MEETING MINUTES Carroll County Planning and Zoning Commission February 18, 2025 Location: Reagan Room, 003 Members Present: Janice R. Kirkner, Chair Ralph Robertson Steven Smith Peter Lester Matthew Hoff Richard J. Soisson, Alternate Tom Gordon III, Ex-officio Members Absent: Michael Kane, Vice Chair Present with the Commission were the following persons. Ted Zaleski, Management & Budget; Amy Barcroft and Kierstin Marple, Bureau of Development Review; Christopher Heyn, Department of Planning & Land Management; Daphne Daly, Planning and Zoning Commission Secretary; and, Gail Hawkins, Clerk. CALL TO ORDER/WELCOME Madam Chair Kirkner called the meeting to order at approximately 9:00 AM. ESTABLISHMENT OF QUORUM Ms. Hawkins took attendance and noted that seven members were present, and a quorum was established. PLEDGE OF ALLEGIANCE REVIEW AND APPROVAL OF AGENDA On motion of Mr. Lester, seconded by Mr. Hoff and carried, the Revised Agenda was approved as proposed. REVIEW AND APPROVAL OF MINUTES On motion of] Mr. Lester, seconded by Mr. Robertson and carried, the Minutes from January 8, 2025, were approved. COMMISSION MEMBER REPORTS COMMISSION CHAIR There were none. Planning and Zoning Commission February 18, 2025 Official Minutes EX-OFFICIO There were none. OTHER COMMISSION MEMBERS There were none. ADMINISTRATIVE REPORT ADMINISTRATIVE MATTERS Secretary Daly reminded the Commission the Master Plan Open Houses are ongoing. She reported that two Open Houses, Westminster and Mt. Airy, were held despite poor weather. The three remaining are at Taneytown Branch Library on February 19th, North Carroll Branch Library on February 27th, and Eldersburg Branch Library on March 6th. All Open Houses are from 1:00 pm to 7:00 pm. Ms. Daly also noted that the County is accepting applications for the Citizens Planning Academy. The deadline to apply is Friday, February 2ist. and the first session will be on March 20th. The Academy runs six consecutive weeks. Lastly, Ms. Daly shared that an outline for each ofthe three Work Groups will be presented the beginning of March, along with preliminary names to serve on those Work Groups. Ms. Daly asked the Commission ifthey have any individuals in mind, to please forward their names to her. EXTENSIONS There were none. BZA CASES There were none OTHER Brenda Dinne presented an update on planning-related bills proposed during the current legislative session. It included: SB 266 (Local Comprehensive Planning and State Economic Growth, Resource Protection, and Planning Policy Planning Principles); SB 430 ("Housing. for. Jobs Act' ); SB 891 (Accessory Dwelling Units); and, HB 751 (Annexations). Additionally, three Bills related to solar were described: SB 478 (Local Approval), HB 645 (Transmission Line Siting), SB 931 (Public Utilities Generating Stations - Generation and Siting Renewal Energy Certainty Act); and, SB 983(Distributed Generated Certificate of Public Convenience and Necessity). Ms. Dinne will report back to the Commission with updates and changes. MUNICIPAL PLANNING PRESENTATION (SYKESVILLE) Joe Cosentini, Town Manager of Sykesville and Kevin Rubenstein, Town Planner of Sykesville, were present and shared the Town ofSykesville Comprehensive Plan. The plan consists of four main chapters: Growth & Future Land Use; Accessibility and Connectivity; Image and Identity; and, Environmental Stewardship. 2 Planning and Zoning Commission February 18, 2025 Official Minutes Sykesville's major projects and development plans relate to roads, better crosswalks, and parking on the southern end of town. The Town ofSykesville is currently rewriting their Zoning and Subdivision regulations. They want to encourage good mixed-use development when the opportunity is available. There is an opportunity to collaborate with the County to make sure zoning and subdivision terminology is the same and that the Town's development submittal and review requirements align with the County's procedures. Additionally, collaboration on countywide transportation initiatives, including reinstating transit service similar to the Trailblazer, would be welcome. Discussion Mr. Soisson asked who owns the property shown in the presentation with the hedges in front. Mr. Cosentini clarified the Town of Sykesville owns the property, which will allow them to move forward with certain projects identified in the plan more quickly. Mr. Soisson asked if the Town offers incentives for private property owners to fix their property. Mr. Cosentini explained that as the Town rewrites its Zoning Ordinance to incentivize the kind of development they want to see, the redevelopment of properties will be easier for property owners if they develop according to the mixed-use vision for the downtown. Public Comment There were none. MUNICIPAL PLANNING PRESENTATION (TANEYTOWN) Jim Wieprecht, City Manager of City ofTaneytown, Jim Parker, Planning Commission Chairman, and Darryl Hale, Zoning & Code Enforcement Officer, were present and shared Taneytown's Comprehensive Plan. Mr. Wieprecht explained the City of Taneytown has contracted a consultant to help with their Comprehensive Plan. The last revision to their Comprehensive Plan was done in 2010. The City of Taneytown has water and sewer capacity constraints. The city has water recharge constraints because any land out ofthe corporate boundaries does not count for recharge. With this constraint, development will be very difficult. Taneytown has three major development projects coming. Currently, Mountain Brook Farms is in the review process. This project would bring up to 400 units to the City. It is a mixed project of single-family residences and townhomes. The City is hoping to work with MDE to address water capacity issues SO that once the development is ready, the water capacity will be available. As for wastewater, the treatment plant operates at 1.1 million gallons per day. The City has made infrastructure improvements to this system in the last couple of years that have made a difference. Regarding the City ofTaneytown bypass, the bypass project was a State Highway project. When the State moved towards the Smart Growth model of planning and investment, this project was terminated. The State agrees this road would be beneficial, but there is no money in the budget. 3 Planning and Zoning Commission February 18, 2025 Official Minutes Currently, the City of Taneytown is discussing with the builder of Mountain Brooke Farms, State Highway Administration, and the County (forthcoming) about the bypass and money to build it. Discussion Ms. Kirkner asked if the proposed bypass could be identified on the map. Ms. Daly and Mr. Wieprecht clarified on the map the location of the proposed bypass. Mr. Hoff asked what the green lines and pink lines on the map represent. Mr. Wieprecht explained those lines were alternates routes the engineer came up with, based on property use and environmental constraints. Mr. Hoff asked if current water is 37,000 gallons per day or 370,000. Mr. Wieprecht confirmed their water usage is 37,000 gallon per day. They operate under a monthly water allocation resolution. Mr. Lester asked what the cost is for different housing in the municipalities and in the county. What services are provided - water and wastewater, roads, and transportation and how much revenue does residential development generate for the County. Ms. Daly explained it might be hard to figure out but will get back to the Commission. Mr. Hoff asked how the water recharge is counted towards the town, when half of the recharge comes from Agricultural Preservation land. Ms. Heyn clarified the water recharge credits the County takes is a part of the Agricultural Preservation Program. The credits are used for a very specific purpose for the municipalities. Public Comment There were none. PRELIMINARY RECOMMENDED CIP Mr. Zaleski asked if the Commission had any questions regarding the draft Community Investment Plan letter for FY 2026-2031. Discussion There were none. Public Comment There were none. Decision The Commission, on motion ofMr. Lester, seconded by Mr. Soisson and carried (Mr. Hoff, Mr. Lester, Mr. Smith, Mr. Soisson, and Ms. Kirkner voted "Aye", Commissioner Gordon abstained), voted to certify the Community Investment Plan FY 2026-2031 as consistent 4 Planning and Zoning Commission February 18, 2025 Official Minutes with the County Master Plan and have the letter signed by the Chair and forwarded to Board of County Commissioners. RECESS Madam Chair reconvened the Planning and Zoning Commission meeting at 10:35 am. CONCEPT SITE PLAN SUBJECT: S-23-0014, Dixon Lane Solar Site Plan LOCATION: Klees Mill Road, North of Dixon Lane, C.D. 5 OWNER: Commissioners of Carroll County, 225 N. Center St., Westminster, MD 21157 DEVELOPER: Dixon Lane Solar, LLC, 530 Gaither Rd., Suite 900, Rockville, MD 20850 ENGINEER: Becker Morgan Group, LLC,312 W. Main St., Suite 300, Salisbury, MD 21801 ZONING: Employment Campus ACREAGE: 38.59 acres WATERSHED: Liberty Reservoir FIRE DISTRICT: Winfield Community Volunteer Fire Department MASTER PLAN: Employment Campus, 2018 Freedom Comm. Comprehensive Plan PRIORITY FUNDING AREA: Within = Freedom District DESIGNATED GROWTH AREA: Within - Freedom District Action Required: The plan is before the Planning and Zoning Commission per Chapter 155 of the Code of] Public Local Laws and Ordinances of Carroll County for consideration ofa concept site plan and a determination regarding a request for setback modification. The Planning Commission may consider delegating approval oft the final site plan to the Planning Commission Chair. Existing Conditions: The subject property is a 38.59-acre parcel near the intersection of Klees Mill Road (county owned) and Dixon Lane (privately owned). The property contains large farm fields surrounded by a line of woods around the perimeter of the parcel. Currently, there is no existing access to the property but there is frontage along Dixon Lane. The property and surrounding properties are served by private well and septic. Both public water and public sewer service is planned as a priority. The property is inside oft the Priority Funding Area and within the Designated Grown Area ofthe Freedom District. The property is zoned Employment Campus as well as the properties to the west and south; all three properties are owned by the County. Properties to the north are zoned Conservation. Properties 5 Planning and Zoning Commission February 18, 2025 Official Minutes along the eastern border are zoned Agricultural and are either undeveloped or have single family homes. Site Plan Review: The developer proposes the installation of ground mounted photovoltaic community solar facility over 8.44 acres oft the property. In accordance with $158.153 oft the Carroll County Code of Public Local Laws and Ordinances, solar energy conversion facilities are a permitted use in the Employment Campus zoning district. Access is proposed from Klees Mill Road across the adjoining county-owned property. A paved driveway apron exists and an 18' access road is proposed with an alternative cellular confinement surface. The proposed access road leads to a gated entry to the solar facility which will be surrounded by a 7 tall ag. fence. The fence parallels the perimeter ofthe property with a 25' wide landscape buffer proposed along the east and south sides oft the array on the exterior of the fence. While landscaping is not required, it is proposed in conjunction with a request from the developer for modification oft the setbacks. In accordance with the Code, all setbacks are to be 200 feet. If supplemental landscaping is provided, the Planning and Zoning Commission may reduce the required setback by 50%, to 100 feet. The developer is requesting 100-foot setbacks along the eastern and northern property lines. $1 158.153 SOLAR ENERGY CONVERSION FACILITIES. (C)(5) Setbacks: (a) Setbacks shall be 400 feet from the boundaries of all adjoining residentially zoned properties, and 200 feet from the boundary lines of adjoining nonresidential zoned properties. (b) The Planning Commission may reduce required setback for any yard setback by up to 50% provided that supplemental landscaping, as may be determined by the Planning Commission, is provided. The initial site development plan package was submitted to Development Review and distributed to review agencies on May 23, 2024. The site plan was subject to citizen involvement on June 24, 2024, during the Technical Review Committee meeting. No citizens attended the meeting or submitted comments regarding the project. Stormwater Management will be addressed by proposed non-rooftop disconnects. Concept Stormwater Management approval has been granted. Forest Conservation will be addressed with a Forest Conservation Easement on-site. Landscape has approved what is shown on the plan. Fire Protection, Engineering, Utilities, Health Department, and Grading have all approved the plan. This plan was found to be consistent with the Freedom Community Comprehensive Plan by the Bureau of Comprehensive Planning. The final site plan will be tested and reviewed for adequacy of public facilities in accordance with Chapter 155 ofthe Code of Public Laws and Ordinances of Carroll County Maryland. Amy Barcroft presented the staff report. 6 Planning and Zoning Commission February 18, 2025 Official Minutes Ted Hastings, Senior Associate with Becker Morgan Group, LLC, and Alan Watson, with Standard Solar, were present. Discussion Ms. Kirkner asked if they will be blacktopping the access road back to the facility. Ms. Barcroft and Mr. Hastings explained it will be a cellular confinement gravel access road. Public Comment There were none. Decision The Commission, on motion of Mr. Lester, seconded by Mr. Smith and carried (Mr. Hoff, Mr. Lester, Mr. Robertson, Mr. Smith, Mr. Soisson voted "Aye", Commissioner Gordon abstained), approved the Concept Site Plan, S-23-0014, Dixon Lane Solar, as submitted and, unless there are significant changes to the site plan, delegated final approval to the Chair. FINAL: SITE PLAN SUBJECT: S-21-0004, Sheetz Westminster LOCATION: Northwest quadrant of MD Route 140 and Sullivan Road, C.D. 3 OWNER: Patamy LLC, 205 Bell Road, Westminster, MD 21158 DEVELOPER: Sheetz, Inc., 351 Sheetz Way, Claysburg, PA 16625 ENGINEER: Baltimore Land Design Group, 230 Schilling Circle, Suite 364, Hunt Valley, MD 21031 ZONING: C-2, Commercial Medium ACREAGE: 1.531 acres WATERSHED: Liberty Reservoir FIRE DISTRICT: Westminster MASTER PLAN: Commercial - 2007 Westminster Environs Community Comprehensive Plan PRIORITY FUNDING AREA: Westminster DESIGNATED GROWTH AREA: Westminster WATER /S SEWER DISTRICT: City of Westminster, Existing Water / Existing Sewer Action Requested: This final site plan is before the Planning and Zoning Commission per Chapter 155 ofthe Code of 7 Planning and. Zoning Commission February 18, 2025 Official Minutes Public Local Laws and Ordinances ofCarroll County for consideration and approval. Existing Conditions: The site for the proposed Sheetz fueling station and convenience store was comprised ofthree separate parcels, which were recently consolidated into one 1.531 parcel ofland. The addresses established by the previous three parcels are 8 Sullivan Road, 10 Sullivan Road, and 14 Sullivan Road. Each parcel was developed independently between 1979 and 1987. Plans for an AMC Jeep Dealership at 10 Sullivan Road were approved in 1979. The most recent use was a AutoFarm Ambulance sales shop. Plans for a High's Dairy Store at 14 Sullivan Road were approved in 1979. The most recent use was a Vocelli Pizza. Plans for an Exxon fueling station and convenience store at 8 Sullivan Road were approved in 1987. The most recent use was a retail store called Tobacco Kulture. Adjoining properties to the north and across Sullivan Road on the north side of Hahn Road are zoned R-10,000 and built with single-family residences. To the west lies the Community Pond park in the conservation zoning district. Across Sullivan Road, on the south side of Hahn Road, the C-2- zoned property is developed with a Roy Rogers fast food restaurant. The property across MD Route 140 to the south lies within the City of Wesminser'sjurisdiction and is developed with the Plum Crazy Diner. Project History: Prior to initial plan submittal, at the request of the City of Westminster and the developer, and in accordance with an Annexation Agreement, the site development plan process was determined to proceed under County jurisdiction. The intent is that the property will be annexed into the City following the vesting of the Intended Use. Final plan approval lies with the Carroll County Planning and Zoning Commission and required County certification of public facilities includes the City's certification of water and sewer facilities. All aspects oft the legal process, including bonding, easements, recordations, and inspections will be processed under the current jurisdictions. A site development plan for the subject property was submitted on June 1, 2021, and was reviewed at the July 26, 2021, Technical Review Committee Meeting. A single-sheet schematic design drawing was submitted on February 1, 2023, for comment from technical agencies. This site layout drawing was submitted to accompany the developer's request for discussion oft the project at a public meeting. The Planning and Zoning Commission held a discussion at their regularly scheduled meeting on April 18, 2023 (minutes attached). The Commission discussion focused on the impact ofthe proposed development on area traffic, the design proposal for lane configuration on Sullivan Road, and proposed access to the site. Oft the citizens in attendance, nine spoke. Some citizens voiced support for the overall improvement of the underutilized properties. Other citizens vocalized concern that the development will exacerbate traffic safety issues on Sullivan Road and Hahn Road. The project proceeded through the concept phase of plan review and was again presented to the Planning and Zoning Commission on December 19, 2023. As a concept plan, no action was required. Two citizens spoke in regard to the proposed development, regarding the desire for this property to support a public use instead and the concern that this development and the ongoing residential development to the north on Sullivan Road will have a negative impact on existing traffic issues. 8 Planning and Zoning Commission February 18, 2025 Official Minutes Plan Review: The developer proposes to demolish the existing structures and develop the subject property as a single site with a 4,959 square-foot 24/7 Sheetz convenience store and five fuel stations. Retail establishments and fuel stations are principal permitted uses in the C-2 zoning district. The land use designation in the 2007 Westminster Environs Community Comprehensive Plan is Commercial. Review by Comprehensive Planning determined the development proposal to be consistent with all applicable plan policies. An access is proposed from Sullivan Road and a second access is proposed from Baltimore Boulevard, MD Route 140. New public sidewalk is proposed along both Sullivan Road and MD Route 140 along the full length ofthe property. Accessible ramps and pavement markings facilitate pedestrian access to the convenience store from the MD Route 140 side ofi the sidewalk The convenience store building is depicted at 15.2 feet from the northern property line (which is a shared boundary with a residential property) and the access drive aisle on Sullivan Road measures 10 feet from that property line. A retaining wall is shown in that intermediate space and along the western side oft the building. Required parking spaces total 25 stalls and 36 stalls are shown along the building and the frontages of both roads. Dumpsters are shown on the west side of the site and an unloading zone is shown at the fueling area. Trip generations for the development necessitate a Traffic Impact Study. A study was initially submitted on June 1, 2021. The Traffic Impact Study narrative details existing conditions and impacts ofthe proposed development. Left turning movements into the site and vehicle queuing on Sullivan Road are proposed to be addressed with a bypass lane northbound on Sullivan Road. The intersection of Sullivan Road and MD Route 140 will be widened to accommodate southbound traffic in a dedicated right turn lane, a left turn / through lane, and a dedicated left turn lane. The State Highway Administration (SHA) and the County have reviewed the Traffic Impact Study. The SHA concurred with the Study, approving it on August 18, 2022. The County Department ofPublic Works continues to maintain concerns regarding the queueing lengths proposed on Sullivan Road and has not approved the TIS. Other County agencies have expressed concerns regarding the weaving patterns on MD 140 with the proximity of the proposed site entrance, the Community Pond entrance, and the ramp to MD 97. There is not a legal requirement that the TIS be approved. The TIS is a consideration in the approval process by the Planning and Zoning Commission. The purpose ofthe special report to the Planning and Zoning Commission on April 18, 2023, was to discuss the TIS and the developer proposed mitigation. The Commission did not express concern regarding the proposed traffic infrastructure design. Building elevations are shown in color renderings on sheets 26 and 27. The main roof is depicted at a height of21'-3" with a corner tower element at 29'-6" tall. Building materials are noted as brick and stone veneer with red metal awning details. The front elevations, which face Sullivan Road to the east and MD 140 to the south, share a tower corner element which contains the main access doors. Proposed patio seating sits in front ofthese two building elevations. The north and west elevations are predominantly solid brick with three windows shown near the roofline on the west side. A photometric plan is provided on sheet 20. Pole-mounted lights reach a maximum height of 20 feet above grade. Wall-mounted lights are provided on the building. The northern property line at the adjoining residential property includes a 10' landscape buffer. This a Planning and Zoning Commission February 18, 2025 Official Minutes 10 depth is per an exemption allowing the requirement of a 15' buffer to be reduced to a 10° buffer. The exemption was granted upon receipt of a written statement from the adjoining property owner agreeing to the reduction in the buffer. Landscaping is also provided along MD Route 140, along Sullivan Road, at the dumpsters, and in the parking areas. Sheet 14 depicts a monument sign to be located at the corner of MD Route 140 and Sullivan Road. Standing 12'-6" high and 13'-3" wide, it is proposed as a double sided, interiorly lit sign with an LED component displaying fuel pricing. Materials and colors are shown as stone piers with red paneled signage to match the building materials. The Bureau of Resource Management has granted final Stormwater Management approval. Stormwater management (SWM) will be addressed with swales, trench drains, and a storm drainpipe system tying into existing area drainpipes. The plan is exempt from the Floodplain code. Forest Conservation will be addressed with off-site banking. Water Resources, Grading, Fire Protection & Emergency Services, and Zoning Administration have approved the final plan. The City of Westminster's public water and sewer facilities will serve the site. The Health Department and the City have both approved the plans. A public fire hydrant using City water will be located along Sullivan Road. The site plan was tested for adequacy of public facilities in accordance with Chapter 155 ofthe Code of Public Laws and Ordinances of Carroll County Maryland. No facilities were found to be inadequate. Recommendations: Pursuant to Chapter 155, staff recommends approval of the site development plan subject to the following conditions: 1. That the developer enters into a Public Works Agreement with Carroll County that guarantees completion of the improvements. 2. That the area shown as Parcel A be granted in fee simple to the County Commissioners by deed to be recorded simultaneously with the Public Works Agreement. 3. That a perpetual easement for drainage facilities be granted to the County Commissioners by a deed to be recorded simultaneously with the Public Works Agreement. 4. That a Stormwater Management Easement and Maintenance Agreement be granted as an easement of access to the County Commissioners or authorized representatives by a deed to be recorded simultaneously with the Public Works Agreement. 5. That a Landscape Maintenance Agreement be granted as an easement of access to the County Commissioners or authorized representatives by a deed to be recorded simultaneously with the Public Works Agreement. 6. That a proof of purchase of the forest bank be included in the legal document submittal. 7. That a drainage and utility easement be granted to the City of Westminster by a deed to be recorded simultaneously with the Public Works Agreement. 8. That any changes to this plan will require an amended site development plan to be approved by the Carroll County Planning and Zoning Commission. Discussion 10 Planning and Zoning Commission February 18, 2025 Official Minutes Kierstin Marple presented the staff report. John Maguire, Attorney for Sheetz and Gary Kilfeather, Project Manager for Sheetz, were present. Public Comment Scott Fisher, citizen, expressed his concerns about the traffic backing up on Sullivan Road. Traffic is unable to get out from Hahn Road to Sullivan Road, and there is a turn lane now. Dan Hoff, City of Westminster Council, expressed support for the Sheetz project for the City of Westminster. Cheryl Dougal, citizen, asked if there would be any disturbance to her property, located at the corner of Sullivan and Hahn roads. Ms. Marple confirmed her property would not be disturbed during the construction. Mr. Hoff asked when the Sheetz property will be annexed into City of Westminster. Mr. Maguire explained the annexation will take place after significant construction has begun. Mr. Robertson asked who will hold the bonds. Ms. Marple explained the County will be holding the bonds. After construction is finalized, the County will release the bonds. Decision The Commission, on motion ofMr. Smith, seconded by Mr. Soisson and carried (Mr. Hoff, Mr. Lester, Mr. Robertson, Mr. Smith, Mr. Soisson voted "Aye", Commissioner Gordon abstained), approved the final site plan S-21-0004, Sheetz Westminster, subject to the eight conditions in the staff report. GENERAL PUBLIC COMMENT There were none. ADJOURNMENT The Commission, on motion of Mr. Soisson, seconded by Mr. Hoff and carried adjourned at 11:44 AM. 11 Planning and Zoning Commission February 18, 2025 Official Minutes 4 43.25 aaub D hubu W-2:2025 Secretary Approved 12