Carroll County Planning & Zoning Commission Meeting Summary - August 18, 2026

The Planning and Zoning Commission met on August 18, 2026, at 9:00 AM in the Reagan Room. The meeting covered a final site plan approval for Liberty Exchange, a discussion on self-service storage facility code changes, capital projects for the Community Investment Plan, and an update on the master plan. Key decisions included the approval of the Liberty Exchange site plan with conditions and the identification of next steps for code amendments and master plan work.

Consent Calendar

• Approved the agenda.
• Approved the minutes from June 3, 2026, and June 16, 2026.
• Commission member reports: Commissioner reported approval of a minor subdivision (M24-03-09) and announced attendance at a Maryland Department of Planning webinar. Discussion on ADUs (Accessory Dwelling Units) and the pending Attorney General opinion regarding agricultural easements. Commissioner Gordon clarified that a public hearing on ADUs is set for September 3, 2026, and code changes must be in place by October 1, 2026.
• Administrative report: Daphne Daly noted that a public hearing for three code amendments (ADUs, age-restricted housing, cluster subdivisions) is scheduled for September 3, 2026, at 6 PM. A joint work session with the Board of County Commissioners on the Freedom Plan is set for October 13, 2026. The Water Resources Element was adopted on July 30, 2026. The annual MDOT tour is on September 16, 2026.
• Extension approved: Byron Hills subdivision (P20001), third extension, working toward final legal documents.
• No BZA cases reported.

Public Comments & Testimony

• Item 8 (Liberty Exchange): Mike Myers (5805 Artisan Drive, Summers Hollow HOA) expressed support for the new retail businesses but voiced concerns about the three-way stop sign at Old Liberty Road and Exchange Drive, stating that near misses are frequent and that additional signage would be welcome. Laura Thorpe (708 Conservatory Drive, Summers Hollow) echoed concerns about near misses and also raised issues with the egress from the west plat being too close to Gera Way, creating visibility problems for drivers exiting the retail site and for those coming from Gera Way, especially with students from Century High School.
• Item 9 (Self-Service Storage): Audrey Novak (6505 Carroll Highlands Road) urged the commission to limit large storage facilities to C3 districts, citing concerns about design, enforcement of non-hazardous materials, and traffic safety at the Carroll Highlands Road/Liberty Road intersection, which merges from two lanes to one lane. She praised the design of nearby Dunkin' Donuts as a model for integration.

Discussion Items

• Item 8: Final Site Plan – Liberty Exchange 1st Amended Site Plan (S-23-0019): Laura Matthias presented the plan for two retail buildings (approx. 9,500 sq ft each) on lots 1 and 3 at 5954 & 5955 Exchange Drive, replacing previously approved higher-traffic uses (convenience store, restaurant, bank). Traffic concerns from the May concept plan—specifically the three-way stop sign and egress near Gera Way—were addressed. Developer Clark Schaefer and Annie Lutrell reported that after studying traffic, DPW determined no additional action was warranted. They noted only one accident at the intersection in three years (2022-2024) and offered to install a "Stop Ahead" warning sign on the private driveway to improve awareness. DPW Director Brian Bogey stated the department will work with law enforcement to increase presence and consider tree trimming for visibility. The commission discussed possible flashing signs or speed feedback signs, but DPW noted maintenance constraints. Staff recommended approval with four conditions: (1) public works agreement; (2) landscape maintenance agreement; (3) any changes require an amended site plan; (4) amended plat must be recorded simultaneously with or prior to the public works agreement.
• Item 9: Deferral Code Changes – Self-Service Storage Facilities: Troy Trix from Michael Baker International presented recommended amendments to the zoning code, including separate definitions for "drive-up" and "internal" self-service storage, revised permitted use tables (conditional in C2, by-right in C3, conditional in I1 for sustainable community), and detailed use regulations. Key standards: max building size 100,000 sq ft; max individual unit 500 sq ft; minimum lot size 2 acres for drive-up, 1 acre for internal; front facade design requirements (no blank walls, 20% window/architectural treatment); parking and access must meet NFPA standards; hours limited from 6 AM to 10 PM for facilities adjacent to residential (subject to BZA flexibility); security fencing for drive-up facilities; incentives for adaptive reuse and mixed-use (up to 20% floor area bonus). The commission requested further review of hours of operation language to avoid competitive disadvantages and security requirements for drive-up facilities. Next steps: staff will produce red-line revisions and continue work sessions at the September 2, 2026 meeting.
• Item 10: Capital Projects Discussion: Scott Graff presented staff-recommended roadway projects for the Community Investment Plan (CIP), including segments of Riding Hour Way, Georgetown Boulevard extension, Arrington Raincliffe Road realignment, Prothro Road extension, and funding for state projects on MD 26 and MD 32. Commissioner discussion emphasized prioritizing MD 26 and MD 140, the need for stronger advocacy with the state delegation, and the importance of holding developers accountable for road connections. Staff noted ongoing studies on secondary road connections in the Freedom area and highlighted timing issues with developer-built segments. The commission agreed to further discuss staff recommendations at the next meeting.
• Item 11: Master Plan Update: Daphne Daly proposed resuming work sessions on the master plan, which had been paused for code amendment work. Work group recommendations were about two-thirds complete; staff will provide a refresher packet for the next meeting. The commission emphasized incorporating recent consultant findings and balancing countywide needs. A joint work session with the Board of County Commissioners will likely be scheduled.

Key Outcomes

• Approval: The Liberty Exchange site plan (S-23-0019) was approved with 4 votes in favor (Hoff, Kirkner, Robertson, Smith) and 1 abstention (Gordon), subject to the four staff-recommended conditions.
• Next Steps for Self-Service Storage: Staff will refine the code amendments based on commission input (hours of operation, security) and present red-line revisions at the September 2, 2026 meeting.
• Capital Projects: Staff will bring back the recommended project list for further discussion at the next meeting; the commission expressed support for prioritizing MD 26 and MD 140.
• Master Plan: Work sessions on work group recommendations will resume at the September 2, 2026 meeting; staff will distribute refresher materials.
• Upcoming Meetings: Evening meeting on September 2, 2026 at 6:00 PM; Day meeting on September 15, 2026 at 9:00 AM.