Planning & Zoning Commission Meeting: June 16, 2026

The Carroll County Planning & Zoning Commission met on June 16, 2026, at 9:00 AM in the Reagan Room. The meeting was lengthy and covered multiple items including annexations, a controversial religious establishment site plan, a retirement village special report, school capacity concerns, and proposed code changes for accessory dwelling units and retirement communities. Due to member departures, a quorum was lost for the latter part of the meeting.

Consent Calendar

• Agenda and Minutes: Approved the revised agenda and the minutes from May 6, 2026 and May 19, 2026.
• Commission Reports: Chair Kane approved the preliminary minor subdivision plan M-24-003 (Spring Meadow) and final site plan S-23-0016 (Everbrook Academy) with eight conditions.

Public Comments & Testimony

• Mount Airy Annexation: Michael Rash (2508 King’s Forest Trail, Nottingham community) opposed the annexation and proposed sports complex, citing traffic, water consumption, and disruption to residents. Ralph Gant, Chair of Mount Airy Planning Commission, noted that the town planning commission unanimously opposed the petition.
• EOTC Bachman Valley Final Site Plan: Multiple speakers opposed the plan: Alex Votop (attorney for residents) argued the plan does not meet code requirements and that the Commission can require a traffic study; Sheriff Jim Dewees stated his office has responded to 57 calls at the site since 2019 (45 law enforcement, 12 fire/EMS) and he opposes the project; Judy Here (2300 Bachman Valley Road) raised safety concerns; Delegate Chris Tomlinson and Senator Justin Reedy echoed opposition; Mike Hinkle (resident) argued it violates agricultural preservation and road safety; others (Kenny Newstrom, Shirley Appleby, John Tremalone) cited specific incidents of trespassing, near-accidents, and unpermitted construction. Commissioner Susan Krebs (1696 Spring Mount Drive, Eldersburg) observed that code changes are needed to prevent such conflicts.
• Reservoir Run Retirement Village: Irina Tullos (6213 Long Meadow Drive) expressed concern about increased traffic and lack of sidewalks in the existing neighborhood.

Discussion Items

• Mount Airy Annexation #47 – Watersville Road (Elite Baseball LLC): Staff presented the annexation as informational. Commission members raised concerns about traffic, neighborhood character, artificial turf/water issues, lighting, and lack of hotels. Chairman noted the Commission's role is to provide a letter of comment to the Board of County Commissioners.
• Final Site Plan: EOTC Bachman Valley (S-20-0030): David Becraft presented details of the proposed expansion of an Ethiopian Orthodox church. Discussion focused on traffic safety on Bachman Valley Road, noise complaints, fire access, and adequacy of well/septic systems. The applicant argued the plan is code-compliant. After extensive public comment, the Commission voted to postpone approval pending a traffic impact study and an emergency services impact study (4 yes, 1 abstain on each motion). The item was tabled.
• Special Report: Reservoir Run Retirement Village (S-25-0007): A proposed 72-unit age-restricted community. Staff and developer (St. John Properties) presented density, design, and traffic data. Commissioners debated compatibility with the existing single-family neighborhood, density, and road connectivity. Motion to approve determinations of density, exterior design, and site layout failed (2 yes, 2 no, 1 abstain). Commission later voted to table the item to the July 8, 2026 meeting (5 yes, 1 abstain).
• Education Facilities Master Plan (Signature): Staff presented a draft letter. Discussion centered on capacity at Freedom Elementary, which is approaching inadequacy. Commission requested language encouraging the Board of Education to consider redistricting and alternatives. Approval of the letter was deferred to the July 8 meeting due to insufficient quorum.
• Deferral Code Changes – Retirement Homes and Villages (Discussion): Consultant Troy Trucks presented proposed amendments including new definitions (active adult homes/communities), fire access standards, parking ratios, design standards, density changes (8 units/net acre), and amenity requirements. Commission offered feedback on density, mix of units, and agricultural easement concerns. Next public meeting is June 24; further discussion at July 8 and 21.
• Text Amendment: Accessory Dwelling Units (ADUs) (Discussion): Staff presented redlined changes to comply with HB 1466. Key provisions: ADUs must be subordinate (75% of primary unit footprint), limited to two bedrooms, owner occupancy required. Members raised concerns about parking, schools, and especially ADUs on formerly preserved farmland. Commissioner Krebs suggested a collective pushback to state lawmakers. Staff will provide legal guidance on easement issues at the next meeting.

Key Outcomes

• Mount Airy Annexation: Staff will forward commission comments (traffic, neighborhood impact, lighting) to the Board of County Commissioners for their June 18 meeting.
• EOTC Bachman Valley: Tabled. Two studies required before further action: a traffic impact study and an EMS/fire service impact study (both motions passed 4-0-1).
• Reservoir Run Retirement Village: Determinations not approved. Tabled to July 8, 2026 meeting (5 yes, 1 abstain).
• Education Facilities Master Plan: Letter to be revised with language encouraging redistricting; final approval postponed to July 8.
• Accessory Dwelling Units: Discussion continued; staff to research easement restrictions and report back at July 8 meeting. Commission intends to draft a letter to the state outlining concerns.
• Retirement Homes/Villages Code Amendments: Further public input on June 24; commission will continue review on July 8 and 21, aiming for a final recommendation by August 6 for presentation to the County Commissioners.