Carroll County Planning & Zoning Commission Meeting - April 21, 2026

The meeting was called to order at 9:00 AM with six members present. The agenda and minutes from March 4 and March 17 were approved unanimously. Administrative reports included updates on proposed text amendments (billboard signs, planned commercial centers, accessory dwelling units), extension of deferrals, and introduction of two new comprehensive planners (Ethan Strickler and Scott Graff). Extensions for Walker Wood Estates 2 and Fern Hill subdivision (both 15th extensions) were granted. Three BZA cases (farm brewery, contractor's equipment storage, commercial kennel) were noted as under review. No public comments were received for any agenda items.

Consent Calendar

• Approval of agenda and minutes (March 4 & 17) were unanimous.
• Extensions: Walker Wood Estates 2 (one-lot subdivision, 15th extension) and Fern Hill subdivision (17-lot, 15th extension) were granted.

Public Comments & Testimony

• No members of the public offered comments for any agenda items.

Discussion Items

Concept Site Plan: Great Valley Propane (S-23-0015) (Item #8)

• Proposed a 30,000-gallon liquid propane tank and a 3,200 sq ft office building on a 2.49-acre heavy industrial (I2) parcel at 1199 McGregor Road. The site has karst geology and sinkhole concerns; geotechnical studies were conducted. Stormwater management facilities will be lined to prevent infiltration. The office building will dispatch drivers; the business is not open to the public. Six employees are projected, with four parking spaces (exceeding the required two).
• Commissioner Robertson questioned sinkhole mitigation and foundation design. The engineer explained that concrete piers (5 ft wide, 12 ft long, at least two) will support the tank, the area will be paved to prevent infiltration, and a grass channel causing sinkholes will be replaced with a piped system. Staff confirmed no open sinkholes remain on site.
• The commission voted 6-0 to authorize the chair to approve the final site plan, provided no substantial changes occur.

Concept/Preliminary Subdivision Plan: Eldersburg Corporate Park (P-24-0029) (Item #9)

• Proposed subdividing 34.5 acres into four lots (4.5 to 9.75 acres) for a seven-building industrial park (18-ft clear height, 2.3 parking spaces per 1,000 sq ft). The site is part of the larger Beatty properties. Associated roads (extension of Progress Way, Georgetown Boulevard) will be constructed as part of the site development plan. Two gated connections will provide access to an adjacent age-restricted community.
• Commissioner Lester raised concerns about traffic circulation, stating that creating dead ends forces traffic onto failing intersections (Oklahoma Road and Bennett Road). He urged a connection from Georgetown Boulevard to existing Georgetown Road. The developer (St. John Properties) noted they are working with the county on that connection and have advanced the design and right-of-way acquisition. The developer confirmed the house on site will be demolished, and a 50-ft buffer around an adjacent cemetery will be maintained with parking.
• The commission voted 6-0 to approve the preliminary plan subject to nine conditions, with the understanding that circulation concerns will be addressed in the associated site development plan review.

Water Resources Element (Decision) (Item #10)

• Staff reviewed comments from state agencies and the public. The only substantive objection was from Frederick County regarding a possible interconnection for Mount Airy's water system; staff added text requiring Frederick County's concurrence. Other suggestions (adding planning principles, equity, climate vulnerability tool references) were accepted as non-substantive.
• Commissioner Robertson inquired about Westminster's pure water project (500,000 gallons per day treatment capacity) and its impact on flow in Little Pipe Creek. Staff noted the state regulates minimum base flows.
• The commission voted 6-0 to approve the April 2026 version of the Water Resources Element, incorporating staff recommendations, excluding individual municipal system sections.

Legislative Update (Item #11)

• Staff reported on planning-related bills passed in the 2026 session: alterations to comprehensive plan elements (new requirements), notification to Maryland Department of Planning when starting plan updates, vesting legislation (SB 325/HB 548) giving developers earlier vesting with defined phasing, a study requirement for multi-family/mixed-use zoning, and annexation limitations requiring notification of General Assembly members (not consent).
• Commissioner Gordon asked about mandatory compliance with state laws; staff confirmed the county must comply even if it disagrees. Commissioner Robertson expressed relief that a bill interfering with planning/zoning decisions did not pass but expects it to return.

Master Plan Work Session: Preliminary Recommendations Discussion (Item #12)

• Staff led discussion on regulatory recommendations from the agriculture work group. Topics included:
  • Allowing commercial agricultural support uses (auctions, methane digesters) on preserved ag land, with the commercial component secondary.
  • Reevaluating conditional uses in the ag zone (airports, banquet facilities, golf courses, religious establishments, contractor equipment storage). Commissioners expressed interest in reviewing these uses for compatibility with agricultural viability, especially regarding water resources and septic impacts. Commissioner Robertson advocated for eliminating or restricting certain uses that erode the rural character.
  • Emerging uses: hay/produce auctions, rendering, composting, feed stores, ag industrial parks. Commission supported including flexibility for future agricultural businesses.
  • Rural design standards: strengthening clustering requirements, reviewing standards for use-in-common driveways (width, emergency vehicle access). Commissioner Robertson proposed eliminating use-in-common driveways due to conflicts and delivery challenges; others noted county maintenance costs for dedicated roads. Staff will research best practices and bring back information.
  • Construction costs for agricultural buildings: exploring why Carroll County's standards (based on International Building Code) are more stringent than neighboring states, particularly affecting Amish farmers. Commission agreed to keep this item for further investigation.
• No votes were taken; discussion will continue at the next meeting, with a pivot to housing-related recommendations.

Key Outcomes

• Approved final site plan for Great Valley Propane (6-0) with chair authorized to sign off.
• Approved preliminary subdivision plan for Eldersburg Corporate Park (6-0) subject to nine conditions.
• Approved Water Resources Element (6-0) with staff recommendations, excluding municipal sections.
• No action on legislative update or master plan discussion; continued to next meeting (May 6 or May 19, 2026).