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Planning commission backs a text amendment to allow mini storage in Village Center districts with conditions
Summary
The commission voted to forward a draft text amendment recommending mini‑storage be allowed as a special‑exception use in Village Center districts with size, setback, buffering, lighting and long‑term parking conditions; staff will prepare a recommendation letter for the county commissioners' workshop and public hearing.
The Caroline County Planning & Zoning Commission voted to forward a draft text amendment to the County Commissioners recommending that mini storage be allowed in the county’s Village Center (VC) zoning districts as a special‑exception use with specific conditions.
Long‑range planner Olivia summarized staff recommendations: 10‑foot setbacks adjacent to residential parcels, maximum combined gross floor area of 3,000 square feet for parcels of 1 acre or less (with BZA authority to permit larger area on bigger parcels), two‑row evergreen buffering for long‑term vehicle storage areas, sensor‑activated dark‑sky‑friendly lighting, and spill‑prevention measures for vehicle storage. Staff framed the change as limited to the VC districts listed in the staff report (American Corner, Bethlehem, Bridgetown, Bursville, Choptank, Harmony, Hickman, Hops and Tanyard) and emphasized that mini‑storage would still require BZA special‑exception review.
Commissioners debated whether 3,000 square feet should be a per‑building footprint or a gross floor‑area cap (including multiple stories). Staff clarified the proposal uses gross floor area (total across floors) and that a two‑story building would count both floors toward the cap unless the BZA granted an exception. Several commissioners suggested the BZA process provides case‑by‑case flexibility for larger parcels.
After discussion a motion passed to forward a recommendation letter and draft text amendment to the County Commissioners for workshop and public hearing consideration; Geneva (board administrator) will sign the letter for the commission.
Next steps: staff will prepare the formal draft text amendment and recommendation for the county workshop and then a public hearing before the commissioners.
