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

The Carroll County Planning & Zoning Commission met on July 21, 2026 at 9:00 AM in the Reagan Room. The meeting included reviews of the Taneytown Comprehensive Plan update, two concept site plans, and extensive discussions on deferral code changes for cluster subdivisions and age-restricted communities. The commission voted to forward recommendations on the deferral code changes to the Board of County Commissioners.

Public Comments & Testimony

• Piney Ridge Parkway Age Restricted Villas (Item 9): Kim Brecker (6178 Freedom Avenue) expressed concern that a fire tower truck could not navigate Freedom Avenue or the private drive, and requested concept changes. She noted the plan was preferable to previous proposals.
• Doss Garland Solar Farm (Item 10): Gary Siegler (4291 Wolf Hill Drive) described months of noise, dust, and road damage during construction of an adjacent solar facility and worried about devaluation. Steve Judge (490 Doss Garland Drive) detailed grading dust, dead trees, and blocked access; he asked about slope changes and utility undergrounding. Derek Garland (Doss Garland Drive) supported landscaping improvements but noted tractor-trailer access issues and dust concerns.
• Deferral Code Changes (Items 11/12): Marty Hackett (CLSI) and Linda Alexander (CLSI) commented on cluster subdivision history, the importance of flexible density, and the need to avoid overburdening open space with stormwater facilities. Alexander noted amenities in earlier subdivisions have been removed by HOAs.
• General Public Comment: Kelly Schaefer Miller urged the commission to take more time for review rather than rushing the text amendment, citing past lengthy reviews of similarly substantive amendments. Thomas Pelon (St. John Properties) requested removal of the 50% limit on environmental features for open space, showing a plan where active open space was provided but the limit would be problematic.

Discussion Items

• Taneytown Comprehensive Plan Update (Item 8): Ethan Strickler presented the 60-day review. Key topics included coordination on water recharge easements, the Antrim Boulevard extension, and the municipal growth element. Commissioners noted concerns about future growth boundaries and aquifer recharge. No formal action was taken; comments will be returned by August 5.
• Concept Site Plan – Piney Ridge Parkway Age Restricted Villas (Item 9): Kierstin Marple presented a 31-unit age-restricted townhouse-style villa plan on 6.6 acres (split R10 and C1 zoning). Discussion focused on Freedom Avenue widening, stormwater management (14 structures), parking (4 spaces per unit), fire access, and driveway design. Commissioners raised concerns about fire truck access to the private drive and guest parking. Public comment echoed these concerns. The plan will return for final review.
• Concept Site Plan – Doss Garland Solar Farm (Item 10): David Becraft presented a 5 MW community solar project on R40,000-zoned land adjacent to an existing facility. The plan includes a 35-foot landscape buffer, 18-foot access drive, and two parking spaces. Commissioners questioned stormwater management (level spreaders), cumulative runoff, and the potential for piecemeal solar development via 2 MW sub-sites. The developers explained the brownfield exemption. No formal decision; concept approval noted.
• Deferral Code Changes – Cluster Subdivision Plan (Item 11): Christopher Heyn reviewed changes made in 2022. The commission discussed yield determination, minimum lot size, minimum parcel size, lot yield usage, and a proposed Development Rights and Responsibilities (DRRA) option for county benefit. A motion to recommend leaving most provisions as-is, plus adding the DRRA language, passed 4-1-1 (with one abstention). Commissioner Gordon dissented on R40 cluster removal.
• Deferral Code Changes – Retirement Homes and Villages (Item 12): Daphne Daly led an extensive discussion on age-restricted community density, housing mix, design standards, parking, open space, and amenities. Key decisions reached for the recommendation to the Board of County Commissioners included:
  • Density: R20 at 3.5 units/acre; R10 and R7500 at 6 units/acre; C1/C2 at Planning Commission discretion.
  • Density bonus tied to meeting all baseline requirements (by right if criteria met).
  • Housing mix for projects over 50 units: minimum 30% single-family detached; remainder flexible.
  • Maximum townhouse building width 150 feet; average of 4 units per building, maximum 5.
  • Open space: 25% of gross area required; no more than 50% of that may be environmental features; minimum 10% of required open space as active recreational space.
  • Amenities: encouraged, not required; amenity plan must be submitted and reviewed.
  • Parking: 2 spaces per unit (garage counts as 1, driveway 1); guest parking 1 per 5 units within 600 feet; driveway length 18 feet, width 12 feet (single) or 20 feet (double).
  • Universal design: at least one step-free entrance; 36-inch doors and corridors required; other features encouraged.
  • Fire code: eliminate “fire apparatus access road” definition; retain “fire lane” with 20-foot width, 13.5-foot clearance, 45-foot turning radius.
  • Definitions: remove “net developable acreage.”
  • Use: age-restricted community and home as principal permitted uses (no BZA conditional use).
  • Combined community/home: density 20 units/acre on commercial, minimum 70% of units in the home component.
• Text Amendment: Accessory Dwelling Units (ADUs) (Item 13): Briefly mentioned but not discussed in detail; no public comment.

Key Outcomes

• Cluster Subdivision Deferral Recommendations: Approved (4-1-1) to forward to the Board of County Commissioners with recommendations to keep current provisions on yield determination, minimum lot size, minimum parcel size, and lot yield usage, and to add language allowing DRRAs for county benefit when varying those requirements.
• Retirement Homes/Villages Deferral Recommendations: Approved (5-2) to forward the comprehensive set of recommendations (density, mix, design, parking, open space, etc.) as described above to the Board of County Commissioners.
• ADU Text Amendment: No discussion or action.
• Next Meetings: Evening meeting August 5, 2026 at 6:00 PM; day meeting August 18, 2026 at 9:00 AM.