Carroll County Planning & Zoning Commission Meeting - June 3, 2026

The Planning & Zoning Commission of Carroll County, Maryland, met on June 3, 2026, at 6:00 PM in the Reagan Room. The meeting covered three major agenda items: a presentation on proposed code changes for retirement homes and villages, the introduction and certification of the 2025 Planning Annual Report, and a discussion on text amendments for Accessory Dwelling Units (ADUs) mandated by state law. The commission heard public comments from multiple developers and property representatives, and set a timeline for finalizing amendments before an October 1, 2026 state-imposed deadline.

Retirement Homes and Villages – Code Changes (Introduction)

• Troy Truax of Michael Baker International presented findings and recommendations on age-restricted housing (retirement homes and villages) following a deferral in the Freedom area. The presentation highlighted key findings: current regulations lack specific design standards, amenities requirements, and density frameworks. Best practices from nearby communities (e.g., Amblebrook in Gettysburg, Bloomfields in Frederick) were reviewed, emphasizing master-planning, flexibility, and amenity requirements.
• Recommendations include creating a standalone section for age-restricted housing, establishing a net density framework (instead of gross), requiring context-sensitive design, universal design features, minimum acreage, amenity requirements, and improved emergency access and sidewalk standards.
• Public comment:
  • Mike Kallinock (JPB Partners) requested that requirements be scaled to smaller projects (31 villas on 6 acres) to avoid making them infeasible.
  • Bruce Harvey (Waynesburg Homes) echoed concerns about small communities and urged that text amendments not apply retroactively to projects already in process.
  • Chris Armstrong (Lenar Homes) stated that their Freedom’s Grant project (237 homes) already meets many of the proposed standards and requested that it be grandfathered to avoid further delays.
  • Gus Bauman (representing St. John Properties) called the deferral a “land use moratorium” and argued that their Eldersburg Overlook project (120-acre Beatty property) has received multiple approvals and should be protected by a grandfather clause. He noted that St. John’s project already includes amenities, walkability, and proximity to services.
  • Tom Pelon (St. John Properties) added that their project is compact and well-located, and that the current zoning code is sufficient to achieve quality development.
• Commissioner discussion: Several members expressed support for design standards but raised concerns about affordability, the impact of amenities on costs, and the need to balance requirements with market realities. Commissioner Robertson questioned the 25% open space calculation and net vs. gross density. Commissioner Gordon noted compatibility concerns with surrounding neighborhoods. Commissioner Lester emphasized the importance of building scale and transition. Commissioner Kirkner cautioned against interior design requirements and overly prescriptive amenities, noting that many buyers prioritize location over resort-style features.
• The commission directed staff to incorporate feedback into draft code amendments and present them at the June 16 meeting.

2025 Planning Annual Report – Introduction and Certification

• Tiffany Fossett presented the annual report, which is required by the Maryland Department of Planning. Key statistics for 2025:
  • 23 new residential lots approved (16 county, 7 municipal), 21 new units.
  • 84.36 acres of residential development approved.
  • Non-residential: 158.3 acres approved (64 county, 94 municipal).
  • 317 building permits for new construction issued; 53.9% residential inside priority funding area (PFA), 28.7% residential outside PFA.
  • 289 new construction use and occupancy certificates issued.
  • Agricultural preservation: 101,066 acres preserved (including 17 farms); $5.7 million spent (63.6% county funds).
  • Buildable land inventory: 67,048 existing dwelling units, 18,658 potential lots; 41% of potential lots inside PFAs.
• Commissioner Gordon raised questions about tracking solar project statistics separate from other non-residential development, and requested a breakdown of industrial vs. commercial development to assess tax diversification goals (target 16-17% of revenue from commercial/industrial).
• The commission voted to certify the annual report: 5 in favor (Hayden, Robertson, Kirkner, Lester, Smith), 0 opposed, 1 abstention (Gordon).

Accessory Dwelling Units (ADUs) – Discussion of Text Amendments

• Tiffany Fossett presented updates to the proposed text amendment for ADUs, required by state law (HB 1466) to be in effect by October 1, 2026. Key provisions discussed:
  • Purpose and intent statement added: to allow ADUs as permitted use on lots with single-family detached dwellings while maintaining community character.
  • Applicability: across all zoning districts; only one ADU per lot; owner occupancy required (either principal or ADU).
  • Parking: no additional parking required unless a county parking study is conducted (per state law).
  • Size: maximum gross floor area 75% of above-grade livable area of principal dwelling (using SDAT definition); for detached and attached ADUs, footprint limited to 75% of principal dwelling’s footprint. Interior ADUs (e.g., basement, attic) would not be subject to the 75% footprint rule but must meet the 75% area limit.
  • Lot size and distance: detached ADU must be within 50 feet of principal dwelling and not closer to neighbor’s dwelling than to principal.
  • APFO/concurrency management: staff recommended that ADUs be tracked but not counted against APFO capacity limits; however, if annual concurrency report shows inadequacies (schools, roads, etc.), no new ADUs would be permitted until conditions improve.
• Commission discussion: Commissioner Robertson raised concerns about parking enforcement, potential for container homes, and the difficulty of ensuring compliance with deed restrictions. Commissioner Gordon asked about semi-detached eligibility (current draft excludes them). The commission agreed to keep parking requirements as proposed (none required) but asked staff to seek clarity from state on whether a minimal impervious surface standard might be allowed. Commissioner Gordon and others requested that staff provide a memo with the specific issues raised for review before the next meeting.
• The commission did not take a vote; the text amendment will be brought back for action at the June 16 meeting, with final recommendation to the County Commissioners by July 21.

Key Outcomes

• The 2025 Planning Annual Report was certified (5-0-1).
• Draft code amendments for retirement homes/villages will be presented at the June 16 meeting for discussion.
• The ADU text amendment will be presented again at the June 16 meeting for potential recommendation.
• A timeline was set to have both sets of amendments recommended to the Board of County Commissioners by July 21, 2026, with final adoption before October 1, 2026.
• The commission discussed the importance of defining a “complete application” for vesting purposes before the state’s October 1 deadline, and asked legal staff to provide guidance.
• Commissioner Gordon reported that the Board of County Commissioners added $3 million to the ag preservation budget specifically for larger critical farms, and staff will bring criteria recommendations for review.