Carroll County Board of Zoning Appeals Meeting Summary – October 28, 2025
Carroll County Board of Zoning Appeals Meeting Summary – October 28, 2025
The Carroll County Board of Zoning Appeals held a public hearing on Tuesday, October 28, 2025, beginning at 9:00 a.m. in the Reagan Room of the Carroll County Office Building. The board considered four contested cases and one extension request. The meeting included site-specific testimony, public comments, and votes on conditional use permits and variances.
Case #6588 – Commercial Dog Kennel Conditional Use (Approved)
- Applicant: Mary Elizabeth Pickett sought a conditional use for a commercial dog kennel for fewer than ten dogs at 1625 Wakefield Valley Road, New Windsor, on property zoned “A” Agricultural District.
- Proposal: Board-and-train and boarding services for up to four guest dogs, housed in the basement of the residence. All pick-up/drop-off by appointment. No new structures would be built.
- Agency Comments: The Carroll County Agricultural Preservation Advisory Board approved the request with the condition that the use be limited to existing facilities with no new structures. The applicant agreed.
- Board Decision: The board voted unanimously to approve the conditional use, incorporating the Ag Preservation Board’s conditions by reference.
Case #6554 – Extension of Building Permit Deadline (Approved)
- Applicant: Adeline Drive LLC requested a 12-month extension of the deadline to obtain a building permit for property at 1980 Bond Street, Westminster. The original deadline was November 2, 2025.
- Board Decision: The board approved the 12-month extension unanimously, noting it was the first extension request.
Case #6590 – Religious Establishment Conditional Use (Approved)
- Applicant: New Leaf Church requested a conditional use for a religious establishment at 1900 West Liberty Road, Westminster, on property zoned “A” Agricultural District (the Carroll County Swim Club property).
- Proposal: The church would lease the existing underutilized banquet hall for weekly services with approximately 120–150 attendees. No new construction; only interior alterations for two Sunday school classrooms. Parking and septic capacity were adequate for the existing facility. The pool and church uses would not overlap in time.
- Public Testimony: The swim club vice president supported the request, noting the banquet hall was designed for large gatherings and that pool noise far exceeded church activity noise.
- Board Decision: The board voted unanimously to approve the conditional use.
Case #6589 – Variances for Accessory Dwelling Unit (Denied)
- Applicant: DRS Associates (on behalf of Todd Krauss) sought variances to build an accessory dwelling unit at 64 Warfieldsburg Road, Westminster, on a 2.5-acre lot (“A” Agricultural District). Variances requested: lot size (less than 3 acres) and distance from principal dwelling (290 feet, far exceeding the required 50-foot maximum).
- Proposal: A 988-square-foot, two-bedroom dwelling for the applicant’s son. The layout was driven by septic drain field constraints. No additional testimony on occupants or structure was initially provided.
- Public Comment: A neighbor expressed concern about well water supply proximity to the proposed unit.
- Board Discussion: Members noted the variances were substantial (290 feet vs. 50 feet, and lot size under 3 acres) and inconsistent with the intent of the accessory dwelling unit code, which was recently changed from requiring attached units to allowing detached units within 50 feet. One member noted previous approvals of ADUs at greater distances (e.g., 104 feet) but those involved existing structures with no new septic/well/driveway. The board found this request too far from the principal dwelling.
- Board Decision: The board voted unanimously to deny the variances.
Case #6580 – Conditional Use for Storage Lot for Commercial Vehicles and Variances (Continued)
- Applicant: Bilal Aziz sought a conditional use for a storage lot for commercial vehicles (tow trucks) and temporary storage of towed vehicles, plus multiple variances (lot size, setbacks, driveway width) at 931 West Liberty Road, Eldersburg, on 1.25 acres zoned “A” Agricultural District.
- Proposal: A secure, fenced stone yard behind the residence for parking tow trucks and temporary vehicle storage (2–3 cars per week from state police/sheriff contracts). No repair, dismantling, or resale. The applicant and representative described the operation as appointment/dispatch based.
- Agency Comments: The Carroll County Environmental Health Department indicated the proposed use may not be acceptable unless adequate water supply and septic area for initial and two replacement systems are demonstrated; vehicles must not park on existing septic drain field. The submitted plan showed the proposed fenced storage area overlapping the drain field.
- Public Testimony: Abutting neighbor Jamie Hamlin McPhillips (903 West Liberty Road) expressed concerns about noise (child with autism), visual impact, lighting, and property resale value. She asked for neighborly communication. Brian McPhillips (same address) asked about the potential for future expansions and legal representation. The board clarified the conditional use does not change underlying zoning.
- Board Discussion: The board noted several deficiencies: the storage area overlay on the septic drain field (a clear health code violation), a request for zero setbacks (fence abutting property lines), driveway width below required 18 feet, and proximity to neighboring dwellings (600-foot separation requirement not met). The applicant’s plan was incomplete and inadequate. The board advised the applicant to hire a land-use attorney and a qualified planner to re-submit a corrected plan.
- Board Decision: The board voted unanimously to continue (postpone) the case to a future date to allow the applicant to address all technical and code compliance issues. The board noted a continuance preserves the ability to return, but does not guarantee approval.
Key Outcomes
- Case #6588: Conditional use for commercial dog kennel approved (unanimous).
- Case #6554: 12-month extension for building permit granted (unanimous).
- Case #6590: Conditional use for religious establishment approved (unanimous).
- Case #6589: Variances for accessory dwelling unit denied (unanimous).
- Case #6580: Conditional use and variances continued to a future date pending revised plan and full compliance (unanimous).
- Written decisions for approved/denied cases will be issued within 30 days; appeals must be filed within 30 days of the written decision.
Meeting Transcript
Call the uh BZA. Um hearing to order in our first order of business this morning is case number six five eight eight. Nixon, could you go ahead and introduce the file for us, please? Case uh sixty-five eighty eight, an application for conditional use for commercial dog candle for less than ten dollars. The site is located at sixteen twenty-five Wakefield Valley Road, New Windsor Maryland Property Zone A Agricultural District and Election District Eleven. A site visit is tentatively scheduled for October fifteenth, twenty twenty-five at approximately ten A. M. In the file of this matter, we have the following documents. Site minutes. There's a October 2025 memo from Carly Fallat Planning Technician to the board. The above reference BZA case has been reviewed for consistency with the policies and recommendations contained in the 2014 Carroll County Master Plan as amended in 2019, the Carroll County Water and Sewer Master Plan and other functional plans. Based on factors described above, planning staff finds that this request is consistent with the 2014 Carroll County Master Plan as amended in 2019. There's an October 10th, 2025 letter from Daphne Daly, Secretary to the Planning Commission to the board. After having reviewed the information contained in the attached analysis, the facts as presented in the application, the relevant portions of applicable, comprehensive and other functional plans, and in accordance with the land use article. This conditional use require request if granted is consistent with the policies, timing of the implementation of the plan, timing of development, timing and rezoning, development patterns, land uses and densities or intensities. There is a response to Joe Vance's request of various state and local agencies from Thomas Harris with permits and inspections. The pickup and drop-off areas shall be ADA accessible. There is a response to Joe Vance's request of various state and local agencies from Anastasia Yamalanova zoning administrator. No comments. The Animal Control Administration, the Kenna Andrews. We have them owning four dogs currently. No other comments. Comments and nine. Hearing notice was posted September 29th, 2025. Hearing notice was posted September 24th, 2025 by Inspector Scott Robinson. There is a response to Joe Vance's request of various state and local agencies from JP Smith Jr. Program Manager Ag Land Preservation Program. Activities other than agriculture and residential uses are prohibited except one for small scale commercial activities within structures used as residences. Advisory board approval will be required. Joe Vance sent a comment member to various state and local agencies September 23rd, 2025. And then there's an application. So moved. Do I have a second? We will go ahead and enter the file into evidence. Couple of housekeeping details. If you're here for this case, sign in on the clipboard on the side. Mr. Brock, we will take care of your request after this case and before the next case. Thank you, sir. The pickets are here. Mr. Smith is here also. The pickets are here. You've never been before the BZA. I did see Ms. Pickett come in a couple of months ago to observe. So the procedure is you go ahead and present your case to the board. The board will then ask you questions. Anybody in the audience can ask you questions of your testimony. If there is anyone else that wants to provide testimony, they can do that.
openpublica.com