Carroll County Planning & Zoning Commission Meeting

August 6, 2026 – 6:00 PM – Reagan Room The Planning and Zoning Commission of Carroll County, Maryland convened on August 6, 2026, at 6:00 PM. The meeting was called to order with seven members present, establishing a quorum. The Pledge of Allegiance was recited, and the agenda was approved with an amendment to add the approval of closed meeting minutes from July 21, 2026. The minutes were approved unanimously.

Consent Calendar

• Agenda approved with an amendment to include the approval of closed meeting minutes from July 21, 2026.
• Closed meeting minutes from July 21, 2026, approved unanimously (6 ayes, 0 nays).

Public Comments & Testimony

• Kathy Martin (Sykesville): Supported the need for a community vision, appropriate zoning, design standards, and traffic considerations for self-service storage facilities. She noted that properties like Carroll Highlands have a 20-foot setback versus the 150-foot minimum in other jurisdictions.
• Audrey Novak (Carroll Highlands Road): Expressed frustration that community concerns have been focused on height and setback alone. She noted that the final plans for the Carroll Highlands storage project were submitted on March 27, despite the deferral, and pointed out campaign contributions from the developer to a commissioner.
• Nancy Lynch (Carroll Highlands Road): Requested a larger setback, as the current building would be about 35 feet from her property line, with a limits-of-disturbance line on her property.
• Sarah Penn (resident behind the proposed storage facility): Described the proposed structure as massive (89,000 square feet) and detrimental to her backyard, including loss of sunlight and fireflies. She noted two other large storage facilities planned for the Eldersburg area.
• Jim Weeprecht (City Manager, Taneytown): Thanked the commission for their review of the Taneytown Comprehensive Plan and highlighted strong cooperation between municipalities and the county, including the Water Resources Coordinating Council. He identified the bypass, water/sewer capacity, and downtown revitalization as top priorities.
• Kathy Martin (second public comment): Emphasized the need for medical specialists in Eldersburg, not just general providers. She advocated for connecting sidewalk segments (about 0.6 miles needed) on MD 26 and noted that increased density should be paired with school capacity.
• A mother of a 10-year-old: Highlighted the lack of athletic fields in Freedom, noting that children run across MD 32 to reach fields, and that parking is extremely limited at Eldersburg Elementary School fields.

Discussion Items

Taneytown Comprehensive Plan Update – 60-Day Review (Decision)

Ethan Strickler (County Planner) reviewed the plan, noting that the county has until August 7, 2026, to provide comments. Key themes included agricultural preservation easements, groundwater recharge, water system improvements (a 12% waste factor was previously noted), and the Antrim Boulevard extension (Taneytown bypass). Commissioners praised the plan’s quality but raised questions:

• Commissioner Guerin asked about progress on reducing water system waste; staff will relay this to the city.
• Commissioner Robertson inquired about the percentage of agricultural land in the future land use map; staff will find the exact figure.
• Commissioner Lester discussed coordination between the county and city, emphasizing the need to prioritize projects and secure state funding for the bypass. He noted that APCO (a large employer) is a key driver for the bypass.
• Commissioner Gordon suggested that the commission should help prioritize capital projects, such as the bypass, in the county’s CIP.
• Commissioner Krebs advocated for a unified effort to advance the bypass, citing Manchester as a missed opportunity. A motion was made to approve the plan as presented, but was amended to direct staff to forward the commission’s comments to the city. The motion passed 6-0.

Deferral Code Changes – Self-Service Storage Facilities (Introduction)

Troy Trucks (Michael Baker Consultants) presented findings on self-service storage regulations. He reviewed the history of the use in the county, noting that the current code permits them by right in C2 and C3 districts, with only a vague design compatibility standard. The presentation highlighted best practices from other jurisdictions, including separation distances (e.g., 150 feet from residential in Bellevue, Tennessee), architectural design standards, and differentiation between single-story and multi-story facilities. Recommended changes include:

• Refine permitted uses (differentiate between single-story drive-up and multi-story internal facilities).
• Adopt clear objective design standards.
• Improve site design and access management.
• Consider an overlay zone for the Freedom area. Commissioners discussed the need for a neighborhood commercial zone (C1) to better match uses with adjacent residential areas. Commissioner Soisson noted that the current zoning may be too permissive for shallow lots along MD 26. Commissioner Robertson emphasized that design standards should be mandatory for facilities near neighborhoods. The presentation will continue on August 18, 2026, with specific code amendment language.

Freedom Small Area Plan Amendment (Introduction)

Nathan and Ben Levinger (Downtown Redevelopment Services) led an interactive discussion on amending the Freedom Community Comprehensive Plan. The study area focuses on the commercial core along MD 26 and MD 32. Key points:

• The area is largely built out, with redevelopment and infill as primary opportunities.
• Household incomes are 20% higher than the county average; commercial vacancy rates are below 5%.
• Five key influences on redevelopment: property ownership, infrastructure capacity, access/circulation, neighborhood compatibility, and economic feasibility.
• Commissioners discussed the need for a “sense of place,” connecting schools and commercial areas via pedestrian and bicycle infrastructure, and encouraging higher-quality developments.
• Commissioner Robertson raised the concern about the lack of medical specialists in the area. Commissioner Krebs noted that the county is conducting a comprehensive survey of athletic fields to address the shortage in Freedom.
• The consultants distributed a worksheet for commissioners to prioritize development types, land uses, and transition standards. Public input is also being gathered via a survey and an open house on August 7, 2026, at the Eldersburg Branch Library.
• Next steps: develop redevelopment scenarios and present a preferred approach in late October 2026.

Key Outcomes

• Taneytown Comprehensive Plan: Commission directed staff to send a comment letter to the city by August 7, 2026, incorporating the commission’s feedback. The motion passed 6-0.
• Self-Service Storage Code Changes: The introduction was received; the commission will review specific code amendment language on August 18, 2026.
• Freedom Small Area Plan Amendment: The discussion was informational; commissioners will submit their completed worksheets by a later date. The next meeting is scheduled for August 18, 2026, at 9:00 AM.

Next Meeting

• Tuesday, August 18, 2026, at 9:00 AM – Reagan Room
• Next Evening Meeting: Wednesday, September 2, 2026, at 6:00 PM – Reagan Room