Carroll County Public Hearing on Development Deferral Ordinances – December 17, 2025
Carroll County Board of Commissioners Public Hearing on Development Deferral Ordinances – December 17, 2025
The Carroll County Board of Commissioners held a public hearing on the evening of December 17, 2025, to receive public comment on four proposed ordinances that would temporarily defer approvals for certain types of development in the Freedom Designated Growth Area: cluster subdivisions, planned commercial centers, retirement villages and retirement homes, and self-storage facilities. The proposed deferral, sponsored by Commissioner Susan Krebs, is intended to allow the county to review and update the underlying ordinances to ensure consistency with the 2018 Freedom Community Comprehensive Plan and to address health, safety, and welfare concerns. The hearing was advertised in the Carroll County Times on December 2 and December 9, 2025, and posted on the county website. County Attorney Tim Burke provided an overview of the process, noting that the board would not respond to comments during the hearing but would consider them in future deliberations. Over 50 individuals signed up to speak, with speakers limited to three minutes each. The meeting was adjourned without a vote.
Public Comments & Testimony
Supporters of the Deferral (residents, community groups, fire officials)
- Gary McGuinness (Eldersburg resident): Questioned the adequacy of the county's Adequacy Ordinance, particularly regarding fire/EMS, water supply, and traffic. Urged commissioners to correct inconsistencies in planning and zoning.
- Nancy Lynch (Carroll Highlands Road): Opposed the proposed self-storage facility adjacent to her neighborhood, citing a zoning change from BNR to C2 without proper consideration. Supported the deferral to allow review.
- Joe Lynch (Carroll Highlands Road): Echoed his wife's concerns, criticized the rezoning process, and asked for more transparency and community voice in development decisions.
- Audrey Novak (Carroll Highlands Road): Stated that a 40–50 foot tall storage building is inappropriate for a residential subdivision. Noted a petition with over 2,000 signatures and urged the board to approve the deferral.
- Joe Dennis (Deputy Chief, Sykesville Freedom District Fire Department): Expressed strong concerns about fire apparatus access, road width, street parking, and vertical clearance in new developments. Cited NFPA standards and the Nell's Acres development as an example of inadequate access. Urged deferral until life safety issues are addressed.
- Chris Santafanti (realtor, 53-year resident): Supported the deferral, citing severe traffic hazards on Route 26 and poor design of Nell's Acres (single entrance, street parking). Asked for a pause to reassess traffic patterns and safety.
- Unnamed female resident of Nell's Acres: Described dangerous left turns onto Liberty Road, long wait times, and a recent state refusal to install a traffic light. Supported deferral.
- Mike Rosenblitt (Panorama Drive): Opposed the storage facility, stating it does not fit the residential character. Also concerned about proposed road connections that would change his dead-end street.
- Dennis Beard (retired fire lieutenant, taxpayer): Supported deferral, noting that planning issues have persisted since 1980. Urged safety over developer profits.
- Karen Donaldson (resident): Thanked Commissioner Krebs for identifying inconsistencies and argued the deferral shows the county cares about quality of life. Expressed faith the board will avoid past legal mistakes.
- Amy Hardesty (Eldersburg): Supported deferral as a way to achieve smart growth, noting that current ordinances are outdated from the pandemic period. Called for better representation of the Freedom Area on the Planning and Zoning Commission.
- Will Newport (commercial appraiser): Supported deferral, criticizing the C2 zoning along Liberty Road, reduced parking requirements, and inadequate setbacks for self-storage near residences. Noted no comparable multi-story self-storage exists next to homes in the Baltimore area.
- Sarah Penn (Panorama Drive): Opposed the storage facility, stating it would fundamentally transform her neighborhood contrary to the Freedom Plan's promise. Concerned about road connections through her property.
- Joyce Bennick (Panorama Drive): Supported deferral, arguing that zoning definitions are vague and inconsistently applied, leading to outcomes that conflict with the Freedom Plan.
- Bob Bennick (Panorama Drive): Cited past uncontrolled growth, school overcrowding, traffic, flooding, and a failed petition against a storage facility. Urged the board to advocate for residents and invest in infrastructure.
- Amy Ashman (Freedom Forest): Quoted the Freedom Plan's vision and argued that the government should not transform communities against residents' will. Supported deferral.
- Trish Madison (Freedom Forest): Supported deferral, emphasizing traffic dangers, fire safety concerns, and the need to prioritize safety over financial threats.
- Brian Wolfe (Bennett Road): Cited severe traffic congestion at Bennett Road and Route 32, and argued safety should outweigh developer profits.
- Adam Strowell (30-year resident): Raised infrastructure concerns: increased power outages, flooding, tax increases, groundwater depletion, and school overcrowding. Supported deferral to enhance existing infrastructure before new development.
- Sally Taylor (Guilford Road): Supported deferral, noting that formal public comment records should carry weight. Urged commissioners to adopt the deferrals, particularly for self-storage and planned commercial centers.
- Kathy Martin (Locust Lane): Cited lack of roadway improvements, non-implementation of the Freedom Area Master Plan, and five fatal accidents on Maryland 26 in five weeks. Supported deferral.
- Les Horneman (Monroe Avenue): Supported deferral, arguing that zoning ordinances do not support the master plan. Called for a planning authority for the Freedom Area.
- Katie Garrity (Freedom District): Supported deferral, highlighting school overcrowding (Freedom Elementary over capacity by 118 students), aging schools, and lack of infrastructure. Urged better planning.
- Joanne Grundy (Freedom Area): Supported deferral, criticized the 2018 Freedom Plan's allocation of sewer capacity and subsequent erosion of the plan. Noted that previous commissioners did not listen to the Freedom District Citizens Association.
- Kristen Morinelli (resident): Supported deferral, noting that only developers and realtors opposed it. Stated that roads, schools, and emergency services are being ignored, and impact fees are insufficient.
- Michelle Steele (Longmeadow): Supported deferral, questioned the validity of traffic studies that do not account for cumulative impacts of multiple developments. Raised safety concerns for emergency access.
- Michael Anderson (Freedom Avenue): Supported deferral, arguing that zoning needs to be fluid and that current traffic on 26 and 32 is overloaded. Urged a pause to assess what is good for the community.
Opponents of the Deferral (developers, realtors, building industry, some residents)
- Dawn Friend (realtor, Sykesville): Opposed deferral, asking if the county conducted a comprehensive analysis of school enrollment growth. Cited Montgomery County's failed 2018 deferral, the risk of lawsuits (referencing Mount Airy's $26 million settlement), and increased housing costs.
- Yvette Ripion (Carroll County Realtors): Opposed deferral, stating Maryland is short 250,000 housing units and restricting supply worsens affordability. Argued developers have followed the rules and changing them midstream is unfair and increases costs.
- Denise Lewis (realtor, business owner): Opposed deferral, noting that realtors provide monthly housing statistics and have been involved in the master plan. Concerned about potential lawsuits and tax hikes.
- Alex Andlesman (Maryland Building Industry Association): Opposed deferral, arguing it would circumvent established zoning, increase costs, harm the county's bond rating, and discourage investment. Stated there is no evidence of an emergency.
- Clark Schaefer (zoning lawyer, Carroll County resident): Opposed deferral, explaining that the county has a narrow legal lane to enact a deferral and must demonstrate an emergency. He argued that traffic complaints do not constitute an emergency and that the deferral is unfair to developers who have invested millions.
- Brooks Leahy (attorney for Barefoot Land Co.): Opposed deferral, requesting grandfathering for self-storage projects that have already submitted site plans. Noted that Barefoot's project on Route 32 is in a C3 zone, not C2, and that no neighbors requested a hearing on the parking reduction.
- Kelly Miller (attorney): Opposed deferral, reminding the board that the Freedom Plan and comprehensive text amendments were adopted after a lengthy public process. He argued that the current review process (including APFO, fire/EMS review) already provides adequate oversight, and there is no basis for a deferral.
- Taylor Ferris (MBIA chapter chair, home builder): Opposed the blanket moratorium, suggesting collaboration instead. Supported the intent of the review but believed stopping everything is unnecessary and will disrupt the economy.
- John Bowers (35-year resident, taxpayer): Opposed deferral, asking for more information gathering and that projects already in the pipeline be allowed to continue.
- Bruce Harvey (president, Williamsburg Homes): Opposed deferral as applied to his Piney Ridge Parkway age-restricted villa project, which he said has final stormwater review remaining. Requested an exemption for projects with approvals.
- Scott Cooper (developer of Carroll Highlands self-storage): Opposed deferral, stating he followed all county rules, abided by the zoning code (by-right use), and has spent 18 months and significant costs. Argued that changing rules now sets a bad precedent.
- Mike Callanok (JPB Johnsville, developer): Requested exemption for his Piney Ridge project, which he downsized to 31 two-story townhome villas after community feedback. Noted the project has minimal APFO impact and will improve stormwater management.
- Paul Cavanaugh (Mount Airy, 23-year resident): Questioned the urgency, noting that if the review only takes three months, he is unsure why it hasn't been done already. He acknowledged the benefits of development for local businesses.
- Dennis Boyle (commercial real estate agent, 30-year resident): Opposed deferral, arguing that affordable housing and jobs are needed. Noted that Carroll County has a high percentage of residents commuting out for work, and development can create jobs and tax base. Supported allowing current projects to proceed.
- Matt Winman (Lennar Homes): Opposed deferral, requesting exemption for Freedom's Grant project (age-restricted villas). Stated the project has been in process for five years, spent over $1 million in fees, and complies with zoning and fire/EMS review. Roads are 30 feet wide. No school impact.
- Jason Van Kirk (Elm Street Development): Opposed deferral, urging the board to allow projects at the finish line to proceed under existing rules. Called for predictability and fairness.
- Mike McCann (engineering/surveying, non-resident): Urged collaboration rather than a deferral, noting that developers have offered to work with residents. Suggested that stormwater and access issues can be resolved through education and dialogue, and that the deferral could take longer than anticipated.
- Thomas Pelan (St. John Properties): Opposed deferral, requesting exemption for the Baity property projects. Noted that the property was rezoned during the text amendment process, and his company has worked with the county for four years, prepared traffic studies, and designed stormwater management for the 100-year storm.
- Sandy Jenkins Blackburn (realtor, lifetime resident): Opposed deferral, worried that the state could intervene if the county passes a full deferral. Also expressed concern about lack of affordable housing for seniors and young families.
Neutral / Mixed Positions
- Kelly Atkinson (Watson Court): Thanked Commissioner Krebs but did not express a clear position.
- Shelley Floyd (Presidential Park): Supported the temporary deferral but also raised concerns about a parcel on Clean Mill Road.
- Rebecca Stover (resident): Supported deferral, emphasizing community engagement and transparency.
Key Outcomes
- No vote was taken on the deferral ordinances. The board will consider the public comments in its decision-making process.
- Several developers and industry representatives requested that projects already in the pipeline be exempted or grandfathered from any deferral, while residents urged the board to apply the deferral to all pending projects.
- The board did not set a date for a follow-up vote or further discussion.
Additional Notes
- The meeting was held at the Sykesville Freedom District Fire Department, which was at capacity. Several speakers suggested future meetings be held at a larger venue such as Liberty High School.
- County Attorney Tim Burke and the board cautioned the audience against booing or unkind remarks, emphasizing respectful discourse.
- The hearing was adjourned by motion around 10:15 PM (estimated).
Meeting Transcript
Good evening, everybody. Welcome to tonight's public hearing. We're going to begin with the Pledge of Allegiance and a moment of silence. I pledge allegiance to the flag of the United States of America. And the Republic for which it stands one nation under God individual with liberty and justice for all these signs. My name is Jivi Lyotti, and I am joined by my colleagues Mike Guerrin, Susan Krebs, Tom Gordon, and Kenny Kyler, along with our county attorney Tim Burke and other staff. Welcome to tonight's public hearing on the topic of deferrals. I'll keep this brief in the interest of time in the heart of tonight's purpose, which is hearing what you have to say. Mr. Burke will now give an overview of the public hearing and its course, and then we'll get right into it. Mr. Burke. Good evening, everybody. As stated earlier, my name is Tim Burke. I'm the county attorney. And the purpose of tonight's hearing is to solicit your input on four proposed ordinances deferring certain types of projects in the freedom designated growth area. Specifically, they are cluster subdivisions, planned commercial centers, retract retirement villages and retirement homes, and self-storage facilities. The purpose of this deferral is to allow the county to review the current ordinances addressing these projects to ensure consistency with the freedom plan and to ensure that these ordinance provisions currently advance the health safety and welfare of the citizens. If the deferral is enacted during the deferral period, there will be a period of study and review, uh, an assessment to see if additional legislation is needed to address any problems that are perceived. The notice of the public hearing was advertised in the Carroll County Times on December 2nd and December 9th, and has been posted on the county's website since then. Now to ensure a respectful and productive evening and to make sure everybody who wishes to comment gets an opportunity, we ask that you limit your comments to three minutes each or less if you like. If you exceed your time, you'll be asked to complete your thought or your sentence. We encourage constructive feedback and we ask that personal attacks or irrelevant comments be avoided tonight. And as required during the public hearing process, the board will not be addressing these matters tonight, but staff is available afterwards to answer any questions you may have. Your input is vital, and the commissioners will consider it in making any decisions regarding this process. If you wish to make a public comment tonight, please complete a card. They're outside at the table outside, and they'll bring it up. If you have similar sentiments to your neighbor or same comments as others who've spoken before you, you there's nothing wrong with saying, hey, you agree with what's been said, and that's it. Thank you all again on behalf of the county commissioners for being here on this cold night, and uh we appreciate your willingness to come and engage in an important dialogue. The process is we will call five names at a time. Uh please approach the microphone at when we call your name, uh state your name and address, and you can provide your public comment then. So the first five that we're calling are Gary McGuinness, Joe Lynch, Nancy Lynch, and Audrey Novale or Navalli. Come up to the closest microphone. We'll we'll hear from Gary McGuinness first. Can you line up behind? We want five at a time, so we keep this thing rolling, okay? So if you're one of the five, thanks. Mr. McGuinness. Thank you very much, Mr. Burke. Good evening, Commissioner Krebs, fellow citizens, fellow commissioners. Thank you for proving the opportunity to address you tonight. In the next few minutes, I want to share my perspective on the state of current state of Carroll County with focus on Elder's Burg. Well, I have no personal stake in any of the proposed development. I would like to state publicly that although I am a life member of the Sykesville Freedom District for over 50 years. My remarks this evening are personal and not from the department. I reside in Oldersburg since 1958 when my parents relocated here in Baltimore County. At that time there were no shopping centers, few physicians, no traffic lights, no hospitals. Today the community has greatly evolved, and all of us here know that the community has continued to evolve.
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