Carroll County Board of Zoning Appeals Hearing - April 28, 2026

The Carroll County Board of Zoning Appeals met on Tuesday, April 28, 2026, at 9:00 a.m. in the Reagan Room of the Carroll County Office Building to hear three cases. The board considered and voted on all three cases, approving each with conditions.

Public Comments & Testimony

• Case #6607 – Harden Family Farms: Barbara Frock (owner of adjacent properties) opposed the farm alcohol producer and banquet facility, citing concerns about noise from music and events disturbing her racehorses, parking proximity to her paddocks, and the potential for people to enter her property. Tom Pfeffer (neighbor across the road) expressed support for entrepreneurial use but worried about “scope creep,” lack of specific limitations on hours and music, and the commercial nature of the proposal. Charles Frock (horse trainer) testified that the barn is an eighth of a mile from his paddock and opposed the use due to noise and safety concerns for his horses. Zoning Administrator Anastasia Yemelianova clarified the existing approvals (roadside stand and temporary farmers market) and outlined the variances needed: setback reduction from 200 ft to 171 ft, driveway width reduction from 18 ft to 13 ft, and field parking variance for a non-dustless surface.

• Case #6608 – Triple M Associates: No public testimony was offered. Letters of support from surrounding Lippy family farm entities were entered into evidence.

• Case #6580 – Bilal Aziz: Mick Phillips and Brandon Phillips (neighbors at 903 West Liberty Road) voiced concerns about potential bright lighting, large signage, barbed wire fencing, and the general commercial feel. They requested conditions to keep lighting minimal, no barbed wire, and no new signage. After Mr. Aziz assured them there would be no lighting, no structures, and only a small existing sign, they expressed satisfaction and asked for these conditions to be on record.

Discussion Items

Case #6607 – Harden Family Farms (Farm Alcohol Producer & Banquet Facility)

• Applicant Dave Harden described his 22.31-acre organic farm, restored historic outbuildings, and the need to diversify with a farm brewery and small wedding/banquet venue. He emphasized that the farm would remain the primary operation and that the alcohol production would be off-site with a partner farm. He proposed limited hours (seasonal, Friday-Sunday, noon to dusk), a maximum of 12 banquet/wedding events per year, and less than 499 people (farmer market events already approved). He requested variances for driveway width, setback, and dustless parking.
• Board members discussed hours of operation, noise from music, ability to coexist with existing farmers market permit, and the number of events. The board agreed to limit events to 12 per year, hours to noon to sunset or 8 p.m. (whichever comes first), maximum occupancy of 100 people or fire marshal’s determination for the barn, parking limited to 100 vehicles on a durable and dustless surface, and that all change-of-use permits be secured.

Case #6608 – Triple M Associates (Contractor’s Equipment Storage Yard Expansion)

• Applicant Matthew Shorb (CEO of LS Lee Inc.) explained that the existing four-acre contractor yard needs expansion due to stormwater management requirements that will consume part of the current yard. The company acquired adjacent property to relocate some storage and stormwater facilities. The business operations (40 employees, emergency highway services, Monday-Friday 7 a.m. to 5 p.m.) will not change. Engineer Randy Bechtel testified that the property is unique and unusual, has a history of approvals, and the variances (area and distance) meet the practical difficulty standard. Neighbor Lippy family entities submitted letters of support.
• Board found the request consistent with the master plan and approved without conditions beyond those inherent in the site plan process.

Case #6580 – Bilal Aziz (Commercial Storage Lot)

• This was a continuation from a prior hearing. Mr. Aziz presented updated plans showing the proposed storage area moved away from the septic system and a temporary fence to demonstrate layout. He operates a towing business (roadside assistance for police), and the lot would store impounded vehicles temporarily (typically 2-3 cars per week, 9 a.m. to 4 p.m.). He stated there would be no lighting, no barbed wire, no additional signage, and only a chain-link fence.
• Board members noted the septic issue had been resolved and the neighbors’ concerns addressed. The board moved to approve with the condition that the fence be made permanent.

Key Outcomes

• Case #6607 (Harden Family Farms): Approved by unanimous vote (4-0) with the following conditions:
  • Driveway variance (18 ft to 13 ft) and setback variance (200 ft to 171 ft) granted.
  • Banquet/wedding venue limited to 12 events per year.
  • Hours of operation limited to noon to sunset or 8 p.m., whichever occurs first.
  • Maximum occupancy: 100 persons or fire marshal’s occupancy limit for the barn, whichever is lower.
  • Parking limited to 100 vehicles on a durable and dustless surface.
  • All necessary change-of-use permits must be secured.
• Case #6608 (Triple M Associates): Approved by unanimous vote (4-0) for the conditional use and variances for expansion of the contractor’s equipment storage yard.
• Case #6580 (Bilal Aziz): Approved by unanimous vote (4-0) for the conditional use for a commercial storage lot, with the condition that the fence around the lot be made permanent (not temporary). The applicant was also reminded to ensure any home office use complies with permitting.

The board’s written decisions will be issued within 30 days, and any appeals must be filed within 30 days of that written decision.