Carroll County Planning Commission Meeting - January 20, 2026

The Carroll County Planning Commission met on January 20, 2026, at approximately 9:15 AM until about 12:30 PM to discuss a range of planning and zoning matters. Key actions included approval of revised bylaws, forwarding a text amendment on off-premises signs to the Board of County Commissioners (BOCC), and acceptance of the annual concurrency management report. The meeting also included updates on the Shepperton Solar appeal, zoning deferrals, consultant selection, and the master plan review process.

Consent Calendar

• Approved the meeting agenda with a revision to move Item 11 (Planning Commission bylaws) to Item 6.
• Approved the minutes from November 5, November 18, and December 16, 2025, meetings as submitted.

Public Comments & Testimony

• No public comments were made during the designated public comment period at the end of the meeting.

Discussion Items

Planning Commission Bylaws (Item 11 moved to Item 6):

• Staff presented a redlined version of the bylaws incorporating changes discussed in December. Key changes included striking specific references to named positions (replaced with titles like "director or deputy director" serving as secretary), clarifying meeting types (regular, hearings, work sessions), and adding attendance and compensation language.
• Commissioner Lester advocated for two-term limits (10 years) and moving meetings to evenings to increase public participation and attract new members. He argued that term limits would bring fresh ideas and that day meetings disenfranchise working people.
• Commissioner Robertson opposed term limits, stating that the current system allows reappointment based on performance and that there has been no problem with indeterminate terms. He also favored keeping day meetings, noting that the public can submit written comments.
• Other members expressed mixed views on meeting times; some suggested hybrid options. No consensus on term limits was reached, and the language was left unchanged.
• Staff agreed to explore technical options for virtual public comment and consider holding business meetings in the evening for controversial projects.
• The commission voted unanimously (5-0) to approve the bylaws with the amendment adding the deputy director as secretary.

Administrative Reports:

• Staff reported that the Shepperton Solar Project rejection has been appealed; the appeal is pending.
• Legislative session updates: Several bills are in play, including the "Starter and Silver Homes Act" on housing. A full update from Brenda Dinney is scheduled for February.
• The BOCC approved deferrals on cluster subdivisions (6 months), retirement villages/homes in Freedom area (6 months), self-service storage (3 months), and planned commercial centers (8 months). An RFP for consultant services to review zoning code changes related to these deferrals is in process; results anticipated in spring.
• A work session with BOCC on commercial districts in the Freedom area occurred; the direction was to pursue a small area plan amendment rather than a countywide zoning overlay. This complements the consultant's scope.
• The fall water and sewer master plan amendments public hearing is set for January 29. The Shamrock Farm amendment was not sent to hearing due to insufficient information.

Extension Updates:

• One extension was granted: Eldersburg Station site development plan (S 17042) for a hotel/restaurant in District 5 – fifth one-year extension.

BZA Case 6595:

• A request for a conditional use for a small family cemetery at 1785 Stover Road in Tawnytown (agricultural zone). Staff finds the request consistent with the master plan.

Capital Improvement Program (CIP) – Preliminary Recommended CIP:

• Ted Sileski presented the preliminary recommended CIP for fiscal years 2026-2031. The plan is a starting point for commissioner discussion; it does not commit funding.
• Notable school projects: Freedom Elementary and Sykesville Middle additions are included but may be paused. Liberty High School replacement is not included; a full replacement would be a major cost.
• Monroe Avenue Connection and other road projects are not funded.
• Airport expansion land acquisition is nearly complete; construction timeline depends on FAA funding (90% federal) and may take over a decade.
• State assessment data: Group 2 reassessment average +15.7%, but revenue impact is limited by the 5% homestead tax credit cap.
• The county maintains a AAA bond rating from all three major agencies.
• The commission will review the CIP further and provide a letter of recommendations to the BOCC by February.

Text Amendment – Off-Premises Signs (Item 9):

• Clear Channel Outdoor presented proposed revisions to allow consolidation and relocation of non-conforming off-premises signs, aiming to reduce sign clutter.
• Key provisions: maximum sign area 672 sq ft per panel (14x48), height up to 50 feet, relocation within 25 feet of an existing sign, and electronic messaging only in commercial/industrial zones.
• The commission discussed and refined the text extensively, including:
  • Striking language that mandated relocation into commercial/industrial zones if part of a split-zoned property (to allow flexibility).
  • Adding a provision that the sign consolidation date applies to all zoning districts, not just commercial/industrial.
  • Revising the language on removal of signs to clarify that rights are permanently extinguished via affidavit, not just consolidation.
  • Splitting the time frame for traffic visibility obstruction: 30 days for removal, 90 days for relocation or modification.
  • Making administrative adjustments to reference correct hearing procedures and timelines.
• The commission passed three unanimous (5-0) motions: (1) approving the changes to the consolidation and relocation text, (2) approving the obstruction language with 30/90-day split, and (3) approving the administrative adjustments. A final motion to forward the entire package to the BOCC with the three recommended changes also passed unanimously.

Concurrency Management Report – FY2025:

• Development Review staff summarized the annual report. 2,129 residential permits were issued over the six-year reporting period (well under the 6,000 cap). A map showed even distribution across the county.
• School data: Projections have been adjusted downward due to lower-than-expected enrollment growth. The school addition timelines (Freedom Elementary, Sykesville Middle) will impact future capacity.
• Fire/EMS: Westminster and Sykesville stations meet standards; all other stations face challenges but are improving after full county staffing began in February 2025. The 24-month look-back period still includes legacy data from volunteer/ hybrid operations, but recent data shows improvement.
• No specific recommendations for permit caps or capital improvements were made. The commission unanimously approved the report with no changes and forwarded it to the BOCC.

Master Plan Review – Follow-Up:

• Staff proposed beginning review of the vision and goals from the existing master plan, then examining work group recommendations sorted by implementation category (capital improvements, policies, regulatory, land use).
• Commissioner Lester advocated for a redline version of the plan to help citizens track changes. Staff presented a table assessing which chapters could be redlined and which would be difficult due to new data or state mandates.
• New state legislation (8 planning principles) may require alignment, adding complexity.
• The commission agreed to postpone substantive discussion to the next meeting (February 4, 2026) and assigned members to review the vision statement, goals, and the provided table before then.

Key Outcomes

• Bylaws Approved: Unanimous (5-0) approval of Planning Commission bylaws with amendment adding deputy director as secretary.
• Text Amendment Forwarded: Three unanimous votes (5-0) on specific language changes for off-premises signs (consolidation, obstruction visibility, administrative adjustments), then a unanimous vote (5-0) to forward the entire package to the BOCC.
• Concurrency Report Forwarded: Unanimous (5-0) approval to forward the FY2025 Concurrency Management Report to the BOCC with no changes.
• Master Plan: No vote; continued work deferred to the February 4, 2026 work session. Members were asked to review the vision and goals in preparation.