Carroll County held a public hearing on proposed temporary deferrals for several types of development in the Freedom designated growth area, with residents, emergency responders and builders offering sharply different views.

County Attorney Tim Burke opened the meeting by outlining four draft deferral ordinances covering cluster subdivisions, planned commercial centers, retirement villages and self-storage facilities and said the purpose of the deferrals would be to allow study and possible text amendments. "The purpose of tonight's hearing is to solicit your input on 4 proposed ordinances," Burke said.

Residents and first responders urged the commissioners to pause approvals until zoning definitions, road and stormwater standards and emergency-access requirements are clarified. "We urge the deferral of any further developments until specific ordinances, codes and requirements address these deficiencies in design and development," said Joe Dennis, deputy chief of the Sykesville Freedom District Fire Department, who cited NFPA guidance and minimum operational clearances, including a 20-foot road width and 13 feet 6 inches of vertical clearance for apparatus.

Neighbors described site-level impacts from specific proposals. Nancy Lynch, who said her neighborhood was rezoned from BNR to C2 in the 2019 comprehensive rezoning, told commissioners that the Carroll Highlands Self Storage site "has never been close to medium density commercial" and described deed restrictions and a history of lawsuits and town-hall appeals. Audrey Novak warned that bulk and setback rules could permit a "35 foot tall building" within 15 feet of residential property lines and urged adherence to Maryland late-vesting rules that limit grandfathering.

Speakers also raised systemwide concerns: multiple residents cited congestion on Maryland routes 26 and 32, overcapacity at local schools and stormwater/flooding problems tied to recent construction. Katie Garrity said Freedom Elementary is "118 students over capacity" and urged the board to factor school-seat impacts into any decision.

Representatives of the building and real-estate industries opposed a broad moratorium. "MBIA strongly opposes this proposed moratorium because we believe that imposing a development moratorium would circumvent established zoning processes," said Alex Andelsman of the Maryland Building Industry Association. Developers described projects that have been under review for years and asked that applications near final review be allowed to continue or be grandfathered. "The county zoning code states that the site that I'm looking at and working with is by right," developer Scott Cooper told the commission, disputing claims about building height on his site.

Speakers on both sides suggested narrow fixes. Some residents urged targeted text amendments, stronger setback and bulk standards, improved concurrency for roads and schools, and a Freedom-area planning voice with greater representation on the planning and zoning commission. Builders asked the board to exempt projects already in advanced review to avoid financial harm and redesign costs.

The hearing produced no vote on the proposed ordinances. After public comment the chair thanked attendees and the board moved to adjourn; the motion was seconded and the meeting was adjourned without taking formal action on the deferrals.

What happens next: County staff and the commissioners will consider the testimony and any proposed text amendments. Several developers asked for clear grandfathering criteria if the board enacts short-term deferrals; emergency-services speakers urged the county to prioritize ordinance changes tied to access, road widths and vertical clearances.