Carroll County Planning & Zoning Commission Meeting – September 15, 2026

The Planning & Zoning Commission of Carroll County, Maryland, convened on Tuesday, September 15, 2026, at 9:00 AM in the Reagan Room (003). The Commission forwarded a favorable recommendation on a zoning waiver associated with a proposed City of Westminster annexation, reviewed subdivision plats, heard public testimony concerning past zoning decisions and the Freedom area, and continued deliberations on draft zoning text amendments addressing self-storage uses, building facade design, and accessory use standards. Public comments were strictly limited to three minutes per speaker.

Administrative Reports

• Staff reported on work sessions with the Board of County Commissioners held September 1 and September 8, 2026, totaling approximately six hours of discussion on proposed zoning text amendments.
• A minor project modification previously caught up in a deferral is now moving forward; the remaining deferred projects will be revisited after the legislative process concludes.
• Staff stated they are available to provide facts for informed decisions and to answer questions about any correspondence received.
• Commission members discussed budgeted funds available for members to attend planning conferences.

City of Westminster Annexation (Zoning Waiver)

• Staff presented the proposed annexation, noting that permitted uses in the city's B business zoning district are not substantially different from those in the county's C commercial medium intensity zoning district.
• Carroll County Comprehensive Planning recommended that the city post the property prior to the public hearing date and notify all adjoining property owners.
• Staff recommended support of the annexation and zoning waiver, stating that the proposal would not overburden county facilities.
• The annexation is scheduled to be presented to the Board of County Commissioners on October 1, 2026.
• A motion to forward a favorable recommendation of the zoning waiver to the Board of County Commissioners was approved by roll call vote.

P 250065 – Subdivision Plat

• Project surveyor Richard Krebs presented the plat; the remaining portion of the subject property is entitled to two additional child lots, subject to provisions in the agricultural preservation easement.
• The plat's access was distinguished from that of Dublin Manor Section One.
• No public comment was offered, and the Commission proceeded to the next agenda item.

Patapsco Estates Section 6

• The project was previously before the Commission in December, when a request to permit six users in lieu of the required five was allowed; the number of users has not changed.
• Staff discussed a stormwater pond to be deeded to the county, making the county responsible for its maintenance, and the conditions for releasing the construction bond.
• School concurrency was debated: one school is approaching inadequate status, while staff noted school population updates have trended slightly downward.
• Staff advised that if the Commission chooses a route different from the prior project, school concurrency management would need to be retested, and final approval would return to the full Commission.
• A Commission member expressed concern about approving a few lots while one school is approaching inadequate capacity for a couple of years.

Public Comments & Testimony

• A speaker expressed upset that a commissioner had labeled the speaker's community as "NIMBYs" (Not In My Backyard) in a derogatory way.
• A speaker recounted a historical rezoning of 30 properties to C2 commercial, referencing decisions made approximately 20–25 years ago, including during the COVID period when meetings were held via video and drew more remote participants than in-person attendees.
• A Commission member responded that decisions were made by elected officials at the time and that the member was in the room when those decisions were made; the member noted that they and one other commissioner retain "legacy memory" of that era.
• Staff acknowledged that concerns raised by the public prompted the Board of County Commissioners to initiate a small area plan amendment for the Freedom area.
• A speaker raised ongoing concerns about the Freedom area, stating that action is needed whether by the state delegation or the county commissioners.

Zoning Text Amendment Deliberations

• Self-storage uses: Staff described drive-up mini storage (small shed-type facilities) as distinct in appearance and function from internal self-storage. Options included retaining one self-storage use with two separate code sections versus splitting them into two uses in the use table.
• Staff noted that if the uses are differentiated, they must be listed separately in the use table; a single designation could instead retain separate requirements based on how the use looks and functions.
• Commission members considered whether certain recommendations should apply countywide or be tailored to the Freedom area, and noted that code amendment recommendations could be forwarded to the Board of County Commissioners.
• Facade design (Section C): Discussion centered on whether front facade design and orientation standards should apply only to the front or to all four sides of a building; members noted some developers are proposing internal buildings rather than additional drive-up construction.
• A Commission member questioned codifying a standard less restrictive than existing policy, stating, "I would question putting into code something that is less restrictive than we already do as per policy."
• Members discussed a recessed building dimension of approximately 12 to 14 feet and whether a 14-foot clear measurement applied.
• A member referenced the September 2 work session and noted that the landscape specialist ensures developers meet minimum design requirements.
• A member stated that if a requirement affects one group of people, it should affect others equally.
• Accessory uses: Discussion addressed standards providing guardrails for accessory uses, including that the use shall not be located between the principal building and a public street or between the principal building and any residential zoning district, with approval by the Planning & Zoning Commission.
• Item K discussion referenced potential limitations on hours of public access as may be determined by the Board of Zoning Appeals.

Key Outcomes

• Approved by roll call vote a motion forwarding a favorable recommendation of the zoning waiver for the City of Westminster annexation to the Board of County Commissioners.
• Completed the public hearing and discussion of subdivision plat P 250065, which includes two additional child lots subject to agricultural preservation easement provisions.
• Continued discussion of Patapsco Estates Section 6, with staff noting that school concurrency management would need to be retested if the Commission departs from the previous project's approach.
• Commission members indicated that recommendations on self-storage uses and facade design standards could be forwarded to the Board of County Commissioners for consideration of code amendments.
• Next meetings: Wednesday, October 7, 2026, at 6:00 PM and Tuesday, October 20, 2026, at 9:00 AM, both in the Reagan Room.