Carroll County BZA denies variances to convert barn at 334 N. Tannery Road into accessory dwelling

The Carroll County Board of Zoning Appeals on July 30 denied a request to allow conversion of an existing barn at 334 North Tannery Road in Westminster into a detached accessory dwelling and staff housing.

The applicant, Peter Denning, asked the board for four variances so he and his wife could renovate the 100‑year‑old barn and live on its main floor while continuing to operate a recovery‑home ministry on the same parcel. Denning told the board the plan would provide close onsite housing for Shepherd’s Homes staff and lower his household costs so he could retire and continue mentoring men in recovery. "We are seeking the variances to utilize the existing 100 year old barn built like Noah's Ark as my wife and I's personal residence on the Main Floor at the access road level as staff housing," Denning said in testimony.

Neighbors opposed the request at the hearing, telling the board the property had been in poor condition and that recent work altered a shared driveway and worsened stormwater and access for adjacent houses. Joanne Malinowski testified the property is "in shambles" and said she had photos of damage and changes to the lane. Lisa Green, who lives uphill from the site, described grading and dirt piles that blocked access and cut phone and utility lines; she said a porta‑potty had been used at the residence for an extended period. Green also said the owner had altered a historic common‑use right‑of‑way and left neighbors without the pullover area they rely on.

County permitting staff had noted work done without final permits and required that permits be obtained for new and completed work, and Environmental Health said the proposed use "may not be acceptable unless it is demonstrated that there is an adequate water supply and adequate area for the installation of an initial and 2 replacement septic systems" for the proposed and existing uses. Denning said contractors pulled some permits but that the county file still listed unresolved permit issues; he testified he intended to obtain all required permits.

Board members discussed whether the accessory‑dwelling code — which limits detached accessory units to 1,000 square feet and two bedrooms, and requires the property owner to occupy the principal or accessory unit — fit the facts for existing structures. Some members said the existing barn and house layout could justify relief; others said the application asked for too many departures from the accessory‑dwelling standards. After discussion the board voted to deny the variance requests. A motion to deny was made and seconded; the chair announced, "In case 6572, the board decide the board hereby denies the request for the variances." The board said its oral decision will be followed by a written decision within 30 days and explained appeal rights to the circuit court.

The denial leaves the property in its current status; neighbors and the applicant may pursue further administrative or court remedies, and any future request to alter use or structures will have to address the outstanding permit and health‑department concerns.

Evidence and public comments entered into the record included county agency memos, letters of support for Shepherd’s Homes and photographic exhibits submitted by neighbors. The board also noted a site visit is tentatively scheduled for July 16, 2025 for cases on the agenda but the accessory dwelling matter was decided in open session.

The county staff comments in the record note unresolved permitting and septic constraints that contributed to the board’s discussions; the board’s written decision will state the legal basis for denial and outline appeal rights and deadlines.