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Planning Commission hears town updates: streetscape, school addition and proposed assisted‑living on Warfield Parcel B
Summary
Commissioners were briefed on an imminent streetscape project targeting Baldwin Drive, a proposed two‑story school addition requiring stormwater review, and an early concept for an assisted‑living facility on Warfield Parcel B that will need a Planning Commission recommendation to the Board of Zoning Appeals.
Town staff updated the Sykesville Planning Commission on several near-term projects on Feb. 3, including a streetscape effort in the south end of town, a prospective addition to a local school, and an early, developer‑led proposal for an assisted‑living facility on Parcel B in the Warfield/PDC area.
Staff said the streetscape project is expected to begin later in the month, focusing first on Baldwin Drive and Oklahoma and seeking to phase work so Main Street is not torn up during the spring and summer tourist season. "The first part's probably gonna focus on, Baldwin Drive and Oklahoma," staff said while noting an effort to finish work that would affect the farmers market before that season begins.
The commission was also told of a planned two‑story addition to Sykesville Bridal School (name used in staff remarks) that will reconfigure the school's parking lot and require a full stormwater review; staff said the addition is intended to reduce current enrollment utilization from about “a hundred and 3 or a hundred and 5” percent down toward the mid‑to‑high 90s, language staff used to describe enrollment pressures.
Separately, staff described a preliminary submittal for Warfield Parcel B, at Route 32 near the Springfield intersection, where developers have sketched an assisted‑living facility footprint. Staff said an assisted‑living use is a conditional use in the town’s planned‑employment district and therefore will require a Board of Zoning Appeals hearing; the Planning Commission must first provide a recommendation to the BZA. "So we anticipate that being on the agenda next month, to look at that," staff said.
Staff did not provide final building heights, unit counts or parking calculations for the assisted‑living concept; the developer ownership remains with the Warfield Collaborative, which has permission from the courts to market or sell that parcel. The commission will receive staff reports and developer presentations should the project move forward to the conditional‑use stage.
No formal action was taken on these items. Staff offered to circulate links to the town code and relevant PDC/PDC‑district purpose language ahead of any future review and encouraged commissioners to review the code before the next meeting.
