City of Cambridge DEPARTMENT OF PUBLIC WORKS PLANNING & ZONING 1025 Washington St. Cambridge, Maryland2 21613 ARILAND-I6B Telephone: 410-228-1955 Fax: 410-228-3814 Planning Commission Meeting - March 4th 2025 The City of Cambridge Planning Commission will conduct an in-person meeting on Tuesday, March 4th, 2025 at 6:00 p.m. at Council Chambers, 305 Gay Street. Commission Members 1. Mary Losty (Dorchester County), Chair 5. Robin Stanley (Ward 4) 2. William (Bill) Craig (Ward 1) 6. George Brown (Ward 5) 3. Chan' Tay Nelson (Ward 2) 7. Matt Pluta (Mayor Appt.) 4. Eugene (Gene) Lauer (Ward 3) City Attorney: Patrick Thomas, P.A. Streaming / Webex TOWNHALISTREAMS The meeting will be streamed live on Town-alStreams.com tp/fownhalsitremscon The conference call-in instructions are: Dial in: (848)- 777-1500# Access code: 83256# Webex Meeting link: htps/elyofambidgemdwebexcom/ehvelabpoleambiosemdhphpMID-mct0gZha483470de74 9128da2a1 Meeting number:2559 419 7877 Meeting password: mhAqWVM8b36 Planning Commission Agenda 1.) Call to Order 5.) Approval of the Minutes 9.) Staff Comments 2.) Roll Call 6.) New Bus. & Public Hearing 10.) Commissioner Comments 3.) Moment of Silence 7.) Old Business / Pub Hearing 11.) Chair Comments 4.) Adoption of the Agenda 8.) Citizen Input 12.) Adjournment Old Business and Public Hearing 1.) PZSPR 24-0001 24-SPR-01 = Signage for Zaxby's - Preliminary Stage = The site and the design were approved. The applicant is seeking approval for their Sign Plan proposal. 2.) PZPS 25-0001 25-PS-01 Kearsarge Energy Leonard's Lane Community Solar. Preliminary Stage approval is requested for the 19.502 acre Community Solar site. 3.) PZPS 25-0002 25-PS-02 CWDI Cambridge Harbor Site - Preliminary Stage - approval is requested for 'horizontal infrastructure" only. Work will continue on a detailed comprehensive form-based code that must include this horizontal infrastructure. 4.) Adopt the Planning Commission's Rules and Procedures. New Business and Public Hearing 1.) PZCS 25-0001 25-CS-01 - Queenstown Bank - Concept Stage - Queenstown Bank is requesting Concept Stage approval for their site and design from the Commission. * This agenda is subject to change. The final agenda will be approved at the Hearing. 00 - 6o - - € - - : B - 85 - 9 à - - S! 22 1 I I : 1. a - 4 9 a a 9 E I - E I 35 : - < 8 B 5 : 88 6 S a En o A $ 9 e 3 et 8 E s 3 a D I a - - E / - - e A - I a 3 / - N 2€ -8S 6 f & - f a 2c - - 69 - - - & K5 $29'81 a 5 - S E 19 .82 D - A .9'9 ZIL C 0 6L - 8 : 8 N 3 E6 : SI 2 ei I - I 3 à - 01 % 1 9€ - : a 21 L 94'12 .9'81 36 B - .9VL & HS E C - - Lu Lu 8 P 96 8 .1 81 96 ZE 81 - - CITY OF CAMBRIDGE PLANNING COMMISION STAFF REPORT ARTANDI a Planning and Zoning Department MEETING DATE: Tuesday, March 4th, 2025: 6:00 PM. APPLICATION NO: PZPS 25-0001 Preliminary Stage Approval - Kearsarge Energy eonard' S Lane Community Solar Nature of Request: The applicant proposes to construct a 750 kilowatt Community Solar Energy System on approximately 19.502 acres of land that fronts Leonard's PRELIMINARY Lane. Of this, approximately 2.41 acres will be devoted specifically to solar panels. STAGE Nearly 7.20 acres is devoted to a combination of solar panels and surrounding open APPROVAL space. Approximately 10.43 acres of the site includes land that will be permanently placed in a "Forest Conservation" easement. As a Community Solar system that is sited on a wooded lot of ten or fewer acres and adheres to the "Forest Conservation Ordinance, the proposal is permissible. CURRENT Residential (R) = Special Exception Subject to Conditions ZONING (SC) DISTRICT: Applicant has obtained their Special Exception from the Board of Appeals APPLICANT: Kearsarge Solar, LLC PROJECT Brian D. Herrmann; Director MANAGER: City of Cambridge Planning and Zoning Department BACKGROUND INFORMATION: Prior to requesting Preliminary Approval, the applicant took this proposal to the Board of Appeals and was granted a Special Exception (with no additional conditions regarding the proposed land use). The proposed project is located off of Leonard's Lane. It includes a very thorough site plan. The overall property is 19.502 acres. Of this, 2.41 acres will be devoted to solar panels. 7.20 acres are devoted to the panels and the surrounding open space. 10.43 acres of the site includes land that will be placed in a forest conservation easement. While the proposed lot was once vacant, it is now forested. Recçent changes to the City's standards now permit a Community Solar Energy System to be located on a wooded lot provided: it complies with the Forest Conservation Ordinance of the City or State whichever is the more restrictive) AND the total clearing area of the 'wooded lot" shall not exceed a maximum of ten acres. The Leonard's Lane Community Solar project not only meets these standards, but also adheres to all of the other provisions that are required for such a proposal. Application No. PZPS 25-0001 - Preliminary Stage Approval - Kearsarge Energy Leonard's Lane Community Solar Planning Commission: Tuesday, March 4", 2025 Page 2 of 7 PROPOSED REVIEW BY THE ENGINEERING DEPARTMENT: The City's Engineering Department has reviewed this submittal. They communicated that submittal was very complete, and only conveyed a few comments, which staff will require prior to final approval. 1. A Stormwater management plan that identifies stormwater management of both a 10 and 100 year storm will need to be submitted prior to the final approval, preferably at the preliminary review. 2. As mentioned in the plans, an update to, or new, Non-Tidal wetlands permit will be required. GENERAL REVIEW BY THE PLANNING AND ZONING DEPARTMENT: As required, the applicant will submit a Category 1 Site Plan, Landscaping Plan, Screening Plan, and Decommissioning Plan to the Planning and Zoning Department at the Preliminary Approval stage. General Planning and Zoning standards that are communicated by the applicant include: 1. Soil Type which is conducive to operating a solar façility 2. State and Federal wetland permits - to be secured as required 3. Adherence with the City's Forest Conservation Ordinance 4. Siting Requirements, including: the total height of the solar array is 12 feet no view shed is impacted, as the facility is not visible from the public right of way the project is not located on a scenic by-way the location is not prime farmland wetland impacts meet State regulations, and the site is not located in a Historic Preservation District. 5. Aviation Analysis: The site is 3.2 miles from the nearest airport. No glare analysis is required. 6. Visual impact Analysis: provided on the Screening and Landscaping Plan. 7. Screening. The project is screened from public view and includes a 75' buffer of natural vegetation. 8. A Screening and Landscaping Plan has been provided by a Landscape Architect. 9. The existing natural forest vegetation at the site will serve as required "landscaping" and "screening". 10. The required 75' buffer is shown on the plan. It consists of natural vegetation that is "beneficial habitat". 11. Seed mixtures are provided. Stabilization seed mix that is located outside of the 75' Buffer shall be reviewed and approved by State agencies as part of the Sediment and Erosion Control Plan. A flowering seed mix (ERNMX- 147) is to be overseeded with the stabilization seed mix in areas outside of the security fence. SPECIFIC REVIEW BY THE PLANNING AND ZONING DEPARTMENT: Decommissioning Preparation The first step in the decommissioning process would be to assess existing site conditions and prepare the site for demolition. Access roads, fencing, electrical power, and other facilities will temporarily remain in place for use by the decommissioning workers until no longer needed. Demolition debris will be placed in temporary onsite storage area(s) pending final transportation and disposal and/or recycling according to the procedures listed below. Permits and Approvals Appropriate applications for approvals and permits would be submitted, approved and issued prior to decommissioning activities. The City of Cambridge's approval of the decommissioning and reclamation Application No. PZPS 25-0001 - Preliminary Stage Approval - Kearsarge Energy Leonard's Lane Community Solar Planning Commission: Tuesday, March 4+, 2025 Page 3 of 7 of the site shall be required, subject to consultation with and approval from the appropriate State agencies having authority, such as the Maryland Department of the Environment and the Public Service Commission. Erosion Control Prior to commencement of decommissioning activities, erosion control measures would be implemented. The type and extent of these measures would be dictated by the regulatory requirements at the time of decommissioning. Health and Safety A Health and Safety Plan will be developed prior to decommissioning activities. The plan will be designed to ensure the public's safety during decommissioning. A Health and Safety Manager will be assigned to the decommissioning activities to provide worker training and health and safety monitoring. PV Equipment Removal and Recycling During decommissioning, project components that are no longer needed would be removed from the site and recycled or disposed of at an appropriately licensed disposal facility. Above PV module supports will be removed. The demolition debris and removed equipment may be cut or dismantled into pieces that can be safely lifted or carried with the onsite equipment being used. The debris and equipment will be processed for transportation and delivery to an appropriately licensed disposal facility or recycling center. Modules will be recycled in accordance with the current recycling program. No hazardous materials or waste will be used during operation of the solar facility, and disposal of hazardous materials or waste will not be required during decommissioning. Power Components The inverters, transformers, and switch gear will be dismantled and recycled. The cast-in-place concrete foundation will be broken up, removed and recycled unless requested to remain in place by the property owner. The overhead equipment and conductors of the system will be removed and the poles and pole foundations will be removed. Aluminum and copper from the conductors will be recycled or removed from the site to an appropriately licensed disposal facility. Roads Access roads will remain in place to accomplish decommissioning at the end of the project's life. At the time of decommissioning, if the property owner determines that some of the roads will be beneficial for future use of the site; those roads may remain after decommissioning. Roads that will not be used will be restored to their pre-construction conditions (The area of the roads will be graded, consistent with existing land contours). Fencing Project site perimeter fencing may be removed at the end of the decommissioning project. Since the project site is not currently fenced, this includes removal of all posts, fencing material, gates etc. to return the site to a pre-project condition. The property owner may choose to have the fence remain in place. Site Restoration Once removal of all Project equipment is complete, compacted portions of the site (area beneath the transformer pad and any removed access roads) will be fluffed with a backhoe bucket and graded level Application No. PZPS 25-0001 - Preliminary Stage Approval - Kearsarge Energy Leonard's Lane Community Solar Planning Commission: Tuesday, March 4", 2025 Page 4 of 7 with existing contours. The areas to be backfilled include excavations that were created during the demolition of foundations and removal of gravel areas. Backfill will be with native onsite material. The vegetative cover of each array will be left in place and allowed to grow to natural, unmaintained conditions. We assume that at the time of removal of the system, the vegetative cover will be in good condition. If, upon inspection, the vegetative cover of the area is not in good condition, a restoration process will be prepared and submitted to the owner for approval. Future Land Use While the decommissioning plan is based upon the site being returned to a condition consistent with pre- construction use, the actual activities involved in the facility closure would depend on the future use of the property by the owner. Certain facility equipment may be utilized for future uses, such as electrical facilities, roads, and drainage features. Therefore, the actual extent of site closure activities would be determined at the time of the closure. Visual Impact Analysis The solar facility, accessory structures, and equipment will not be directly visible from neighboring properties or public streets. The driveway serving the solar facility site and its security fence will be visible but will not be out of place and will be unobtrusive. The placement of the facility well back from the public right of way helps to blend the view of the site with the forest cover. The fence surrounding the oil tank on the surrounding property (south) and the utility poles adjacent to the north property line do not adversely affect the visual impact of the area. The large loblolly trees along the street front are the dominant feature on the landscape as is the large multi-use building to the north of the site. Landscape Plan and Screening The solar facility is to be built well way from the public right of way or adjacent properties. A forested buffer at least 75' in depth is shown on the plan and in some locations the buffer will be as much as 200'. Tree species in the 75' buffer include red cedar, loblolly pine, sweet gum, black locust and mulberry and other native volunteer species. Maintenance of the 75' buffer is included in the Vegetation Management Plan that is part of this plan set. This plan includes pollinator planting outside of the array area and is to be cleared to prevent shade on the array. DECOMMISSIONING PLAN: The purpose of this Decommissioning Plan is to establish the approach to conduct decommissioning activities for the permanent closure of the Project. The facility is intended to operate for 25 or more years. This Plan describes the approach for removal and/or proper abandonment of the facility and equipment associated with the Project and describes anticipated land restoration activities to take place following the end of the Project's life. The Decommissioning Plan covers the following elements. 1. Removal of solar module structures and all appurtenant equipment; 2. Removal of overhead poles and above ground electrical lines within the project site; 3. Removal of the on-site switchgear, as applicable; 4. Restoration of disturbed soil on the site to a condition consistent with the predevelopment conditions; Application No. PZPS 25-0001 - Preliminary Stage Approval - Kearsarge Energy Leonard's Lane Community Solar Planning Commission: Tuesday, March 4th, 2025 Page 5 of 7 5. Restoration or reclamation of the project's roads to their pre-construction condition unless the City requests to retain the improved roads for access throughout the land owner's property; 6. Documentation of the pre-construction condition of the project site, including photographic record, will be collected by the property owner. Summary of the construction process for the Solar Facility The proposed Project includes the installation of approximately 1,890 PV modules. The PV modules will convert sunlight into DC electricity. The PV-generated DC power will be collected from each of the multiple rows of PV modules and conveyed to inverters. The inverters will convert the DC power to AC power, which will then flow to transformers that convert the output of the inverter to 12.47 kV where the power will be delivered to the regional electrical grid. Construction of the proposed project will include stabilizing the construction entrances/exits and roadways and establishing the parking and staging areas for vehicle and equipment storagelaydown and maintenance. The laydown areas will be used for pre-assembly of components and materials storage/staging. These areas will also provide construction worker parking. The site access roads will remain in place for the operational phase of the Project. The solar array' will have a 7 foot high chain link perimeter fence with entry gates. The solar array will have transformers and switchgear mounted on a poured in place concrete foundation. PV modules to be installed will be ground-mounted in rows. Each row of PV modules will be mounted on posts that are driven in the ground. The panels will be installed with single-axis tracker racking capable of tracking the path of the sun during daylight hours. Each row will be separated by approximately 10 feet to eliminate shading of one row upon next. Site preparation will be conducted in accordance with the plans submitted by the Owner and approved by the City of Cambridge. Project Decommissioning and Recycling The activities involved in the facility's closure will depend on the expected future use of the site. The property owner has the option to request removal of the project. Assuming the project will be removed, certain facility equipment and features may be left in place for future uses, such as roads, and drainage features. The key Project components to be affected by decommissioning activities are discussed below. In general, decommissioning would attempt to maximize the recycling of all facility components. The individual Project components to be decommissioned will be recycled to the maximum extent practicable or removed from the site and disposed of at an appropriately licensed disposal facility. The general decommissioning approach would be the same whether a portion of the project or the entire project would be decommissioned. Decommissioning Cost The scope of work includes the removal, recycling and disposal of system components. The cost estimates for disposal requirements are based on current costs and regulations. The majority of equipment and materials are recyclable. Labor and equipment represent the majority of the costs. Assumptions: System equipment including inverters, transformers and switchgear to be removed from the irrespective concrete pads and recycled or returned to their manufacturer for processing. Application No. PZPS 25-0001 - Preliminary Stage Approval - Kearsarge Energy Leonard's Lane Community Solar Planning Commission: Tuesday, March 4", 2025 Page 6 of 7 Chain-link fencing to be removed and sold or recycled. PV Modules to be recycled. Racking system to be cut, stacked, and recycled. The concrete pads will be recycled or removed. AC and DC wiring will be consolidated for recycling. On site power poles and medium voltage wiring shall be removed. Reseeding shall occur as necessary. Future costs are based on a 2.0% annual inflation escalator over 25 years. Component, / Activity 2024 Cost 2049 Cost Labor Cost $10,522 $17,262 Restore, Loam, and seed $7,125 $11,689 Equipment and Shipping $3,836 $6,293 Scrap Value ($11,681) ($19,163) Net Total: $9,802 $16,081 SUPPORTING DIAGRAMS, ILLUSTRATIONS & TABLES: See materials provided by the applicant. STAFF RECOMMENDATION: The Planning and Zoning Commission voted to approve the staff's recommendation to proceed to the Board of Appeals to request a Special Exception permit regarding this use. This permit was granted. The proposal is extensive and thorough. Staff believes the applicant has appropriately addressed all necessary items for Preliminary Stage Approval and the Planning Commission should grant the request. Application No. PZPS 25-0001 - Preliminary Stage Approval - Kearsarge Energy Leonard's! Lane Community Solar FAIDO - , U - - a 2 3 a 9 6 a 887 A - / - A o E - - a E 6 la - - & = - E I 3 a y - - E E - * r 5 hf N SF HI ya4 I 5 15 u - a a - Abe 131 6 8o 6 / - FAIDGR - - 1V - 1 - CITY OF CAMBRIDGE PLANNING COMMISION STAFF REPORT a Planning and Zoning Department ARTLANDE 1664 MEETING DATE: Tuesday, March 4th, 2025: 6:00 PM. APPLICATION NO: PZPS 25-0002 - Preliminary Stage Approval - Cambridge Waterfront Dev. Horizontal Infrastructure Nature of Request: The applicant, CWDI is requesting (conveying to the City) that they wish to continue work on the horizontal infrastructure for the proposed PRELIMINARY development site. This is planning only, for infrastructure that will be highly flexible to STAGE changes in the above ground (vertical) proposal. No physical work will take place. APPROVAL In addition, CWDI has submitted a draft Form Based Code (Regulating Plan) as well as a series of potential text amendments to the staff. Staff feels confident that this is the first step towards a Development Plan that the Planning Commission will feel comfortable with and approve. Finally, two meeting dates per month have now been established between the staff and CWDI's design team, ensuring that work will continue in a progressive and expedient manner. CURRENT ZONING Institutional (), Open Space (OS), with Mixed Use Waterfront Overlay DISTRICT: APPLICANT: CWDI, Cambridge Waterfront Development Incorporated PROJECT Brian D. Herrmann; Director MANAGER: City of Cambridge Planning and Zoning Department BACKGROUND INFORMATION: The applicant, CWDI is requesting (conveying to the City) that they wish to continue work on the planning of their horizontal infrastructure for the proposed development site. This is planning work only, for infrastructure that will be highly flexible to changes in the above ground (vertical) proposal. No physical work will take place. In addition, CWDI has submitted a draft Form Based Code (Regulating Plan) as well as a series of potential text amendments to the staff. Staff feels confident that this is the first step towards a Development Plan that the Planning Commission will feel comfortable with and approve. Finally, two meeting dates per month have now been established between the staff and CWDI's design team, ensuring that work will continue in a progressive and expedient manner. Application No. PZPS 25-0002 - Preliminary Stage Approval - Cambridge Waterfront Dev. Horizontal Infrastructure Planning Commission: Tuesday, March 4th, 2025 Page 2 of 7 REQUIREMENTS IN THE UNIFIED DEVELOPMENT CODE: S 4.3 Overlay Districts 5 4.3.1 Mixed Use Waterfront Overlay District - Purpose The Mixed-Use Waterfront Overlay district is established to: A. Allow the development and improvement of waterfront parcels within the City that are of substantial citywide significance. B. Encourage flexibility in the land uses permitted and require that, where residential development is proposed, a substantial mix of non-residential uses also and concurrently be provided as the principal element of the development plan. C. Protect and enhance the underlying natural and recreational resource value of the land and open spaces and to create and guarantee the improvement of public spaces of citywide significance. D. Assure effective control over the phasing, location, type, and arrangement of uses appropriate to the Mixed-Use Waterfront Overlay District such that development and improvement of public open space(s) is part of the first phase of development. E. Cultivate a clear and consistent image for new development within the district. F. Bring about a general physiçal improvement of lands in the district through coordinated and comprehensive development. G. Promote the integration of new streets, circulation patterns, and recreational spaces into the City's existing settlement pattern. H. Ensure that any proposed waterfront development provides public access along the waterfront that is scaled to and appropriately sized in relation to the proposed structure(s) that may lie adjacent to such public access ways. I. Promote the public welfare and otherwise achieve the intent of this Ordinance. $ 4.3.2 District Boundaries The boundaries of the Mixed-Use Waterfront Overlay district are indicated on the Official Zoning Map. 5 4.3.4 Development Plan The application for mixed-use project shall include an overall Development Plan, drawn to an acceptable scale, which shall show: A. Existing topography and existing significant natural features. B. Proposed street, sidewalk, and overall circulation system and parking facilities including approximate location of points of ingress and egress to existing public streets and highways. C. All existing easements of any kind. If easements are to be granted, a separate and preliminary easement plat shall be provided. Application No. PZPS 25-0002 - Preliminary Stage Approval - Cambridge Waterfront Dev. Horizontal Infrastructure Planning Commission: Tuesday, March 4", 2025 Page 3 of 7 D. The number of construction phases proposed, if any, with the plan showing the approximate boundaries of each phase, and the proposed completion date of each phase. E. A tabulation of total number of acres in the project and the percentage thereof proposed to be devoted to the various dwelling types, commercial uses, other non-residential uses, off-street parking, streets, parks, and other reservations. F. Proposed buildings and structures with dimensions, setbacks and heights designated including floor areas of all non-residential buildings and the proposed use of each. G. Approximate location and size of recreational areas and other open spaces and proposed reservations for parks, recreational facilities and/or open spaces. H. Existing vegetation, proposed removal of vegetation, proposed replacement of vegetation and monuments. I. Proposed lot layout. J. Architectural elevations in color including at least one presentation board of no smaller than twenty- four (24) inches by thirty-six (36) inches. K. Residential densities and use types for each residential area and overall tract density. L. A statement describing the proposed stormwater management, water supply and sewerage disposal facilities and systems. M. A statement of the method intended to be used to assure that a consistent and compatible image for new development will be developed within the district, including architectural design, signage, and typical sections for streets and sidewalks. N. A statement of the method intended to be used to assure perpetual maintenance to be applied to those areas to be used for recreational or other common or quasi-public purposes. O. A: statement demonstrating the market demand for the Project and projected time frame for build- out including a phasing plan if applicable. 5 4.3.5 A. Permitted Uses, Special Exception Uses A. All uses permitted by in the Downtown Waterfront Development districts shall be permitted by right in a Mixed-Use Waterfront Overlay district, except as qualified in subsection E below and subject to the uses permitted in the particular subdistrict(s) as determined by the Planning Commission as set forth in 5 4.3.6. B. All uses permitted by special exception in the Downtown Waterfront Development district(s), shall be permitted by special exception in a Mixed-Use Overlay District, except as qualified in subsection E below and subject to the uses permitted in the particular subdistrict(s) as determined by the Planning Commission as set forth in S 4.3.6. C. No building or use shall occupy al location other than indicated on the approved Development Plan. D. All changes in land use and use locations, or other material changes, shall require amendments to the Development Plan and the approval by the Planning Commission of such amendments as noted in $ 4.3.7. Application No. PZPS 25-0002 - Preliminary Stage Approval - Cambridge Waterfront Dev. Horizontal Infrastructure Planning Commission: Tuesday, March 4th, 2025 Page 4 of 7 E. The following uses shall be prohibited in a Mixed-Use Overlay Cistrict: services for animals or vehicles. drive-thru, institutional (excepting museums), industrial, interment, convenience, large scale medical or manufacturing. and power generating uses. 5 4.3.6 A. Dimensional Requirements A. The dimensional and density and yard and bulk requirements applicable to the six (6) Downtown Waterfront Development district subdistricts (5 4.4.5) as determined by the Planning Commission given the similarities of the proposed development to those subdistricts and any adopted guidelines shall govern development of a Mixed-Use 102 Waterfront Project except, where deviations are authorized or required by the Planning Commission. $ 4.3.7 A. Procedures for Approval of Development Plan A. In reviewing the application, the Planning Commission shall consider the purposes of the Mixed-Use Waterfront Overlay district with a view toward achieving the maximum public benefit of development particularly as it relates to physical and visual access of the public to and along the waterfront. To this end the Commission shall consider the mix of land use activities, the location of buildings, parking areas, and other features with respect to the topography, views of and to the water, the efficiency, adequacy, and safety of the proposed layout of internal streets, sidewalks, bikeways; the adequacy and location of the publicly accessible open areas provided; the location and screening of parking lots, dumpsters, above grade utilities, loading areas: the consistency in building patterns, architectural styles, and signage; the compatibility of the Mixed-Use Waterfront Project with the City as a whole, the relationships between and compatibility among the different uses proposed and the means shown for buffering any incompatible uses from each other; the adequacy of documents concerning the ownership and maintenance of the common areas and open space lands; and such other matters as the Planning Commission may find have a material bearing upon the stated purposes of the Mixed-Use Waterfront Overlay district. B. If the Planning Commission finds that a proposed Development Plan meets the purposes and standards of these regulations, it shall approve the Development Plan. If the Planning Commission finds the Plan fails to meet the purposes and standards of these regulations it shall deny the Plan. C. After the Planning Commission has approved a Development Plan, application may be made for the approval of a subdivision plan for all or part of the area included in the Development Plan, subject to the requirements of City subdivision regulations set forth in this Ordinance, and/or application may be made for the approval of a Site Plan; also subject to the requirements of the Ordinance. D. Any departure from the proposed Development Plan without approval by the Planning Commission shall be cause for revocation of the approved Mixed-Use Waterfront Project application and any permits approved. Any material change proposed to an approved Development Plan shall be submitted for approval in accordance with this section. At minimum, material change shall include change in the following: 1. The proposed use of any portion of the land, including open space. 2. The configuration or layout of any public open spaces, access ways, and/or acreage along or adjacent to the water. Application No. PZPS 25-0002 - Preliminary Stage. Approval - Cambridge Waterfront Dev. Horizontal Infrastructure Planning Commission: Tuesday, March 4th, / 2025 Page 5 of 7 3. Residential density and use types (reductions in density of up to ten percent (10%) shall not be considered material). 4. Overall tract density types reductions in density of up to then percent (10%) shall not be considered material). 5. Street or sidewalk layout and entrance locations (minor alignment changes shall not be considered material). 6. The use of buffering, screening, landscaping, and other means of separating different and incompatible land uses from each other (minor changes necessitated by detailed engineering considerations in site design shall not be considered material). 7. Overall architectural style and building patterns, and the layout of buildings on lots (minor changes necessitated by detailed engineering considerations in site design shall not be considered material). SUPPORTING DIAGRAMS, ILLUSTRATIONS & TABLES: See materials provided by the applicant. STAFF RECOMMENDATION: Staff feels that the Planning and Zoning Commission should provide the applicant with Preliminary Stage Approval of their horizontal infrastructure plan, recognizing that only site planning work is taking place at this time, and will continue to take place. Once staff agrees that an appropriate Development Plan has been submitted (with form-based standards or a regulating plan) further work may commence. Application No. PZPS 25-0002 - Preliminary Stage Approval - Cambridge Waterfront Dev. Horizontal Infrastructure Planning Commission Rules of Procedure Section 1. Election of Officers On an annual basis, the Planning Commission shall elect from its membership a Chairperson and a Vice Chairperson at its January meeting. The Chairperson shall preside over Planning Commission meetings and carry out the duties and powers set forth elsewhere in these Rules. The Vice Chairperson shall carry out the duties of the Chairperson in the Chairperson's absence. A. Beginning in January 2026, terms of the Planning Commission' s officers shall be for one (1) year, with eligibility for reelection for up to three (3) additional consecutive terms in a particular office. B. A member shall make a motion to discuss the election of officers, and upon completion of that discussion, members shall vote for Chairperson. The individual receiving the most votes cast by the members present and voting shall be the Chairperson. C. Subsequent to the vote for Chairperson, a vote for Vice Chairperson shall be made. The individual receiving the most votes cast by the members present and voting shall be the Vice Chairperson. D. If the Planning Commission fails to elect a Chairperson, the City Council may appoint a Chairperson. E. The member with the longest tenure shall serve as Chairperson upon the absence of both the Chairperson and Vice Chairperson. Section 2. Regular Meetings Regular meetings shall be held in the City Council Chambers at 6:00 p.m. on the first Tuesday of each month and shall be open to the public; provided, however, that the Planning Commission reserves the right to reschedule its meetings as necessary and to meet in closed session, each to the extent permitted by the Maryland Open Meetings Act. A. Staff shall endeavor to provide a packet consisting of an agenda, items for discussion, and items requiring action to all members a minimum of one (1) week prior to the meeting. B. During its regular meetings, the Planning Commission shall consider all matters properly brought before it, and ai record of every such hearing, including the applications, decisions, and opinions, if any, shall be maintained on file for public inspection. C. Other matters for discussion may be heard at the discretion of the Chairperson or upon a majority vote of the members present and voting D. The Planning Commission may cancel the regular meeting. Notice of such cancelation and rescheduling, where applicable, shall be published in the local newspaper and promptly posted on the City's website. Section 3. Special Meetings Special and/or emergency meetings may be called by Staff, in consultation with the Chairperson, or the Vice Chairperson, in the Chairperson' S absence. A. Written notice of such meetings, with a packet consisting ofan agenda, items for discussion, and items requiring action, shall be provided to all members as soon as practicable, but in no event less than twenty-four (24) hours prior to the meeting. B. Notice ofthe Special meeting, with the agenda, shall be promptly posted on the City's S website. Section 4. Notice of Meetings A. Notice of a Regular meeting, with an agenda, shall be published in a newspaper of general circulation in the City at least fifteen (15) days prior to the meeting date and on the City's website at least one (1) week prior to the scheduled meeting date. B. Notice of a Special meeting, with an agenda, shall be posted: 1) on the City's website, at least seventy-two (72) hours prior to the meeting; and 2) in a newspaper of general circulation in the City, to the extent practicable. C. The agenda for both Regular meetings and Speçial meetings shall be set by Staff. Section 5. Cancellation of Meetings A. Staff, in consultation with the Chairperson, or the Vice Chairperson, in the Chairperson's absence, may, decide to cançel a Regular meeting or a Special meeting. Notice of the cancellation and potential rescheduling shall be posted: 1) on the City's website as soon as practicable; and 2) in a newspaper of general circulation in the City, to the extent practicable. Section 6. Quorum A quorum shall consist of at least four (4) members. A. A quorum must exist for a meeting to be called. 2 B. Subject to the provisions of Section 7 below, attendance may be in-person, by telephonic communication, or by participation in the remote video meeting platform provided by City staff. C. Ifa quorum does not exist at the time of the scheduled meeting, the members present shall reschedule the meeting. Section 7. Attendance All members shall endeavor to attend Planning Commission meetings "in person. 99 A. Should "in person" attendance not be possible, the member shall notify Staff as soon as practicable, but not less than twenty-four (24) hours prior to the meeting. B. If the member is able to attend the meeting via the City's remote video meeting platform or telephonic communication, then accommodations will be made to permit them to do SO. C. Should a member fail to attend at least fifty perçent (50%) of the Planning Commission's meetings within any twelve (12) month period, Staff, in consultation with the Chairperson and Vice Chairperson, may recommend that the City Council remove the Commissioner in accordance with the provisions ofMd. Code Ann., Land Use $ 2-102. Section 8. Voting Each member in attendance is entitled to cast one (1) vote for each item before the Commission. A. The Chairperson shall entertain amotion and allow for further debate. B. Voting shall bel by voice. C. A tie vote shall result in a failed motion. D. Staff shall record in the minutes the name of any member who recuses themselves and the item ofbusiness for which the reçusal occurred. Section 9. Proceedings A. At a regular meeting, the following shall be the order of business: 1) Call to Order 2) Roll Call 3) Pledge of Allegiance 4) Adoption ofthe Agenda (call for additions, deletions, or modifications) 3 5) Review and action on prior meeting minutes 6) Old Business 7) New Business 8) Staff Comments 9) Public Comment', limited to three (3) minutes per speaker 10) Member Comments 11)Chairperson Comments 12) Adjournment B. Procedure for Public Hearings: 1) For all matters requiring aj public hearing before the Planning Commission, the Chairperson shall impose reasonable time limitations on testimony, and, although formal rules of evidence shall not. apply, the Chairperson shall also impose reasonable limitations on the introduction ofevidence. The orderofproçedure shall ordinarily be as follows: a) The Planning Director shall present the Staff report. b) The applicant, if any, shall present their application, including such evidence and argument as is necessary to support the same. Applicants may testify on their own behalf and maybe represented by an attorney, engineer, or other professional(s). c) Members may offer initial comments and ask questions of the Planning Director and, if applicable, the applicant and their representative(s). d) Members of the public may testify regarding the application. The Chairperson shall establish a three (3) minute time limit on public testimony and advise that unduly repetitive testimony is discouraged. Testimony shall be directed to the Planning Commission as a whole and not to any individual member or Staff. Neither the Planning Commission nor Staff shall be obligated to respond to any public testimony. e) Following public testimony, members may once again ask questions of the Planning Director and, if applicable, the applicant and their representative(s). ""Public Comment" is an opportunity for members of the public to comment on matters within the purview of the Planning Commission. "Public Comment" is not: an opportunity to ask questions ofthe Planning Commission or Staff, and all comments shall be directed to the Planning Commission as a whole and not to any individual member or Staff. Neither the Planning Commission nor Staff shall be obligated to respond to any public comments. 4 f) At the conclusion of all testimony and questioning, the Chairperson shall entertain a motion to approve or disapprove, with or without modifications, postponement ofthe application to a later date for further hearing, or for further deliberations by the members. g) All motions shall allow for debate. h) Ift the matter is continued, it shall be included in the following meeting's agenda. C. Members should make every effort to visit any site that is being considered for action, as this will help to ensure that they have a full understanding and comprehension of the issues at hand. D. The Planning Commission may elect to adjourn to a closed session to obtain legal advice from counsel or to discuss any other matter permitted to be discussed. in closed session pursuant to the Maryland Open Meetings Act, Title 3 of the General Provisions Article of the Annotated Code of Maryland. E. All meetings shall be conducted in accordance with the current edition of. Robert s Rules of Order, except to the extent of any inconsistency with these Rules of Procedure or applicable State or local laws or regulations, in which event the latter shall control. Section 10. Staff duties Subject to the provisions of these Rules ofProceduré, Staff shall have the following duties with respect to the Planning Commission: A. To provide public notices as required by law; B. To prépare and distribute meeting agendas; C. To bethe custodian ofPlanning Commission records; D. To execute Planning Commission decisions and/or enforcement action as necessary; and E. To assist the Planning Commission with issues of urban design. Section 11. Conflict of Interest A. Any member who has an actual, potential, or perceived conflict of interest with respect to a matter before the Planning Commission shall not participate in any discussions, deliberations, recommendations, or decision making regarding such matter. Additionally, such member shall vacate the dais during the Planning Commission's discussion thereof. The member is encouraged to consult with the City's Ethics Commission for guidance as the member deems necessary or appropriate. 5 B. In the event a member is precluded from participation under the grounds set forth in Subsection A above, the member shall announce that they are subject to recusal, and the minutes shall reflect the announcement and the absence oft the member from the participation in the decision- making process of the matter. It is not necessary that a member subject to recusal explain the reasons therefor. C. The provisions of these Rules of Procedure supplement, but do not supersede, the provisions of the City's Ethics Code. Section 12. Record Keeping A written record of all applications, minutes, meeting proceedings, decisions and votes, shall be maintained by Staff within the Planning Department. The Planning Department shall be the Custodian of Records for the Planning Commission: CITY OF CAMBRIDGE PLANNING COMMISSION STAFF REPORT ARTLANDIS Planning and Zoning Department MEETING DATE: Tuesday, March 4", 2025: 6:00 PM. APPLICATION NO: PZCS 25-0001 Queenstown Bank - Concept Stage Nature of Request: Queenstown Bank is proposing to construct a new 1,765 square foot bank building with a 252 square foot canopy and two-lane drive through, as depicted by the CONCEPT site plan. The proposal received a Variance from the Board of Appeals to allow the front STAGE façade of the building to locate thirty (30') feet back from the front property line, as opposed to the prescribed fifty-foot (50') front setback that is required from Route 50 (UDC Table 4, footnote 1). CURRENT ZONING DISTRICT: General Commercial (GC) APPLICANT: Queenstown Bank, Brendon Mullaney (agent) PROJECT Brian D. Herrmann; Director MANAGER: City of Cambridge Planning and Zoning Department BACKGROUND INFORMATION: Queenstown Bank is proposing to construct a new 1,765 square foot bank building with a 252 square foot canopy and two-lane drive through, as depicted by the site plan. The proposal received a Variance from the Board of Appeals to allow the front façade of the building to locate thirty (30') feet back from the front property line, as opposed to the prescribed fifty-foot (50') front setback that is required from Route 50 (UDC Table 4, footnote 1). Staff feels strongly that the traditional" building with a pedestrian courtyard frontage is an ideal solution for the site. In fact, we would like to see similar flexibility permitted with all buildings that front Route 50, as the City's current setback standards are written in such a way that older buildings will continue to be removed and replaced with parking lots. This approach fails to create a vertiçal edge along the street, a critical element (along with street trees) that helps to frame the thoroughfare. GENERAL REVIEW As conveyed above, staff likes the overall design of the building for three primary reasons: 1. The building's setback presents a strong vertical edge along the sides of Route 50 that results in a positive appearance for this wide street. 2. The buildings aesthetics, while not perfect, present a traditional design that is very appropriate for a pedestrian friendly city such as Cambridge. Application No. PZCS 25 0001 - Queenstown Bank Concept Stage Board of Appeals: Tuesday, January 28th, , 2025 Page 2 of 2 3. Siting the parking to the side and rear further assists with establishing a pedestrian oriented streetscape - something that is difficult on such a heavily trafficked thoroughfare. This approach should be considered more often. 4. Staff loves the horizontal siding and vertical board and batten exterior. We feel strongly that this should be comprised of a material such as Hardi-plank or even wood. 5. Staff would continue the horizontal wood or Hardi-plank like base in front of the windows. The glass that is shown is not necessary and contradicts the traditional design. SUPPORTING DIAGRAMS, ILLUSTRATIONS & TABLES: See materials provided by the applicant. STAFF RECOMMENDATION: Staff feels as though this is a superior design for State Route 50, as the building and its flag pole will front the street. With some minor improvements (conveyed above) we believe the City is getting an excellent proposal and the Planning Commission should work with the applicant to iron these items out. 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