x Place elevators close to main entrances, with the entire interiors
in view when the elevator doors are open.
x Do not install permanent stop buttons in elevators.
x Limit access to no more than two designated and monitored entrances.
MAINTENANCE
CITY
x Locate parking lots, picnic areas and facilities used at night near
streets and other activity centers so they are easily observable by
police patrols and other park users. Cluster compatible activities
WRDYRLGFRQÁLFWDQGWRLQFUHDVHVRFLDOREVHUYDWLRQ
x Locate children’s areas and public restrooms near staffed areas to
make observation of these areas easier.
x Tot lots shouldn’t be placed near streets, roadways, pedestrian
trails or secluded areas. The tot lot should be fenced using tubular
steel fencing.
x Positioning some bike trails and walking paths near areas of park
activity or at places where parks meet commercial or residential
uses, or pairing them with active streets can make users more observable by others.
x Recognize that some natural park areas cannot be observed or
made safe during night hours.
x Provide good lighting for areas that can be safely used at night.
x Provide emergency telephone call boxes.
x Provide clearly visible entries to park buildings. Light them if
used at night.
x .HHSDOOVXUIDFHVFOHDQDQGOLJKWFRORUHGWRUHÁHFWOLJKW8VH
white paint, if necessary, particularly if underground.
108
x Allow no unmonitored access to adjacent buildings without direct
visual contact.
FREDERICK
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x Provide a clear distance of at least 10 feet between the trails and
wood-lines to offer decent sight lines and distance from potential
attacks.
x 3URYLGHSURPSWWUDVKDQGJUDIÀWLUHPRYDO
x If park benches are planned, choose benches that have seats
x Provide a clear separation between regional trails and private
property. The separation should permit leaving the trail in an
emergency.
x If a particularly attractive portion of the trail is isolated, making
its users vulnerable, create and clearly mark an alternate, observable path that gives users a choice for safer mobility.
x Clearly mark the areas to be used only during the day with entrance signs or gates to control accessibility.
x When people see certain facilities they receive certain cues as to
which uses are appropriate. Providing children’s play areas encourages family use of a park.
x &OHDUO\GHÀQHSDWKVEHWZHHQSDUNLQJORWVDQGRWKHUIDFLOLWLHV
x Erect maps to provide a sense of where one is and where one
can go. These maps should clearly identify trail names, distances
to facilities, emergency phones, and the characteristics of trails,
e.g., “this is an isolated walking trail.”
x Post park rules at access or gathering points in the park. Rules
give the ability to designate acceptable uses and discourage unacceptable uses of the park.
x Trails should also have signs help orient users. Trails need to be
marked for use, such as biking or walking.
MAINTENANCE
x Locate and trim trees and bushes to keep paths open and to eliminate the potential for areas of entrapment and concealment.
x Design parks to make maintenance easier by locating an adequate
number of trash receptacles in areas where people congregate
and by using durable, vandal-resistant materials.
DRAFT
109
categories, including new construction; existing buildings; commercial
interiors; retail; schools; and for core and shell rating systems.
/(('FHUWLÀHGEXLOGLQJVDQGFRPPXQLWLHVKDYHÀQDQFLDODQG
HQYLURQPHQWDODQGEHQHÀWVLQFOXGLQJORZHURSHUDWLQJFRVWVDQG
LQFUHDVHGSURSHUW\YDOXHVZLWKOHVVZDVWHVHQWWRODQGÀOOVDQGKLJKHU
conservation of energy and water. LEED buildings also qualify for tax
rebates and zoning incentives.
Sustainable is one of the seven principles of the Golden Mile Small Area
Plan. LEED or similar building practices are examples of how this tenet
can be brought to fruition on the Golden Mile.
LEADERSHIP
IN ENERGY AND
DESIGN
Leadership in Energy and Environmental Design, known as LEED, is
a designation of a building or community by the United States Green
Building Council signifying environmentally friendly and sustainable
building practices.
LEED was created to promote human and environmental health by
verifying that the construction or renovation of an entire building
KDVDFKLHYHGKLJKSHUIRUPDQFHLQÀYHPDLQDUHDVVXVWDLQDEOHVLWH
GHYHORSPHQWZDWHUVDYLQJVHQHUJ\HIÀFLHQF\PDWHULDOVVHOHFWLRQDQG
indoor environmental quality. Even the manufacture and delivery of
materials for the building must meet LEED standards.
/(('FHUWLÀFDWLRQLVIRUSULPDULO\IRUFRPPHUFLDOEXLOGLQJVVXFKDV
UHWDLOVWRUHVUHVWDXUDQWVRIÀFHVFKXUFKHVOLEUDULHVVFKRROVJRYHUQPHQW
buildings, hotels, and residential building of at least four stories. The
86*%&KDVVLOYHUJROGRUSODWLQXPOHYHOVIRUFHUWLÀFDWLRQLQVHYHUDO
110
CITY
FREDERICK
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OF
APPENDIX
carried in stormwatercan contaminate areas downstream. Rainwater
diverted or otherwise unable to soak into the soil cannot recharge
DTXLIHUV7KLVUHGXFHVVWUHDPEDVHÁRZVZKLFKFDQFDXVHVWUHDPVWRGU\
up for extended periods of time. Stormwater that collects in detention
EDVLQVRUÁRZVRYHULPSHUYLRXVVXUIDFHVLVRIWHQPXFKZDUPHUWKDQWKH
VWUHDPVLQWRZKLFKLWÁRZV7KLVLVDSUREOHPEHFDXVHDWHPSHUDWXUH
LQFUHDVHRI MXVWRQHRUWZRGHJUHHVFDQVWUHVVÀVKDQGRWKHUDTXDWLF
organisms.
L OW I M PA
PA C T
PAC
DEVELOPMENT
Managing stormwater is a major component of planning for the
development and redevelopment of building sites. Historically this
KDVDFFRPSOLVKHGÀUVWE\VLPSOHGLWFKHVDQGFXOYHUWVGLUHFWLQJWKH
ÁRZRI ZDWHUGLUHFWO\WRVWUHDPVFUHHNVDQGULYHUV$VWKHDPRXQWRI impervious land, and thus stormwater runoff increased, it was realized
that not all of this water could be sent immediately to the water body
ZLWKRXWFDXVLQJÁRRGLQJ6RQRZLQPRVWFLWLHVVWRUPZDWHUFRQWURO
structures (sometimes called Best Management Practices or BMPs) like
dry extended detention ponds or wet retention ponds have been installed,
most in new development, to intercept stormwater on its way to surface
waters.
7KHVHWHFKQLTXHVZKLOHPDQDJLQJWKHLPPHGLDWHÁRZVRI VWRUPZDWHU
runoff, have environmental consequences. Fast moving stormwater
GLVFKDUJHVFDXVHGRZQVWUHDPÁRRGLQJHURGHVWUHDPEDQNVDQG
contribute to water quality violations. Bacteria and other pathogens
Efforts to address stormwater problems resulting from traditional
development methods have produced a number of innovative design
alternatives. For example, researchers and developers are experimenting
with minimizing the distance between land uses to decrease infrastructure
requirements. Another method reduces stormwater runoff by conserving
forests and green spaces and protecting stream buffers. Yet another
technique diminishes impervious surfaces, narrows road and sidewalk
widths, reduces parking lot sizes, minimizes or removes cul-de-sacs, and
replaces traditional paving materials with pervious concrete.
Low Impact Development or LID, seeks to control stormwater at its
source.LID integrates small-scale measures scattered throughout the
development site. Constructed green spaces, native landscaping, and a
YDULHW\RI LQQRYDWLYHELRUHWHQWLRQDQGLQÀOWUDWLRQWHFKQLTXHVFDSWXUH
and manage stormwater on-site. LID reduces peak runoff by allowing
rainwater to soak into the ground, evaporate into the air, or collect in
VWRUDJHUHFHSWDFOHVIRULUULJDWLRQDQGRWKHUEHQHÀFLDOXVHV,QDUHDVZLWK
VORZGUDLQDJHRULQÀOWUDWLRQ/,'FDSWXUHVWKHÀUVWÁXVKEHIRUHH[FHVV
stormwater is diverted into traditional storm conveyance systems. The
result is development that more closely maintains pre-development
hydrology. Furthermore, LID has been shown to be cost effective, and
in some cases, cheaper than using traditional stormwater management
techniques.
Potential developers along the Golden Mile should research the
possibilities of LID and its applicability to their project. Many LID
DRAFT
111
practices can be found that may be more economical than collection,
conveyance, storage and treatment systems. Examples of LID that may
be appropriate in some fashion on the Golden Mile include:
%LRUHWHQWLRQFHOOVFRPPRQO\NQRZQDVUDLQJDUGHQVDUHUHODWLYHO\VPDOO
scale, landscaped depressions containing plants and a soil mixture that
DEVRUEVDQGÀOWHUVUXQRII
x Cisterns and rain barrels harvest and store rainwater collected
from roofs. By storing and diverting runoff, these devices help
UHGXFHWKHÁRRGLQJDQGHURVLRQFDXVHGE\VWRUPZDWHUUXQRII
In the case of commercial properties on the Golden Mile, they
could be used to provide water to landscape and planting areas as
well as street trees and property owners would not pay to irrigate
with treated municipal water.
x Green roofs are roof-tops partially or completely covered with
plants. Used for decades in Europe, green roofs help mitigate the
XUEDQ´KHDWLVODQGµHIIHFWDQGUHGXFHSHDNVWRUPZDWHUÁRZV7KH
vegetated cover also protects and insulates the roof, extending its
life and reducing energy costs.
x Permeable and porous pavements reduce stormwater runoff by
allowing water to soak through the paved surface into the ground
beneath. Permeable pavement encompasses a variety of mediums, from porous concrete and asphalt, to plastic grid systems
and interlocking paving bricks suitable for driveways and pedestrian malls. Permeable pavement helps reduce runoff volumes at
a considerably smaller cost than traditional storm drain systems.
x Grass swales are broad, open channels sown with erosion resisWDQWDQGÁRRGWROHUDQWJUDVVHV8VHGDORQJVLGHURDGZD\VIRU\HDUV
primarily as stormwater conveyances, swales can slow stormwater
UXQRIIÀOWHULWDQGDOORZLWWRVRDNLQWRWKHJURXQG6ZDOHVDQG
RWKHUELRÀOWUDWLRQGHYLFHVOLNHJUDVVÀOWHUVWULSVLPSURYHZDWHU
quality and reduce in-stream erosion by slowing the velocity of
stormwater runoff before it enters the stream. They also cost less
to install than curbs, storm drain inlets, and piping systems.
112
CITY
FREDERICK
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APPENDIX
congestion with higher frequency service at quality stations.
common access–An vehicular access point to two or more private
properties from the public right of way.
community garden– A private or public facility for cultivation of
YHJHWDEOHVIUXLWVRUÁRZHUVE\PRUHWKDQRQHSHUVRQRUIDPLO\
complete streets–A street that accommodates all modes of
transportation including vehicular and public transportation, bicyclist and
pedestrians.
G L O S SA
S
R
RY
active use recreation– Parks, open space or recreational opportunities
WKDWSURYLGHSOD\LQJÀHOGVRURWKHUIRUPVRI IDFLOLWLHVWKDWJDUQHUWHDP
participation
alternative energy source–Any form of energy generated from natural
sources such as the sun, wind and water.
Base Realignment and Closure (BRAC) – The process that the
Department of Defense (DOD) is utilizing to reorganize infrastructure
WRPRUHHIÀFLHQWO\DQGHIIHFWLYHO\VXSSRUWLWVIRUFHVLQFUHDVHRSHUDWLRQDO
readiness and facilitate new ways of doing business. (Department of
Defense)
Bus Rapid Transit (BRT)– A form of public transportation system
XVLQJEXVHVWRSURYLGHIDVWHIÀFLHQWSUHGLFWDEOHVHUYLFHE\XWLOL]LQJ
GHVLJQDWHGULJKWVRIZD\VWKDWDOORZIRULQFUHDVHGVSHHGE\SDVVLQJWUDIÀF
Crime Prevention Through Environmental Design (CPTED)–An
approach to deter criminal behaivor through environmental design.
&37('XWLOL]HVIRXUVWUDWHJLHVWRLQÁXHQFHSRWHQWLDORIIHQGHUGHFLVLRQV
preceding criminal acts: Surveillance, Access Control, Territorial
Reinforcement, and Maintenance. For more detailed information
regarding the strategies see page 106 of this plan.
cross access– An vehicular access point from one private property to
another without the need to enter the public right-of-way.
dedication (see also Reservation) – The transfer of private property and
acceptance by any government for public ownership and use.
design guidebook – A guideline regarding the architectural appearances
of buildings or other improvements
Façade Improvement Program–An public or private initiative to
improve the appearance of building fronts along public streets through
cosmetic upgrades.
gateway – An entrance point along a corridor that represents the
approach of a destination.
DRAFT
113
Golden Mile Alliance²$ORFDOO\FQRQSURÀWRUJDQL]DWLRQPDGH
of Golden Mile residents, property owners and business owners working
to enhance, promote and preserve the vitality of the Golden Mile.
multi-way boulevard–A broad two-way multi-lane thoroughfare
providing multi-modal transportation alternatives with a landscaped
median and pedestrian improvements.
greenway–An open space conservation area or parkway that
provides active and passive recreational activities as well as alternative
transportation routes for pedestrians and bicyclist.
LQÀOOGHYHORSPHQW– Development or redevelopment of land that has
been bypassed, remained vacant and/or is underused as a result of urban
development expanded outward.
interior parking lot landscaping – A Land Management Code (LMC)
provision that requires a percentage of parking lots to be landscaped by
utilizing ornamental plantings and shade trees. See Section 605(g)of the
LMC.
The Land Use Article of the Annotated Code of Maryland- A State
statute that enables local jurisdictions with land use planning authority.
Land Management Code (LMC) – The land development code
established in 2005 by the City of Frederick.
Neighborhood Advisory Council (NAC)– A forum for residents to
become involved in identifying and recommending positive changes to
improve their neighborhoods by enhancing communications with elected
RIÀFLDOV7KH&LW\RI )UHGHULFNFRQWDLQV1$&DUHDV
passive use recreation (see also active use)- Parks, open space or
UHFUHDWLRQDORSSRUWXQLWLHVZLWKRXWSOD\LQJÀHOGV7KHVHIDFLOLWLHVJHQHUDOO\
contain trail ways for hiking, biking, picnicking etc.
reservation (see also dedication)- The allocation of private property to
be transferred and accepted by any government for public ownership and
use at a later date.
low-income families - Families that earn less than 30 percent of the
median household income. (U.S. Department of Housing and Urban
Development)
safety island²$QDUHDZLWKLQDURDGZD\ZKHUHYHKLFXODUWUDIÀFLV
prohibited for the protection of pedestrians.
mixed-use – A building or development designed to encourage a
diversity of land uses.
moderate-income families - Families that earn less than 50 percent of
CITY
natural channel design - The creation of a stable dimension, pattern,
DQGSURÀOHIRUDVWUHDPW\SHDQGFKDQQHOPRUSKRORJ\DSSURSULDWHWRLWV
landform and valley, designed such that over time, is self-maintaining,
PHDQLQJLWVDELOLW\WRWUDQVSRUWWKHÁRZDQGVHGLPHQWRI LWVZDWHUVKHG
without aggrading or degrading. (U.S. Fish and Wildlife Service)
public art – any visual work of art displayed as a focal point and
intended for the enjoyment of the general public.
Low Impact Development (LID)–The management of stormwater
runoff by utilizing on-site natural features to protect water quality.
114
the median household income. (U.S. Department of Housing and Urban
Development)
setback– the minimum or maximum distance required between any
building or structure and the street right-of-way or lot line.
FREDERICK
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OF
APPENDIX
shared use path– A path physically separated from motorized vehicular
WUDIÀFE\RSHQVSDFHRURWKHUEDUULHUWKDWDFFRPPRGDWHVSHGHVWULDQV
bicyclists, or other nonmotorized modes of transportation.
slip ramp – A road junction that uses an existing highway interchange to
access more than one local roadway.
Small Area Plan – A neighborhood-level plan that addresses land
use, transportation and a variety of other topics. For each plan, a
committee of residents, property owners and business owners provide
QHLJKERUKRRGUHFRPPHQGDWLRQVWRFLW\SODQQHUVDQGORFDORIÀFLDOV7KH
goal of a Small Area Plan is to enhance the quality of life in each distinct
community.
private street right-of-way that contains sidewalks, street furniture,
landscaping and trees, awnings, marquees, signs and lighting.
The Avenue or parallel road–A private or public right-of-way created
WRHIÀFLHQWO\DFFRPPRGDWHPXOWLPRGDOWUDQVSRUWDWLRQWKURXJK'LVWULFW
A of the Golden Mile.
walkability – The extent to which the built environment accommodates
the presence of people living, visiting and enjoying spending time in an
DUHD7KHTXDOLW\RI VLGHZDONVSDWKVVDIHW\FRQGLWLRQVYHKLFXODUWUDIÀF
and the mixture of land uses affect a pedestrian friendly atmosphere.
stream buffer – An area of land with natural or planted vegetation
located between a body of water and any area of potential development.
street hierarchy ²$V\VWHPRI URDGFODVVLÀFDWLRQVDFFRUGLQJWRWKH
demand and purpose they serve.
street, arterial – Provides the highest level of service at the
greatest speed for the longest uninterrupted distance, with some
degree of access control.
street, collector – Provides a less highly developed level of
VHUYLFHDWDORZHUVSHHGIRUVKRUWHUGLVWDQFHVE\FROOHFWLQJWUDIÀF
from local roads and connecting them with arterials.
street, local&RQVLVWVRI DOOURDGVQRWGHÀQHGDVDUWHULDOVRU
collectors; primarily provides access to land with little or
no through movement.
streetscape– An area that abuts or is contained within the public or
DRAFT
115
Golden Mile Property General Survey – 2010
The Golden Mile General Survey was up for the month of May 2010
and allowed citizens to voice their views on the Golden Mile. The City
received 759 survey responses.
Golden Mile Comment Map – 2010
The Golden Mile Comment Map was up for the month of May 2010 and
DOORZHGFLWL]HQVWRSODFHFRPPHQWVRQWKHPDSLQVSHFLÀFDUHDV2QFH
a comment was posted, others could view the comments as well. This
forum received nearly 100 comments.
S U P P O RT
RT I N G
RESOURCES
2010 Comprehensive Plan
This overarching plan is a guide for the City on where and how to grow
during the next 20 years. This plan was approved by the Board of Aldermen
on November 19, 2009.
Golden Mile Property Owner’s Survey – 2010
Sustainable Practice Action Plan – 2009
The Draft Sustainable Initiatives Action Plan has broad policies that will
guide the City in efforts to become a more sustainable community. These
policies and action items were approved by the Mayor and Board of
Aldermen to give staff direction on multiple work programs. The action
plan was adopted by the 59th Administration on April 16, 2009
The following information is available on the Economic Development’s
website at http://www.businessinfrederick.com/. Once at that website go
WRWKHUHSRUWVVHFWLRQWRÀQGWKHIROORZLQJUHSRUWV
The Golden Mile Property Owner Survey was mailed to every property Golden Mile Retail Report – June 2009
owner along the Golden Mile. The City received responses from 41
Retail Shopping Center List - 2008
property owners.
Golden Mile Brochure
Golden Mile Property Business’ Survey – 2010
The Golden Mile Business Owner Survey was mailed to every property Golden Mile Revitalization District and Tax Credits
owner along the Golden Mile. The City received 66 property business Frederick County Transit Services
survey responses.
116
CITY
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APPENDIX
Photos:
Pedestrian and Bicycle Information Center Image Libarary: http://www.
pedbikeimages.org/
Kilduffs Maryland Motels: http://www.kilduffs.com/MarylandMotels.
html
DRAFT
117
Pprepared By:
The
City of Frederick
Planning Department
140 West Patrick Street
Frederick, Maryland 21701
Telephone: 301.600.1499
Fax: 301.600.1837
www.cityoffrederick.com/departments/planning/planning.htm

Golden Mile Small Area Plan

Transcription

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