Carroll County Board of Zoning Appeals Public Hearing - August 26, 2026

The Carroll County Board of Zoning Appeals held a public hearing on Tuesday, August 26, 2026, at the Reagan Room in the Carroll County Office Building, Westminster, Maryland. The meeting began at 9:00 a.m. and addressed two cases: an extension request for a previously approved conditional use and a new conditional use proposal for a retirement village. After hearing testimony and public comment, the board approved the extension but denied the retirement village application.

Extension Request – Case #6560

• Applicant: Jonathan Villanueva
• Property: 2331 Hampstead-Mexico Road, Westminster (zoned “A” Agricultural)
• Request: Extension of the Board’s approval from February 26, 2026, for a conditional use (contractor’s equipment storage yard and variances).
• Testimony: Villanueva explained delays due to changing engineering firms; he now has a contract with J&M Engineering (James Whitmer, president). Whitmer stated survey and topo work are already underway, and submittal should be completed well within a year.
• Vote: Unanimous approval to extend the deadline to February 26, 2027. No opposition or public comment.
• Additional discussion: Villanueva reported a phishing email scam targeting county applicants. He forwarded the email to the administrative assistant for investigation. The board recommended public education about the scam.

Public Comments & Testimony – Case #6612

• Michael Bloom (6203 Long Meadow Drive): Opposed the project, stating townhouses are incompatible with the existing single-family home community on half-acre lots. He noted the proposed 35-foot building height would be out of character. He also expressed concerns about narrow roads and school bus stops.
• Hannah Bloom (same address): Raised safety issues for EMS access on Long Meadow Drive, referencing a recent emergency where two ambulances could not pass. She questioned the traffic study’s assumption that 55+ communities generate fewer trips, noting many seniors still work and may have adult children living at home.
• The Blooms’ testimony also highlighted that the current road network lacks sidewalks, curbing, and streetlights.

Discussion Items – Case #6612

• Proposal: Conditional use for “Reservoir Run” – a retirement village of 72 townhome-style units on Rolling View Drive, Sykesville, on property zoned R‑20,000 (Residential District). Applicant: Long Meadow Park, LLC and St. John Properties.
• Process: The site plan had already gone through the Planning and Zoning Commission (special report on June 16 and July 8, 2026), which approved density (≤3.5 units/acre), exterior design, and site layout. The Board of Zoning Appeals was tasked with the conditional use determination.
• Applicant testimony:
  • Kelly Schaefer Miller (attorney) introduced the project and noted it complies with the Freedom Community Comprehensive Plan (Residential Medium land use, which permits age‑restricted communities at up to 3.5 du/acre).
  • Tom Pelon (St. John Properties) described the overall Beatty property master plan, noting the 72 units are part of a larger development that includes an industrial park, another retirement village (156 units, approved in 2024), and a subdivision. Access would be from Long Meadow Drive, Rolling View Drive, and a future extension of Georgetown Boulevard.
  • James Matthias (Development Design Consultants) confirmed the site plan includes 72 units on public streets, 288 parking spaces (72 units x 4 spaces: 2 garage + 2 driveway) plus 27 guest spaces. Buildings are two‑story (mean roof height 27 feet, peak 33 feet). A retaining wall up to 10–12 feet high will be built 15 feet from the property line to accommodate grading.
  • Jackie Plott (Traffic Concepts) testified that a traffic impact study (January 2025) analyzed 16 intersections and found all would operate at level of service A to C (acceptable). The study used higher trip generation rates than the actual age‑restricted units would produce. Mitigation improvements are required with the industrial park (first phase). No assumptions were made about the Georgetown Boulevard extension beyond the property line.
• Board concerns: Members raised questions about the compatibility of a 72‑unit townhome development with the existing single‑family neighborhood, the adequacy of the traffic study for local streets, the lack of on‑street parking, and the potential for truck traffic from the future industrial park to cut through the community.

Key Outcomes

• Case #6560 – Extension: Approved unanimously. Deadline for submittal extended to February 26, 2027.
• Case #6612 – Denial: The board voted 3‑0 to deny the conditional use. Motion by Mr. Colwell, seconded by Mr. Olds. Reasons cited: incompatibility with the existing R‑20,000 neighborhood, inadequate road network (narrow, no curbs or sidewalks), insufficient mitigation for traffic impacts, and concerns about safety and emergency access.
• Written decisions will be issued within 30 days, subject to appeal within 30 days thereafter.