Carroll County commissioners ask planning commission to reexamine Employment Campus zoning

Carroll County commissioners on May 22 voted to ask the Planning and Zoning Commission to reexamine the county——Employment Campus zoning district, focusing on the development review process and the uses allowed while maintaining the district——purpose in the master plan.

The reexamination was requested by the Department of Planning and Land Management and the Department of Economic Development after staff said the 2019 zoning district has drawn little developer interest and that the market for office space has shifted since the district—was adopted. "The Employment Campus was created as a zoning district in 2019," said Daphne, Department of Planning and Land Management staff, describing the district—intent to promote campus-like settings for research and development, institutional office and limited light manufacturing.

County staff and economic development said one practical barrier is the district—review process, which requires a comprehensive master-plan style submittal up front—including building locations, ingress/egress, parking, architecture and landscaping. Denise, Department of Economic Development staff, told the board that the upfront cost and time of that comprehensive process has discouraged potential developers and contributed to a lack of activity on two properties rezoned to Employment Campus in 2020.

Commissioner Rothstein questioned the notion of easing requirements solely to attract development: "Just because you can doesn't mean you should," he said, adding that revisions should protect the county—vision. Staff said the request to the Planning and Zoning Commission is not a rewrite of the district—purpose but rather a targeted review of the review process, allowable uses and some bulk/design standards so the district can respond to contemporary market demand while retaining the campus intent.

The board—motion (which cited section 158.081a of the county zoning code) instructs staff to bring the matter to the Planning and Zoning Commission for education and deliberation, allow the commission to develop recommendations and then return those recommendations to the board; if the board chooses to proceed, a public hearing would follow. Staff said the Planning and Zoning Commission discussion could begin as early as June or July and that members of the public will be able to attend and comment at the commission meetings and at any later county public hearing.

Staff noted two areas currently zoned Employment Campus—one adjacent to the county landfill along MD 140 and the Delaney property off Clees Mill Road—but said the county has not had the right market conditions or proposals for either site.

Next steps: staff will place the review on a Planning and Zoning Commission agenda, begin an education phase for commissioners, and return to the Board of Commissioners with recommended text amendments and a public hearing schedule if the board wishes to proceed.

Ending: The board approved the direction without recorded opposition and asked staff to present a timetable for Planning and Zoning review and public outreach.