Planning and Zoning Commission Meeting - November 18, 2025

The Planning and Zoning Commission met on November 18, 2025, to approve the agenda and minutes, receive reports, review concept site plans for two elementary school pre-K additions, and consider four sets of amendments to the 2023 Water and Sewer Master Plan. All motions passed with five votes in favor, zero against, and one abstention (Commissioner Gordon abstained on all votes). Public comment focused on the scheduling of deferred projects.

Consent Calendar

• Approval of Agenda: The agenda for November 18, 2025, was approved unanimously.
• Approval of Minutes: The minutes of October 1, 2025, and October 21, 2025, were approved separately. The first motion only covered October 1; a second motion was made for October 21.

Public Comments & Testimony

• Linda Alexander (CLSI): Speaking on behalf of clients, she requested confirmation that two deferred projects – Griffith West and Copper Ridge Solar – would be on the December 16, 2025, meeting agenda. She noted that the projects had been removed from the November agenda after public notices were posted, causing client frustration. Secretary Daly confirmed the projects are on the tentative December agenda.

Discussion Items

• Staff Report (Secretary Daly): Provided updates on:
  • The Board of County Commissioners voted 3-2 to send four deferral issues to public hearing in the Freedom area: age-restricted housing, cluster subdivisions, planned business centers, and self-service storage. The deferrals would pause certain development types to allow code research and possible changes.
  • The Sheberton solar project on Fannie Dorsey Road was denied by the Maryland Public Service Commission, citing glare and aesthetic concerns. An appeal is expected.
  • A meeting was held on the landfill master plan; the county currently exports about 80% of its solid waste. A presentation by Bureau Chief Cliff Engel will be scheduled.
  • Site visits for commissioners will be offered again in December.
  • A holiday lunch will follow the December 16 business meeting.
• Concept Site Plan – Runnymede Elementary School Pre-K Addition (S240028): Proposed two one-story additions totaling 2,233 square feet, adding 20 students and 2 staff. Cost ~$2 million. The school has about 600 students. No public comments received. The commission delegated final approval to the chair (5-0-1, Gordon abstaining).
• Concept Site Plan – Robert Moton Elementary School Pre-K Addition (S240030): Proposed a 2,388-square-foot addition for 20 students and 2 staff. Cost just over $1 million. The school capacity is 530, with current enrollment about 480. No public comments. Delegated final approval to the chair (5-0-1, Gordon abstaining).
• School Enrollment Discussion: A commissioner noted that overall school enrollment is down about 400 students from last year. Staff (school representative) reported that pre-K enrollment held steady, and the decline is attributed to fewer in-migration than projected. The drop is spread across approximately 10-11 schools countywide.
• Water and Sewer Master Plan Amendments – Freedom Area (Two Properties): Request to move 6743 Marvin Avenue (2.3 acres, R-10,000 zoning) from long-range to priority sewer to allow four single-family dwellings (1,000 gallons per day total) and 798 Gibbons Road (1.1 acres, R-20,000) for one dwelling (250 gpd). Approved 5-0-1.
• Water and Sewer Master Plan Amendments – Shamrock Farm Training Facility (Maryland Stadium Authority): Request to add a private industrial water appropriation (0.075 million gallons per day) and wastewater treatment plant (0.060 MGD) to the priority water and sewer categories. The state has not yet issued permits. Commissioners expressed concern about the lack of a complete plan, traffic impact, and transparency. They noted the property is owned by the state, unlike private developments. Despite reservations, the motion passed 5-0-1.
• Water and Sewer Master Plan Amendments – Tawnytown: Removal of four properties from long-range water and sewer service areas to no-plan service areas. No change in demand. Certified consistent with master plan 5-0-1.
• Water and Sewer Master Plan Amendments – Mount Airy: Twenty-nine water and thirty-two sewer service area amendments to align with the town’s newly adopted comprehensive plan. Changes: water – remove 76,544 gpd from existing, add 19,004 gpd to priority and 23,654 gpd to future; sewer – add 46,318 gpd to existing, 24,404 gpd to priority, and 24,404 gpd to future. Approved 5-0-1 for water and sewer separately.
• Deferral Process Discussion: Commissioners asked about the role of the commission in the Freedom area deferrals. Staff (Liz) explained that the commission does not currently have a role but will be tasked with reviewing the ordinances and making recommendations for permanent code changes after the public hearing. There was discussion about whether the deferrals relate to the ongoing master plan update and whether they could conflict.

Key Outcomes

• Delegated Final Approval: Both Runnymede Elementary and Robert Moton Elementary pre-K additions were delegated to the chair for final approval.
• Water and Sewer Master Plan Amendments: All four amendment packages were certified as consistent with the 2014 Carroll County Master Plan (as amended in 2019) and forwarded to the Board of County Commissioners with a recommendation to adopt and submit to the Maryland Department of the Environment following a public hearing. All votes were 5-0-1 (Commissioner Gordon abstaining on each).
• Next Steps: The deferred projects (Griffith West and Copper Ridge Solar) are tentatively scheduled for the December 16, 2025, meeting. The public hearing on the Freedom area deferrals will be scheduled after required advertising. The landfill master plan presentation will be arranged.