MEETING MINUTES Carroll County Planning and Zoning Commission April 15, 2025 Location: Reagan Room, 003 Members Present: Janice R. Kirkner, Chair Michael Kane, Vice Chair Ralph Robertson Steven Smith Peter Lester Matthew Hoff Richard J.: Soisson, Alternate Members Absent: Tom Gordon III, Ex-officio Present with the Commission were the following persons: Laura Matyas and David Becraft Bureau ofDevelopment Review; Brenda Dinne, Department of Planning & Land Management; Anastasiya Yemelyanova, Zoning Administrator; Carlisle Fillat, Comprehensive Planning; Elizabeth Moore, Attorney, County Attorney's Office; Daphne Daly, Planning and Zoning Commission Secretary; and, Gail Hawkins, Clerk. CALL TO ORDER/WELCOME Mr. Vice Chair Kane called the meeting to order at approximately 9:00 AM. ESTABLISHMENT OF QUORUM Ms. Hawkins took attendance and noted that five members were present, and a quorum was established. PLEDGE OF ALLEGIANCE REVIEW AND APPROVAL OF AGENDA On motion of Mr. Hoff, seconded by Mr. Robertson and carried, the Revised Agenda deleting Agenda Item Number 8 was approved as proposed. REVIEW AND APPROVAL OF MINUTES On motion of Mr. Robertson, seconded by Mr. Smith and carried, the Minutes from March 5, 2025, and March 18, 2025, were approved. COMMISSION MEMBER REPORTS A. COMMISSION CHAIR Chair Kirkner shared she approved one plan since the last meeting. Sunset View, M-23- 0022, preliminary plan plat, minor subdivision was approved on March 31, 2025. Secondly, Ms. Kirkner reported participating in the Citizens Planning Academy on April 10th along with Laura Matyas from Development Review. She noted it was a very educational and informative evening. 1 Planning and Zoning Commission April 15, 2025 Official Minutes EX-OFFICIO Ex-officio Gordon was not in attendance. OTHER COMMISSION MEMBERS There were none. ADMINISTRATIVE REPORT ADMINISTRATIVE MATTERS Secretary Daly reinforced Chair Kirkner remarks about the Citizens Planning Academy. Mr. Gray is conducting a six-week Citizens Planning Academy program with guest speakers from different departments within the County, to help educate citizens about the planning process. Secondly, Ms. Daly shared the Board of County Commissioners adopted the Commission's recommended changes to Chapter 155 and Chapter 156 related to permit caps. Ms. Daly thanked the Commission for their participation in forming the Master Plan Work Groups. The Work Group meetings will begin the beginning ofMay. The application process for citizens to volunteer for the Work Groups is open until Friday, April 18th. Lastly, Ms. Daly shared with two Commission members serving on the Work Group meetings, our evening Work Sessions meetings over the next couple of months will be evaluated to see ifthe Commission needs to meet. EXTENSIONS Ms. Matyas reported three extensions since the last meeting. The first is for Heird Property Assisted Living Facility (S-19-0030), this is the first one-year extension for these 80 units, five buildings, assisted living located in Commissioner District 2. The second is for Walkerwood Estate, II (M-09-025), this is the 14th one year extension for this one lot, minor subdivision, located in Commissioner District 2. The third is for Performance Foodservice, gth Amended Plan (S-18-0021) first one-year extension while they work through their legal documentation phase. BZA CASES Ms. Fillat reported three BZA cases for April. This first is #6551. This is for a conditional use for a cemetery on residential property. The owner of the land is requesting to bury her husband in the back ofthe property, located at 1218 Francis Scott Key Highway, and is located in the County's C1 Zone. Planning staff finds this request for a conditional use consistent with the Carroll County Master Plan, as amended in 2019. The second BZA case is #6554. This is a request for a conditional use for a two-family dwelling. The property is located at 198 Adeline Drive, located in the County's Residential 10,000 Zone, and is approximately 10,881 square feet. Planning staff find this request for conditional use consistent with the Carroll County Master Plan, as amended in 2019. The third BZA case is #6553. This is a request for a conditional use for an Amish Private School. The property is located at 2444 Old Bachman Valley Road and is located in the County's Agricultural Zone. The lot is approximately 109 acres. Planning staff finds this request for conditional use consistent with the Carroll County Master Plan, as amended in 2019. 2 Planning and Zoning Commission April 15, 2025 Official Minutes OTHER There were none. SPECIAL REPORT: ELEVATED BOTANICS CANNABIS DISPENSARY- SF-24-0073 SUBJECT: SF-24-0073, Elevated Botanics Cannabis Dispensary LOCATION: 25 Liberty Road (MD Route 26) - South side ofLiberty Road at Klees Mill Road, E.D. 4 OWNER: Tevis Real Estate, Inc., 82 John Street, Westminster, MD 21157 DEVELOPER: Elevated Botanics, 25 Liberty Road, Sykesville MD, 21784 ENGINEER: NIA ZONING: C-2, Commercial Medium Intensity ACREAGE: 1.0 acres FIRE DISTRICT: Winfield MASTER PLAN: Commercial Medium - 2018 Freedom Community Comprehensive Plan DESIGNATED GROWTH AREA: Freedom Action: The plan is before the Planning and Zoning Commission per the Code of Public Local Laws and Ordinances of Carroll County, Zoning Regulations, Chapter 158.059(C) for approval. $ 158.059 CANNABIS. Uses related to the growing, processing, or dispensing of cannabis shall comply with the following requirements: (C) The use shall be subject to site plan approval by the Planning Commission pursuant tos 155.050. Existing Conditions: The subject property has a previously approved 1986 site plan, Klees Mill Center, for two structures with multiple businesses including a High's convenience store, a pet store, and a liquor store. Both structures are currently vacant. The property is located 3 Planning and Zoning Commission April 15, 2025 Official Minutes on the south side of] Liberty Road (MD Route 26) east of the Klees Mill Road intersection. Both the subject property and adjoining properties to the west and east are zoned C-2, Commercial Medium Intensity. An existing driveway entrance from Liberty Road serves the property. The access is shared with the western adjoining property, which currently hosts a restaurant. The southern adjoining property is zoned Conservation and is part ofthe 1993 subdivision Gi-Na Farms. It is built with a single- family dwelling. Plan Review: The developer proposes to use one ofthe structures, the building located closest to Liberty Road, for a cannabis dispensary. The plan notes that the retail floor area is 3,540 square feet. Cannabis dispensaries ofless than 10,000 square feet are a principal permitted use in the C-2 zoning district. Parking requirements for the site total 32 spaces and there are 40 existing parking spaces. There are no new proposed freestanding signs. The developer is proposing a new drive aisle on site along the eastern side ofthe cannabis dispensary building to connect the front and rear parking areas. On the drawing, the noted limits of disturbance associated with the new drive aisle totals 961.25 square feet. With the change of use and the limits of disturbance being under 5;000 square feet, the plan was processed as a simplified site development plan. It was reviewed by applicable technical agencies. The plan is exempt from Bureau ofResource Management codes. Site Compliance and Fire Protection & Emergency Services reviewed and approved the plan. The Zoning Administrator reviewed the plan for compliance with the zoning code and requirements specifically outlined in Chapter 158.059, Cannabis. All requirements are met, and the Zoning Administrator has approved the plan. In accordance with 158.059(C), the site plan is before the Commission for approval. CANNABIS DISPENSARY. An entity licensed under the Maryland Cannabis Administration that acquires, possesses, repackages, transports, sells, distributes, or dispenses cannabis or cannabis products, including tinctures, aerosols, oils, and ointments, related supplies, and education materials for the use by qualifying patients, caregivers, or consumers through a storefront or through a delivery service, based on license type. $ 158.059 CANNABIS. Uses related to the growing, processing, or dispensing of cannabis shall comply with the following requirements: (A) For the purpose ofthis section, distance will be taken from the nearest point ofthe structure occupied by the use requiring separation to the nearest point oft the structure from which the separation is to be established. A licensed cannabis dispensary may not locate within: 4 Planning and Zoning Commission April 15, 2025 Official Minutes (1) Five hundred feet of: (a) A pre-existing primary or secondary school in the state, or a licensed childcare center or a registered family childcare home under Title 9.5 oft the Education article; or (b) A pre-existing playground, recreation center, library, public park, or place ofworship; or (2) One-half mile of another cannabis dispensary. (B) A licensed cannabis dispensary structure may not locate within 100 feet ofthe property line ofa a residential zoning district. (C) The use shall be subject to site plan approval by the Planning Commission pursuant to $ 155.050. (D) All lighting, including security lighting required by COMAR 10.62.10.05, shall comply with Carroll County site plan requirements as specified in $ 155.050. (E) No variances from the requirements ofthis section shall be granted. (F) Cannabis products are not permitted to be sold in conjunction with a temporary zoning certificate. (G) A cannabis dispensary in conjunction with an on-site consumption establishment is prohibited in all zoning districts. (Ord. 2019-05, passed 12-12-2019; Ord. 2024-04, passed 5-16-2024) Penalty, see $158.999 Discussion Laura Matyas presented the staff report. Alan Sharp, Kaylin Spicknall, and Steve Larson were present. Ms. Daly asked Attorney Moore to explain the State Lawto the Commission. Attorney Moore stated Maryland State Code sets forth requirements on how Carroll County sets their codes. These codes do not allow us to be more restrictive. In the Maryland State Code along with the County code, we must follow the code we cannot adopt additional ordinances or additional restrictions. These restrictions cannot be more than a Retail Liquor Store. Ms. Kirkner asked why add blacktop to the left side of the building. Is there a particular reason. Ms. Spicknall explained to make a better traffic flow for the parking lot. Future options for the building would be to make a drive-thru pick-up window. 5 Planning and Zoning Commission April 15, 2025 Official Minutes Mr. Soisson asked ifthey have plans for the building behind the dispensary. Ms. Spicknall replied no, they are only renting the front building at this time. Mr. Kane asked are there plans for new signage for the building. Ms. Matyas explained no, there is a free-standing sign already on the property. Mr. Kane asked is their plans in changing the signage color or lighting. Ms. Spicknall stated they are using the sign the way it is currently. Mr. Kane asked how many employees are projected to work at the dispensary. Ms. Spicknall explained they will have five employees at a time working. Mr. Kane asked the hours of operation. Ms. Spicknall explained the State ofMaryland allows the dispensary to be open between 8 am and 11 pm. Currently, they have not set the hours of operation for the dispensary. Mr. Kane asked the structure age of the property. Ms. Kirkner stated the building was built in the early 80's. Mr. Kane asked for the exact measurement from the dispensary property to the school's property. Ms. Yemelyanova, County's Zoning Administrator, explained from structure-to-structure it measures 1,327 feet. The measurement from dispensary to the school's property line is 523 feet. The measurement from dispensary to the basketball court is 530 feet. Mr. Kane asked do you have a measurement from the dispensary property line to the school's property line. Ms. Yemelyanova explained no, she has from the dispensary to the school's S property line. Mr. Kane asked Ms. Matyas if the County Code is building to building. Ms. Matyas replied, yes that is correct the County Code is building to building. Mr. Kane asked was a traffic study completed for this project. Ms. Matyas replied, no, traffic study was unnecessary. Ms. Smith asked are there any conflict with the restaurant and dispensary sharing the access drive. 6 Planning and Zoning Commission April 15, 2025 Official Minutes Ms. Matyas replied, no it is an existing access drive and was approved on another plan. Ms. Soisson asked if other establishments were looked at before finding this location. Mr. Sharp explained they looked at several areas but due to the restrictions, it was very difficult to find a location that would fit their needs. Mr. Kane asked for explanation on their security system in the building and around the building. Mr. Sharp explained the State of Maryland mandates the security restrictions. There will be a secured room where all the cannabis is located except two hours before the dispensary opens and two hours after closing. The building will have video surveillance at all doors entering the building, in the building, and the videois kept for 90 days. The surveillance must be facial reconnection and battery backup security alarms. The dispensary will have inspections from Carroll County Permits and Inspection plus the State of Maryland will inspect the dispensary. Mr. Smith asked to explain the security around the building. You will have customers with large amount of cash walking around the building. Ms. Sharp explained the dispensary has a cashless payment option. Their security system will extend around the building into the parking area. Mr. Hoff asked who owns the vacant parcel next to this property. Mr. Larson explained the parcel is not owned by the same entity but the same business. Mr. Robertson asked if a daycare center wanted to open next to the dispensary, would they be able to. Ms. Yemelyanova explained the dispensary would be an existing business, any new business coming in would not have the setback requirements. In other words, yes, a daycare center would be able to open next to the dispensary. Ms. Kirkner asked for future use, you mentioned a drive-thru window. How would this work. Ms. Spicknall explained the drive-thru window would be for picking up preorders only. Mr. Kane asked with using the drive-thru window would the security standards apply as well. Mr. Sharp confirmed all security measures would be the same as ifthey were coming into the dispensary. Public Comment There were none. 7 Planning and Zoning Commission April 15, 2025 Official Minutes Decision The Commission, on motion of Mr. Kane, seconded by Mr. Hoff and carried (Mr. Hoff, Mr. Kane, Mr. Smith, Mr. Soisson voted "Aye") five Aye's, Mr. Robertson abstained, certified that the requested site plan approval in accordance with Chapter 158 for Elevated Botanics Cannabis Dispensary, SF-24-0073. SPECIAL REPORT: BETHEL ROAD CANNABIS DISPENSARY AND GROWER SF-24-0055 SUBJECT: SF-24-0055, Bethel Road Cannabis Dispensary and Grower LOCATION: 1907 Bethel Road - east side of Bethel Road at MD Route 140, C.D. 2 OWNER: Rock Oak Partners, LLC, 1454 Warehime Road, Westminster, MD 21158 DEVELOPER: Wonderland, LLC, 3610 Hamilton Avenue, Baltimore, MD, 21214 ENGINEER: N/A ZONING: 1-1, Light Industrial ACREAGE: 2.65 acres FIRE DISTRICT: Reese Fire Company MASTER PLAN: Industrial Light DESIGNATED GROWTH AREA: N/A Action: The plan is before the Planning and Zoning Commission per the Code ofPublic Local Laws and Ordinances of Carroll County, Zoning Regulations, Chapter 158.059(C) for approval. $ 158.059 CANNABIS. Uses related to the growing, processing, or dispensing ofc cannabis shall comply with the following requirements: (C) The use shall be subject to site plan approval by the Planning Commission pursuant to $155.050. Existing Conditions: The subject property has a previously approved 2015 simplified site plan for a commercial kennel following the Board ofZoning Appeals approval ofthat conditional 8 Planning and Zoning Commission April 15, 2025 Official Minutes use. There are multiple structures on the property. The property is located on the east side of Bethel Road north of Baltimore Boulevard (MD Route 140). Both the subject property and adjoining property to the south are zoned I-1, Light Industrial. An existing driveway entrance from Bethel Road serves the property. The access is shared with the southern adjoining property, which is undeveloped. The northern and eastern adjoining properties are zoned Agricultural and built with single-family dwellings. Across Bethel Road to the west is a Royal Farms gas station and convenience store. Plan Review: The developer proposes to use one ofthe structures, the concrete block building located centrally on the property, for a cannabis dispensary and growing facility. Cannabis dispensaries in conjunction with a cannabis growing and I or processing facility are a principal permitted use in the I-1 zoning district. As noted on the plan, there will be no public services on the premise. Existing parking on site will accommodate 10 employees, as indicated on the plan. There are no new proposed freestanding signs. The developer is proposing no new disturbance on the property. With the change of use and the limits of disturbance being zero square feet, the plan was processed as a simplified site development plan. It was reviewed by applicable technical agencies. The plan is exempt from Bureau of Resource Management codes. Site Compliance and Fire Protection & Emergency Services reviewed and approved the plan. The Zoning Administrator reviewed the plan for compliance with the zoning code and requirements specifically outlined in Chapter 158.059, Cannabis. All requirements are met, and the Zoning Administrator has approved the plan. In accordance with 158.059(C), the site plan is before the Commission for approval. CANNABIS DISPENSARY. An entity licensed under the Maryland Cannabis Administration that acquires, possesses, repackages, transports, sells, distributes, or dispenses cannabis or cannabis. products, including tinctures, aerosols, oils, and ointments, related supplies, and education materials for the use by qualifying patients, caregivers, or consumers through a storefront or through a delivery service, based on license type. CANNABIS GROWER. An entity licensed under the Maryland Cannabis Administration that (1) cultivates or packages cannabis and (2) is authorized by the Administration to provide cannabis to other cannabis licensees and registered independent testing laboratories. S 158.0 59 CANNABIS. Uses related to the growing, processing, or dispensing of cannabis shall comply with the following requirements: (A)For the purpose ofthis section, distance will be taken from the nearest point ofthe structure occupied by the use requiring separation to the nearest point ofthe structure from which the 9 Planning and Zoning Commission April 15, 2025 Official Minutes separation is to be established. A licensed cannabis dispensary may not locate within: (1) Five hundred feet of: (a) A pre-existing primary or secondary school in the state, or a licensed childcare center or a registered family childcare home under Title 9.5 ofthe Education article; or. (b) A pre-existing playground, recreation center, library, public park, or place ofworship; or (2) One-half mile of another cannabis dispensary. (B)A licensed cannabis dispensary structure may not locate within 100 feet of the property line of a residential zoning district. (C)The use shall be subject to site plan approval by the Planning Commission pursuant tos 155.050. (D)AIl lighting, including security lighting required by COMAR 10.62.10.05, shall comply with Carroll County site plan requirements as specified ins 155.050. (E)No variances from the requirements of this section shall be granted. (F)Cannabis products are not permitted to be sold in conjunction with a temporary zoning certificate. (G)A cannabis dispensary in conjunction with an on-site consumption establishment is prohibited, in all zoning districts. (Ord. 2019-05, passed 12-12-2019; Ord. 2024-04, passed 5-16-2024) Penalty, See $158.999i Discussion Laura Matyas presented the staff report. Clifton M. Coger and Derrick Murphy were present. Mr. Soisson asked what the distance between the Bethel Road Dispensary and the Dispensary off Md 97, by the airport. Ms. Matyas explained she is unaware the distance between the two dispensaries. Ms. Soisson asked Mr. Coger why open up a dispensary SO close to another dispensary. Mr. Coger explained they are a different type of dispensary. They deliver the product. This dispensary is like an Amazon warehouse. The public would go to their website, choose their product, and they would deliver the product to the residence. The payment for the product is done online. When the driver gets to the residence, they will ID the customer and check the 10 Planning and Zoning Commission April 15, 2025 Official Minutes age clarification. Mr. Kane asked will there be a store for customer to come in and buy their product. Mr. Coger explained the building is more like a distribution center. There will be no store. Mr. Robertson asked will there be a parking lot for the employees. Mr. Coger explained under the MCA regulations the dispensary can only have 10 employees working per uses. They are allowed 10 cultivation and 10 for distribution. Mr. Robertson asked will there be signage at the end of Bethel Road. Mr. Coger explained they have no plans in putting up a sign. Ms. Kirkner asked to explain their security procedures when someone calls to order their product. Mr. Coger explained there is an age block on the website, the customer must put their information into the website, when we deliver the product, all information is verified once we get to the residence. There will be no drop off procedure. Mr. Hoff asked will you be growing everything you sell. Mr. Coger explained we can work with other growers in the area. This dispensary wants to offer a variety of products to the citizens in Maryland. Mr. Kane asked will they be growing onsite. Mr. Coger confirmed yes, we can grow plants at this dispensary. Mr. Coger continued by saying, we will have around 3,000 plants at any given time. Mr. Robertson asked about the security on the property. Mr. Coger explained there will be security around the building. They will have two security camara's on the driveway to see the individual and the license plate number. They are required to keep a log for 90 days. Mr. Soisson asked will they sell only what they grow. Mr. Coger replied no, they will have different products from different vendors throughout the State. Mr. Kane asked Ms. Matyas how the property is zoned. Ms. Matyas explained the property is zoned I1, light industrial. 11 Planning and Zoning Commission April 15, 2025 Official Minutes Public Comment There were none. Decision The Commission on motion of Mr. Smith, seconded by Mr. Soisson and carried (Mr. Hoff, Mr. Kane, Mr. Robertson, Mr. Smith, and Mr. Soisson voted "Aye") five Ayes certified that the requested site plan approval in accordance with Chapter 158 for Bethel Road Cannabis Dispensary and Grower, SF-24-0055. CONCEPT SITE PLAN - THE MANOR AT RIVER RUN = S-22-0004 SUBJECT: S-22-0004 - The Manor at River Run LOCATION: 412 Old Bachmans Valley Road, Westminster, MD 21157, C.D.3 OWNER: Orendorf Holdings LLC, 412 Old Bachmans Valley Road, Westminster, MD 21157 DEVELOPER: Same as owner ENGINEER: DDC Inc., 184 East Main Street, Westminster, MD 21157 ZONING: Agricultural ACREAGE: 28.8 Acres WATERSHED: Liberty Reservoir FIRE DISTRICT: Westminster MASTER PLAN: Agriculture PRIORITY FUNDING AREA: Outside DESIGNATED GROWTH AREA: Outside 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 of a concept site plan. No action is required. The Planning Commission may consider delegating approval of the final site plan to the Planning Commission Chair. Existing Conditions: The subject property is a 28.8-acre residential farm property located on the western side ofOld 12 Planning and Zoning Commission April 15, 2025 Official Minutes Bachman's Valley Road, north of the City of Westminster. A long stone driveway provides access to the developed area of the property, which is situated approximately a quarter mile from the public road. The developments on the property consist ofa large historic brick house, a barn with a silo, sheds, and a detached accessory dwelling. The structures are centrally located, and the majority of the property's acreage is located to the north and west ofthe structures, within a wooded hilly area that surrounds a stream. Portions of the property are under Maryland Agricultural Land Preservation Foundation (MALPF) easement. These easement areas are continuations of the existing easement on the larger farm to the southwest, from which this property was divided. The cumulative 7.2 acres of easement is split into 3 parts; the strip of land containing the existing driveway is within one portion, a 2.2-acre area to the immediate west ofthe house is in a separate portion, and the remainder of the easement area is located within the westernmost wooded portion of the property. MALPF has reviewed and approved the proposed use and changes on this property. The subject property and the adjacent properties to the north, east, and south are within the County, whereas properties to the west along MD 97 are within the City of Westminster's municipal limits. The subject property and the surrounding properties within the County are all zoned Agricultural and are used for farm and residential purposes, served by private water and septic. The properties to the west within the City of Westminster consist of an industrial park. The subject property is outside of water, sewer, growth, and priority funding areas. Plan Review: On January 5th, 2022, the owner/developer (hereafter "developer") presented a conditional use request to the Board of2 Zoning Appeals (Case BZA-6368, minutes attached) to allow the property to be used as a Country Inn with banquet facilities. The request was approved, with the condition that live music would cease at 10 P.M. Temporary permits for use of the site for events have been approved since the BZA's approval of the use, but the site configuration to this point has been temporary. With this site plan, the developer proposes the construction of a permanent parking area, a building structure around the relocated restroom trailer, and a relocation ofthe pad site for the tent that they hold events in. Following approval ofthis site plan and construction oft the approved features, the existing temporary tent pavement pad and restroom trailer site will be returned to a grass lawn condition. Approval oft this site plan is necessary for the property's continued use as an event facility, no additional temporary permits will be issued. On August 15th, 2022, the initial site plan was submitted to and distributed by Development Review. The plan was reviewed by staff, and on September 26th a public Technical Review Committee Meeting was held to discuss the initial review comments. One member ofthe public attended this meeting, but they did not make any comments. The developer submitted a request to the Zoning Administrator to reduce the minimum driveway width required by Chapter 155.051 from 18' down to a minimum of 8'2" to allow for unmodified use ofthe existing driveway. On April 20, 2023, the request was denied (ZA-2092, letter attached). On August 29th, 2023, the Board of Zoning Appeals heard 2 combined requests from the developer in Cases BZA-6466 and BZA-6465. The requests were to appeal the ZA-2092 disapproval of the driveway modification, and the second request was to modify the previous BZA approval. The use modification request included removing the previous requirement to have overnight accommodations as a Country Inn (a use no longer in the zoning code), to limit the 13 Planning and Zoning Commission April 15, 2025 Official Minutes previously unrestricted number of events to be no more than 60 events per calendar year with 150 people or less per event, and to restrict the event days to weekends and holidays between April 15 and November 15. Both cases were approved as requested. The plans show that the site will be accessed using the existing driveway, with slight modifications to the driveway. The driveway apron will be paved within the County right- of- way where it meets the public road, two pull over locations will be added to the length of the driveway, and a portion that previously cut through a grove of trees has been rerouted around the trees. The existing driveway meanders onto the 2 adjacent properties along its length, and easements will be necessary to be recorded prior to final plan approval. The plan proposes a paved parking lot located to the immediate left of the barn, with a tent pad & restroom building/trailer located next to it. A dumpster is proposed at the end of the parking lot. Lights are proposed along the edges ofthe building and as pole lights in the parking lot. The lot provides 52 parking spaces for the event/banquet hall and 4 additional spaces exist near the homes. The minimum parking spaces that Chapter 158.063 requires for the hall is 50, and the homes total to 4. The pad site for the tent will be cut into the eastern side of a hill, and a retaining wall will be established on the western side of the tent pad. The existing manor house is located to the north of this location, and the area to the east ofthe manor house contains paved paths and flat lawn areas that are used for ceremonies. The use of the manor house is still in discussion, but fincluded in the scope, the house would contain changing rooms for events. Comprehensive Planning found the project to be consistent with all applicable plans and polices per their September 26th, 9 2022, memorandum. The Zoning Administration has no additional comments on the concept plan. Engineering Review has no additional comments, with the exception of awaiting response from the Department of] Public Works regarding a waiver for the driveway apron design, which is a non-standard layout. Fire Protection has approved the concept plan. The site is outside the jurisdiction ofthe Bureau ofUtilities, and the Health Department has approved the plans. Portion of the septic reserve area are partially within the existing agricultural preservation easement areas. The Office of Agricultural Preservation has been involved in the site plan review and this overlay area has been approved. ADA/Site Compliance has comments that will be addressed as the project moves through the final review phase, particularly as it relates to the location & number of accessible parking spaces and the use oft the manor house and its yard. Stormwater Management has granted concept approval of the plans, which primarily handle stormwater via infiltration into submerged gravel wetlands and micro bio-retention ponds. The Grading office and Soil conservation have approved the concept plan. Water Resource Management has granted concept approval, on the condition that an in- process variance request is approved regarding the existing stream and springhead. This project is exempt from Floodplain requirements. 14 Planning and. Zoning Commission April 15, 2025 Official Minutes Landscaping requirements have been addressed by the inclusion of planted screening around the dumpster fence enclosure and trees throughout the parking lot area. Forest Conservation has granted concept approval. The final plans will show an area of retention/conseryation easement within the property's existing forest. The final site plan will be tested and reviewed for adequacy of public facilities in accordance with Chapter 155 ofthe Code ofPublic Laws and Ordinances ofCarroll County Maryland. As a concept plan, no action is required by the Planning and Zoning Commission, however the Commission can choose to delegate approval ofthe final plans to the Chair. Discussion David Becrait presented the staff report. Ashleigh Hall, Owner, Clark Shaffer, Attorney for Ms. Hall, and Jim Mathias, DDC were present. Mr. Robertson asked if Mr. Becraft had a copy of the approved letter from Maryland Land Preservation and were there any conditions in the approved letter. Mr. Becraft stated he could check to see if a copy oft the approved letter is in the file. Mr. Shaffer explained the only condition in the approved letter from Maryland Land Preservation was to have a deep trench septic system. Mr. Shaffer continued by stating he believes you can farm over deep trench septic system, but this property will not be farmed. Mr. Robertson asked Mr. Becraft if he could get a copy of the approved letter for the Commission to review. Mr. Becraft confirmed he would get a copy ofthe Maryland Land Preservation approval letter. Mr. Robertson asked ifthe driveway pull off areas are 8.5 feet wide and on MALPF easements. Mr. Becraft confirmed that is correct, the driveway pull offs are on MALPF easements. Mr. Becraft provided the MALPF letter at Mr. Robertson's request. Ms. Kirkner asked the driveway is how wide. Mr. Mathias explained in some parts of the driveway is 18 feet down to 8 feet. It is an old stone driveway. Ms. Kirkner asked is the driveway going to stay a stone driveway. Mr. Mathias confirmed yes, it will remain a stone driveway. Mr. Kane asked ifthe house is a historical building. 15 Planning and Zoning Commission April 15, 2025 Official Minutes Mr. Shaffer confirmed yes, the house was built in 1861. Mr. Soisson asked are there any plans in using the house. Mr. Mathias explained they are currently working with Permits and Inspections to make the house ADA assessable. The final plan will show the changes for ADA accessibility. Mr. Hoff asked is the barn going to be refurbished. Ms. Hall acknowledged yes; the barn will be refurbished. Mr. Kane asked about lighting the driveway, since it is a long driveway back off the road. Ms. Hall explained they might run into restrictions on how far they can go with the lighting, but they will investigate the possibility. Mr. Shaffer explained they are in contact with John Myers and family. We are sensitive to his çoncerns regarding keeping the driveway available for his agricultural access. Public Comment There were none, Decision The Commission on motion of Mr. Hoff, seconded by Mr. Smith and carried (Mr. Hoff, Mr. Robertson, Mr. Smith, and Mr. Soisson voted "Aye") four Ayes, (Mr. Kane voted "Nay") one Nay, voted to delegate final approval to the Chair. RECESS LEGISLATIVE WRAP UP Ms. Dinne provided an update of the bills that passed in the recent legislative session. SB 266 / HB 286 Comprehensive Planning and State Economic Growth: this bill amends the State's current 12 Planning Visions and the State Economic Growth, Resource Protection, and Planning Policy to incorporate a new set of 8 Planning Principles. The Planning Commission will need to ensure plans are guided toward these principals. SB 635 / HB 731 Wildlife: this bill requires counties to consider wildlife movement and habitat connectivity in county's comprehensive plan regarding decisions related to placement, funding or design of wildlife crossing. This bill takes effect on July 1, 2025. SB 891 / HB 1466 Land Use and Real Property - Accessory Dwelling Units: this bill preempts the County's land use authority, removing local oversite of" "accessory dwelling units" in residential areas. Zoning will need to be amended to conform to these new requirements, which will allow ADU's in more areas and with different parameters than Chapter 158. The County must adopt these revisions by October 1, 2025. 16 Planning and Zoning Commission April 15, 2025 Official Minutes Mr. Robertson asked if the accessory dwelling units require a common septic or a separate septic system. Ms. Dinne explained if the accessory dwelling unit is attached, it can be the same septic, but it must have the capacity. For a detached home Ms. Dinne is unsure if the septic can be joined together or separated. Mr. Robertson asked Ms. Dinne ifthe Commission will need to amend the Zoning Code. Mr. Dinne confirmed yes, the Zoning Code will need to be amended. SB 931 / HB 1036 Public Utilities: this bill prohibits the County from adopting zoning laws that would prohibit or restrict solar on Agricultural land. This bill introduces several significant changes to Maryland' S renewable energy regulations, focusing primarily on solar energy generating stations and energy storage devices. Projects bigger than 5MW are banned in Tier 1 and 2 growth areas. It also capped solar at 5% within Priority Preservation Areas. This legislation takes effect on July 1, 2025. Mr. Robertson asked ifyou had a 100-acre farm, would that be 5% of 100 acres? Ms. Dinne explained the bill does not talk about individual properties; it talks about PPAS as a whole. It also does not talk about easements that already exist on the property. HB 628 Sidewalk and Bicycle Pathways: this bill does not impact the Planning Commission. The County Sheriff": S Office did adopt Vision Zero. SB 944 /1 HB 1193 Housing Development Permits: this bill requires the County to include additional information about housing permits in the Planning Annual Report. This Legislation starts January 1, 2027. Discussion There were none, Public Comment There were none. Decision There were none. MASTER PLAN: SUMMARY ON OPEN HOUSE FEEDBACK Ms. Daly shared the different types of feedback received from the public during the Master Plan Open Houses, as well as other feedback from the Assessment Phase. Two initial online surveys affirmed the direction oft the driving ideas. We reçeived 109 open-ended survey responses and 384 multiple choice survey responses. The demographic area we mostly heard from was Eldersburg and Westminster area. Respondents placed priority on a commitment to agricultural land preservation and support of a rural lifestyle and economy, and managing growth in a responsible way. 17 Planning and Zoning Commission April 15, 2025 Official Minutes Five Master Plan Open Houses were held to share information, answer questions, and get early input from citizens. Open Houses ran from February through early March. These Open Houses were promoted by news releases, Facebook events, and direct emails to 2,300 subscribers. We had a total of 280 citizens that attended. The Eldersburg Open House had over 100 people that attended. Information at the Open Houses was grouped by Driving Idea, with opportunities for people to provide feedback at each Driving Idea station. The feedback was reviewed for common themes. The Housing Options for Households of All Kinds feedback showed common themes around affordable housing, small homes options, senior housing options, and limiting development especially along MD 26, MD 91, and in the Freedom area. Particular concerns in the Freedom area were about the schools being not adequate in classroom size and the condition ofthe buildings. The Economy that Supports the Community feedback had common themes to improve water and sewer system capacity, keep MD 27 a two-lane road, and stop the growth around MD 140 and MD 91. The need for space for medical facilities, and to invest in schools and infrastructure were also commonly cited essentials. At the Commitment to Rural Carroll County station, common themes included no solar or power lines on agricultural land, making sure agricultural land stays agricultural, and preserving and restoring natural resources. The Infrastructure that Meets the Needs of Tomorrow station's common themes included the need for trails, bicycle paths, and sidewalks along MD 26, traffic and congestion on MD 27, MD 26, MD 91, and MD 140, and, in the Freedom area, schools that need funding to address capacity issues. The Working Together to Plan the Future station received comments around public education, transportation and recreation, public utilities, and having the County work with the municipalities to coordinate better on things like funding and improvements for schools. Comments also related to making transportation around the county easier. The general comments also were received at the Welcome Station and through the exit surveys. Common themes included the need to support schools, better infrastructure, and interagency work with the County Budget. Ms. Daly noted that the next phase of Master Plan work will be formation of Work Groups related to Housing, Economic Development, and Agriculture. The last day for volunteers to apply for the Work Groups will be Friday, April 18, 2025. Comments from the Open Houses will be discussed with the Work Groups and incorporated into the recommendations. Discussion There were none. GENERAL PUBLIC COMMENT There were none. 18 Planning and Zoning Commission April 15, 2025 Official Minutes ADJOURNMENT The Commission, on motion ofl Mr. Hoff, seconded by Mr. Robertson and carried the meeting was adjourned at 12:20 pm. a pnud Kube Secretary Approved 19