§180 - Zoning
Chapter
Adopted by the Mayor and Council of the Town of Sykesville 7-19-1976 by Ord,
Contents
| Section | Title |
|---|---|
| Art-I | Purpose |
| Art-II | Application |
| Art-III | Districts Established; District Maps; District |
| Art-IV | General Provisions |
| Art-IX | R-7,500 Urban Residence District |
| Art-V | C Conservation District |
| Art-VI | H Historic District |
| Art-VII | R-20,000 Residence District |
| Art-Vill | R-10,000 Suburban Residence District |
| Art-X | B-L Local Business District |
| Art-XI | B-G General Business District |
| Art-XII | |-R Restricted Industrial District |
| Art-XIII | |-G General Industrial District |
| Art-XIV | Special Provisions |
| Art-XIX | Amendments |
| Art-XV | Exceptions and Modifications |
| Art-XVI | Administration |
| Art-XVII | Board of Appeals |
| Art-XVIII | Enforcement |
| Art-XX | Definitions. |
| Art-XXI | (Reserved) |
| Art-XXII | Planned Employment Center District |
Art-I Purpose
§180-1 Purposes enumerated
The purpose of this chapter is to promote the health, safety, morals, and the general welfare
of the community, by regulating and restricting the height, number of stories, and size of
buildings and other structures, the percentage of lot that may be occupied, the density of
population, the size of lots, yards, courts, and other open spaces, and the location and use
of buildings, structures and land for trade, industry, residence, and other purposes; to
provide for adequate light and air; to prevent congestion and undue crowding of land; to
secure safety from fire, panic, and other danger; and to conserve the value of property.
of the community, by regulating and restricting the height, number of stories, and size of
buildings and other structures, the percentage of lot that may be occupied, the density of
population, the size of lots, yards, courts, and other open spaces, and the location and use
of buildings, structures and land for trade, industry, residence, and other purposes; to
provide for adequate light and air; to prevent congestion and undue crowding of land; to
secure safety from fire, panic, and other danger; and to conserve the value of property.
Art-II Application
§180-2 Effective date; territorial applicability
This chapter shall take effect on the 8th day of August 1976 and shall apply to all lands,
buildings, properties and their uses within the territorial limits of the Town of Sykesville.
buildings, properties and their uses within the territorial limits of the Town of Sykesville.
Art-III Districts Established; District Maps; District
§180-3 Districts established
A.
For the purpose of these regulations, the Town of Sykesville is hereby divided into
districts as follows:
c
Conservation District
R-20,000 Residence District
R-10,000 Suburban Residence District
R-7,500
Urban Residence District
B-L
Local Business District
B-G
General Business District
-R
Restricted Industrial District
PEC
Planned Employment Center District
H
Historic District
districts as follows:
c
Conservation District
R-20,000 Residence District
R-10,000 Suburban Residence District
R-7,500
Urban Residence District
B-L
Local Business District
B-G
General Business District
-R
Restricted Industrial District
PEC
Planned Employment Center District
H
Historic District
B.
There is hereby established a Cluster Subdivision Overlay District classification which
shall include and be applicable to all of the Zoning Maps of The Town of Sykesville as
may exist at the time of the adoption of this chapter or as may hereinafter be adopted
as a Zoning Map of the Town. The cluster subdivision regulations as provided in § 18090 of this chapter shall apply to the Cluster Subdivision Overlay District.
shall include and be applicable to all of the Zoning Maps of The Town of Sykesville as
may exist at the time of the adoption of this chapter or as may hereinafter be adopted
as a Zoning Map of the Town. The cluster subdivision regulations as provided in § 18090 of this chapter shall apply to the Cluster Subdivision Overlay District.
C.
There is hereby established a Downtown Business District classification consisting of
one district which shall overlay a portion of the Historic District Zoning Map of the Town
of Sykesville as may exist at the time of the adoption of this chapter or as may
hereinafter be adopted as a Zoning Map of the Town. The limits of the Downtown
Business District shall be set forth in the Downtown Business District Map in
conformance with § 180-4 of this chapter and shall not alter any existing or future
zoning districts established in this chapter. The parking impact fee in lieu of on-site
parking regulations as provided in § 180-88A of this chapter shall apply to the
Downtown Business District.
one district which shall overlay a portion of the Historic District Zoning Map of the Town
of Sykesville as may exist at the time of the adoption of this chapter or as may
hereinafter be adopted as a Zoning Map of the Town. The limits of the Downtown
Business District shall be set forth in the Downtown Business District Map in
conformance with § 180-4 of this chapter and shall not alter any existing or future
zoning districts established in this chapter. The parking impact fee in lieu of on-site
parking regulations as provided in § 180-88A of this chapter shall apply to the
Downtown Business District.
D.
There is hereby established an Employment Campus District classification which may
overlay a portion of the Local Business District Zoning Map of the Town of Sykesville
as may exist at the time of the adoption of this subsection or as may hereinafter be
adopted as a Zoning Map of the Town. The regulations provided in §§ 180-124 through
180-133 of the Sykesville Code shall apply to the Employment Campus District.
overlay a portion of the Local Business District Zoning Map of the Town of Sykesville
as may exist at the time of the adoption of this subsection or as may hereinafter be
adopted as a Zoning Map of the Town. The regulations provided in §§ 180-124 through
180-133 of the Sykesville Code shall apply to the Employment Campus District.
§180-4 District maps
The districts shall be of the number, size and shape as shown on the Zoning Maps of the
Town of Sykesville, and said maps with the necessary symbols, legends, and explanatory
matter thereon, are hereby made and declared to be a part of this chapter.""] As evidence of
the authenticity of said maps, they shall be signed by the Mayor and Council of Sykesville
upon the adoption of these regulations.
Town of Sykesville, and said maps with the necessary symbols, legends, and explanatory
matter thereon, are hereby made and declared to be a part of this chapter.""] As evidence of
the authenticity of said maps, they shall be signed by the Mayor and Council of Sykesville
upon the adoption of these regulations.
(1)
Editor's Note: The Zoning Maps are on file in the Clerk's office.
§180-5 Rules for interpretation of district boundaries
Where uncertainty exists as to the boundaries of districts as shown on the official Zoning
Maps, the following rules shall apply:
Maps, the following rules shall apply:
A.
Boundaries indicated as approximately following the center lines of streets, highways,
or alleys shall be construed to follow such center lines;
or alleys shall be construed to follow such center lines;
B.
Boundaries indicated as approximately following property lines or platted lot lines, shall
be construed as following such lines;
be construed as following such lines;
C.
Boundaries indicated as approximately following Town limits shall be construed as
following Town limits;
following Town limits;
D.
Boundaries indicated as following railroad lines shall be construed to be midway
between the main tracks;
between the main tracks;
E.
Boundaries which are drawn parallel to road lines and which do not coincide with
property lines or lot lines, and where not designated by dimensions, shall be
determined by use of the map scale as shown thereon;
property lines or lot lines, and where not designated by dimensions, shall be
determined by use of the map scale as shown thereon;
F.
Boundaries which are in unsubdivided property or where district boundary divides a lot
shall be determined by the use of the map scale as shown thereon;
shall be determined by the use of the map scale as shown thereon;
G.
Where a district boundary line as shown on the Zoning Map or maps divides a lot which
was in single ownership and of record at the time of enactment of this chapter the use
authorized thereon and the other district requirements applying to the least restricted
portion of such lot under this chapter shall be considered as extending to the entire lot,
provided the more restricted portion of such lot is entirely within 50 feet of said dividing
district boundary line. The use so extended shall be deemed to be conforming.
was in single ownership and of record at the time of enactment of this chapter the use
authorized thereon and the other district requirements applying to the least restricted
portion of such lot under this chapter shall be considered as extending to the entire lot,
provided the more restricted portion of such lot is entirely within 50 feet of said dividing
district boundary line. The use so extended shall be deemed to be conforming.
Art-IV General Provisions
§180-10 Use of land for agricultural purposes
Except for compliance with yard requirements and distance requirements set forth in § 18016, nothing in this chapter shall prohibit the use of land for agricultural purposes or the
construction or use of buildings or structures incident to the use for agricultural purposes of
the land on which such buildings or structures are located, unless specifically prohibited by
ordinance of the Town of Sykesville.
construction or use of buildings or structures incident to the use for agricultural purposes of
the land on which such buildings or structures are located, unless specifically prohibited by
ordinance of the Town of Sykesville.
§180-11 Construction or use under prior zoning
certificate.
Where a zoning certificate and/or a building permit has been validly issued prior to the
adoption of this chapter, the construction or use so authorized may be completed or
continued in accordance with any conditions required therefor; provided, however, that such
construction or use shall have been started within one year of the date of issuance of such
zoning certificate and completion thereof carried on in a normal manner and not
discontinued for reasons other than those beyond the builders’ or users’ control. 7!
[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. Il).
[2] Editor's Note: Original Section 4.7, Uses approved under Interim Zoning Ordinances, which
immediately followed this section, was deleted at time of adoption of Code (see Ch. 1,
General Provisions, Art. Hl).
Where a zoning certificate and/or a building permit has been validly issued prior to the
adoption of this chapter, the construction or use so authorized may be completed or
continued in accordance with any conditions required therefor; provided, however, that such
construction or use shall have been started within one year of the date of issuance of such
zoning certificate and completion thereof carried on in a normal manner and not
discontinued for reasons other than those beyond the builders’ or users’ control. 7!
[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. Il).
[2] Editor's Note: Original Section 4.7, Uses approved under Interim Zoning Ordinances, which
immediately followed this section, was deleted at time of adoption of Code (see Ch. 1,
General Provisions, Art. Hl).
§180-12 Buildable lots
Any lot which was a buildable lot under the terms or regulations in effect at the time of the
adoption of this chapter and which was established or recorded at that time shall be
deemed a buildable lot for the erection only of a single-family dwelling, subject to the
provisions of § 180-97.
adoption of this chapter and which was established or recorded at that time shall be
deemed a buildable lot for the erection only of a single-family dwelling, subject to the
provisions of § 180-97.
§180-13 Use of same yard space for more than one
building prohibited.
No part of a minimum required yard or other open space provided about any building or
structure for the purpose of complying with the provisions of this chapter shall be included
as part of a minimum required yard or other open space required under this chapter for
another building or structure.
No part of a minimum required yard or other open space provided about any building or
structure for the purpose of complying with the provisions of this chapter shall be included
as part of a minimum required yard or other open space required under this chapter for
another building or structure.
§180-14 Major Road Plans
In an area where a Major Road Plan has been duly adopted in accordance with Article 66B,
Annotated Code of Maryland, as amended, showing a proposed new highway or street or a
proposed relocation or widening of an existing highway or street, no building or part of a
building shall be permitted to be erected within the lines of such proposed highway or street
except as provided hereinafter:
Annotated Code of Maryland, as amended, showing a proposed new highway or street or a
proposed relocation or widening of an existing highway or street, no building or part of a
building shall be permitted to be erected within the lines of such proposed highway or street
except as provided hereinafter:
A.
The Zoning Administrator shall issue a zoning certificate for such construction as
applied for, provided the Maryland State Highway Administration, the Carroll County
Roads Department, the Mayor and Council of Sykesville, or appropriate authority, upon
and within 30 days of written notice thereof does not reaffirm and substantiate its plans
to provide such construction in accordance with the Major Road Plan.
applied for, provided the Maryland State Highway Administration, the Carroll County
Roads Department, the Mayor and Council of Sykesville, or appropriate authority, upon
and within 30 days of written notice thereof does not reaffirm and substantiate its plans
to provide such construction in accordance with the Major Road Plan.
B.
The owner of the property so affected shall, following the expiration time of such written
notice, have the right to appeal to the Board the refusal of a zoning certificate, and the
Board may give approval to build if it should find, after public hearing, and upon the
evidence and arguments presented to it upon such appeal, that:
notice, have the right to appeal to the Board the refusal of a zoning certificate, and the
Board may give approval to build if it should find, after public hearing, and upon the
evidence and arguments presented to it upon such appeal, that:
(1)
The entire property of the appellant of which the area affected by the Major Road
Plan forms a part cannot yield a reasonable return to the owner unless such
appeal is granted; and
Plan forms a part cannot yield a reasonable return to the owner unless such
appeal is granted; and
(2)
Balancing the interest of the general public in preserving the integrity of the plan
and the interest of the owner of the property in the use and benefits of his property,
the granting of such permit is required by consideration of reasonable justice and
equity.
and the interest of the owner of the property in the use and benefits of his property,
the granting of such permit is required by consideration of reasonable justice and
equity.
§180-15 Essential services or essential utility equipment
Essential services or essential utility equipment, as defined and enumerated § 180-122,
shall be permitted in any district, as authorized and regulated by law and ordinances of
Sykesville, it being the intention hereof to exempt such essential services or essential utility
equipment from the application of this chapter.
shall be permitted in any district, as authorized and regulated by law and ordinances of
Sykesville, it being the intention hereof to exempt such essential services or essential utility
equipment from the application of this chapter.
§180-16 Distance requirements
Any uses or buildings subject to compliance of this section shall be located at least 200 feet
from any lot in an R District or any lot which is part of a duly recorded residential
subdivision, or any lot occupied by a dwelling, school, church, or institution for human care
not located on the same lot as the said use or buildings, except as provided in § 180-23 or
as may be approved by the Commission in a Planned Employment Center District.
from any lot in an R District or any lot which is part of a duly recorded residential
subdivision, or any lot occupied by a dwelling, school, church, or institution for human care
not located on the same lot as the said use or buildings, except as provided in § 180-23 or
as may be approved by the Commission in a Planned Employment Center District.
§180-17 Ponds, lakes and stabilization lagoons
Except as may otherwise be approved by the Commission in a Planned Employment Center
District, unless approved by the Board, all ponds, lakes and stabilization lagoons shall be
located a minimum of 200 feet from the center line of any public road; except roads having
a legally established right-of-way width in excess of 60 feet (in the vicinity of said proposed
pond) in which case the two-hundred-foot minimum shall be measured from the public road
right-of-way.
District, unless approved by the Board, all ponds, lakes and stabilization lagoons shall be
located a minimum of 200 feet from the center line of any public road; except roads having
a legally established right-of-way width in excess of 60 feet (in the vicinity of said proposed
pond) in which case the two-hundred-foot minimum shall be measured from the public road
right-of-way.
§180-18 Traffic visibility across corner lots
In any C, R, or H District on any corner lot, no fence, structure or planting that would
interfere with traffic visibility across the corner shall be erected or maintained within 20 feet
of the intersection of the road right-of-way lines.
interfere with traffic visibility across the corner shall be erected or maintained within 20 feet
of the intersection of the road right-of-way lines.
§180-19 Planned major subdivision for residential
purposes.
Nothing in this chapter shall prohibit a minor subdivision of land as herein defined (Article
XX) in any district; provided, however, that a major subdivision of land, as herein defined,
for residential purposes in those districts where permitted, shall, following any required
technical review and prior to any approval, be subject to a final determination by the
Commission to insure compliance with the following requirements:
Nothing in this chapter shall prohibit a minor subdivision of land as herein defined (Article
XX) in any district; provided, however, that a major subdivision of land, as herein defined,
for residential purposes in those districts where permitted, shall, following any required
technical review and prior to any approval, be subject to a final determination by the
Commission to insure compliance with the following requirements:
A.
That such proposed major subdivision for residential development has been adequately
demonstrated as being in accord and not in conflict with or running contrary to any
element of the Town's Master Plan.
demonstrated as being in accord and not in conflict with or running contrary to any
element of the Town's Master Plan.
B.
That any one or combination of essential community facilities and services determined
necessary by the Commission, in accordance with § 180-94 are either available or
adequately insured to be made available for such proposed residential development in
major subdivisions which would be adequate and which could reasonably be expected
and required.
necessary by the Commission, in accordance with § 180-94 are either available or
adequately insured to be made available for such proposed residential development in
major subdivisions which would be adequate and which could reasonably be expected
and required.
§180-20 Measurement of front yard depth
A.
Each front yard (setback) shall be measured at right angles or radially from the nearest
street right-of-way line (front property line) where the right-of-way of any existing street
is 50 feet in width in the case of a local or minor type street or 60 feet in width in the
case of any designated Town Collector or major street. Where the respective right-ofway widths of the above streets are less or where there may be doubt as to the width of
the right-of-way, then the minimum front yard depth or setback line shall be determined
by adding the distances specified below to the minimum front yard requirement, and
measuring from the center line of the type of road involved:
street right-of-way line (front property line) where the right-of-way of any existing street
is 50 feet in width in the case of a local or minor type street or 60 feet in width in the
case of any designated Town Collector or major street. Where the respective right-ofway widths of the above streets are less or where there may be doubt as to the width of
the right-of-way, then the minimum front yard depth or setback line shall be determined
by adding the distances specified below to the minimum front yard requirement, and
measuring from the center line of the type of road involved:
(1)
All local or minor streets: add 25 feet.
(2)
Town collector or major streets: add 30 feet.
B.
In any district where a lot abuts a state highway, the minimum front yard otherwise
required for any building where less than 100 feet shall be increased by an amount
specified by the Maryland State Highway Administration, as would reflect and allow for
future official widening and right-of-way lines, if applicable, and which are either shown
on official plans or detailed in writing by the Administration.
required for any building where less than 100 feet shall be increased by an amount
specified by the Maryland State Highway Administration, as would reflect and allow for
future official widening and right-of-way lines, if applicable, and which are either shown
on official plans or detailed in writing by the Administration.
§180-21 Accessory buildings
No accessory building shall be located in any required court or in any yard other than a rear
yard, and except as provided hereinafter. Accessory buildings shall be distant at least six
feet from any alley lines and from any other building on the same lot, and at least five feet
from lot lines of adjoining lots which are in any R District, unless greater requirements are
imposed by the State Fire Marshal.
yard, and except as provided hereinafter. Accessory buildings shall be distant at least six
feet from any alley lines and from any other building on the same lot, and at least five feet
from lot lines of adjoining lots which are in any R District, unless greater requirements are
imposed by the State Fire Marshal.
§180-22 Temporary offices and storage trailers
A trailer may be located as a temporary office or storage use in any district as an accessory
use in connection with public works or other similar nonpublic construction projects,
including public utility projects, all of which are of a temporary nature, provided a definite
completion date is furnished and on condition that such trailer shall be removed upon
completion or discontinuance of construction.
use in connection with public works or other similar nonpublic construction projects,
including public utility projects, all of which are of a temporary nature, provided a definite
completion date is furnished and on condition that such trailer shall be removed upon
completion or discontinuance of construction.
A.
Raising chickens on properties operated as accredited educational facilities.
Notwithstanding anything within the Code to the contrary, chickens may be raised on
properties operated as accredited educational facilities with a minimum of 25 students.
For the purpose of this section, "accredited educational facilities" shall mean any
school which holds a certificate of approval by the State Board of Education as required
by the COMAR 13A.09.09, "Educational Programs in Nonpublic Schools.”
Notwithstanding anything within the Code to the contrary, chickens may be raised on
properties operated as accredited educational facilities with a minimum of 25 students.
For the purpose of this section, "accredited educational facilities" shall mean any
school which holds a certificate of approval by the State Board of Education as required
by the COMAR 13A.09.09, "Educational Programs in Nonpublic Schools.”
B.
Acceptable standards for raising chickens at accredited educational facilities. The
following standards shall apply for raising chickens at accredited educational facilities:
following standards shall apply for raising chickens at accredited educational facilities:
(1)
No accredited educational facilities may own, keep, or harbor any chickens without
registering with the Maryland State Department of Agriculture, Domestic Poultry
and Exotic Bird Registration Division.
registering with the Maryland State Department of Agriculture, Domestic Poultry
and Exotic Bird Registration Division.
(2)
No more than six chickens over the age of one month may be kept.
(3)
No roosters may be kept.
(4)
All chickens must be confined at all times to a movable structure, coop, or pen (all
such being hereinafter "pen" or "pens")
such being hereinafter "pen" or "pens")
(a)
No pen may be closer than 50 feet to the lot line of any residential lot.
(b)
The pen shall incorporate a well-constructed shelter to provide shade and
suitable protection from inclement weather.
suitable protection from inclement weather.
(c)
Pens shall be maintained in a clean and sanitary condition, devoid of all
rodents and vermin, and free from objectionable odors. The enclosed area of
all such pens shall be constructed in such a way as to be dry at all times on
the inside. The Town may at any time inspect any such structure or premises
and issue any such order as may be necessary to carry out the provisions of
this section.
rodents and vermin, and free from objectionable odors. The enclosed area of
all such pens shall be constructed in such a way as to be dry at all times on
the inside. The Town may at any time inspect any such structure or premises
and issue any such order as may be necessary to carry out the provisions of
this section.
(d)
Each pen shall be provided with a watertight and fly-tight receptacle for
manure, of such dimension as to contain all accumulations thereof, which
receptacle shall be securely covered at all times except when open during the
deposit or removal of manure or refuse therefrom. No manure shall be allowed
to accumulate except in such receptacle.
manure, of such dimension as to contain all accumulations thereof, which
receptacle shall be securely covered at all times except when open during the
deposit or removal of manure or refuse therefrom. No manure shall be allowed
to accumulate except in such receptacle.
(e)
Each pen shall be moved frequently to minimize turf destruction and the
buildup of manure-borne pathogens.
buildup of manure-borne pathogens.
(f)
Potable water and proper feed must be made available to the chickens.
(g)
Pens with feed boxes and nest boxes must allow not less than two square feet
per hen.
per hen.
(h)
All chickens must be afforded veterinary care if they are known or suspected
to be sick or injured.
to be sick or injured.
(5)
As to the keeping and harboring of chickens or other domestic fowl, for whatever
purpose maintained, the Town shall have authority to promulgate regulations to
provide that they will be kept in such a manner as to prevent a nuisance or health
hazard.
purpose maintained, the Town shall have authority to promulgate regulations to
provide that they will be kept in such a manner as to prevent a nuisance or health
hazard.
(6)
This section shall apply only to the raising of chickens at accredited educational
facilities.
facilities.
§180-6 Minimum regulations; uniformity of application
The regulations set by this chapter within each district shall be minimum regulations and
shall apply uniformly to each class or kind of structure or land except as hereinafter
provided.
shall apply uniformly to each class or kind of structure or land except as hereinafter
provided.
§180-7 Compliance required
Except as hereinafter specified, no land, building, structure or premises shall hereafter be
used, and no building or part thereof or other structure shall be located, erected,
reconstructed, extended, enlarged, converted or altered except in conformity with the
regulations herein specified for the district in which it is located.
used, and no building or part thereof or other structure shall be located, erected,
reconstructed, extended, enlarged, converted or altered except in conformity with the
regulations herein specified for the district in which it is located.
§180-8 Nonconforming uses
Any building, structure or premises lawfully existing at the time of the adoption of this
chapter, or lawfully existing at the time this chapter is subsequently amended, may continue
to be used even though such building, structure or premises does not conform to use or
dimensional regulations of the zoning district in which it is located; subject, however, to the
following provisions:
chapter, or lawfully existing at the time this chapter is subsequently amended, may continue
to be used even though such building, structure or premises does not conform to use or
dimensional regulations of the zoning district in which it is located; subject, however, to the
following provisions:
A.
Structural alterations of a building or structure, or the use of a parcel, lot or tract of land
which does not conform to the provisions of this chapter shall be allowed only if the
building or structure to be altered or the parcel, lot or tract of land to be used shall be
made to conform with the requirements of the zoning district in which it is located;
however, upon application, the Board may approve the structural alteration of a building
or structure, or the use of a parcel, lot or tract of land which is not in conformance with
the provisions of this chapter, subject to the provisions of Article XVII, § 180-109;
provided however, that where the structural alteration or addition itself and the use
therein conforms to the provisions of this chapter, the Zoning Administrator may
authorize the necessary zoning certificate therefor, and same shall not require Board
approval.
which does not conform to the provisions of this chapter shall be allowed only if the
building or structure to be altered or the parcel, lot or tract of land to be used shall be
made to conform with the requirements of the zoning district in which it is located;
however, upon application, the Board may approve the structural alteration of a building
or structure, or the use of a parcel, lot or tract of land which is not in conformance with
the provisions of this chapter, subject to the provisions of Article XVII, § 180-109;
provided however, that where the structural alteration or addition itself and the use
therein conforms to the provisions of this chapter, the Zoning Administrator may
authorize the necessary zoning certificate therefor, and same shall not require Board
approval.
B.
If no structural alterations are made, a nonconforming use of a building, structure or
premises may, with approval of the Board, be changed to another nonconforming use
which in the opinion of the Board is of the same or a more appropriate use or
classification. In the case of a nonconforming junkyard operation, the Board may,
based on specific findings of fact, decide upon an application filed by the landowner as
to whether a relocation of a nonconforming junkyard operation, either in whole or in
part, to another location on the immediate property or to a location on an adjoining
property constitutes a suitable substitution of use which has substantially less adverse
impact to the general public and adjoining or confronting property. In granting any such
relocation as herein provided, the Board shall attach such conditions or requirements
as it may deem necessary to protect the public interest, the adjoining and confronting
property owners, and the intent and purpose of this chapter.
premises may, with approval of the Board, be changed to another nonconforming use
which in the opinion of the Board is of the same or a more appropriate use or
classification. In the case of a nonconforming junkyard operation, the Board may,
based on specific findings of fact, decide upon an application filed by the landowner as
to whether a relocation of a nonconforming junkyard operation, either in whole or in
part, to another location on the immediate property or to a location on an adjoining
property constitutes a suitable substitution of use which has substantially less adverse
impact to the general public and adjoining or confronting property. In granting any such
relocation as herein provided, the Board shall attach such conditions or requirements
as it may deem necessary to protect the public interest, the adjoining and confronting
property owners, and the intent and purpose of this chapter.
C.
Whenever a nonconforming use has been changed to a more appropriate use in the
opinion of the Board, such use shall not thereafter be changed to a less appropriate
use or classification.
opinion of the Board, such use shall not thereafter be changed to a less appropriate
use or classification.
D.
No building, structure or premises where a nonconforming use has ceased for six
months or more shall thereafter be used except in conformance with this chapter.
months or more shall thereafter be used except in conformance with this chapter.
E.
The owner or operator of any existing nonconforming use involving used car lots,
service garages or junkyards shall, not later than 12 months from the effective date of
this chapter, certify in writing, on a prescribed form, to the office of the Zoning
Administrator, that such nonconforming use did exist on the effective date of this
chapter. In order that the exact nature and extent of such nonconforming use may be
determined, a survey plat prepared by a professional engineer or registered surveyor
shall accompany any prescribed form. The survey shall include the following:
service garages or junkyards shall, not later than 12 months from the effective date of
this chapter, certify in writing, on a prescribed form, to the office of the Zoning
Administrator, that such nonconforming use did exist on the effective date of this
chapter. In order that the exact nature and extent of such nonconforming use may be
determined, a survey plat prepared by a professional engineer or registered surveyor
shall accompany any prescribed form. The survey shall include the following:
(1)
North arrow.
(2)
Scale: one inch equal to 100 feet.
(3)
Election district.
(4)
Outline of parcel or parcels upon which the nonconforming use is located.
(5)
Bearings, distances and acreage of that portion of the parcel or parcels expressly
used for the nonconforming use on the effective date of this chapter.
used for the nonconforming use on the effective date of this chapter.
(6)
Use, dimensions and location of all existing buildings.
(7)
Certification and seal of professional engineer or registered surveyor.
F.
Nothing in these regulations shall prevent the restoration of a nonconforming building
or structure destroyed by fire, windstorm, flood, and explosion or act of public enemy or
accident, or prevent the continuance of the use thereof as it existed at the time of such
destruction, provided that a zoning certificate is obtained and restoration begun within
one year of such destruction.
or structure destroyed by fire, windstorm, flood, and explosion or act of public enemy or
accident, or prevent the continuance of the use thereof as it existed at the time of such
destruction, provided that a zoning certificate is obtained and restoration begun within
one year of such destruction.
§180-9 Uses prohibited under other Town, county or
state laws.
Any existing or proposed use which is determined to be in conflict with any existing
ordinance or laws of the Town of Sykesville, Carroll County, or law or regulation of the State
of Maryland or other governmental agency shall be prohibited, even though such use may
be allowed under the terms of this chapter.
Any existing or proposed use which is determined to be in conflict with any existing
ordinance or laws of the Town of Sykesville, Carroll County, or law or regulation of the State
of Maryland or other governmental agency shall be prohibited, even though such use may
be allowed under the terms of this chapter.
Art-IX R-7,500 Urban Residence District
§180-52 Purpose
The purpose of the R-7,500 Urban Residence District is to enable in the urban areas of the
Town, where both public water and sewerage facilities are available, a greater number of
dwellings per acre. The minimum lot size for a single-family dwelling is 7,500 square feet.
This district also enables the use of multifamily structures where determined suitable
through planned unit development provisions of this chapter.
Town, where both public water and sewerage facilities are available, a greater number of
dwellings per acre. The minimum lot size for a single-family dwelling is 7,500 square feet.
This district also enables the use of multifamily structures where determined suitable
through planned unit development provisions of this chapter.
§180-53 Applicability
The following regulations and the applicable regulations contained in other articles shall
apply in the R-7,500 Residence District.
apply in the R-7,500 Residence District.
§180-54 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Dwellings, single- and two-family.
C.
(Reserved)!
[1] Editor's Note: Former Subsection C, allowing boardinghouses and lodging houses as
principal permitted uses, was repealed 9-25-2006 by Ord. No. 267.
Any use or structure permitted and as regulated as a principal permitted use in the
R-10,000 District, except as hereinafter modified, and except cluster subdivision.
[1] Editor's Note: Former Subsection C, allowing boardinghouses and lodging houses as
principal permitted uses, was repealed 9-25-2006 by Ord. No. 267.
Any use or structure permitted and as regulated as a principal permitted use in the
R-10,000 District, except as hereinafter modified, and except cluster subdivision.
§180-55 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Any conditional use permitted and as regulated in the R-10,000 District.
B.
Only communication towers, freestanding towers, guyed towers for amateur radio
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
§180-56 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Accessory buildings and uses customarily incidental to any principal use or authorized
conditional use.
conditional use.
B.
A satellite television antenna, defined as any device used or designed to receive
television signals from one or more orbitally based satellites, may be allowed, in this
district, provided the following requirements are met:
television signals from one or more orbitally based satellites, may be allowed, in this
district, provided the following requirements are met:
(1)
The television satellite antenna shall be located in the rear or side yard only;
(2)
The television satellite antenna shall be set back at least 10 feet from the property
line or public right-of-way line or any other easements of record;
line or public right-of-way line or any other easements of record;
(3)
The television satellite antenna shall be screened to minimize visual impact on
surrounding properties and public rights-of-way and public property. Such
screening may include architectural or landscape treatments along the antennas
nonreception window axis and low-level landscape treatment along the reception
window axis providing minimum opaqueness without interfering with signal
reception, or any other similar type of screening approved by the Zoning
Administrator;
surrounding properties and public rights-of-way and public property. Such
screening may include architectural or landscape treatments along the antennas
nonreception window axis and low-level landscape treatment along the reception
window axis providing minimum opaqueness without interfering with signal
reception, or any other similar type of screening approved by the Zoning
Administrator;
(4)
A zoning permit shall be obtained from the Town Zoning Administrator prior to the
installation of the satellite television antenna in accordance with the requirements
of this chapter; and
installation of the satellite television antenna in accordance with the requirements
of this chapter; and
(5)
The installation and use of the satellite television antenna shall meet all other
applicable local, state and federal laws.
applicable local, state and federal laws.
§180-58 Lot area, lot width and yard requirements
The following minimum requirements shall be observed, subject to the modified
requirements in Articles XIV and XV: "1
requirements in Articles XIV and XV: "1
(1)
Editor's Note: These requirements may be found in the R-7,500 Urban Residence District
table at the end of this chapter.
table at the end of this chapter.
Art-V C Conservation District
§180-23 Purpose
The purpose of the C Conservation District is to prescribe a zoning category for those areas
where, because of natural geographic factors and existing land uses it is considered
feasible and desirable to conserve open spaces, water supply sources, woodland areas,
wildlife and other natural resources. This district may include extensive or steep-sloped
areas, stream valleys, water supply sources, and wooded areas adjacent thereto.
where, because of natural geographic factors and existing land uses it is considered
feasible and desirable to conserve open spaces, water supply sources, woodland areas,
wildlife and other natural resources. This district may include extensive or steep-sloped
areas, stream valleys, water supply sources, and wooded areas adjacent thereto.
§180-24 Applicability
The following regulations and the applicable regulations contained in other articles shall
apply in the C Conservation District.
apply in the C Conservation District.
§180-25 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Agriculture, as defined in § 180-122, except that woodland intended to be cleared for
cultivation or pasturing shall be subject to review by the Commission; and provided,
that any greenhouse heating plant or any building or feeding pens in which farm
animals are kept shall comply with the distance requirements specified in § 180-16.
cultivation or pasturing shall be subject to review by the Commission; and provided,
that any greenhouse heating plant or any building or feeding pens in which farm
animals are kept shall comply with the distance requirements specified in § 180-16.
B.
Forests, forestation and wildlife preserves.
C.
Publicly owned or private parks of a nonprofit nature, including campgrounds, golf
courses, riding trails, summer or winter resort areas, hunting, fishing or country clubs,
game preserves and similar uses for the purpose of preserving and enjoying the natural
resources of the property.
courses, riding trails, summer or winter resort areas, hunting, fishing or country clubs,
game preserves and similar uses for the purpose of preserving and enjoying the natural
resources of the property.
D.
Water supply works, flood control or watershed protection works, and fish and game
hatcheries.
hatcheries.
F.
Public buildings, structures and properties of the recreational, cultural, administrative or
public service type.
public service type.
§180-26 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Public utility structures other than essential utility equipment as enumerated in § 180122.
A.
Public utility structures other than essential utility equipment as enumerated in § 180122.
C.
Veterinary clinics, animal hospitals or kennels with or without runways, provided that
the minimum area is 10 acres for any of the aforesaid uses, and provided that any
structure or area used for such purposes shall be subject to twice the distance
requirement as specified in § 180-16; and in any event such structure or use shall not
be located closer than 400 feet from any property line of the subject property.
the minimum area is 10 acres for any of the aforesaid uses, and provided that any
structure or area used for such purposes shall be subject to twice the distance
requirement as specified in § 180-16; and in any event such structure or use shall not
be located closer than 400 feet from any property line of the subject property.
D.
Only communication towers, freestanding towers, guyed towers for amateur radio
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
E.
Nursing homes, continuing care retirement communities and assisted-living facilities,
provided that the Planning and Zoning Commission has first reviewed and approved
the concept site development plan, traffic study, density, exterior design, and site
layout.
provided that the Planning and Zoning Commission has first reviewed and approved
the concept site development plan, traffic study, density, exterior design, and site
layout.
§180-27 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Accessory buildings and uses customarily incidental to any principal permitted use or
authorized conditional use.
authorized conditional use.
(4)
An in-fee strip or portion of a panhandle or flag lot abutting, or next adjacent to the
lot or tract in question shall not be considered the adjoining lot or tract of land in
determining space requirements.
lot or tract in question shall not be considered the adjoining lot or tract of land in
determining space requirements.
C.
A private parking area, not including commercial parking lots, on the same premises of
any permitted, conditional or nonconforming use, provided that said permitted,
conditional or nonconforming use as the case may be, and the private parking area
accessory thereto on the premises, are both completely located within the district; and
private parking areas off-premises subject to § 180-88A(10).
any permitted, conditional or nonconforming use, provided that said permitted,
conditional or nonconforming use as the case may be, and the private parking area
accessory thereto on the premises, are both completely located within the district; and
private parking areas off-premises subject to § 180-88A(10).
D.
Incidental home and farm occupations, provided that antique shops, whether in the
home or within a detached building on the same premises, shall be subject to Board
approval after public hearing.
home or within a detached building on the same premises, shall be subject to Board
approval after public hearing.
E.
Decks may be permitted in the conservation zone as an accessory use to allow for the
observational viewing of scenic vistas and other areas within the conservation area as
long as the intent of the conservation is preserved. Decks shall be constructed in such
a method that a minimal amount of existing vegetation, plantings and/or other natural
geographic features are disturbed. The deck shall be attached either directly to a
building or to a wooden walkway not more than 10 feet in length connecting the deck to
the building. The size of the deck shall have a maximum size limitation of 1/2 the
square footage of the footprint of the building. Plans for the deck shall be submitted to
the Planning and Zoning Commission and may be permitted upon its review and
approval.
observational viewing of scenic vistas and other areas within the conservation area as
long as the intent of the conservation is preserved. Decks shall be constructed in such
a method that a minimal amount of existing vegetation, plantings and/or other natural
geographic features are disturbed. The deck shall be attached either directly to a
building or to a wooden walkway not more than 10 feet in length connecting the deck to
the building. The size of the deck shall have a maximum size limitation of 1/2 the
square footage of the footprint of the building. Plans for the deck shall be submitted to
the Planning and Zoning Commission and may be permitted upon its review and
approval.
§180-29 Lot area, lot width and yard requirements
The following minimum requirements shall apply except as hereinafter modified in Articles
XIV and Xv
[1] Editor's Note: These requirements may be found in the C Conservation District table at the
end of this chapter.
XIV and Xv
[1] Editor's Note: These requirements may be found in the C Conservation District table at the
end of this chapter.
Art-VI H Historic District
§180-30 Purpose
The purpose of the H Historic District is to clearly identify, protect and preserve to the
greatest extent possible the public interest in the community's heritage for its cultural,
educational, economic value and general welfare.
greatest extent possible the public interest in the community's heritage for its cultural,
educational, economic value and general welfare.
§180-31 Applicability
The following regulations and the applicable regulations contained in other articles shall
apply in the H Historic District.
apply in the H Historic District.
§180-32 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Agriculture, as defined in § 180-122, provided that any building or feeding pens in
which farm animals are kept shall comply with distance requirements specified in
mo
9o ®
§ 180-16.
Churches.
Dwellings, single family.
Buildings and properties of a cultural, civic, educational or social nature.
Conversion and alteration of a building existing at the time of the enactment of this
chapter to accommodate two families, provided that the requirements of § 180-88A, as
well as the requirements of the Health Department, are complied with.
A.
Agriculture, as defined in § 180-122, provided that any building or feeding pens in
which farm animals are kept shall comply with distance requirements specified in
mo
9o ®
§ 180-16.
Churches.
Dwellings, single family.
Buildings and properties of a cultural, civic, educational or social nature.
Conversion and alteration of a building existing at the time of the enactment of this
chapter to accommodate two families, provided that the requirements of § 180-88A, as
well as the requirements of the Health Department, are complied with.
§180-33 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Antique and gift shops.
B.
Reestablishment of BL District uses which locations have been vacant for more than
one year.
one year.
C.
New agricultural uses where the concentration of animals, such as hogs, cattle, poultry,
animals for experimental or other purposes, such as rats, rabbits, mice and the like is
considered by the Zoning Administrator to be objectionable to adjacent properties
because of feeding pens, loading areas, and other requirements causing extensive
concentrations.
animals for experimental or other purposes, such as rats, rabbits, mice and the like is
considered by the Zoning Administrator to be objectionable to adjacent properties
because of feeding pens, loading areas, and other requirements causing extensive
concentrations.
D.
Conversion of existing buildings to accommodate more than two families.
E.
Only communication towers, freestanding towers, guyed towers for amateur radio
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
§180-34 Actions requiring approval of Historic District
Commission.
Prior to the issuance of a zoning certificate for the construction, alteration, repair, moving or
demolition of any structure within this district, and where such changes would solely affect
the exterior appearance of a structure visible or intended to be visible from an adjacent
public way, approval shall be granted by the Historic District Commission in accordance
with the requirements of Article 66B and such other requirements as the Historic
Commission may legally require in granting such approval.
Prior to the issuance of a zoning certificate for the construction, alteration, repair, moving or
demolition of any structure within this district, and where such changes would solely affect
the exterior appearance of a structure visible or intended to be visible from an adjacent
public way, approval shall be granted by the Historic District Commission in accordance
with the requirements of Article 66B and such other requirements as the Historic
Commission may legally require in granting such approval.
§180-37 Lot area, lot width and yard requirements
The following minimum requirements shall apply except as hereinafter modified in Articles
XIV and xv
1] Editor's Note: These requirements may be found in the H Historic District table at the end of
this chapter.
XIV and xv
1] Editor's Note: These requirements may be found in the H Historic District table at the end of
this chapter.
Art-VII R-20,000 Residence District
§180-38 Purpose
The purpose of the R-20,000 Residence District is to provide a location for single-family
residential development, the individual lots of which contain a minimum of 20,000 square
feet or approximately two families per acre. The larger lot size in relation to other residential
districts of the Town affords a lower overall density, and as a result, individual open space is
obtained and more noticeable in this Residence District than others.
residential development, the individual lots of which contain a minimum of 20,000 square
feet or approximately two families per acre. The larger lot size in relation to other residential
districts of the Town affords a lower overall density, and as a result, individual open space is
obtained and more noticeable in this Residence District than others.
§180-39 Applicability
The following regulations and the applicable regulations contained in other articles shall
apply in the R-20,000 Residence District.
apply in the R-20,000 Residence District.
§180-40 Principal permitted uses
The principal permitted uses in this district shall be as follows:
B.
Churches, schools and colleges.
D.
Buildings and properties of a cultural, civic, educational, social or community service
type such as libraries, ponds and playgrounds, community centers, fire, ambulance and
rescue centers, but not storage yards, warehouses or service garages.
—. Conversion and alteration of a building existing at the time of the enactment of this
chapter to accommodate two families, provided that the requirements of § 180-88A, as
well as the requirements of the Health Department, are complied with.
type such as libraries, ponds and playgrounds, community centers, fire, ambulance and
rescue centers, but not storage yards, warehouses or service garages.
—. Conversion and alteration of a building existing at the time of the enactment of this
chapter to accommodate two families, provided that the requirements of § 180-88A, as
well as the requirements of the Health Department, are complied with.
§180-41 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Antique shops, beauty parlors or barbershops within a building on the same premises
of a principal permitted use, or detached building on the same premises.
of a principal permitted use, or detached building on the same premises.
B.
Nursing and/or retirement homes, hospitals (Class A), medical and dental clinics
subject to prior approval of the site development plan and exterior design of the
structure by the Commission.
subject to prior approval of the site development plan and exterior design of the
structure by the Commission.
C.
Funeral establishments.
D.
Golf courses, country clubs, private clubs of a nonprofit nature and similar recreational
uses privately owned and/or operated.
—. Nursery schools or child-care centers.
uses privately owned and/or operated.
—. Nursery schools or child-care centers.
F.
Public utility buildings, structures or uses not considered essential utility equipment as
enumerated in 180-122.
enumerated in 180-122.
G.
The professional office of a resident physician, subject to site plan approval by the
Planning and Zoning Commission and provision for any landscaping, screening, offstreet parking or other facilities or improvements as may be deemed necessary by the
Commission.
Planning and Zoning Commission and provision for any landscaping, screening, offstreet parking or other facilities or improvements as may be deemed necessary by the
Commission.
H.
Only communication towers, freestanding towers, guyed towers for amateur radio
communications licensed by the federal communications commission as defined in this
chapter and as regulated as provided hereinafter.
communications licensed by the federal communications commission as defined in this
chapter and as regulated as provided hereinafter.
§180-42 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Accessory buildings and uses customarily incidental to any principal permitted use or
authorized conditional use.
authorized conditional use.
B.
Accessory dwellings for a domestic employee or relative, on the same lot with the
principal dwelling.
principal dwelling.
C.
Incidental home or farm occupations.
D.
Existing cemeteries, when accessory to a church.
E.
Guesthouse in an accessory building.
F.
Swimming pools, tennis and other similar courts when accessory to a residence.
G.
The keeping of not more than four roomers or boarders by a resident family.
H.
One private stable as regulated in § 180-27B.
|. A private parking area, not including commercial parking lots, on the same premises of
any permitted, conditional or nonconforming use, provided that said permitted,
conditional or nonconforming use, as the case may be, and the private parking area
accessory thereto on the premises are both completely located within the district; and
private parking areas off-premises subject to § 180-88A(10).
|. A private parking area, not including commercial parking lots, on the same premises of
any permitted, conditional or nonconforming use, provided that said permitted,
conditional or nonconforming use, as the case may be, and the private parking area
accessory thereto on the premises are both completely located within the district; and
private parking areas off-premises subject to § 180-88A(10).
J.
A satellite television antenna, defined as any device used or designed to receive
television signals from one or more orbitally based satellites, may be allowed, in this
district, provided the following requirements are met:
television signals from one or more orbitally based satellites, may be allowed, in this
district, provided the following requirements are met:
(1)
The television satellite antenna shall be located in the rear or side yard only;
(2)
The television satellite antenna shall be set back at least 10 feet from the property
line or public right-of-way line or any other easements of record;
line or public right-of-way line or any other easements of record;
(3)
The television satellite antenna shall be screened to minimize visual impact on
surrounding properties and public rights-of-way and public property. Such
screening may include architectural or landscape treatments along the antennas
nonreception window axis and low level landscape treatment along the reception
window axis providing minimum opaqueness without interfering with signal
reception, or any other similar type of screening approved by the Zoning
Administrator;
surrounding properties and public rights-of-way and public property. Such
screening may include architectural or landscape treatments along the antennas
nonreception window axis and low level landscape treatment along the reception
window axis providing minimum opaqueness without interfering with signal
reception, or any other similar type of screening approved by the Zoning
Administrator;
(4)
A zoning permit shall be obtained from the Town Zoning Administrator prior to the
installation of the satellite television antenna in accordance with the requirements
of this Zoning ordinance; and
installation of the satellite television antenna in accordance with the requirements
of this Zoning ordinance; and
(5)
The installation and use of the satellite television antenna shall meet all other
applicable local, state and federal laws.
applicable local, state and federal laws.
§180-44 Lot area, lot width and yard requirements
The following minimum requirements shall be observed, subject to the modified
requirements in Articles XIV and Xv."
[1] Editor's Note: These requirements may be found in the R-20,000 District table at the end of
this chapter.
requirements in Articles XIV and Xv."
[1] Editor's Note: These requirements may be found in the R-20,000 District table at the end of
this chapter.
A.
Tattoo parlors;
B.
Psychic reading establishments;
C.
Adult video stores; and
D
Car wreck and automobile body repair yards.
D
Car wreck and automobile body repair yards.
Art-Vill R-10,000 Suburban Residence District
§180-45 Purpose
The purpose of the R-10,000 District is to provide for relatively smaller lot sizes (minimum
10,000 square feet) for residential dwellings, based on availability of public water and
sewerage facilities. This would essentially permit more dwellings per acre and less open
area than the R-20,000 Residence District. The district likewise provides for, where
determined suitable, planned unit development wherein multifamily units may be provided
as part of a housing mix.
10,000 square feet) for residential dwellings, based on availability of public water and
sewerage facilities. This would essentially permit more dwellings per acre and less open
area than the R-20,000 Residence District. The district likewise provides for, where
determined suitable, planned unit development wherein multifamily units may be provided
as part of a housing mix.
§180-46 Applicability
The following regulations and applicable regulations contained in other articles shall apply in
the R-10,000 Residence District.
the R-10,000 Residence District.
§180-47 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Any use or structure permitted and as regulated as a principal permitted use in the
R-20,000 District, except as hereinafter modified.
R-20,000 District, except as hereinafter modified.
B.
Conversion or alteration of a building existing at the time of the enactment of this
chapter to accommodate no more than three families, provided that the requirements of
chapter to accommodate no more than three families, provided that the requirements of
§180-48 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Any conditional use permitted and as regulated in the R-20,000 District, except as
hereinafter modified.
hereinafter modified.
B.
Boarding or rooming houses or tourist homes.
D.
Community centers and swimming pools associated therewith.
E.
Dwellings, two-family.
F.
Only communication towers, freestanding towers, guyed towers for amateur radio
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
§180-49 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Accessory buildings or uses customarily incidental to any principal permitted use or
authorized conditional use.
authorized conditional use.
B.
Keeping of roomers or tourists by a resident family.
C.
A satellite television antenna, defined as any device used or designed to receive
television signals from one or more orbitally based satellites, may be allowed, in this
District, provided the following requirements are met:
television signals from one or more orbitally based satellites, may be allowed, in this
District, provided the following requirements are met:
D.
The television satellite antenna shall be located in the rear or side yard only;
E.
The television satellite antenna shall be set back at least 10 feet from the property line
or public right-of-way line or any other easements of record;
or public right-of-way line or any other easements of record;
F.
The television satellite antenna shall be screened to minimize visual impact on
surrounding properties and public rights-of-way and public property. Such screening
may include architectural or landscape treatments along the antennas nonreception
window axis and low level landscape treatment along the reception window axis
providing minimum opaqueness without interfering with signal reception, or any other
similar type of screening approved by the Zoning Administrator;
A zoning permit shall be obtained from the Town Zoning Administrator prior to the
installation of the satellite television antenna in accordance with the requirements of
this chapter; and
surrounding properties and public rights-of-way and public property. Such screening
may include architectural or landscape treatments along the antennas nonreception
window axis and low level landscape treatment along the reception window axis
providing minimum opaqueness without interfering with signal reception, or any other
similar type of screening approved by the Zoning Administrator;
A zoning permit shall be obtained from the Town Zoning Administrator prior to the
installation of the satellite television antenna in accordance with the requirements of
this chapter; and
H.
The installation and use of the satellite television antenna shall meet all other
applicable local, state and federal laws.
applicable local, state and federal laws.
§180-50 Height regulations
The height regulations shall be the same as specified in the R-20,000 District.
§180-51 Lot area, lot width, and yard requirements
The following minimum requirements shall be observed, subject to the modified
requirements in Articles XIV and XV: [1]
requirements in Articles XIV and XV: [1]
(1)
Editor's Note: These requirements may be found in the R-10,000 District table at the end of
this chapter.
this chapter.
§180-88 and the requirements of the Health Department are complied with
Art-X B-L Local Business District
§180-59 Purpose
The purpose of the B-L Local Business District is to provide for logical locations where the
retail services needed by the Town population can be made available. The areas are
centrally located near the locations of existing and expected population concentrations and
would include portions of the "downtown business area" as well as other neighborhood
business locations.
retail services needed by the Town population can be made available. The areas are
centrally located near the locations of existing and expected population concentrations and
would include portions of the "downtown business area" as well as other neighborhood
business locations.
§180-60 Applicability
The following regulations and applicable regulations contained in other articles shall apply in
the B-L Local Business District.
the B-L Local Business District.
§180-61 Principal permitted uses
[Amended 2-11-1985 by Ord. No. 141; 11-14-1986 by Ord. No. 147; 10-10-2005 by Ord.
No. 263]
The principal permitted uses in this district shall be as follows:
No. 263]
The principal permitted uses in this district shall be as follows:
A.
Local retail business or service shops, including:
Antique shops
Appliance stores
Bakery shops
Banks, savings and loan institutions
Beauty and barber shops
Candy stores
Clothing stores
Dairy products stores
Dress or millinery shops
Drugstores
Dry goods or variety shops
Florist or garden shops
Food and grocery stores
Furniture and upholstering stores
Gift or jewelry shops
Hardware stores
Hotels
Laundromats
Lunchrooms
Meat markets
Motels
Movie theaters, except that adult movie theaters and adult bookstores shall be
permitted as conditional uses only in the Business General and Industrial Restricted
Zoning Districts
Newspaper publishing establishments
Pet shops
Photographic studios
Produce stands
Radio and television studios or repair shops
Restaurants (without liquor licenses or with liquor licenses, providing that the average
monthly receipts from the sale of food constitute at least 41% of the average monthly
receipts from the combined sale of food and alcoholic beverages as measured over a
period of one year immediately preceding the date of an application for license
issuance, renewal, upgrade, transfer or other modification)
Shoe repair shops
Specialty shops
Sporting goods or hobby shops
Stationery stores
Tailor establishments
Taxi stands
Telephone central office or service center
Antique shops
Appliance stores
Bakery shops
Banks, savings and loan institutions
Beauty and barber shops
Candy stores
Clothing stores
Dairy products stores
Dress or millinery shops
Drugstores
Dry goods or variety shops
Florist or garden shops
Food and grocery stores
Furniture and upholstering stores
Gift or jewelry shops
Hardware stores
Hotels
Laundromats
Lunchrooms
Meat markets
Motels
Movie theaters, except that adult movie theaters and adult bookstores shall be
permitted as conditional uses only in the Business General and Industrial Restricted
Zoning Districts
Newspaper publishing establishments
Pet shops
Photographic studios
Produce stands
Radio and television studios or repair shops
Restaurants (without liquor licenses or with liquor licenses, providing that the average
monthly receipts from the sale of food constitute at least 41% of the average monthly
receipts from the combined sale of food and alcoholic beverages as measured over a
period of one year immediately preceding the date of an application for license
issuance, renewal, upgrade, transfer or other modification)
Shoe repair shops
Specialty shops
Sporting goods or hobby shops
Stationery stores
Tailor establishments
Taxi stands
Telephone central office or service center
B.
Funeral establishments.
C.
Offices and clinics, professional and business, including veterinary clinics or animal
hospitals, but not including any outdoor exercise runway.
hospitals, but not including any outdoor exercise runway.
E.
Retirement, nursing or boarding homes.
F.
Schools, art, trade, business or nursery.
G.
Social clubs, fraternal organizations, community meeting halls.
H.
Any other retail business or service establishment which is determined by the Board to
be the same general character as the above permitted retail business or service use,
but not including any use which is first permitted in the B-G District and which, in the
judgment of the Board, would likely be objectionable in the B-L District. (Note: This
determination is a ministerial act and is made by the Board meeting in public session,
but does not require a public hearing or notice therefor.)
Any use or structure permitted and as regulated as principal permitted use in an
R-7,500 District or except as may hereinafter be modified.
Conversion or alteration of a building existing at the time of the enactment of this
chapter to accommodate apartments, provided the following conditions are met:
be the same general character as the above permitted retail business or service use,
but not including any use which is first permitted in the B-G District and which, in the
judgment of the Board, would likely be objectionable in the B-L District. (Note: This
determination is a ministerial act and is made by the Board meeting in public session,
but does not require a public hearing or notice therefor.)
Any use or structure permitted and as regulated as principal permitted use in an
R-7,500 District or except as may hereinafter be modified.
Conversion or alteration of a building existing at the time of the enactment of this
chapter to accommodate apartments, provided the following conditions are met:
(1)
No more than 50% of the total usable floor space on first floor shall be devoted to
apartments.
apartments.
(3)
All Health Department requirements must be met.
(4)
All renovations, alterations and additions must be in compliance with the 1984
BOCA (Basic National Building Code) and the 1985 BOCA Supplement adopted in
Ordinance No. 52 by the Commissioners of Carroll County.
BOCA (Basic National Building Code) and the 1985 BOCA Supplement adopted in
Ordinance No. 52 by the Commissioners of Carroll County.
(5)
Any additions, supplements and amendments to Carroll County Ordinance No. 52
will be applicable to all renovations, alterations and additions.
will be applicable to all renovations, alterations and additions.
(6)
Apartment units must have a minimum square footage as follows:
(a)
One-bedroom: 600 square feet.
(b)
Two-bedroom: 800 square feet.
(c)
Three-bedroom: 1,000 square feet.
Establishments licensed to keep for sale and to sell beer and light wines at retail for
consumption on the premises or elsewhere (including pubs, taverns, microbreweries,
and wine bars) that were in existence on or before May 9, 2016.
Establishments licensed to keep for sale and to sell beer and light wines at retail for
consumption on the premises or elsewhere (including pubs, taverns, microbreweries,
and wine bars) that were in existence on or before May 9, 2016.
§180-62 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Food processing and packing plants; provided, such use shall be located three times
the distance requirements specified in § 180-16.
Kennels or animal hospitals with runways, provided that such use shall be subject to
the distance requirements as determined reasonable and necessary by the Board.
Public utility buildings, structures or uses, including radio, television, and other
communication facilities not considered essential utility equipment as enumerated in
§ 180-122; communication towers, freestanding towers, guyed towers, communication
tower complexes, poles and transmission lines including amateur radio facilities as
defined pursuant to this chapter and as regulated as provided hereinafter.
7/13/2021
Commercial swimming pools, parks, and recreational areas, provided that such use
shall be subject to any distance requirements determined reasonable and necessary by
the Board.
A.
Food processing and packing plants; provided, such use shall be located three times
the distance requirements specified in § 180-16.
Kennels or animal hospitals with runways, provided that such use shall be subject to
the distance requirements as determined reasonable and necessary by the Board.
Public utility buildings, structures or uses, including radio, television, and other
communication facilities not considered essential utility equipment as enumerated in
§ 180-122; communication towers, freestanding towers, guyed towers, communication
tower complexes, poles and transmission lines including amateur radio facilities as
defined pursuant to this chapter and as regulated as provided hereinafter.
7/13/2021
Commercial swimming pools, parks, and recreational areas, provided that such use
shall be subject to any distance requirements determined reasonable and necessary by
the Board.
E.
Alcoholic package good stores.
F.
Carpentry or woodworking shops.
G.
Sheet metal shops.
H.
Trade shops, including artists, silversmiths and other unique crafts shops.
|. Computer and electronics repair shops.
|. Computer and electronics repair shops.
J.
Wholesale business, warehousing or service establishments.
K.
Sign painting shops.
L.
Automobile accessory.
M.
Laundry or dry-cleaning establishments and pickup stations.
N.
Service stations.
©. Commercial parking lot.
{Added 10-20-2005 by Ord. No. 263]
©. Commercial parking lot.
{Added 10-20-2005 by Ord. No. 263]
P.
Microdistilleries.
Q.
Establishments licensed to keep for sale and to sell beer and light wines at retail for
consumption on the premises or elsewhere (including pubs, taverns, microbreweries,
and wine bars), and where at least 50% of the business is comprised of selling alcohol.
consumption on the premises or elsewhere (including pubs, taverns, microbreweries,
and wine bars), and where at least 50% of the business is comprised of selling alcohol.
§180-63 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Uses and structures customarily accessory and incidental to any permitted principal
use or authorized conditional use.
use or authorized conditional use.
§180-64 Required conditions
A.
All business, services or processing, including the storage of any manufacturing waste
or by-product of the aforesaid business, services, or processing, shall be conducted
wholly within a completely enclosed building, except for sale of automotive fuel,
lubricants and fluids at service stations, off-street automobile parking and loading
areas, public utility uses, taxi stands, garden shops, produce stands and, as
determined by the Zoning Administrator, outdoor seating areas (in, for example,
restaurants, fast-food and carry-out establishments, cafes, bistros, pubs, taverns,
microbreweries, wine bars, coffeehouses, eateries, or similar establishments that serve
food or beverages).
or by-product of the aforesaid business, services, or processing, shall be conducted
wholly within a completely enclosed building, except for sale of automotive fuel,
lubricants and fluids at service stations, off-street automobile parking and loading
areas, public utility uses, taxi stands, garden shops, produce stands and, as
determined by the Zoning Administrator, outdoor seating areas (in, for example,
restaurants, fast-food and carry-out establishments, cafes, bistros, pubs, taverns,
microbreweries, wine bars, coffeehouses, eateries, or similar establishments that serve
food or beverages).
B.
Goods shall consist primarily of new or reconditioned merchandise or antiques.
C.
Processes and equipment employed and goods processed or sold shall be limited to
those which are not objectionable by reason of odor, dust, smoke, cinders, gas, fumes,
noise, vibration, refuse matter or water-carried waste.
those which are not objectionable by reason of odor, dust, smoke, cinders, gas, fumes,
noise, vibration, refuse matter or water-carried waste.
D.
All business, services or processing shall be conducted such that deliveries and
pickups shall not unduly burden any public way or unreasonably inhibit the regular flow
of vehicular and pedestrian traffic.
pickups shall not unduly burden any public way or unreasonably inhibit the regular flow
of vehicular and pedestrian traffic.
§180-66 Lot area, lot width and yard requirements
The following minimum requirements shall be observed, subject to the modified
requirements in Articles XIV and Xv."
requirements in Articles XIV and Xv."
(1)
Editor's Note: These requirements may be found in the B-L Local Business District table at
the end of this chapter.
the end of this chapter.
A.
Tattoo parlors;
B.
Psychic reading establishments;
C.
Adult video stores; and
D.
Car wreck, automobile body repair yards, new and/or used car dealerships.
Art-XI B-G General Business District
§180-67 Purpose
The purpose of the B-G General Business District is to provide logical locations for
businesses of a more general nature than hereinbefore provided in the B-L Local Business
District. Businesses proposed include retail, wholesale, and some light processing
operations.
businesses of a more general nature than hereinbefore provided in the B-L Local Business
District. Businesses proposed include retail, wholesale, and some light processing
operations.
§180-68 Applicability
The following regulations and applicable regulations contained in other articles shall apply in
the B-G General Business District.
the B-G General Business District.
§180-69 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Retail trades, businesses and services of a general commercial nature, including the
following:
Amusement parks
Automobile, trailer, or implement sales, service and repair establishments, including
motorcycle shops.
Bottling of soft drink or milk or distribution stations therefor
Bowling alley
Carpentry or woodworking shops
Department stores
Drive-in eating and drinking establishments of a nonalcoholic nature
Golf driving ranges
Printing shops
Schools of a business, dancing, music, trade or other commercial nature
Sheet metal shop
Sign painting shop
Signs, outdoor advertising, subject to the provisions of § 180-89
Skating rink
Swimming pools
Tourist homes
Wholesale business, warehousing or service establishments, except as first allowed in
an I-R District
following:
Amusement parks
Automobile, trailer, or implement sales, service and repair establishments, including
motorcycle shops.
Bottling of soft drink or milk or distribution stations therefor
Bowling alley
Carpentry or woodworking shops
Department stores
Drive-in eating and drinking establishments of a nonalcoholic nature
Golf driving ranges
Printing shops
Schools of a business, dancing, music, trade or other commercial nature
Sheet metal shop
Sign painting shop
Signs, outdoor advertising, subject to the provisions of § 180-89
Skating rink
Swimming pools
Tourist homes
Wholesale business, warehousing or service establishments, except as first allowed in
an I-R District
B.
Any use or structure permitted and as regulated as a principal permitted use in an
R-7,500 or B-L District.
R-7,500 or B-L District.
§180-70 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Amusement arcade.
B.
Building material sales and storage yards.
C.
Feed and grain sales, milling and/or storage.
E.
Adult bookstore.
F.
Adult movie theater.
G.
Only communication towers, freestanding towers, guyed towers for amateur radio
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
communications licensed by the Federal Communications Commission as defined in
this chapter and as regulated as provided hereinafter.
§180-71 Accessory uses
The accessory uses allowed in this district shall be as follows:
§180-73 Lot area, lot width and yard requirements
The following minimum requirements shall be observed, subject to the modified
requirements in Article XV:
1] Editor's Note: These requirements may be found in the B-G General Business District table
at the end of this chapter.
requirements in Article XV:
1] Editor's Note: These requirements may be found in the B-G General Business District table
at the end of this chapter.
Art-XII |-R Restricted Industrial District
§180-74 Purpose
The purpose of the I-R Restricted Industrial District is to provide locations for the lighter
manufacturing processes; however, the district is not exclusive to most of the B-G District
uses. For the most part, the manufacturing is composed of processing or assembly of
previously processed materials.
manufacturing processes; however, the district is not exclusive to most of the B-G District
uses. For the most part, the manufacturing is composed of processing or assembly of
previously processed materials.
§180-75 Applicability
The following regulations and applicable regulations contained in other articles shall be
permitted in the |-R Restricted Industrial District.
permitted in the |-R Restricted Industrial District.
§180-76 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Truck or motor freight terminals or warehouses.
(1)
Manufacture and assembly of electrical appliances, electronics and communication
equipment, professional, scientific and controlling instruments, and photographic or
optical products.
equipment, professional, scientific and controlling instruments, and photographic or
optical products.
(10)
Blacksmith, welding, machine or similar shops.
(11)
Heliports.
(2)
Manufacturing, compounding, assembling, or treatment of articles or merchandise
from previously prepared materials such as bone, cloth, fur, cork, fibre, canvas,
leather, cellophane, paper, glass, plastics, horn, stone, shells, tobacco, wax,
textiles, yarns, wood and metals, including light steel or other light metal, light
metal mesh, pipe, rods, shapes, strips, wire or similar component parts.
from previously prepared materials such as bone, cloth, fur, cork, fibre, canvas,
leather, cellophane, paper, glass, plastics, horn, stone, shells, tobacco, wax,
textiles, yarns, wood and metals, including light steel or other light metal, light
metal mesh, pipe, rods, shapes, strips, wire or similar component parts.
(3)
Manufacturing, compounding, processing, packaging or treatment of cosmetics,
pharmaceuticals, and food products, except fish and meat products, sauerkraut,
vinegar, yeast, and the rendering or refining of fats and oils.
pharmaceuticals, and food products, except fish and meat products, sauerkraut,
vinegar, yeast, and the rendering or refining of fats and oils.
(4)
Manufacture of musical instruments, novelties, and molded rubber products,
including tire manufacture, recapping and treading.
including tire manufacture, recapping and treading.
(5)
Manufacture of pottery or other similar ceramic products using only previously
pulverized clay and kilns fired only by electricity or gas.
pulverized clay and kilns fired only by electricity or gas.
(6)
Laboratories, chemical, physical and biological.
(7)
Clothing and shoe manufacture.
(8)
Carpet and rug cleaning plants.
(9)
Petroleum products storage underground.
C.
Agriculture for interim use.
D.
Any use permitted and as regulated as a principal permitted use and a conditional use
in the B-L and B-G Districts, except dwellings, alcoholic package goods stores,
amusement arcades and except as may be modified in this section or as may be
hereinafter modified.
in the B-L and B-G Districts, except dwellings, alcoholic package goods stores,
amusement arcades and except as may be modified in this section or as may be
hereinafter modified.
E.
Any other use that is determined by the Board to be of the same general character as
the above permitted uses, and which would not be detrimental to the public health,
safety, or general welfare of the community, but not including any use which is
prohibited in the I-R District.
the above permitted uses, and which would not be detrimental to the public health,
safety, or general welfare of the community, but not including any use which is
prohibited in the I-R District.
§180-77 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
Alcoholic package goods stores as regulated in the B-G District.
(1)
Bituminous concrete mixing plants.
(10)
Copperage works.
(11)
Manufacture or processing of meat or food products.
(12)
Manufacture of rayon or similar products.
(13)
Manufacture of rubber or rubber products.
(14)
Manufacture of starch, glucose, dextrin, or spice.
(15)
Manufacture of wire or wire products.
(16)
Fertilizer, potash, insecticide manufacture.
(2)
Concrete and ceramic products manufacture, including ready-mixed concrete
plants.
plants.
(3)
Contractors' equipment and storage yards.
(4)
Petroleum products storage tanks above ground, any one of which has the
capacity in excess of 1,000 gallons, provided that all state and federal laws, as well
as National Fire Underwriters Codes, are complied with.
capacity in excess of 1,000 gallons, provided that all state and federal laws, as well
as National Fire Underwriters Codes, are complied with.
(5)
Sawmills, commercial.
(6)
Manufacture and assembly of aircraft, automobiles, or other vehicles.
(7)
Manufacture and bottling of alcoholic beverages.
(8)
Machine shops, structural steel fabricating.
(9)
Coalyards.
C.
Adult bookstores.
D.
Adult theaters.
E.
Communication towers, freestanding towers, guyed towers, communication tower
complexes, poles and transmission lines including amateur radio facilities as defined
pursuant to this chapter and as regulated as provided hereinafter.
complexes, poles and transmission lines including amateur radio facilities as defined
pursuant to this chapter and as regulated as provided hereinafter.
§180-78 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Uses customarily accessory and incidental to any principal permitted use or authorized
conditional use, including a temporary office or dwelling associated with an industrial
use.
conditional use, including a temporary office or dwelling associated with an industrial
use.
§180-80 Yard requirements
The following requirements shall be observed, subject to the provisions of Article XV:
A.
Front yard: for industrial buildings or structures, 30 feet.
B.
Side yard: 10 feet, except adjoining an R District in which case not less than 30 feet.
C.
Rear yard: 30 feet.
Art-XIII |-G General Industrial District
§180-81 Applicability
The following regulations and applicable regulations contained in other articles shall apply in
the |-G General Industrial District.
the |-G General Industrial District.
§180-82 Principal permitted uses
The principal permitted uses in this district shall be as follows:
(1)
Manufacture and assembly of aircraft, automobiles, house trailers or other
vehicles.
vehicles.
(10)
Electric generating or steam power plants.
(11)
Flour mill, grain milling or drying.
(12)
Manufacture of felt, shoddy, hair products, feathers, emery cloth, sandpaper or
sand blasting and/or products therefrom.
sand blasting and/or products therefrom.
(13)
Enameling, japanning, lacquering, galvanizing and plating.
(14)
Manufacture or processing of meat or food products, except slaughterhouses.
(15)
Manufacture of paper, pulp, or cloth.
(16)
Manufacture of perfume.
(17)
Manufacture of pickle, sauerkraut, vinegar, yeast, soda or soda compounds.
(18)
Manufacture of rayon or similar products.
(19)
Manufacture of, rubber or rubber products.
(2)
Manufacture of brick, clay products.
(20)
Manufacture of starch, glucose, dextrin or spice.
(21)
Manufacture of soap, oil, paints, turpentine.
(22)
Manufacture of wire or wire products.
Agriculture for interim use, provided that any buildings or feeding pens in which farm
animals are kept shall comply with the distance requirements of § 180-16.
Any use permitted or as regulated as a principal permitted use in the I-R District, except
as hereinafter modified.
Any use permitted and as regulated as a principal permitted use and a conditional use
in the B-L and B-G Districts except dwellings.
Any other use that is determined by the Board to be of the same general character as
the above permitted uses and which would not be detrimental to the public health,
safety, or general welfare of the community.
Agriculture for interim use, provided that any buildings or feeding pens in which farm
animals are kept shall comply with the distance requirements of § 180-16.
Any use permitted or as regulated as a principal permitted use in the I-R District, except
as hereinafter modified.
Any use permitted and as regulated as a principal permitted use and a conditional use
in the B-L and B-G Districts except dwellings.
Any other use that is determined by the Board to be of the same general character as
the above permitted uses and which would not be detrimental to the public health,
safety, or general welfare of the community.
(3)
Machine shops, structural steel fabricating.
(4)
Coal yards.
(5)
Copperage works.
(6)
Contractor's equipment storage yard.
(7)
Crematories.
(8)
Manufacture or processing of chemicals, except sulfuric, nitric or hydraulic or other
corrosive or offensive acids.
corrosive or offensive acids.
(9)
Manufacture of dye or dyestuff and printing ink.
§180-83 Conditional uses
The conditional uses requiring Board authorization in this district shall be as follows:
A.
The following uses, when the location of such use shall have been authorized by the
Board, provided that such use shall not be less than 1,000 feet from any R District,
except an I-R District, and four times the distance requirements as specified in § 18016:
Board, provided that such use shall not be less than 1,000 feet from any R District,
except an I-R District, and four times the distance requirements as specified in § 18016:
(1)
Acid or heavy chemical manufacture, processing or storage.
(10)
Petroleum products refining or storage above ground in tanks in excess of 1,000
gallons, provided that all state and federal laws, as well as National Fire
Underwriters Codes, are complied with.
gallons, provided that all state and federal laws, as well as National Fire
Underwriters Codes, are complied with.
(2)
Blast furnace or boiler works.
(3)
Cement, lime, gypsum or plaster of paris manufacturing.
(4)
Distillation of bones, fat rendering, grease, lard or tallow manufacturing or
processing.
processing.
B.
Bituminous concrete (blacktop) mixing plants as regulated in the I-R District.
C.
Any conditional use set forth and as regulated in the |-R District.
§180-84 Accessory uses
The accessory uses allowed in this district shall be as follows:
A.
Uses customarily accessory and incidental to any principal permitted use or authorized
conditional use, including a mobile home or dwelling associated with an industrial use.
conditional use, including a mobile home or dwelling associated with an industrial use.
§180-86 Yard requirements
Yard requirements shall be the same as in the |-R District.
§180-87 Required conditions
All applications for permitted or conditional uses shall be subject to a site plan review by
those agencies determined appropriate by the Zoning Administrator, who, following any
referral to such agencies, shall cause the plan to be presented to the Council which shall
have the authority to approve the plan as presented, or approve the plan with modifications
or conditions. In approving site development plans, the Council or its duly authorized
representative shall have the authority to:
those agencies determined appropriate by the Zoning Administrator, who, following any
referral to such agencies, shall cause the plan to be presented to the Council which shall
have the authority to approve the plan as presented, or approve the plan with modifications
or conditions. In approving site development plans, the Council or its duly authorized
representative shall have the authority to:
A.
Limit the number and approve the location and design of entrances in the interest of
public safety and minimizing traffic congestion to the greatest extent possible.
public safety and minimizing traffic congestion to the greatest extent possible.
B.
Require, where appropriate, a landscaping and signing plan to promote an attractive
and pleasing appearance.
and pleasing appearance.
C.
Approve lighting arrangements where appropriate to insure no visual interference to the
traveling public on adjacent roadways, or glare or reflections on adjacent buildings.
traveling public on adjacent roadways, or glare or reflections on adjacent buildings.
D.
Require binding agreement, backed by bond or other surety, and provided to the
Council where an occupancy permit is requested prior to the completion of the site
development plan and/or the fulfillment of any conditions attached thereto.
Council where an occupancy permit is requested prior to the completion of the site
development plan and/or the fulfillment of any conditions attached thereto.
E.
Insure conformance to all duly adopted elements of the Town Master Plan.
Art-XIV Special Provisions
§180-109 of this chapter; and
(3)
That the final site development plan and/or subdivision plat be submitted to the
Commission for its approval along with any public works agreement prior to the
issuance of any zoning certificate or building permits.
Commission for its approval along with any public works agreement prior to the
issuance of any zoning certificate or building permits.
F.
The gross residential density of a planned unit development shall not exceed the
equivalent of six dwelling units per gross acre.
equivalent of six dwelling units per gross acre.
(1)
Such density shall be calculated as follows, as applicable to multifamily structures:
(a)
Each efficiency apartment dwelling unit is equivalent to 0.50 unit.
(b)
Each one-bedroom multifamily or apartment unit is equivalent to 0.75 unit.
(c)
Each two-bedroom multifamily or apartment dwelling unit is equivalent to 1.00
unit
unit
(d)
Each three-bedroom multifamily or apartment dwelling unit is equivalent to
1.50 unit.
1.50 unit.
(2)
Calculation of gross acreage shall include all land within the PUD tract, regardless
of use, and if it abuts an external motorway to which access is permitted, may
include 1/2 of the right-of-way thereof, but not exceeding 30 feet.
of use, and if it abuts an external motorway to which access is permitted, may
include 1/2 of the right-of-way thereof, but not exceeding 30 feet.
G.
Open space. Common open space shall comprise not less than 25% of the gross area.
Such space shall include land area to be developed as recreational areas or which is
designated for the common use of all occupants of the planned unit development, but
shall not include streets, off-street parking areas, or utility easements. The Commission
must be furnished satisfactory evidence, as a condition for approval, that such open
space area will be continued and that perpetual maintenance is provided for.
Such space shall include land area to be developed as recreational areas or which is
designated for the common use of all occupants of the planned unit development, but
shall not include streets, off-street parking areas, or utility easements. The Commission
must be furnished satisfactory evidence, as a condition for approval, that such open
space area will be continued and that perpetual maintenance is provided for.
H.
Sanitary facilities. Prior to accepting for approval a development for a planned unit
development, the Commission must be furnished satisfactory evidence that public
water and sewerage systems will be provided and approved by the Health Department,
as well as by any other agency having jurisdiction over such matters.
|. Development plan.
development, the Commission must be furnished satisfactory evidence that public
water and sewerage systems will be provided and approved by the Health Department,
as well as by any other agency having jurisdiction over such matters.
|. Development plan.
(1)
Applications for approval of a planned unit development must be accompanied by
a development plan prepared by a licensed architect, registered civil engineer,
professional landscape architect or other qualified land planner. The development
plan shall be to scale and contain sufficient information to establish the identity of
proposed uses, grades, and approximate dimensions and locations of proposed
structures, streets, parking areas, walkways, easements and property lines.
a development plan prepared by a licensed architect, registered civil engineer,
professional landscape architect or other qualified land planner. The development
plan shall be to scale and contain sufficient information to establish the identity of
proposed uses, grades, and approximate dimensions and locations of proposed
structures, streets, parking areas, walkways, easements and property lines.
(2)
After approval of the development plan by the Commission, any material change
therein shall require a resubdivision of such plan for approval. In any case, where
an approval has been given by the Commission and construction has not started
within one year thereafter, such approval of the planned unit development shall
automatically be terminated.
therein shall require a resubdivision of such plan for approval. In any case, where
an approval has been given by the Commission and construction has not started
within one year thereafter, such approval of the planned unit development shall
automatically be terminated.
J.
Standards for location of dwelling types.
(1)
Within 100 feet of any other property in an R District, other than an R-7,500
District, dwellings shall be of single-family types.
District, dwellings shall be of single-family types.
(2)
As a condition for approval of a planned unit development in which multifamily
dwellings are proposed, the Commission shall require over and above other
standards herein, that these uses be so arranged and distributed, and
appropriately related to public open space, single-family dwellings and/or
semidetached dwellings that higher densities are not unreasonably and
disproportionately concentrated in these locations, or so located as to concentrate
traffic on minor residential streets.
dwellings are proposed, the Commission shall require over and above other
standards herein, that these uses be so arranged and distributed, and
appropriately related to public open space, single-family dwellings and/or
semidetached dwellings that higher densities are not unreasonably and
disproportionately concentrated in these locations, or so located as to concentrate
traffic on minor residential streets.
K.
Area requirements, yards and dwelling units per building. Standards shall be as follows:
1]
1]
(1)
Editor's Note: These requirements may be found in the Planned Unit Development
table at the end of this chapter.
table at the end of this chapter.
L.
Height regulations. Maximum heights of buildings shall not exceed the height as
specified in the R-7,500 District.
specified in the R-7,500 District.
M.
Parking. At least two usable off-street parking spaces shall be provided for each
dwelling unit either on the lot it occupies or within 150 feet of such lot or an apartment
dwelling unit. For each apartment unit, space shall be provided at the rate of two
spaces per dwelling unit.
dwelling unit either on the lot it occupies or within 150 feet of such lot or an apartment
dwelling unit. For each apartment unit, space shall be provided at the rate of two
spaces per dwelling unit.
N.
Public hearing. Except as provided in Article XIX, no public hearing need be held on
any application for a planned unit development, provided that a public hearing may be
held by the Commission when it deems such hearing to be desirable or necessary in
the public interest.
any application for a planned unit development, provided that a public hearing may be
held by the Commission when it deems such hearing to be desirable or necessary in
the public interest.
O.
Financial responsibility. Prior to accepting a development plan for review, the
Commission must be satisfied that the owners of and/or applicants for a planned unit
development are financially able to complete the proposed development, that they
intend to start construction within one year following the Commission's approval and
that they intend to complete it within a reasonable time as determined by the
Commission.
Commission must be satisfied that the owners of and/or applicants for a planned unit
development are financially able to complete the proposed development, that they
intend to start construction within one year following the Commission's approval and
that they intend to complete it within a reasonable time as determined by the
Commission.
A.
Off-street parking spaces. For the following uses of buildings hereafter erected, or
increased in size by as much as 20% of the size existing at the time of the adoption of
these regulations, or uses hereafter established, off-street parking facilities which are
outside the public right-of-way shall be required as follows:
increased in size by as much as 20% of the size existing at the time of the adoption of
these regulations, or uses hereafter established, off-street parking facilities which are
outside the public right-of-way shall be required as follows:
(1)
All single-family detached dwellings shall provide facilities for off-street parking for
not less than three motor vehicles per dwelling and all multifamily dwellings shall
provide facilities for off-street parking for not less than two motor vehicles per
dwelling unit or apartment.
not less than three motor vehicles per dwelling and all multifamily dwellings shall
provide facilities for off-street parking for not less than two motor vehicles per
dwelling unit or apartment.
(10)
Off premises restricted parking. Except as may be otherwise provided by this
chapter, the Board of Appeals may authorize, following public hearing, an off-street
restricted parking area which is accessory to, but not on the same premises of any
permitted, conditional or nonconforming use, subject to the following conditions
and limitations:
chapter, the Board of Appeals may authorize, following public hearing, an off-street
restricted parking area which is accessory to, but not on the same premises of any
permitted, conditional or nonconforming use, subject to the following conditions
and limitations:
(a)
No charge shall be made for the parking of vehicles, and the accessory use
shall be clearly for the benefit of employees or patrons.
shall be clearly for the benefit of employees or patrons.
(b)
The application shall be accompanied by the names and addresses of all
confronting and adjoining property owners within 200 feet of the premises in
question, who shall be given the opportunity to be heard at public hearing.
confronting and adjoining property owners within 200 feet of the premises in
question, who shall be given the opportunity to be heard at public hearing.
(c)
The Board shall find the premises in question to be within reasonable
proximity to the principal, conditional or nonconforming use to which it is
accessory.
proximity to the principal, conditional or nonconforming use to which it is
accessory.
(d)
Compliance with Subsections A(7) and (9) above and any other requirements
the Board may prescribe or deem necessary or desirable with respect to
lighting, enclosures, marking, surfacing, or planting for the protection of
adjacent property.
the Board may prescribe or deem necessary or desirable with respect to
lighting, enclosures, marking, surfacing, or planting for the protection of
adjacent property.
(e)
That a zoning certificate issued for an accessory parking area shall be
revocable subject to continued compliance with any requirements or
conditions.
revocable subject to continued compliance with any requirements or
conditions.
(11)
Parking impact fee. The Planning and Zoning Commission may permit fulfillment of
all or part of the parking requirement in the Downtown Business District to be
satisfied through the payment of a parking impact fee in lieu of on-site parking
when on-site parking is impractical due to site conditions. Parking Impact Fees
shall be determined by ordinance based upon a per-space cost. Parking impact
fee payments shall be used for the development of parking facilities within the
Downtown Business District as more particularly set forth by ordinance.
all or part of the parking requirement in the Downtown Business District to be
satisfied through the payment of a parking impact fee in lieu of on-site parking
when on-site parking is impractical due to site conditions. Parking Impact Fees
shall be determined by ordinance based upon a per-space cost. Parking impact
fee payments shall be used for the development of parking facilities within the
Downtown Business District as more particularly set forth by ordinance.
(2)
All, B-L, B-G, |-R and Planned Employment Center District uses shall provide offstreet parking facilities which are not more than 300 feet distant from an entrance
to said establishment, and which shall accommodate normal parking requirements
as determined by the Zoning Administrator at the time of application for a zoning
certificate, but in any case, not less than the following:
{Amended 5-30-1982 by Ord. No. 125; 12-8-2014 by Ord. No. 288; 9-28-2015 by
Ord. No. 291; 7-11-2016 by Ord. No. 296]
Amusement arcade
1 parking space for every two game
machines or amusement devices
Automobile sales and service garages
50% of floor area
Banks, business offices, and
50% of floor area
professional offices (other than a
doctor's office)
Bowling alleys
Churches and schools
5 spaces for each alley
1 space for each 4 seats in a principal
auditorium or 1 space for each 10
classroom seats, whichever is greater
Dance halls, assembly halls
200% of floor area used for dancing or
assembly
Doctor's office
8 parking spaces per doctor
Funeral homes, mortuaries
4 spaces for each parlor or 1 space for
each 50 square feet of floor area,
whichever is greater
Fumiture and appliance stores,
100% of floor area
household equipment or furniture repair
shops, over 1,000 square feet of floor
area
Hospitals
1 space for each 2 beds
Hotels, motels, lodging houses
1 1/2 spaces for each bedroom
Manufacturing plants
1 space for each 2 employees on the
maximum working shift or 25% of floor
area, whichever is the greater
Microdistillery
1 space per every 200 square feet of
floor area.
Nursing home
1 space for each 4 heds
Pubs, taverns, microbreweries, wine
100% of floor area
bars
Restaurants, and nightclubs
200% of the floor area
Retail stores, supermarkets, etc., over
200% of floor area
2,000 square feet floor area
Sports arenas, auditoriums, other than
1 space for each 3 seats
in schools
Theaters, assembly hails with fixed
1 space for each 3 seats
seats
Commercial or club swimming pools
1 space for each 3 members or each 3
persons of estimated maximum
capacity
7/13/2021
Wholesale establishments or
1 space for each 2 employees or 10%
warehouses of floor area, whichever is greater
to said establishment, and which shall accommodate normal parking requirements
as determined by the Zoning Administrator at the time of application for a zoning
certificate, but in any case, not less than the following:
{Amended 5-30-1982 by Ord. No. 125; 12-8-2014 by Ord. No. 288; 9-28-2015 by
Ord. No. 291; 7-11-2016 by Ord. No. 296]
Amusement arcade
1 parking space for every two game
machines or amusement devices
Automobile sales and service garages
50% of floor area
Banks, business offices, and
50% of floor area
professional offices (other than a
doctor's office)
Bowling alleys
Churches and schools
5 spaces for each alley
1 space for each 4 seats in a principal
auditorium or 1 space for each 10
classroom seats, whichever is greater
Dance halls, assembly halls
200% of floor area used for dancing or
assembly
Doctor's office
8 parking spaces per doctor
Funeral homes, mortuaries
4 spaces for each parlor or 1 space for
each 50 square feet of floor area,
whichever is greater
Fumiture and appliance stores,
100% of floor area
household equipment or furniture repair
shops, over 1,000 square feet of floor
area
Hospitals
1 space for each 2 beds
Hotels, motels, lodging houses
1 1/2 spaces for each bedroom
Manufacturing plants
1 space for each 2 employees on the
maximum working shift or 25% of floor
area, whichever is the greater
Microdistillery
1 space per every 200 square feet of
floor area.
Nursing home
1 space for each 4 heds
Pubs, taverns, microbreweries, wine
100% of floor area
bars
Restaurants, and nightclubs
200% of the floor area
Retail stores, supermarkets, etc., over
200% of floor area
2,000 square feet floor area
Sports arenas, auditoriums, other than
1 space for each 3 seats
in schools
Theaters, assembly hails with fixed
1 space for each 3 seats
seats
Commercial or club swimming pools
1 space for each 3 members or each 3
persons of estimated maximum
capacity
7/13/2021
Wholesale establishments or
1 space for each 2 employees or 10%
warehouses of floor area, whichever is greater
(3)
In the case of any building, structure or premises, the use of which is not
specifically mentioned herein, the provisions for a use which is so mentioned and
to which said use is most nearly similar shall apply.
specifically mentioned herein, the provisions for a use which is so mentioned and
to which said use is most nearly similar shall apply.
(4)
Notwithstanding Subsection A(2) above, the Commission may, upon application in
B-L and Planned Employment Center Districts only, authorize modification,
reduction or waiver should the Commission find that adequate parking is existing
or planned in the applicable B-L or Planned Employment Center District.
B-L and Planned Employment Center Districts only, authorize modification,
reduction or waiver should the Commission find that adequate parking is existing
or planned in the applicable B-L or Planned Employment Center District.
(5)
The Board of Appeals may authorize, subject to provisions of § 180-110, a
modification, reduction or waiver of the foregoing requirements, if it should find
that, in a particular case appealed, the peculiar nature of the residential, business,
trade, industrial or other use, or the exceptional shape or size of the property or
other exceptional situation or condition would justify such modification, reduction or
waiver.
modification, reduction or waiver of the foregoing requirements, if it should find
that, in a particular case appealed, the peculiar nature of the residential, business,
trade, industrial or other use, or the exceptional shape or size of the property or
other exceptional situation or condition would justify such modification, reduction or
waiver.
(6)
Every off-street parking area for more than five vehicles shall be located at least 10
feet from every street line, and five feet from every residential lot line. The edges of
the parking area shall be curbed or buffered, and the space between parking area
and street or lot line shall be landscaped and maintained in sightly condition.
Where adjoining a street, such landscaping shall consist of grass and low shrubs
or ornamental trees; where adjoining a residential lot, it shall include a hedge of
sufficient type and height (not less than 30 inches) to protect and screen the
adjoining property. If an ornamental wall or fence is installed in lieu of such hedge,
and accomplishing the same purpose, then the five-foot strip may be omitted.
feet from every street line, and five feet from every residential lot line. The edges of
the parking area shall be curbed or buffered, and the space between parking area
and street or lot line shall be landscaped and maintained in sightly condition.
Where adjoining a street, such landscaping shall consist of grass and low shrubs
or ornamental trees; where adjoining a residential lot, it shall include a hedge of
sufficient type and height (not less than 30 inches) to protect and screen the
adjoining property. If an ornamental wall or fence is installed in lieu of such hedge,
and accomplishing the same purpose, then the five-foot strip may be omitted.
(7)
Any off-street parking area, including any commercial parking lot for more than five
vehicles, shall be surfaced or kept treated in such manner as may be necessary to
prevent any dust nuisance to the neighboring property or the general public, shall
be so graded and drained as to dispose of all surface water accumulation within
the area and shall be so arranged and marked as to provide for orderly and safe
loading or unloading and parking and storage of self propelled vehicles.
vehicles, shall be surfaced or kept treated in such manner as may be necessary to
prevent any dust nuisance to the neighboring property or the general public, shall
be so graded and drained as to dispose of all surface water accumulation within
the area and shall be so arranged and marked as to provide for orderly and safe
loading or unloading and parking and storage of self propelled vehicles.
(8)
Any lighting used to illuminate any off-street parking area, including any
commercial parking lot, shall be so arranged as to direct the light away from
adjoining residential premises and from public streets.
commercial parking lot, shall be so arranged as to direct the light away from
adjoining residential premises and from public streets.
(9)
In providing required parking facilities, the minimum standards shall be:
(a)
Access lane width: 25 feet for ninety-degree (perpendicular) parking; 20 feet
for angular parking.
for angular parking.
(b)
Parking stall depth: 20 feet, except for parallel parking stalls which shall be 25
feet, provided that the end stalls may be reduced to 20 feet.
feet, provided that the end stalls may be reduced to 20 feet.
(c)
Parking stall width: a minimum of nine feet measured perpendicular to stall
depth, except for parallel parking stalls which may be reduced to seven feet in
width when the door on each side of the vehicle can be opened without being
obstructed.
depth, except for parallel parking stalls which may be reduced to seven feet in
width when the door on each side of the vehicle can be opened without being
obstructed.
(d)
Maneuverability and setback. In all cases, with the exception of single- and
two-family residences, parking facilities shall be designed, constructed and
delineated so as to facilitate one-maneuver parking exclusive of road or street
right-of-way, and a minimum setback requirement of 10 feet from any public
street right-of-way shall be provided.
two-family residences, parking facilities shall be designed, constructed and
delineated so as to facilitate one-maneuver parking exclusive of road or street
right-of-way, and a minimum setback requirement of 10 feet from any public
street right-of-way shall be provided.
(e)
Continued maintenance. Parking stalls shall be periodically repainted in order
to maintain continuous and clear identification.
to maintain continuous and clear identification.
B.
Off-street loading facilities. All B District and I-R District uses shall provide adequate
off-street loading facilities for vehicles delivering to, unloading or removing goods,
materials, supplies, or waste in connection with said business or use. In connection
with every building and part thereof erected, having a gross floor area of 10,000 square
feet or more, and which is to be occupied by manufacturing, storage, warehouse,
goods display, retail store, wholesale store, market, hotel, hospital or other similar use,
there shall be provided and maintained on the same lot with such building, at least one
off-street loading space, plus one additional such loading space for each 20,000 square
feet or major fraction thereof of gross floor area so used in excess of the first 20,000
square feet. Each loading space shall not be less than 10 feet in width, 45 feet in length
and 14 feet in clear height. Such space may occupy all or any part of any required yard
or court space, except a front yard or the required side yard on the side street of the
corner lot. No such space shall be located closer than 30 feet to any lot located in any
R District, unless the loading space is wholly within a completely enclosed building.
off-street loading facilities for vehicles delivering to, unloading or removing goods,
materials, supplies, or waste in connection with said business or use. In connection
with every building and part thereof erected, having a gross floor area of 10,000 square
feet or more, and which is to be occupied by manufacturing, storage, warehouse,
goods display, retail store, wholesale store, market, hotel, hospital or other similar use,
there shall be provided and maintained on the same lot with such building, at least one
off-street loading space, plus one additional such loading space for each 20,000 square
feet or major fraction thereof of gross floor area so used in excess of the first 20,000
square feet. Each loading space shall not be less than 10 feet in width, 45 feet in length
and 14 feet in clear height. Such space may occupy all or any part of any required yard
or court space, except a front yard or the required side yard on the side street of the
corner lot. No such space shall be located closer than 30 feet to any lot located in any
R District, unless the loading space is wholly within a completely enclosed building.
§180-89 Signs
In order to properly integrate all regulating provisions affecting signs, as defined in § 180122, and to regulate such devices in an orderly and comprehensive manner, it is hereby
provided that signs are subject to regulations as set forth herein.
provided that signs are subject to regulations as set forth herein.
A.
Signs permitted without zoning certificate. The following signs are permitted without a
zoning certificate in any district, provided that the following conditions are adhered to:
zoning certificate in any district, provided that the following conditions are adhered to:
(1)
Signs indicating the name and/or premises or accessory use of a home for a home
occupation or professional purposes, not exceeding one square foot in area.
occupation or professional purposes, not exceeding one square foot in area.
(2)
Signs not exceeding 30 square feet on a farm advertising farm products primarily
grown on the premises, provided that they are located off the highway right-of-way
and do not interfere with traffic visibility.
grown on the premises, provided that they are located off the highway right-of-way
and do not interfere with traffic visibility.
(3)
Directional or informational signs of a public or quasi-public nature, such as those
containing the meeting date of a community or civic club, or the advertising of an
event of a public interest.
containing the meeting date of a community or civic club, or the advertising of an
event of a public interest.
(4)
Temporary real estate signs, not exceeding 20 square feet, and being located on
and advertising subject property for sale or lease.
and advertising subject property for sale or lease.
(5)
Temporary signs, not exceeding 100 square feet, located on and advertising a new
subdivision.
subdivision.
(6)
Building contractors and professional persons temporary signs on buildings under
construction, limited to a total area for all such signs of 150 square feet.
construction, limited to a total area for all such signs of 150 square feet.
B.
Signs requiring zoning certificate. The following signs are permitted in accordance with
zoning district regulations and require a zoning certificate:
zoning district regulations and require a zoning certificate:
(1)
Signs, business.
(2)
Signs, outdoor advertising.
C.
Use-on-the-premises signs. Business signs pertaining to use on the premises, as
enumerated in Subsection B(1) are permitted as an accessory use in all districts.
enumerated in Subsection B(1) are permitted as an accessory use in all districts.
(1)
No such sign shall project over or into any street right-of-way or more than 12
inches above the parapet wall or roofline.
inches above the parapet wall or roofline.
(2)
Any sign which is attached to the ground shall be located in such a manner that
traffic visibility is not impaired.
traffic visibility is not impaired.
(3)
The total area for all signs shall not exceed four times each linear foot of the
building wall most nearly parallel to or confronting the adjacent street. Only one
building frontage shall be used in computing the sign area allowance, except on a
corner lot, in which case an additional 25% of the sign area allowed may be
authorized. In no case shall the area of any one sign exceed 200 square feet on
any one side. Computations of signs shall include all sides (where applicable)
including the entire face of the sign and any wall work incidental to its decoration
and shall include the space between letter figures and designs or the space within
letter figures and designs.
building wall most nearly parallel to or confronting the adjacent street. Only one
building frontage shall be used in computing the sign area allowance, except on a
corner lot, in which case an additional 25% of the sign area allowed may be
authorized. In no case shall the area of any one sign exceed 200 square feet on
any one side. Computations of signs shall include all sides (where applicable)
including the entire face of the sign and any wall work incidental to its decoration
and shall include the space between letter figures and designs or the space within
letter figures and designs.
D.
Use-off-the-premises signs. Outdoor advertising signs pertaining to use off the
premises, as enumerated in Subsection B(2), shall be a principal permitted use in all
districts, except the C, H, R, B-L and Planned Employment Center Districts and except
in the following scenic areas as may hereinafter be described: Maryland Route 32 ByPass.
premises, as enumerated in Subsection B(2), shall be a principal permitted use in all
districts, except the C, H, R, B-L and Planned Employment Center Districts and except
in the following scenic areas as may hereinafter be described: Maryland Route 32 ByPass.
E.
Approval of location and maintenance of signs requiring zoning certificates. The
following general regulations shall, without exception, be observed with respect to the
approval of location and maintenance of signs enumerated in Subsection B of this
section:
following general regulations shall, without exception, be observed with respect to the
approval of location and maintenance of signs enumerated in Subsection B of this
section:
(1)
No sign shall be permitted which is an imitation of or which resembles an official
traffic control device, railroad sign or signal, or which hides from view or interferes
with the effectiveness of an official traffic contro! device or any railroad sign, signal
or traffic sight lines. Illuminated signs shall be so constructed as to avoid glare or
reflection on any portion of an adjacent highway or residential buildings. However,
no flashing or rotating flashing illumination shall be permitted.
traffic control device, railroad sign or signal, or which hides from view or interferes
with the effectiveness of an official traffic contro! device or any railroad sign, signal
or traffic sight lines. Illuminated signs shall be so constructed as to avoid glare or
reflection on any portion of an adjacent highway or residential buildings. However,
no flashing or rotating flashing illumination shall be permitted.
(10)
No sign shall be permitted in any district which does not have a fixed location, but
not necessarily permanent location, on the ground or on a building, including
mobile-type signs so constructed as to be mounted on a preassembled vehicle or
other device and designed to be movable by means of attached wheels or similar
devices.
not necessarily permanent location, on the ground or on a building, including
mobile-type signs so constructed as to be mounted on a preassembled vehicle or
other device and designed to be movable by means of attached wheels or similar
devices.
(11)
No pennant, pinwheels or similar circus or carnival-type attractors shall be
permitted in any district.
permitted in any district.
(2)
No sign which uses the word "stop" or "danger" or presents or implies the need or
requirement of stopping or the existence of danger shall be permanently displayed.
requirement of stopping or the existence of danger shall be permanently displayed.
(3)
No outdoor advertising sign shall be placed closer than 300 feet to an intersection
on a dual or proposed dual highway or within 100 feet of any other intersection;
provided, however, that such signs may be affixed to or located adjacent to a
building at such intersections in such a manner as not to materially cause any
greater obstruction of vision than caused by the building itself. No business sign
shall be so located to obstruct the vision of traffic using entranceways, driveways,
or any public road intersection.
on a dual or proposed dual highway or within 100 feet of any other intersection;
provided, however, that such signs may be affixed to or located adjacent to a
building at such intersections in such a manner as not to materially cause any
greater obstruction of vision than caused by the building itself. No business sign
shall be so located to obstruct the vision of traffic using entranceways, driveways,
or any public road intersection.
(4)
No sign shall be closer to any public highway where permitted than the required
front yard requirement of the district in which it is authorized, if the distance
between such sign and the nearest lot line on which a building is located is 100
feet or less.
front yard requirement of the district in which it is authorized, if the distance
between such sign and the nearest lot line on which a building is located is 100
feet or less.
(5)
No sign shall be permitted which contains statements, words, or pictures of an
obscene, indecent or immoral character, or such as will offend public morals or
decency.
obscene, indecent or immoral character, or such as will offend public morals or
decency.
(6)
No sign shall be placed on rocks, trees or on poles maintained by public utilities.
(7)
No sign shall be permitted which becomes unsafe or endangers the safety of a
building, premises or person and unless maintained in a good general condition
and in a reasonable state of repair, the Zoning Administrator shall order such sign
to be made safe or repaired and such order shall be complied with within five days
of the receipt of such order.
(8)
All outdoor advertising signs shall be spaced in such a manner that in the B-G and
| Districts, there shall be a minimum of 300 feet between signs. In the case of
existing dual-lane highways, each side of the dual highway shall be considered
separately in determining such spacing requirements. In the case of non-dual-lane
highways, spacing shall be determined and measured between signs regardless of
the side of the highway in which they are located or proposed.
building, premises or person and unless maintained in a good general condition
and in a reasonable state of repair, the Zoning Administrator shall order such sign
to be made safe or repaired and such order shall be complied with within five days
of the receipt of such order.
(8)
All outdoor advertising signs shall be spaced in such a manner that in the B-G and
| Districts, there shall be a minimum of 300 feet between signs. In the case of
existing dual-lane highways, each side of the dual highway shall be considered
separately in determining such spacing requirements. In the case of non-dual-lane
highways, spacing shall be determined and measured between signs regardless of
the side of the highway in which they are located or proposed.
(9)
Where a sign structure does not include advertising information for a period of 120
days, such sign structure shall be deemed a violation thereafter and shall be
removed.
days, such sign structure shall be deemed a violation thereafter and shall be
removed.
(1)
The applicant shall submit an application for a zoning certificate authorizing such
overhanging sign. The application shall be on a form approved by the Town Zoning
Administrator and shall include:
overhanging sign. The application shall be on a form approved by the Town Zoning
Administrator and shall include:
(a)
Two copies of a drawing which illustrates the building elevation and the exact
location of the sign;
location of the sign;
(b)
Two copies of a drawing (to scale) which illustrates sign dimensions, design,
contents and other pertinent information as determined by the Town Zoning
Administrator; and
contents and other pertinent information as determined by the Town Zoning
Administrator; and
(c)
Anonrefundable application fee of $10.
(2)
The following size and height restrictions shall apply to each overhanging sign:
(a)
The sign's maximum projection from the building wall shall be 42 inches,
provided that the sign shall be at least 12 inches from or inside the curbline or
sidewalk edge.
provided that the sign shall be at least 12 inches from or inside the curbline or
sidewalk edge.
(b)
The sign must have an eight-foot minimum height from grade.
(c)
The sign is subject to a maximum height of 42 inches.
(d)
The sign is subject to a maximum thickness of six inches.
(3)
The sign shall not contradict the historic atmosphere of Main Street nor contradict
the goals, objectives or policies of the Main Street Master Plan.
(4)
The sign shall be designed, manufactured, assembled and installed with
professional workmanship and use high quality materials designed for use in the
sign industry.
the goals, objectives or policies of the Main Street Master Plan.
(4)
The sign shall be designed, manufactured, assembled and installed with
professional workmanship and use high quality materials designed for use in the
sign industry.
(5)
The contents of the sign shall be limited to the legal or trade name of the business
or the actual business product or service sold at the location. No telephone
numbers, addresses or other information shall be permitted on the sign.
or the actual business product or service sold at the location. No telephone
numbers, addresses or other information shall be permitted on the sign.
(6)
The applicant shall keep the sign in a good state of repair and ensure that it
remains properly secured to the building. Any failure of the applicant to keep such
sign in a good state of repair shall constitute a zoning violation hereunder. The
Town Zoning Administrator, or his designee, shall give 15 days’ written notice to
the applicant in the event that any such sign shall constitute a detriment to the
health, welfare or safety of the public for any reason, including, but not limited to,
the failure of the applicant to keep the sign in a good state of repair. In the event
that the status of the sign has not been corrected within 15 days of the date of
such notice, the Town may repair the sign and insure that it remains properly
secured to the building, at the sole cost and expense of the applicant. In the case
of any emergency with respect to any such sign, the Town may correct or repair
the sign immediately, without notice to the applicant, and at the sole cost and
expense of the applicant.
remains properly secured to the building. Any failure of the applicant to keep such
sign in a good state of repair shall constitute a zoning violation hereunder. The
Town Zoning Administrator, or his designee, shall give 15 days’ written notice to
the applicant in the event that any such sign shall constitute a detriment to the
health, welfare or safety of the public for any reason, including, but not limited to,
the failure of the applicant to keep the sign in a good state of repair. In the event
that the status of the sign has not been corrected within 15 days of the date of
such notice, the Town may repair the sign and insure that it remains properly
secured to the building, at the sole cost and expense of the applicant. In the case
of any emergency with respect to any such sign, the Town may correct or repair
the sign immediately, without notice to the applicant, and at the sole cost and
expense of the applicant.
(7)
Any person aggrieved by the decision of the Town Zoning Administrator may
appeal such decision in accordance with Article XVII.
appeal such decision in accordance with Article XVII.
§180-90 Cluster subdivision; small town planning
guidelines; overlay designation.
A.
Definitions. As used in this section, the following terms shall have the meanings
indicated:
ALLEY
A lane which provides rear access to a lot which fronts on a public road.
CLUSTER SUBDIVISION
A subdivision of land in which the single-family detached dwelling units are
situated together so as to suitably create common space that is permanently
protected and perpetually dedicated for common use.
COMMON SPACE
Land area within a cluster subdivision deeded as a parcel or parcels separate from
building lots and streets and perpetually dedicated for conservation and/or
recreational purposes as common land. The ownership and purpose of common
space shall be specified by the Planning and Zoning Commission in approving a
subdivision, and only recreational facilities or other improvements consistent with
the approved purpose shall be permitted within the common space.
CONVENTIONAL SUBDIVISION
A subdivision of land in which all lots meet the minimum area for dimensional
requirements of this chapter for the underlying district in which the subdivided
parcel is located.
ZERO LOT LINE
The location of a dwelling unit on a lot in such a manner that one or more of the
dwelling's sides rest directly on the four-foot setback line. All lots providing for zero
lot lines must also provide for a five-foot easement on the neighboring property for
access to and maintenance of the dwelling.
indicated:
ALLEY
A lane which provides rear access to a lot which fronts on a public road.
CLUSTER SUBDIVISION
A subdivision of land in which the single-family detached dwelling units are
situated together so as to suitably create common space that is permanently
protected and perpetually dedicated for common use.
COMMON SPACE
Land area within a cluster subdivision deeded as a parcel or parcels separate from
building lots and streets and perpetually dedicated for conservation and/or
recreational purposes as common land. The ownership and purpose of common
space shall be specified by the Planning and Zoning Commission in approving a
subdivision, and only recreational facilities or other improvements consistent with
the approved purpose shall be permitted within the common space.
CONVENTIONAL SUBDIVISION
A subdivision of land in which all lots meet the minimum area for dimensional
requirements of this chapter for the underlying district in which the subdivided
parcel is located.
ZERO LOT LINE
The location of a dwelling unit on a lot in such a manner that one or more of the
dwelling's sides rest directly on the four-foot setback line. All lots providing for zero
lot lines must also provide for a five-foot easement on the neighboring property for
access to and maintenance of the dwelling.
B.
Purpose. It is the purpose of this section to provide more flexible standards in the
development of residential single-family detached dwelling units to permit residential
lots and yards to be smaller than otherwise required under regulations applicable to the
underlying zoning districts. It is intended that use of these flexible standards and
requirements will direct development to those land areas most suitable for
development, will create a more attractive, creative, and efficient use of land, and will
achieve the following objectives:
development of residential single-family detached dwelling units to permit residential
lots and yards to be smaller than otherwise required under regulations applicable to the
underlying zoning districts. It is intended that use of these flexible standards and
requirements will direct development to those land areas most suitable for
development, will create a more attractive, creative, and efficient use of land, and will
achieve the following objectives:
(1)
The creation of common space within new residential developments;
(2)
The maintenance and/or enhancement of the appearance, character, and natural
beauty of an area;
beauty of an area;
(3)
The protection of the local ecology and the quality and quantity of underground
and surface water and the preservation of stands of trees and the natural
landscape;
and surface water and the preservation of stands of trees and the natural
landscape;
(4)
The protection of scenic vistas from the Town's roadways and other places, such
as homesites, hillsides, landmarks, and parks;
as homesites, hillsides, landmarks, and parks;
(5)
The preservation of the Town's traditional character and creation of a physical
connection with the rest of the Town;
connection with the rest of the Town;
(6)
The facilitation of the construction and maintenance of streets, utilities, and public
services in a more economical and efficient manner, resulting in a reduced cost of
providing public services and infrastructure;
services in a more economical and efficient manner, resulting in a reduced cost of
providing public services and infrastructure;
(7)
The encouragement of a less sprawling form of development.
C.
Applicability.
(1)
The Cluster Subdivision Overlay District classification is designed to promote the
health, safety, and general welfare of the citizens of the Town by regulating the
appropriate use of land in all areas of the Town and to encourage the placement
and use of structures and use of land more in keeping with neo-traditional small
town planning concepts. The regulations provided in this section constitute overlay
zoning regulations, and are in addition to and not in lieu of all zoning regulations
applicable to the underlying zoning district of the property. In the event of any
conflict between the zoning regulations in the underlying zoning district and these
overlay zoning regulations, these overlay zoning regulations shall control, unless
such requirement is waived pursuant to the provisions of Subsection C(4) by the
Planning and Zoning Commission.
health, safety, and general welfare of the citizens of the Town by regulating the
appropriate use of land in all areas of the Town and to encourage the placement
and use of structures and use of land more in keeping with neo-traditional small
town planning concepts. The regulations provided in this section constitute overlay
zoning regulations, and are in addition to and not in lieu of all zoning regulations
applicable to the underlying zoning district of the property. In the event of any
conflict between the zoning regulations in the underlying zoning district and these
overlay zoning regulations, these overlay zoning regulations shall control, unless
such requirement is waived pursuant to the provisions of Subsection C(4) by the
Planning and Zoning Commission.
(2)
The regulations provided in this section shall apply to the proposed development of
all lands, buildings, and properties within the territorial limits of the Town of
Sykesville where the primary use is intended to be residential single-family
detached and attached dwelling units. The Planning and Zoning Commission will
require that the provisions of this section be utilized in any tract or parcel of land to
achieve the purposes and objectives of Subsection B, except: (a) when the tract or
parcel of land will be developed in accordance with § 180-93, as a planned unit
development; (b) when the tract or parcel of land is exempted from the regulations
provided in this section by the Planning and Zoning Commission in accordance
with the provisions of Subsection C(4) below; or (c) when the tract or parcel of land
is otherwise grandfathered in accordance with the provisions of Subsection C(5)
below. Determination of the applicability of this section shall be made at the time of
sketch plan application and approval by the Planning and Zoning Commission.
all lands, buildings, and properties within the territorial limits of the Town of
Sykesville where the primary use is intended to be residential single-family
detached and attached dwelling units. The Planning and Zoning Commission will
require that the provisions of this section be utilized in any tract or parcel of land to
achieve the purposes and objectives of Subsection B, except: (a) when the tract or
parcel of land will be developed in accordance with § 180-93, as a planned unit
development; (b) when the tract or parcel of land is exempted from the regulations
provided in this section by the Planning and Zoning Commission in accordance
with the provisions of Subsection C(4) below; or (c) when the tract or parcel of land
is otherwise grandfathered in accordance with the provisions of Subsection C(5)
below. Determination of the applicability of this section shall be made at the time of
sketch plan application and approval by the Planning and Zoning Commission.
(3)
The overlay zoning regulations of this section shall also apply to the
redevelopment of any property within the boundaries of the Town where the
primary use is intended to be single-family detached and attached dwelling units.
"Redevelopment," as used herein, means the process of substantially altering
previously developed property by the improvement or alteration, such as, by way
of example only, changing the lot lines, front, side, or rear yard areas, the building
envelope, increasing the total impervious surfaces on the property by more than
25%, or otherwise altering the property in a manner that increases the assessed
value of the property by more than 50%. In the event of redevelopment, the land
being redeveloped shall be subject to these overlay zoning regulations.
redevelopment of any property within the boundaries of the Town where the
primary use is intended to be single-family detached and attached dwelling units.
"Redevelopment," as used herein, means the process of substantially altering
previously developed property by the improvement or alteration, such as, by way
of example only, changing the lot lines, front, side, or rear yard areas, the building
envelope, increasing the total impervious surfaces on the property by more than
25%, or otherwise altering the property in a manner that increases the assessed
value of the property by more than 50%. In the event of redevelopment, the land
being redeveloped shall be subject to these overlay zoning regulations.
(4)
Exemption. If the owner/applicant presents evidence satisfactory to the Planning
and Zoning Commission that the objectives of Subsection B would be better
satisfied by compliance with the requirements of the underlying zoning, then the
applicant may be exempted by the Planning and Zoning Commission from
compliance with this section.
and Zoning Commission that the objectives of Subsection B would be better
satisfied by compliance with the requirements of the underlying zoning, then the
applicant may be exempted by the Planning and Zoning Commission from
compliance with this section.
(5)
Grandfathered properties.
(a)
"Grandfathered,” as used in this section, describes the status accorded certain
properties and development activities that are exempt from the application of
the overlay zoning regulations as provided in this section.
properties and development activities that are exempt from the application of
the overlay zoning regulations as provided in this section.
(b)
Any lot on which development activities have legally progressed to the point of
pouring foundation footings or the installation of structural members, prior to
the effective date of the overlay zoning regulations adopted in this section, will
be permitted to complete construction as per existing development approvals
(e.g., building permit).
pouring foundation footings or the installation of structural members, prior to
the effective date of the overlay zoning regulations adopted in this section, will
be permitted to complete construction as per existing development approvals
(e.g., building permit).
(c)
Any legally buildable single lot or parcel of land of record, or any single lot or
parcel of land for which final plat approval has been granted prior to the
effective date of the overlay zoning regulations adopted in this section shall be
grandfathered and may be improved or developed in accordance with all other
provisions of this chapter, Chapter 145, Subdivision Regulations, and other
Town ordinances then in effect.
(d)
Any lot, or parcel or land, for which preliminary plan approval has been
granted and has not expired, or for which an extension of preliminary plan
approval has been granted by the Planning and Zoning Commission prior to
the effective date of the overlay zoning regulations adopted in this section,
shall be grandfathered and may be improved or developed in accordance with
all other provisions of this chapter, Chapter 145, Subdivision Regulations, and
other Town ordinances in effect prior to the effective date of the overlay
zoning regulations adopted in this section. However, any development
activities on any such lot or parcels of land should comply insofar as possible
with the overlay zoning regulations provided in this section if the development
activity occurs after the effective date of the overlay zoning regulations
adopted pursuant to this section.
parcel of land for which final plat approval has been granted prior to the
effective date of the overlay zoning regulations adopted in this section shall be
grandfathered and may be improved or developed in accordance with all other
provisions of this chapter, Chapter 145, Subdivision Regulations, and other
Town ordinances then in effect.
(d)
Any lot, or parcel or land, for which preliminary plan approval has been
granted and has not expired, or for which an extension of preliminary plan
approval has been granted by the Planning and Zoning Commission prior to
the effective date of the overlay zoning regulations adopted in this section,
shall be grandfathered and may be improved or developed in accordance with
all other provisions of this chapter, Chapter 145, Subdivision Regulations, and
other Town ordinances in effect prior to the effective date of the overlay
zoning regulations adopted in this section. However, any development
activities on any such lot or parcels of land should comply insofar as possible
with the overlay zoning regulations provided in this section if the development
activity occurs after the effective date of the overlay zoning regulations
adopted pursuant to this section.
D.
Standards. The following standards shall apply to all cluster subdivisions:
(1)
Number of dwelling units permitted.
(a)
The number of dwelling units shall be determined by the following procedure:
[1] The gross acreage of the parcel to be subdivided shall be determined
through a survey performed by a licensed surveyor.
[2] The interim acreage of the parcel to be subdivided shall be determined by
subtracting from the gross acreage the total acres of wetlands and onehundred-year floodplains which exist on the parcel to be subdivided.
[3] The net acreage of the parcel to be subdivided shall be determined by
reducing the interim acreage by 15% to account for acreage which would
have been dedicated to roads and other public improvements under
conventional zoning.
[4] To determine the total number of dwelling units permitted, the net
acreage shall be multiplied by:
0.34 when the underlying zoning is a C Conservation District, subject to
the restrictions in Subsection D(1)(b)
2 when the underlying zoning is Residence District R-20,000
4 when the underlying zoning is Suburban Residence District R-10,000
5 when the underlying zoning is Urban Residence District R-7,500
5 when the underlying zoning is Local Business District B-L
5 when the underlying zoning is General Business District B-G
5 when the underlying zoning is Restricted Industrial District |-R
The total number of dwelling units permitted shall be rounded down to
the nearest whole number.
[5] The resulting product shall be the total number of dwelling units permitted
on the parcel. This figure shall be shown on the drawings and plans
submitted by the applicant for preliminary plan approval.
[1] The gross acreage of the parcel to be subdivided shall be determined
through a survey performed by a licensed surveyor.
[2] The interim acreage of the parcel to be subdivided shall be determined by
subtracting from the gross acreage the total acres of wetlands and onehundred-year floodplains which exist on the parcel to be subdivided.
[3] The net acreage of the parcel to be subdivided shall be determined by
reducing the interim acreage by 15% to account for acreage which would
have been dedicated to roads and other public improvements under
conventional zoning.
[4] To determine the total number of dwelling units permitted, the net
acreage shall be multiplied by:
0.34 when the underlying zoning is a C Conservation District, subject to
the restrictions in Subsection D(1)(b)
2 when the underlying zoning is Residence District R-20,000
4 when the underlying zoning is Suburban Residence District R-10,000
5 when the underlying zoning is Urban Residence District R-7,500
5 when the underlying zoning is Local Business District B-L
5 when the underlying zoning is General Business District B-G
5 when the underlying zoning is Restricted Industrial District |-R
The total number of dwelling units permitted shall be rounded down to
the nearest whole number.
[5] The resulting product shall be the total number of dwelling units permitted
on the parcel. This figure shall be shown on the drawings and plans
submitted by the applicant for preliminary plan approval.
(b)
Where the property lies in more than one zoning district, the permitted number
of dwelling units shall be calculated as above for each district and added to
give a total number of dwelling units. The dwelling units may be clustered in
one or more districts, except that dwelling units shall not be clustered in a C
Conservation District.
of dwelling units shall be calculated as above for each district and added to
give a total number of dwelling units. The dwelling units may be clustered in
one or more districts, except that dwelling units shall not be clustered in a C
Conservation District.
(2)
Bonus provision.
(a)
The Planning and Zoning Commission may allow and approve more than the
number of dwelling units permitted under Subsection D(1) above, upon the
Planning and Zoning Commission's determination that the proposed
development, through the quality of its site design and architecture, displays
sensitivity to the purposes of this section. The Planning and Zoning
Commission may require renderings, scale models, topographical exhibits,
description of housing types, and material selection. The following amenities
and characteristics shall serve as guidance for determination of the bonus
percentage to be allowed:
[1] No culs-de-sac in the subdivision: bonus of 2%.
[2] Parking facilities are provided behind all dwelling units: bonus of 2%.
[3] If a stormwater management pond is used, the ratio is restricted to 6:1
maximum: bonus of 2%.
[4] No roofline ratios are less than 12:10: bonus of 2%.
[5] Detached garages are used exclusively: bonus of 2%.
[6] Copper or tin roofs are used on at least 20% of the dwelling units: bonus
of 2%.
[7] All front porches are deeper than six feet: bonus of 2%.
[8] Horizontal wood siding is used on at least 80% of the dwelling units:
bonus of 2%.
[9] Fifty percent more than the minimum quantity required of specimen trees
greater than three inches caliper width are included in the subdivision
design: bonus of 2%.
number of dwelling units permitted under Subsection D(1) above, upon the
Planning and Zoning Commission's determination that the proposed
development, through the quality of its site design and architecture, displays
sensitivity to the purposes of this section. The Planning and Zoning
Commission may require renderings, scale models, topographical exhibits,
description of housing types, and material selection. The following amenities
and characteristics shall serve as guidance for determination of the bonus
percentage to be allowed:
[1] No culs-de-sac in the subdivision: bonus of 2%.
[2] Parking facilities are provided behind all dwelling units: bonus of 2%.
[3] If a stormwater management pond is used, the ratio is restricted to 6:1
maximum: bonus of 2%.
[4] No roofline ratios are less than 12:10: bonus of 2%.
[5] Detached garages are used exclusively: bonus of 2%.
[6] Copper or tin roofs are used on at least 20% of the dwelling units: bonus
of 2%.
[7] All front porches are deeper than six feet: bonus of 2%.
[8] Horizontal wood siding is used on at least 80% of the dwelling units:
bonus of 2%.
[9] Fifty percent more than the minimum quantity required of specimen trees
greater than three inches caliper width are included in the subdivision
design: bonus of 2%.
(b)
The aggregate density bonus over the permitted number of dwelling units
calculated in accordance with Subsection D(1) above, shall not exceed 10% of
the total permitted under Subsection D(1) above.
calculated in accordance with Subsection D(1) above, shall not exceed 10% of
the total permitted under Subsection D(1) above.
E.
Design guidelines. In evaluating the sketch plan, preliminary plan or final plan of a
cluster subdivision, the following criteria are among the matters that must be
considered by the Planning and Zoning Commission to find that the site design meets
the purposes of this section:
cluster subdivision, the following criteria are among the matters that must be
considered by the Planning and Zoning Commission to find that the site design meets
the purposes of this section:
(1)
Location of building envelopes and landscaping.
(a)
Building envelopes should be selected that do not include the tops of
ridgelines.
ridgelines.
(b)
Building envelopes should be located on the edges of fields and/or on the
edges of wooded areas to minimize the visual impact of development.
edges of wooded areas to minimize the visual impact of development.
(c)
Building envelopes should not include areas with slopes in excess of 25%,
(d)
Existing stone rows and tree lines should be preserved.
(e)
Trees on ridges should not be removed.
(2)
Lot lines and yards.
(a)
All dwellings and structures shall be located a minimum of 50 feet from any
adjacent C Conservation District and/or any agriculturally zoned land.
adjacent C Conservation District and/or any agriculturally zoned land.
(b)
No building envelope shall be placed closer than five feet to any lot line,
except single-family attached dwelling units may be built side by side. Zero lot
line dwelling units may be built four feet from any other lot line, however, a
five-foot easement for access to and maintenance of the dwelling must be
provided. If new dwelling units are positioned immediately adjacent to existing
dwelling units, the size of the side yard setbacks for the new dwelling units
should follow the pattern established by the already-existing dwelling units.
except single-family attached dwelling units may be built side by side. Zero lot
line dwelling units may be built four feet from any other lot line, however, a
five-foot easement for access to and maintenance of the dwelling must be
provided. If new dwelling units are positioned immediately adjacent to existing
dwelling units, the size of the side yard setbacks for the new dwelling units
should follow the pattern established by the already-existing dwelling units.
(c)
The maximum average of all front yard setbacks should be no greater than 20
feet. If new dwelling units are positioned on lots to be immediately adjacent to
existing dwelling units, the size of the front yard setbacks for the new dwelling
units should follow the pattern established by the already-existing dwelling
units. The front yard setback shall be measured from the edge of the nearest
right-of-way.
feet. If new dwelling units are positioned on lots to be immediately adjacent to
existing dwelling units, the size of the front yard setbacks for the new dwelling
units should follow the pattern established by the already-existing dwelling
units. The front yard setback shall be measured from the edge of the nearest
right-of-way.
(d)
Flag lots are prohibited.
(e)
All sidewalks should be placed with the eventual goal of linking the cluster
subdivision to the downtown areas of the Town.
subdivision to the downtown areas of the Town.
(f)
Small areas of subdivision common space scattered throughout the cluster
subdivision shall be avoided. To the extent possible, a contiguous system of
common space shall be achieved by linking common space areas with
pedestrian pathways.
subdivision shall be avoided. To the extent possible, a contiguous system of
common space shall be achieved by linking common space areas with
pedestrian pathways.
(g)
The pedestrian circulation system shall be designed to assure that
pedestrians can move safely and easily on the site and between properties
and activities within the site and neighborhood.
pedestrians can move safely and easily on the site and between properties
and activities within the site and neighborhood.
(h)
Access shall be provided to each parcel of common space from one or more
streets in the development and shall be contiguous across proposed rights-ofway.
streets in the development and shall be contiguous across proposed rights-ofway.
(i)
Access to the common space shall be delineated by the use of design
elements such as stone walls, woodland paths surfaced with bark mulch, etc.
elements such as stone walls, woodland paths surfaced with bark mulch, etc.
(3)
Public roads. The amount of site disruption caused by roadways and the
associated grading required for their construction should be minimized.
associated grading required for their construction should be minimized.
(a)
All roads shall connect with other roads within the cluster subdivision and
roads must be placed to link in a grid pattern to facilitate neighborhood blocks,
unless the applicant presents evidence satisfactory to the Planning and
Zoning Commission that it is not possible for all roads to connect or to be
placed in a grid pattern. The use of alleys to provide rear access to lots
fronting on public roads is permitted.
roads must be placed to link in a grid pattern to facilitate neighborhood blocks,
unless the applicant presents evidence satisfactory to the Planning and
Zoning Commission that it is not possible for all roads to connect or to be
placed in a grid pattern. The use of alleys to provide rear access to lots
fronting on public roads is permitted.
(b)
The use of one-way streets, with on-street parking restricted to one side only,
should be considered where feasible.
should be considered where feasible.
(c)
Individual road widths shall be determined by the topography, use, and traffic
pattern anticipated for each road. The minimum roadway width for alleys
connecting the rear access of lots fronting on public roads shall be 12 feet.
The minimum roadway width for all other roads shall be:
Width
Description (feet) Road Type
Two-way road:
No parking allowed on road 22 Local road
Width
Description (feet) Road Type
Parking allowed one side only 28 Two-way local road
Parking allowed both sides 36 Collector road
One-way road:
No parking allowed on road 12 One-way subdivision road
Parking allowed one side only 20 General subdivision road
Parking allowed both sides 28 Urban subdivision road
pattern anticipated for each road. The minimum roadway width for alleys
connecting the rear access of lots fronting on public roads shall be 12 feet.
The minimum roadway width for all other roads shall be:
Width
Description (feet) Road Type
Two-way road:
No parking allowed on road 22 Local road
Width
Description (feet) Road Type
Parking allowed one side only 28 Two-way local road
Parking allowed both sides 36 Collector road
One-way road:
No parking allowed on road 12 One-way subdivision road
Parking allowed one side only 20 General subdivision road
Parking allowed both sides 28 Urban subdivision road
(d)
The perimeter of blocks within the subdivision should not exceed 1,300 feet.
No block face should be greater than 300 feet without an alley providing
through access.
No block face should be greater than 300 feet without an alley providing
through access.
(e)
Roadways should generally follow existing contours of the land to minimize
grading.
grading.
(4)
Driveways.
(a)
The number of driveways accessing collector roads should be kept to a
minimum. The use of alleys to enhance traffic flow should be considered
where feasible.
minimum. The use of alleys to enhance traffic flow should be considered
where feasible.
(b)
In general, the use of common driveways is discouraged. However, where
common driveways are approved by the Planning and Zoning Commission,
the maximum number of units served by a common driveway shall be two.
The minimum common driveway width shall be 12 feet.
common driveways are approved by the Planning and Zoning Commission,
the maximum number of units served by a common driveway shall be two.
The minimum common driveway width shall be 12 feet.
(c)
All lots using common driveways shall provide a driveway maintenance
agreement to be reviewed and approved by the Town Attorney.
agreement to be reviewed and approved by the Town Attorney.
(d)
All driveways shall be designed to provide facilities for off-street parking of not
less than two motor vehicles per dwelling unit.
less than two motor vehicles per dwelling unit.
(5)
Signage and lighting. In general, permanent on-site development identification
signs are discouraged. However, where a development identification sign is
approved by the Planning and Zoning Commission, its area shall be limited to eight
square feet, its construction shall be of natural materials (i.e., wood and stone),
and the base area shall be appropriately landscaped. Lighting, if provided, shall be
shielded and appropriately screened by natural landscaping.
signs are discouraged. However, where a development identification sign is
approved by the Planning and Zoning Commission, its area shall be limited to eight
square feet, its construction shall be of natural materials (i.e., wood and stone),
and the base area shall be appropriately landscaped. Lighting, if provided, shall be
shielded and appropriately screened by natural landscaping.
(6)
Accessory buildings and structures. Accessory buildings and structures shall be
located on the interior of the lot within all setback lines.
located on the interior of the lot within all setback lines.
(7)
Existing structures.
(a)
When a parcel to be subdivided under this section contains existing structure
(s), the owner/applicant of the parcel shall request of the Sykesville Historical
Commission an advisory opinion to survey the parcel to determine any
historic, architectural, or cultural significance of the structure(s). If significance
is established, the owner/applicant must preserve the structure(s) or offer the
structure(s) and minimum lot size(s) compatible with the underlying zoning to
the Town of Sykesville for the preservation of the historic setting of the
structure(s). If accepted by the Town, the lot(s) shall be included in the
common space calculations, and the Planning and Zoning Commission may
recognize such dedication in consideration of a density bonus under
Subsection D(2), considering all other factors.
(s), the owner/applicant of the parcel shall request of the Sykesville Historical
Commission an advisory opinion to survey the parcel to determine any
historic, architectural, or cultural significance of the structure(s). If significance
is established, the owner/applicant must preserve the structure(s) or offer the
structure(s) and minimum lot size(s) compatible with the underlying zoning to
the Town of Sykesville for the preservation of the historic setting of the
structure(s). If accepted by the Town, the lot(s) shall be included in the
common space calculations, and the Planning and Zoning Commission may
recognize such dedication in consideration of a density bonus under
Subsection D(2), considering all other factors.
(b)
Adaptive reuse of structures not deemed to be of historic, architectural, or
cultural significance by the Sykesville Historical Commission, including the
adaptive reuse of existing agricultural structures such as barns and silos, for
residential use or permitted accessory use, is encouraged and shall be
permitted where determined to be appropriate by the Planning and Zoning
Commission, upon advice of the Town Engineer. If adaptive reuse as
described above is used in the subdivision design, minimum lot size(s)
compatible with the underlying zoning shall be created for the adapted reused
structures and offered to the Town of Sykesville for preservation. If accepted
by the Town, the lot(s) shall be used in the common space calculations, and
the Planning and Zoning Commission may recognize such dedication in
consideration of a density bonus under Subsection D(2), considering all other
factors.
cultural significance by the Sykesville Historical Commission, including the
adaptive reuse of existing agricultural structures such as barns and silos, for
residential use or permitted accessory use, is encouraged and shall be
permitted where determined to be appropriate by the Planning and Zoning
Commission, upon advice of the Town Engineer. If adaptive reuse as
described above is used in the subdivision design, minimum lot size(s)
compatible with the underlying zoning shall be created for the adapted reused
structures and offered to the Town of Sykesville for preservation. If accepted
by the Town, the lot(s) shall be used in the common space calculations, and
the Planning and Zoning Commission may recognize such dedication in
consideration of a density bonus under Subsection D(2), considering all other
factors.
(8)
Wildlife management plan. In projects involving 25 or more acres, a wildlife
management plan shail be submitted. This plan shall address measures taken to
preserve and improve on-site wildlife habitat. Rare and endangered species
habitat protection shall be addressed, if applicable. Where feasible, wildlife
corridors should be incorporated into development plans.
F, Common space.
management plan shail be submitted. This plan shall address measures taken to
preserve and improve on-site wildlife habitat. Rare and endangered species
habitat protection shall be addressed, if applicable. Where feasible, wildlife
corridors should be incorporated into development plans.
F, Common space.
G.
Nonresidential uses,
(1)
In order to provide limited commercial services and thus facilitate the pedestrian
focus of a traditional village or neighborhood, nonresidential uses are permitted
based upon the criteria established herein.
focus of a traditional village or neighborhood, nonresidential uses are permitted
based upon the criteria established herein.
(2)
Areas designated for the commercial uses must be shown on the preliminary plan
and approved by the Planning and Zoning Commission.
and approved by the Planning and Zoning Commission.
(3)
Principal permitted use is limited to local retail business shops of the following
types only:
types only:
(a)
Bakery shops.
(b)
Dairy products stores.
(c)
Food and grocery stores.
(d)
Fruit or vegetable stores.
(e)
Art studios or art galleries.
(f)
Bookstores, not including adult bookstores.
(g)
Professional offices (architects, attorneys, doctors, dentists).
(h)
Bed-and-breakfast inns.
(i)
Artisan, antique, or craft shops.
() Home occupation. A "home occupation" shall be defined as that term is
defined in § 180-122. "!
{1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. Il)
The following uses shall be conditional uses requiring approval by the Board of
Appeals:
() Home occupation. A "home occupation" shall be defined as that term is
defined in § 180-122. "!
{1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. Il)
The following uses shall be conditional uses requiring approval by the Board of
Appeals:
(5)
The conduct of any business outside a completely enclosed building as accessory
to a principal permitted use shall require approval by the Board of Appeals.
Otherwise, all business operations shall be conducted wholly within a completely
enclosed building.
Drive-in windows, drive-in restaurants, and fast-food restaurants are prohibited.
Processes and equipment employed and goods processed or sold shall be limited
to those which are not objectionable by reason of odor, dust, smoke, cinders, gas,
fumes, noise, vibration, refuse matter, or water-carried waste.
New buildings, whether on vacant lots or sharing a lot with an existing building,
must be compatible in size, scale, general appearance, and building materials with
surrounding buildings.
to a principal permitted use shall require approval by the Board of Appeals.
Otherwise, all business operations shall be conducted wholly within a completely
enclosed building.
Drive-in windows, drive-in restaurants, and fast-food restaurants are prohibited.
Processes and equipment employed and goods processed or sold shall be limited
to those which are not objectionable by reason of odor, dust, smoke, cinders, gas,
fumes, noise, vibration, refuse matter, or water-carried waste.
New buildings, whether on vacant lots or sharing a lot with an existing building,
must be compatible in size, scale, general appearance, and building materials with
surrounding buildings.
(9)
Buildings for nonresidential use must reflect the character of the residential units in
the cluster subdivision, according to the following design criteria:
the cluster subdivision, according to the following design criteria:
(a)
Building massing (height and bulk of structures, type and angle of roofline);
(b)
Building width-to-height ratio;
(c)
Location and use of yard areas;
(d)
Location and design of landscaped and paved areas;
(e)
Ratio of landscaped area to areas covered by impervious surfaces (minimum
of 1:2.5);
of 1:2.5);
(f)
Location, size, and type of projections (porches and rooflines).
A.
Approval by Planning and Zoning Commission.
(1)
The developer of any such planned business center, prior to any construction,
shall present to the Commission for its review, a development plan of such
proposed center. The development plan shall show such items as the size of the
project, the location and approximate shapes of buildings, road ingress and egress
patterns, parking areas, storm drainage and water and sewerage facilities, and
such other information as is necessary for the Commission to give the necessary
consideration.
shall present to the Commission for its review, a development plan of such
proposed center. The development plan shall show such items as the size of the
project, the location and approximate shapes of buildings, road ingress and egress
patterns, parking areas, storm drainage and water and sewerage facilities, and
such other information as is necessary for the Commission to give the necessary
consideration.
(2)
It shall be the duty of the Commission to ascertain whether the location, size and
other characteristics of the site, and the proposed plan, comply with the following
conditions:
other characteristics of the site, and the proposed plan, comply with the following
conditions:
(a)
A need is evident for such shopping facilities at the proposed location, such
need being demonstrated by the developer by means of market studies or
such other information as the Commission may require.
need being demonstrated by the developer by means of market studies or
such other information as the Commission may require.
(b)
That the proposed planned business center is adequate to serve the needs of
the people which reasonably may be expected to be served by such shopping
facilities.
the people which reasonably may be expected to be served by such shopping
facilities.
(c)
That the proposed planned business center will not cause points of traffic
congestion on existing or planned future roads in the areas of such proposed
location.
congestion on existing or planned future roads in the areas of such proposed
location.
(d)
That the plans provide for a planned business center consisting of one or
more groups of establishments in buildings of integrated and harmonious
design, together with adequate and properly arranged traffic and parking
facilities and landscaping, so as to result in an attractive and efficient shopping
center.
more groups of establishments in buildings of integrated and harmonious
design, together with adequate and properly arranged traffic and parking
facilities and landscaping, so as to result in an attractive and efficient shopping
center.
(3)
The Commission shall, within a reasonable time after consideration of a
development plan for a planned business center, issue to the office of the Zoning
Administrator a written report of its findings.
development plan for a planned business center, issue to the office of the Zoning
Administrator a written report of its findings.
(4)
The Commission shall approve such planned business center project, provided
that the requirements of this chapter are complied with.
that the requirements of this chapter are complied with.
(5)
Upon receipt of written approval from the Commission, the Zoning Administrator
shall issue the necessary zoning certificate.
shall issue the necessary zoning certificate.
B.
Permitted uses. The uses permitted in a planned business center shall be those retail
business, commercial and service uses and accessory uses permitted in the B District
in which the planned business center is located. No residential use, heavy commercial
or industrial uses shall be permitted or any use other than such as is necessary or
desirable to supply goods and services to the surrounding area.
business, commercial and service uses and accessory uses permitted in the B District
in which the planned business center is located. No residential use, heavy commercial
or industrial uses shall be permitted or any use other than such as is necessary or
desirable to supply goods and services to the surrounding area.
C.
Prohibited uses.
Amusement parks, commercial
Automobile, trailer or implement repair establishments
Bottling of soft drink or milk or bulk distribution stations
Building material, sales or storage yards
Carpenter or woodworking shop
Circus
Drive-in theaters
Feed and grain, sales, storage, including milling
Funeral establishments
Golf driving ranges
Hotels and apartment hotels
Kennels
Livery stables
Newspaper publishing establishments and printing shops
Riding academies
Sheet metal shops
Sign painting shops
Swimming pools
Target ranges
Truck or motor freight terminals or warehouses
Wholesale business, warehousing and service establishments
Amusement parks, commercial
Automobile, trailer or implement repair establishments
Bottling of soft drink or milk or bulk distribution stations
Building material, sales or storage yards
Carpenter or woodworking shop
Circus
Drive-in theaters
Feed and grain, sales, storage, including milling
Funeral establishments
Golf driving ranges
Hotels and apartment hotels
Kennels
Livery stables
Newspaper publishing establishments and printing shops
Riding academies
Sheet metal shops
Sign painting shops
Swimming pools
Target ranges
Truck or motor freight terminals or warehouses
Wholesale business, warehousing and service establishments
D.
General regulations. The following regulations shall apply to a planned business center:
(1)
Building height. No building shall exceed the permitted height of the B District in
which the planned business center is located, except as may be modified by Article
XV of this chapter.
which the planned business center is located, except as may be modified by Article
XV of this chapter.
(2)
Yards. No building shall be erected within 50 feet of a public street right-of-way
line, and no parking lot or other facilities or accessory use, except permitted signs
and plantings, shall be located within 10 feet of any public street right-of-way line.
line, and no parking lot or other facilities or accessory use, except permitted signs
and plantings, shall be located within 10 feet of any public street right-of-way line.
(3)
No building shall be located within 50 feet of any other boundary line, and any
such line which adjoins an R District, if deemed necessary by the Commission,
shall be screened by a solid wall or compact evergreen hedge at least six feet in
height, or by such other screening device as may be deemed appropriate and
adequate.
such line which adjoins an R District, if deemed necessary by the Commission,
shall be screened by a solid wall or compact evergreen hedge at least six feet in
height, or by such other screening device as may be deemed appropriate and
adequate.
(4)
Tract coverage. Buildings shall not be permitted to cover more than 25% of the
total project area.
total project area.
(5)
Customer parking space. Off-street parking shall be provided as required in § 18088A of this chapter. Any lighting used to illuminate any off-street parking area shall
be so arranged as to direct the light away from adjoining premises in any R District
and from any public roads.
be so arranged as to direct the light away from adjoining premises in any R District
and from any public roads.
(6)
Loading space. Off-street loading space and facilities shall be provided as required
in § 180-88B of this chapter. Such facilities shall be in the rear of any building,
unless the Commission for good reason approves a location at the sides of any
such building, and shall not be included as part of any customer parking space
required herein.
in § 180-88B of this chapter. Such facilities shall be in the rear of any building,
unless the Commission for good reason approves a location at the sides of any
such building, and shall not be included as part of any customer parking space
required herein.
(7)
Signs. In addition to signs permitted and as regulated in either B District in which
the shopping center project is located, one additional sign not exceeding 200
square feet in area containing the names of the shopping center and/or the
establishments located therein, may be placed at any location within the
boundaries of the project, but it shall not exceed 30 feet in height. Any shopping
center fronting on more than one street may be permitted such a sign within the
required yard area along each street.
the shopping center project is located, one additional sign not exceeding 200
square feet in area containing the names of the shopping center and/or the
establishments located therein, may be placed at any location within the
boundaries of the project, but it shall not exceed 30 feet in height. Any shopping
center fronting on more than one street may be permitted such a sign within the
required yard area along each street.
§180-92 Industrial parks
In any I-R District, an industrial park may be established and a zoning certificate issued
therefor, following receipt of approval by the Commission in accordance with the procedures
and provisions set forth herein.
therefor, following receipt of approval by the Commission in accordance with the procedures
and provisions set forth herein.
A.
Principal permitted uses. The following principal permitted uses shall be allowed in an
industrial park:
industrial park:
(1)
Principal permitted uses allowed in an I-R District, except those prohibited under
Subsection B.
Subsection B.
(2)
Office buildings for services oriented to the needs of industries located in the park,
such as offices for doctors, medical clinics or laboratories, engineers, banks, data
processing centers, post offices, provided that such office buildings shall not be the
first use erected in the industrial park or occupy more than 5% of the total land
area.
such as offices for doctors, medical clinics or laboratories, engineers, banks, data
processing centers, post offices, provided that such office buildings shall not be the
first use erected in the industrial park or occupy more than 5% of the total land
area.
(3)
Wholesale, warehousing establishments where no retail sales are permitted.
(4)
Truck or motor freight terminals or warehouses.
(5)
Heliport, subject to standards recommended by the Federal and/or State Aviation
Agency, and Commission approval.
Agency, and Commission approval.
B.
Prohibited uses. The following uses are prohibited in an industrial park:
(1)
Any use in conflict with any ordinance in Sykesville, Carroll County or the State of
Maryland.
Maryland.
(2)
Any new dwelling, mobile homes, mobile home parks, or institutions for human
care, and uses first allowed in a B District.
care, and uses first allowed in a B District.
(3)
Brick yards, manufacture of pottery, tile, terra cotta, clay products.
(4)
Electric or steam generating plants.
(5)
Extractive uses.
(6)
Flour mill, grain or feed drying or processing.
(7)
Sawmills.
(8)
Signs and billboards, except as authorized herein.
(9)
Conditional uses in an I-R District.
C.
Accessory uses. Uses shall be allowed which are customarily incidental to or are
demonstrably related to permitted uses in an industrial park including indoor and
outdoor recreational facilities, cafeterias, clinics, libraries, schools, meeting rooms,
display rooms related to or primarily restricted to the industries located in the industrial
park.
demonstrably related to permitted uses in an industrial park including indoor and
outdoor recreational facilities, cafeterias, clinics, libraries, schools, meeting rooms,
display rooms related to or primarily restricted to the industries located in the industrial
park.
D.
Required conditions. All manufacturing uses shall be conducted in an enclosed building
except for parking, loading, or storage. All buildings shall be of fireproof construction to
meet the requirements of Maryland and/or National Fire Codes and Building, Plumbing,
or other codes for Carroll County and the Town of Sykesville, in effect or which may
hereafter be enacted or amended. Processes and equipment employed, and material
and goods used shall be limited to those not objectionable by reason of odor, dust,
smoke, cinders, fumes, noise, vibration, refuse matter, or water-carried waste.
except for parking, loading, or storage. All buildings shall be of fireproof construction to
meet the requirements of Maryland and/or National Fire Codes and Building, Plumbing,
or other codes for Carroll County and the Town of Sykesville, in effect or which may
hereafter be enacted or amended. Processes and equipment employed, and material
and goods used shall be limited to those not objectionable by reason of odor, dust,
smoke, cinders, fumes, noise, vibration, refuse matter, or water-carried waste.
E.
Development and site plans.
(1)
No building permit shall be issued on any lot unless the Commission shall have
approved a development plan for the entire industrial park and a site plan for each
lot therein as it is proposed for development. The Commission shall consider the
effect of the design and operations of the park on the environs, as well as on future
component industrial occupants.
approved a development plan for the entire industrial park and a site plan for each
lot therein as it is proposed for development. The Commission shall consider the
effect of the design and operations of the park on the environs, as well as on future
component industrial occupants.
(2)
In considering the overall development pian, the Commission shall pass upon,
among other things:
among other things:
(a)
The layout of the park with respect to internal roads and the access of such to
public highways.
public highways.
(b)
Preservation of natural topographic features, such as trees and watercourses.
(c)
Grading plans, drainage structures, water and sewerage facilities, and other
utilities.
utilities.
(d)
Orientation with relation to other adjacent properties.
(e)
Landscaping proposals.
(3)
In considering the site plan for a lot, the Commission shall pass upon, among other
things:
things:
(a)
Layout of the site with respect to the arrangement and width of its driveways
and parking areas and their relationship to off-site roadways within the
industrial park and to external public highways.
and parking areas and their relationship to off-site roadways within the
industrial park and to external public highways.
(b)
Preservation of natural topographic features, such as trees and watercourses.
(c)
Grading plan and plans for all utilities, including water and sewerage facilities,
storm drainage, parking lots, loading docks, lighting and screening.
storm drainage, parking lots, loading docks, lighting and screening.
(d)
Lot layout, including front, side and rear yard lines.
(e)
Location, height and orientation of proposed buildings.
(f)
Identity of occupant and nature of operations.
(g)
Employee information as to number and shifts.
(h)
Location, size and lighting of signs.
(i)
Outdoor storage areas, including location, screening, and safety features.
(4)
Approval by other agencies of jurisdiction, including Health Department, State
Highway Administration, Sanitary Commission, and other county, state or
municipal officials deemed necessary to assure the adequacy of those aspects of
the plan deemed pertinent to the respective department, commission or office.
(4)
Approval by other agencies of jurisdiction, including Health Department, State
Highway Administration, Sanitary Commission, and other county, state or
municipal officials deemed necessary to assure the adequacy of those aspects of
the plan deemed pertinent to the respective department, commission or office.
F.
Standards for vehicular access, parking, loading and outdoor storage.
(1)
Vehicular access.
(a)
Vehicular access to industrial parks shall be permitted only from a Town- ,
county- or state-maintained highway, or a private way connecting with such
highways, and not directly with any residential street.
county- or state-maintained highway, or a private way connecting with such
highways, and not directly with any residential street.
(b)
Road access to an industrial park may be at points prescribed by the
appropriate agency of jurisdiction, but in no case less than the following:
[1] For state roads, not less than 750 feet between points of access.
[2] For Town and/or county roads, not less than 200 feet between points of
access.
appropriate agency of jurisdiction, but in no case less than the following:
[1] For state roads, not less than 750 feet between points of access.
[2] For Town and/or county roads, not less than 200 feet between points of
access.
(c)
All streets within an industrial park must be built to Town standards and shall
thereafter be accepted for maintenance by the Town.
Parking and loading facilities.
thereafter be accepted for maintenance by the Town.
Parking and loading facilities.
(d)
Outdoor storage areas on any lot adjacent to an R District must be screened
therefrom by a planting of evergreens or by an ornamental wall not less than
six feet in height.
therefrom by a planting of evergreens or by an ornamental wall not less than
six feet in height.
G.
Building location, landscaping and utilities.
(1)
Building location:
(a)
All lots adjacent to a road as shown on the Major Road Plan shall be oriented
thereto.
thereto.
(b)
Architectural treatment of all building walls visible from public roads shall be
harmonious with the front elevation, in design, quality and materials.
harmonious with the front elevation, in design, quality and materials.
(2)
Landscaping.
(a)
A landscaping plan shall be submitted to the Commission as part of the
preliminary development plan.
preliminary development plan.
(b)
Any part of a lot not used for buildings, parking, loading, driveways, outside
storage, or walkways shall be planted with grass, or other ground cover, trees,
shrubs, and/or flowers, and shall be properly maintained at all times.
storage, or walkways shall be planted with grass, or other ground cover, trees,
shrubs, and/or flowers, and shall be properly maintained at all times.
(3)
Utilities.
(a)
A utilities plan shall be submitted to the Commission as part of the preliminary
development plan.
development plan.
(b)
Any overhead wires determined necessary shall be run along the rear
property lines where practical, and any control instrument station or
substations shall be screened.
property lines where practical, and any control instrument station or
substations shall be screened.
H.
Signs and lighting.
(1)
The design, lettering, lighting and location of all signs shall be included insofar as
possible, as part of the site plan submitted for approval of the Commission.
possible, as part of the site plan submitted for approval of the Commission.
(a)
No building shall exceed 50 feet in height, except as provided in Article XV of
this chapter.
this chapter.
(2)
Signs; outdoor advertising shall be limited to one such device for each highway
frontage and one such device as a directory for occupants for each entrance to the
industrial park.
frontage and one such device as a directory for occupants for each entrance to the
industrial park.
(a)
No industrial park considered herein shall comprise less than five acres if it is
a completely separate tract; provided that no area limitation shall be placed on
an industrial park if is is an addition to another industrial park or has a
common boundary with an existing I-R District.
a completely separate tract; provided that no area limitation shall be placed on
an industrial park if is is an addition to another industrial park or has a
common boundary with an existing I-R District.
(b)
The minimum ground area for any lot for a principal building shall be one acre
and the minimum lot frontage 200 feet.
and the minimum lot frontage 200 feet.
(c)
The maximum ground area coverage of any lot by a principal building or
buildings shall not exceed 25% of the total lot area.
buildings shall not exceed 25% of the total lot area.
(3)
Signs, business, for identifying the use or the occupant shall be a part of the
architectural design and be attached to the building. Any signs detached from
buildings shall be landscaped.
architectural design and be attached to the building. Any signs detached from
buildings shall be landscaped.
(a)
Front, side, and rear yards shall be determined in an industrial park as follows:
[1] A front yard adjacent to an expressway or primary highway as shown on
the Major Road Plan of the Town shall be 75 feet.
[2] Front yard on other county or municipal streets shall be 75 feet.
[3] Front yard on interior roads within an industrial park shall be 50 feet.
[4] Side or rear yards shall be as follows:
[a] Adjoining an R District: 100 feet.
[b] Adjoining a B or |-R District: 50 feet.
[1] A front yard adjacent to an expressway or primary highway as shown on
the Major Road Plan of the Town shall be 75 feet.
[2] Front yard on other county or municipal streets shall be 75 feet.
[3] Front yard on interior roads within an industrial park shall be 50 feet.
[4] Side or rear yards shall be as follows:
[a] Adjoining an R District: 100 feet.
[b] Adjoining a B or |-R District: 50 feet.
(b)
A landscaped strip not less than 10 feet wide shall be provided along each
side yard for the length of any principal building, except for that portion of the
yard needed for loading or parking areas.
side yard for the length of any principal building, except for that portion of the
yard needed for loading or parking areas.
(c)
Any portion of a lot in an industrial park not used for driveways, walkways,
parking, loading, or storage areas shall be planted in grass or other suitable
ground cover.
parking, loading, or storage areas shall be planted in grass or other suitable
ground cover.
(4)
Signs prohibited shall include outdoor advertising signs (of a billboard nature),
except as indicated in Subsection H(2); flashing, rotating lights, or changing light
intensity or changing color signs; hanging or projecting signs; signs above the roof
or parapet; or signs painted or pasted directly upon any wail shall likewise be
prohibited.
except as indicated in Subsection H(2); flashing, rotating lights, or changing light
intensity or changing color signs; hanging or projecting signs; signs above the roof
or parapet; or signs painted or pasted directly upon any wail shall likewise be
prohibited.
(5)
All major buildings and parking areas may be lighted with exterior flood or
spotlights, provided that lights are not directed toward adjacent R Districts or roads
or streets.
|. Height, area, and yard requirements.
spotlights, provided that lights are not directed toward adjacent R Districts or roads
or streets.
|. Height, area, and yard requirements.
§180-93 Planned unit development; regulations
A planned unit development may be approved by the Commission, as permitted under
§§ 180-47 and 180-54, subject to all the following provisions:
A.
Purpose and objectives. Within the limit of these requirements, it is the purpose of the
planned unit development to provide suitable sites for relatively higher density types of
residential structures in areas zoned R-10,000 and R-7,500 Districts and to permit the
optimum amount of freedom and variety in the design and management of such varying
types of residential structures, including one- and two-family units, townhouses, and
garden apartments within the areas designated. The following objectives are sought in
providing for the planned unit development:
§§ 180-47 and 180-54, subject to all the following provisions:
A.
Purpose and objectives. Within the limit of these requirements, it is the purpose of the
planned unit development to provide suitable sites for relatively higher density types of
residential structures in areas zoned R-10,000 and R-7,500 Districts and to permit the
optimum amount of freedom and variety in the design and management of such varying
types of residential structures, including one- and two-family units, townhouses, and
garden apartments within the areas designated. The following objectives are sought in
providing for the planned unit development:
(1)
To provide a more attractive and varied living environment than would be possible
through the strict application of R District requirements.
through the strict application of R District requirements.
(2)
To encourage developers to use a more creative approach in the development of
land.
land.
(3)
To encourage a more intimate, efficient, and aesthetic use of open space.
(4)
To encourage variety in the physical development patterns of residential areas.
B.
Area. The proposed planned unit development shall normally include a tract of land not
less than 20 acres in an R-10,000 District and 10 acres in an R-7,500 District. A
planned unit development may be considered on a parcel of land less than 10 acres if it
has a common boundary with an R-7,500 District, but in no case shall a tract of land
less than five acres be considered. Where the acreage in a planned unit development
project is 100 acres or more, the Commission may approve in the development plan as
part of the overall plan a planned business center in which B-L Business District uses
may be located in accordance with § 180-91; provided, however, that such planned
business center is located in a manner as to be a integral part of the development itself
and not as a means of servicing adjacent areas, or as a basis by which a business
district may be extended to adjacent properties.
less than 20 acres in an R-10,000 District and 10 acres in an R-7,500 District. A
planned unit development may be considered on a parcel of land less than 10 acres if it
has a common boundary with an R-7,500 District, but in no case shall a tract of land
less than five acres be considered. Where the acreage in a planned unit development
project is 100 acres or more, the Commission may approve in the development plan as
part of the overall plan a planned business center in which B-L Business District uses
may be located in accordance with § 180-91; provided, however, that such planned
business center is located in a manner as to be a integral part of the development itself
and not as a means of servicing adjacent areas, or as a basis by which a business
district may be extended to adjacent properties.
C.
Designation of a planned unit development.
(1)
Land zoned properly and meeting the minimum requirements may be designated
by the Commission as suitable for a planned unit development and may be
developed by the owner, if he so desires, according to the requirements and
standards herein.
by the Commission as suitable for a planned unit development and may be
developed by the owner, if he so desires, according to the requirements and
standards herein.
D.
Type and use of structures. Dwelling units may include single-family, two-family or
multifamily structures, based on density requirements, standards described, nature of
adjacent development, and compensating features of the development plan. The
Commission may also approve places of public assembly, recreational buildings, and
accessory buildings, if primarily for use by persons residing within the planned unit
development, and if located and planned in a manner not detrimental to adjacent
properties.
multifamily structures, based on density requirements, standards described, nature of
adjacent development, and compensating features of the development plan. The
Commission may also approve places of public assembly, recreational buildings, and
accessory buildings, if primarily for use by persons residing within the planned unit
development, and if located and planned in a manner not detrimental to adjacent
properties.
E.
In any R-7,500 Urban Residence District, the Board of Appeals, following public
hearing, may approve up to 100% of the units in multifamily structures subject to the
following:
[Amended 3-13-1978 by Ord. No. 110}
hearing, may approve up to 100% of the units in multifamily structures subject to the
following:
[Amended 3-13-1978 by Ord. No. 110}
(1)
The Planning and Zoning Commission having formally reviewed and filed with the
Board of Appeals its preliminary approval of the proposed site and/or subdivision
development plan for the property to be the subject of public hearing;
Board of Appeals its preliminary approval of the proposed site and/or subdivision
development plan for the property to be the subject of public hearing;
(2)
Due consideration being given by the Board of Appeals to the requirements of
§180-94 Planned major subdivision; residential,
regulations.
A major subdivision of land for residential purposes in those districts where permitted may
be approved by the Commission, as authorized in §§ 180-25E, 180-32C and 180-40C,
subject to § 180-19 of the general provisions of this chapter, and the following provisions:
A major subdivision of land for residential purposes in those districts where permitted may
be approved by the Commission, as authorized in §§ 180-25E, 180-32C and 180-40C,
subject to § 180-19 of the general provisions of this chapter, and the following provisions:
A.
Purpose and intent. The Commission finds that a portion of the police power of the
State of Maryland has been delegated to each municipality to be exercised reasonably
in determining the manner and nature of development within each municipality. The
Maryland General Assembly has given much discretion to the several municipalities in
making such determinations relying on the local jurisdiction's knowledge of local
conditions and the needs of its people and communities. The Maryland General
Assembly has further created numerous state departments and agencies to provide
consultation, advice, data and other similar forms of assistance in the furtherance of
establishing comprehensive policies on which to base local planning decisions for the
general good and welfare. Development pressures (i.e., population shifts, sewer
moratoriums, accelerating inflation of land values, and other phenomena), caused by a
myriad of complex social and economic factors which transcend local jurisdictional
boundary lines, are bringing increasing numbers of families into Sykesville and its
environs necessitating the provision of additional public schools; solid waste disposal
sites; water, sewerage and storm drainage facilities; roads and associated facilities;
police, fire and related emergency-service-type facilities; primary health care facilities;
open space, floodplain management and sediment control measures; and the
increasing need for maintaining a stable tax base. In recognition of the fundamental
difference between the diverse and unlimited "wants" of a growing community of
people, and those "needs" which are inherently basic or limited (i.e., land, air and water
resources), it is imperative that plans, policies and decisions, insofar as it is humanly
possible, be weighed and ordered; first, in consideration of the fundamental "needs",
and secondly, in consideration of the priority of "wants" which ultimately involve the
direct or indirect expenditure of limited public funds.
State of Maryland has been delegated to each municipality to be exercised reasonably
in determining the manner and nature of development within each municipality. The
Maryland General Assembly has given much discretion to the several municipalities in
making such determinations relying on the local jurisdiction's knowledge of local
conditions and the needs of its people and communities. The Maryland General
Assembly has further created numerous state departments and agencies to provide
consultation, advice, data and other similar forms of assistance in the furtherance of
establishing comprehensive policies on which to base local planning decisions for the
general good and welfare. Development pressures (i.e., population shifts, sewer
moratoriums, accelerating inflation of land values, and other phenomena), caused by a
myriad of complex social and economic factors which transcend local jurisdictional
boundary lines, are bringing increasing numbers of families into Sykesville and its
environs necessitating the provision of additional public schools; solid waste disposal
sites; water, sewerage and storm drainage facilities; roads and associated facilities;
police, fire and related emergency-service-type facilities; primary health care facilities;
open space, floodplain management and sediment control measures; and the
increasing need for maintaining a stable tax base. In recognition of the fundamental
difference between the diverse and unlimited "wants" of a growing community of
people, and those "needs" which are inherently basic or limited (i.e., land, air and water
resources), it is imperative that plans, policies and decisions, insofar as it is humanly
possible, be weighed and ordered; first, in consideration of the fundamental "needs",
and secondly, in consideration of the priority of "wants" which ultimately involve the
direct or indirect expenditure of limited public funds.
B.
The following provisions, therefore, are set forth in planning for the continued orderly
development of Sykesville and its environs in the pursuit of these objectives: In
designating a tract(s) or area(s) suitable for a major subdivision of land for residential
purposes in any district where permitted, the Commission shall, pursuant to authority
granted by Article 66B, Annotated Code of Maryland, this Chapter 180, Zoning, and
Chapter 145, Subdivision Regulations, in addition to any other applicable ordinances or
regulations, require that adequate provision(s) be incorporated in and made a part of
any conditions of any approval to insure the integrity and orderly use of the Town's
natural resources as would promote the public necessity, health, safety, convenience,
general welfare, environment, and the Town's financial ability to provide and/or receive
essential community improvements, facilities and/or services. Such conditions of
approval may include, and insure adequate provisions for such specific on- and off-site
facilities and improvements as: school sites; solid waste disposal sites; open spaces;
floodplain management and sediment control measures; water, sewerage and storm
drainage facilities; roads and associated facilities; police, fire and related emergencytype facilities including consideration of primary health care facilities. Whenever any
one or combination of the aforesaid facilities and/or improvements are deemed
necessary to carry out the intent and purpose of the duly adopted official Master Plan
for Sykesville and the authority conveyed by Article 66B of the Annotated Code of
Maryland, this Chapter 180, Zoning, Chapter 145, Subdivision Regulations, or any
other applicable ordinances or regulations; and where any one or combination of the
aforesaid facilities and/or improvements deemed necessary cannot be provided or
assured, then the Commission shall either disapprove or defer designating those areas
in question, in whole or in part, as suitable for a major subdivision of land for residential
purposes until such time as those specific improvements and/or facilities deemed
necessary can be adequately provided or assured.
development of Sykesville and its environs in the pursuit of these objectives: In
designating a tract(s) or area(s) suitable for a major subdivision of land for residential
purposes in any district where permitted, the Commission shall, pursuant to authority
granted by Article 66B, Annotated Code of Maryland, this Chapter 180, Zoning, and
Chapter 145, Subdivision Regulations, in addition to any other applicable ordinances or
regulations, require that adequate provision(s) be incorporated in and made a part of
any conditions of any approval to insure the integrity and orderly use of the Town's
natural resources as would promote the public necessity, health, safety, convenience,
general welfare, environment, and the Town's financial ability to provide and/or receive
essential community improvements, facilities and/or services. Such conditions of
approval may include, and insure adequate provisions for such specific on- and off-site
facilities and improvements as: school sites; solid waste disposal sites; open spaces;
floodplain management and sediment control measures; water, sewerage and storm
drainage facilities; roads and associated facilities; police, fire and related emergencytype facilities including consideration of primary health care facilities. Whenever any
one or combination of the aforesaid facilities and/or improvements are deemed
necessary to carry out the intent and purpose of the duly adopted official Master Plan
for Sykesville and the authority conveyed by Article 66B of the Annotated Code of
Maryland, this Chapter 180, Zoning, Chapter 145, Subdivision Regulations, or any
other applicable ordinances or regulations; and where any one or combination of the
aforesaid facilities and/or improvements deemed necessary cannot be provided or
assured, then the Commission shall either disapprove or defer designating those areas
in question, in whole or in part, as suitable for a major subdivision of land for residential
purposes until such time as those specific improvements and/or facilities deemed
necessary can be adequately provided or assured.
§180-95 Site plan review by Planning and Zoning
Commission.
A.
All proposals or zoning applications for the hereinafter enumerated uses shall be
subject to a site plan review by the Sykesville Planning and Zoning Commission and by
such other agencies as the Planning and Zoning Commission shall deem appropriate:
subject to a site plan review by the Sykesville Planning and Zoning Commission and by
such other agencies as the Planning and Zoning Commission shall deem appropriate:
(10)
Planned Employment Center District (Article XXII of this chapter).
(6)
All conditional uses approved by the Board of Zoning Appeals pursuant to § 180105A(2) of this chapter.
(9)
All principal permitted uses in the B-L, B-G and Planned Employment Center
Districts (Articles X, XI, and XXII respectively, of this chapter), where a building
permit and zoning certificate are required for improvements involving building
renovation, parking or new construction.
Districts (Articles X, XI, and XXII respectively, of this chapter), where a building
permit and zoning certificate are required for improvements involving building
renovation, parking or new construction.
B.
The Planning and Zoning Commission shall have the authority, following referral to
such agencies, to approve or disapprove the plan as presented or approve the plan
with modifications or conditions.
such agencies, to approve or disapprove the plan as presented or approve the plan
with modifications or conditions.
C.
In approving the site plans, the Commission shall have the authority to:
(1)
Limit the number and approve the location and design of entrances in the interest
of public safety and minimizing traffic congestion to the greatest extent possible.
of public safety and minimizing traffic congestion to the greatest extent possible.
(2)
Require a grading, stormwater management, landscaping, fencing and signing
plan.
plan.
(3)
Approve lighting arrangements to ensure no visual interference with the traveling
public on adjacent roadways, and to minimize glare or reflection on adjacent
buildings.
public on adjacent roadways, and to minimize glare or reflection on adjacent
buildings.
(4)
Ensure conformance to all duly adopted elements of the Town Master Plan.
(5)
Require binding agreement, backed by bond or other surety provided to the Mayor
and Council of Sykesville, to insure the completion of the site plan and to fulfill any
conditions attached thereto. The agreement or bond shall be provided unless
specifically waived by the Commission.
and Council of Sykesville, to insure the completion of the site plan and to fulfill any
conditions attached thereto. The agreement or bond shall be provided unless
specifically waived by the Commission.
D.
No zoning certificate shall be issued for the uses enumerated in this section until the
Planning and Zoning Commission has approved a site plan for the use.
Planning and Zoning Commission has approved a site plan for the use.
E.
The site plan required by this section shall consist of a plan indicating the location of
existing and proposed buildings, structures, signs, paved areas, walkways, vegetative
cover, existing and proposed grades, initial landscaping and screening within the site.
existing and proposed buildings, structures, signs, paved areas, walkways, vegetative
cover, existing and proposed grades, initial landscaping and screening within the site.
F.
Any person or persons jointly or severally aggrieved by any final decision of the
Planning and Zoning Commission, or any taxpayer, or any officer, department, board or
bureau of the Town of Sykesville, may appeal same to the Circuit Court of Carroll
County.
Planning and Zoning Commission, or any taxpayer, or any officer, department, board or
bureau of the Town of Sykesville, may appeal same to the Circuit Court of Carroll
County.
Art-XIX Amendments
§180-114 Petition for change; public hearing; posting of
property; annexations.
These regulations, restrictions and provisions and the boundaries of the districts may from
time to time be amended, supplemented, changed, modified or repealed by the Mayor and
Council. Any person or officer, department, board, commission or bureau of the Town may
petition for such change or amendment; however, no such change or amendment shall
become effective until after a public hearing in relation thereto, at which parties in interest
and citizens shall have an opportunity to be heard. At least 15 days' notice of the time and
place of such hearing shall be published in a newspaper of general circulation in the Town,
and if the proposed amendment involves a change in a zoning district boundary line, the
property involved shall be posted for a period of 15 days immediately preceding the hearing.
Where an official annexation by the Town is involved, the requirements of the Annotated
Code of Maryland (Article 23 inclusive) shall govern and be applicable, as shall applicable
provisions of the Carroll County Zoning Ordinance relating to official annexations by any
municipality of Carroll County.
These regulations, restrictions and provisions and the boundaries of the districts may from
time to time be amended, supplemented, changed, modified or repealed by the Mayor and
Council. Any person or officer, department, board, commission or bureau of the Town may
petition for such change or amendment; however, no such change or amendment shall
become effective until after a public hearing in relation thereto, at which parties in interest
and citizens shall have an opportunity to be heard. At least 15 days' notice of the time and
place of such hearing shall be published in a newspaper of general circulation in the Town,
and if the proposed amendment involves a change in a zoning district boundary line, the
property involved shall be posted for a period of 15 days immediately preceding the hearing.
Where an official annexation by the Town is involved, the requirements of the Annotated
Code of Maryland (Article 23 inclusive) shall govern and be applicable, as shall applicable
provisions of the Carroll County Zoning Ordinance relating to official annexations by any
municipality of Carroll County.
§180-115 Referral of changes to Planning and Zoning
Commission.
The Mayor and Council shall refer all proposed changes and amendments to these
regulations or proposed changes in a zoning district to the Planning and Zoning
Commission for report and recommendations.
The Mayor and Council shall refer all proposed changes and amendments to these
regulations or proposed changes in a zoning district to the Planning and Zoning
Commission for report and recommendations.
§180-116 Factors to be considered by Mayor and
Council.
Before acting upon proposed changes and amendments to these regulations or changes in
the zoning district boundary lines, the Mayor and Council shail consider the following:
Before acting upon proposed changes and amendments to these regulations or changes in
the zoning district boundary lines, the Mayor and Council shail consider the following:
A.
The purpose of these regulations, as outlined in Article I.
B.
The report and recommendation of the Commission.
C.
Whether there have been any substantial changes in or near the area covered by a
proposed change in the district boundary lines.
proposed change in the district boundary lines.
D.
Any new phases of the Master Plan for Sykesville developed since the adoption of
these regulations.
these regulations.
E.
Whether it is clearly evident that there was an error or mistake in the zoning of the
subject property.
subject property.
F.
Whether there has been a convincing demonstration that the proposed rezoning would
have been fully as appropriate and logical for the subject property as was the zone in
which it was placed.
have been fully as appropriate and logical for the subject property as was the zone in
which it was placed.
§180-117 General duties of Planning and Zoning
Commission.
The Commission shall study zoning, its development, application and relation to public and
private development and its relation to other phases of the Master Plan for the development
and may, from time to time, submit amendments to these regulations or changes in the
district boundaries to the Mayor and Council. However, no such amendment or change shall
become effective until approved by the Mayor and Council as required by this article.
The Commission shall study zoning, its development, application and relation to public and
private development and its relation to other phases of the Master Plan for the development
and may, from time to time, submit amendments to these regulations or changes in the
district boundaries to the Mayor and Council. However, no such amendment or change shall
become effective until approved by the Mayor and Council as required by this article.
§180-118 Vote required to effect amendment
Unless otherwise provided by Article 66B of the Annotated Code of Maryland, as amended,
no proposed amendment, supplement or change to this chapter shall be approved without
the favorable votes of members of the Council as required by the Town Charter.
no proposed amendment, supplement or change to this chapter shall be approved without
the favorable votes of members of the Council as required by the Town Charter.
§180-119 Reconsideration of defeated proposals
If a petition for a change in a zoning district boundary is disapproved by the Mayor and
Council, thereafter the Mayor and Council shall take no further action on another petition for
the same or substantially the same proposal on the same premises until after 12 months
from the date of the last disapproval.
Council, thereafter the Mayor and Council shall take no further action on another petition for
the same or substantially the same proposal on the same premises until after 12 months
from the date of the last disapproval.
§180-120 Scale drawing to accompany applications for
map changes.
Every application for a change in zoning of district boundaries shall be accompanied by a
scale drawing, showing the existing and proposed boundaries and such other information
as may be needed to properly locate and plat the amendment on the official Zoning Maps.
Every application for a change in zoning of district boundaries shall be accompanied by a
scale drawing, showing the existing and proposed boundaries and such other information
as may be needed to properly locate and plat the amendment on the official Zoning Maps.
§180-121 Filing fee for map change applications
A filing fee shall be charged for processing an application for a change in zoning, as may be
determined by the Mayor and Council.
determined by the Mayor and Council.
Art-XV Exceptions and Modifications
§180-100 Height
A.
Building height limitations shall not apply to water tanks, bams, windmills, silos, or other
accessory farm structures; or to belfries, steeples, spires, electric or communication
poles or towers, electric generating plants, electric transforming or switching
equipment, radio, television or radar towers, chimneys or smokestacks, flagpoles, fire
or observation towers, cupolas, domes, monuments, penthouses, or roof structures for
housing stairways; or to tanks, ventilating fans, air-conditioning equipment or similar
equipment required to operate and maintain the building. No penthouse or roof
structure shall have a total area greater than 25% of a roof area, nor shall such
structure be used for any purpose than a use incidental to the main use of the building.
accessory farm structures; or to belfries, steeples, spires, electric or communication
poles or towers, electric generating plants, electric transforming or switching
equipment, radio, television or radar towers, chimneys or smokestacks, flagpoles, fire
or observation towers, cupolas, domes, monuments, penthouses, or roof structures for
housing stairways; or to tanks, ventilating fans, air-conditioning equipment or similar
equipment required to operate and maintain the building. No penthouse or roof
structure shall have a total area greater than 25% of a roof area, nor shall such
structure be used for any purpose than a use incidental to the main use of the building.
B.
In any R or B District, the height of a building may be extended to three stories, but not
over 40 feet, if each side yard is increased in width 1/2 foot for each additional one foot
of height above the normal maximum limit.
over 40 feet, if each side yard is increased in width 1/2 foot for each additional one foot
of height above the normal maximum limit.
C.
On any lot where the average finished slope adjoining the building exceeds 7% grade,
one story in addition to the number permitted in the zone in which such lot is situated
shall be permitted on the downhill side of any building erected, but the building height
limit shall not otherwise be increased above that specified for the zone.
one story in addition to the number permitted in the zone in which such lot is situated
shall be permitted on the downhill side of any building erected, but the building height
limit shall not otherwise be increased above that specified for the zone.
D.
In any zone where public or quasi-public buildings are permitted such buildings may be
erected to a height of 120 feet, but the minimum front, rear, and side yards shall be
increased one foot for each foot of height above the limit established for the zone in
which the building is erected.
erected to a height of 120 feet, but the minimum front, rear, and side yards shall be
increased one foot for each foot of height above the limit established for the zone in
which the building is erected.
§180-101 Variance
The Board may authorize, upon appeal, in accordance with § 180-105 variances from
height, lot area, lot width, yard regulations, parking space requirements, sign regulations,
and distance requirements specified in § 180-16. The Board may grant such variance only
in cases where the strict compliance with the terms of this chapter would result in practical
difficulty and unreasonable hardship, and only if in strict harmony with the spirit and intent of
such regulations and only in a manner so as to grant relief without substantial injury to
public health, safety, and general welfare.
height, lot area, lot width, yard regulations, parking space requirements, sign regulations,
and distance requirements specified in § 180-16. The Board may grant such variance only
in cases where the strict compliance with the terms of this chapter would result in practical
difficulty and unreasonable hardship, and only if in strict harmony with the spirit and intent of
such regulations and only in a manner so as to grant relief without substantial injury to
public health, safety, and general welfare.
§180-96 Applicability
The regulations specified in this chapter shall be subject to the following exceptions,
modifications, and interpretations.
modifications, and interpretations.
§180-97 Lot area modification
A.
Minimum lot area and lot width regulations in any zone shall not apply to repeater,
booster, transformer, or switching stations, or dial offices.
booster, transformer, or switching stations, or dial offices.
B.
In any district wherein a single-family dwelling is permitted, such dwelling may be
permitted on any lot or parcel which is of official record by deed or a subdivision duly
recorded in the plat records of Carroll County as of the effective date of this chapter,
provided:
permitted on any lot or parcel which is of official record by deed or a subdivision duly
recorded in the plat records of Carroll County as of the effective date of this chapter,
provided:
(1)
The owner does not own sufficient land adjoining to enable conformance with yard
or area requirements.
or area requirements.
(2)
No side yard shall be less than 10% of the width of the said lot.
(3)
All other regulations are complied with.
C.
In any district except the C Conservation District, where dwellings are permitted, if
neither a public water supply or sewerage system is accessible or if an acceptable
community water supply or sewerage system is not to be provided, the minimum lot
size shall be 20,000 square feet and 100 feet in width, subject, however, to the
requirements of the Maryland State Department of Health.
neither a public water supply or sewerage system is accessible or if an acceptable
community water supply or sewerage system is not to be provided, the minimum lot
size shall be 20,000 square feet and 100 feet in width, subject, however, to the
requirements of the Maryland State Department of Health.
D.
Except in a C Conservation or R-20,000 Residence District, if a public water supply is
accessible and individual lot sewerage facilities are approved, the minimum lot size for
a dwelling shall be 15,000 square feet, with 100 feet width at the building lines, subject,
however, to the requirements of the Maryland State Department of Health.
accessible and individual lot sewerage facilities are approved, the minimum lot size for
a dwelling shall be 15,000 square feet, with 100 feet width at the building lines, subject,
however, to the requirements of the Maryland State Department of Health.
§180-98 Setback modifications
Where the average setback line of at least two existing buildings on lots which are on the
same side of the street or road and within 200 feet of the lot in question is less than the
minimum setback prescribed by this chapter, the minimum setback line shall be the average
setback line of all buildings within 200 feet of the proposed building. However, in no case
shall the setback line be less than 35 feet from the center line of any abutting road or street.
same side of the street or road and within 200 feet of the lot in question is less than the
minimum setback prescribed by this chapter, the minimum setback line shall be the average
setback line of all buildings within 200 feet of the proposed building. However, in no case
shall the setback line be less than 35 feet from the center line of any abutting road or street.
§180-99 Projection into yards
A.
If attached to the main building, a carport or a one-story open porch, with or without a
roof, may extend into any required yard not more than 25% of the minimum required
depth of a front or rear yard or of the minimum required width of a side yard.
roof, may extend into any required yard not more than 25% of the minimum required
depth of a front or rear yard or of the minimum required width of a side yard.
B.
Projections such as bay windows, chimneys, entrances, vestibules, balconies, eaves
and leaders may extend into any required yard not more than four feet, provided that
such projections (excepting eaves) are not over 10 feet in length.
and leaders may extend into any required yard not more than four feet, provided that
such projections (excepting eaves) are not over 10 feet in length.
C.
Fences and walls shall be exempt from building lines and yard requirements unless
obstructions to vision.
obstructions to vision.
Art-XVI Administration
§180-102 Zoning Administrator
A.
There is hereby established the office of Zoning Administrator. The office shall be filled
by a person appointed by the Mayor and Council of Sykesville after receipt of
recommendations by the Commission. Any person appointed to the office shall be or
become, upon appointment, a resident of Carroll County and shall be qualified by
education, experience, or training, to administer and enforce the provisions of this
chapter. Any person so appointed shall maintain no interest in any matter which may
be construed by the Mayor and Council to be in conflict with the duties and decisions of
the office of Zoning Administrator.
by a person appointed by the Mayor and Council of Sykesville after receipt of
recommendations by the Commission. Any person appointed to the office shall be or
become, upon appointment, a resident of Carroll County and shall be qualified by
education, experience, or training, to administer and enforce the provisions of this
chapter. Any person so appointed shall maintain no interest in any matter which may
be construed by the Mayor and Council to be in conflict with the duties and decisions of
the office of Zoning Administrator.
C.
All departments, officials and public employees of the Town of Sykesville which are
vested with the duty or authority to issue permits or licenses shall issue no permit or
license for any use, building or purpose, if the same would be in conflict with the
provisions of this chapter. Any permit or license issued in conflict with the provisions of
this chapter shall be null and void.
vested with the duty or authority to issue permits or licenses shall issue no permit or
license for any use, building or purpose, if the same would be in conflict with the
provisions of this chapter. Any permit or license issued in conflict with the provisions of
this chapter shall be null and void.
§180-103 Zoning certificates
A.
It shall be unlawful for an owner to use or permit the use of any building, structure or
land or part thereof, hereafter created, erected, changed, converted, or enlarged,
wholly or partly, until a zoning certificate shall have been issued by the Zoning
Administrator. A zoning certificate shall be revocable, subject to continued compliance
with all requirements and conditions.
land or part thereof, hereafter created, erected, changed, converted, or enlarged,
wholly or partly, until a zoning certificate shall have been issued by the Zoning
Administrator. A zoning certificate shall be revocable, subject to continued compliance
with all requirements and conditions.
B.
All applications for zoning certificates shall be accompanied by plans drawn
approximately to scale, showing the dimensions and shape of the lot to be built upon;
the size and location of existing buildings, if any; and the location and dimensions of
the proposed building or alteration. Where no buildings are involved, the location of the
present use and/or proposed use to be made of the lot shall be shown. The application
and/or plans shall include such other information as reasonably may be required by the
Zoning Administrator to determine conformance with and provide for the enforcement
of this chapter. The plans shall be retained in the office of the Zoning Administrator.
approximately to scale, showing the dimensions and shape of the lot to be built upon;
the size and location of existing buildings, if any; and the location and dimensions of
the proposed building or alteration. Where no buildings are involved, the location of the
present use and/or proposed use to be made of the lot shall be shown. The application
and/or plans shall include such other information as reasonably may be required by the
Zoning Administrator to determine conformance with and provide for the enforcement
of this chapter. The plans shall be retained in the office of the Zoning Administrator.
C.
The Zoning Administrator shall approve the issuance of a zoning certificate only if the
application complies with the requirements of this chapter, and provided that such
zoning certificate shall be conditioned where necessary on the approval of the County
Health Officer, State Highway Administration and/or County Roads Department, Town
Planning and Zoning Commission, or any other agency concerned, and provided the
application is accompanied by the required fee. The Zoning Administrator shall
maintain a record of all zoning certificates and copies shall be furnished upon request
to any person upon payment of the cost thereof. If a zoning certificate is issued, such
approval and issuance thereof does not sanction variance from the terms of this
chapter.
application complies with the requirements of this chapter, and provided that such
zoning certificate shall be conditioned where necessary on the approval of the County
Health Officer, State Highway Administration and/or County Roads Department, Town
Planning and Zoning Commission, or any other agency concerned, and provided the
application is accompanied by the required fee. The Zoning Administrator shall
maintain a record of all zoning certificates and copies shall be furnished upon request
to any person upon payment of the cost thereof. If a zoning certificate is issued, such
approval and issuance thereof does not sanction variance from the terms of this
chapter.
D.
Ifthe Zoning Administrator shall find any of the provisions of this chapter being violated,
he shall notify in writing, by certified mail, the owner or the person responsible for such
violation, indicating the nature of the violation and ordering the action necessary to
correct it. He shall order discontinuance of illegal use of land, buildings, or structures,
removal of illegal buildings or structures, or of additions, alterations or structural
changes thereto; discontinuance of any illegal work being done; and shall, unless
compliance is met within a reasonable time, take any other action authorized by this
chapter to insure compliance with or prevent violation of its provisions.
he shall notify in writing, by certified mail, the owner or the person responsible for such
violation, indicating the nature of the violation and ordering the action necessary to
correct it. He shall order discontinuance of illegal use of land, buildings, or structures,
removal of illegal buildings or structures, or of additions, alterations or structural
changes thereto; discontinuance of any illegal work being done; and shall, unless
compliance is met within a reasonable time, take any other action authorized by this
chapter to insure compliance with or prevent violation of its provisions.
E.
A zoning certificate shall become void one year after the date of issuance, if the
construction or use for which the certificate was issued has not been started.
construction or use for which the certificate was issued has not been started.
Art-XVII Board of Appeals
§180-104 Creation; membership; powers and duties
The Board of Appeals of Sykesville is hereby created and designated the "Board of Zoning
Appeals." The number of members of said Board, their term of office, succession, removal,
filling of vacancies, alternate membership, and their powers and duties shall be as provided
in Article 66B, Annotated Code of Maryland.
Appeals." The number of members of said Board, their term of office, succession, removal,
filling of vacancies, alternate membership, and their powers and duties shall be as provided
in Article 66B, Annotated Code of Maryland.
§180-105 General powers
A.
The Board shall have the following powers:
(1)
To hear and decide appeals where it is alleged there is an error in any order,
requirement, decision or determination made by an administrative official in regard
to the enforcement of this chapter or of any ordinance adopted pursuant thereto.
requirement, decision or determination made by an administrative official in regard
to the enforcement of this chapter or of any ordinance adopted pursuant thereto.
(2)
To hear and decide conditional uses to the ordinance upon which such Board is
required to pass.
required to pass.
(3)
To authorize, upon appeal in special cases, such variance from the terms of this
chapter as will not be contrary to the public interest, where, owing to special
conditions, the enforcement of the provisions of this chapter will result in
unwarranted hardship and injustice and which will most nearly accomplish the
purpose and intent of the regulations of this chapter.
chapter as will not be contrary to the public interest, where, owing to special
conditions, the enforcement of the provisions of this chapter will result in
unwarranted hardship and injustice and which will most nearly accomplish the
purpose and intent of the regulations of this chapter.
B.
In exercising the above-mentioned powers, the Board may, in conformity with the
provisions of law and this chapter, and amendments thereto, reverse or affirm, wholly
or partly, or may modify the order, requirement, decision, or determination appealed
from, and may make such order, requirement, decision or determination as ought to be
made.
provisions of law and this chapter, and amendments thereto, reverse or affirm, wholly
or partly, or may modify the order, requirement, decision, or determination appealed
from, and may make such order, requirement, decision or determination as ought to be
made.
C.
The Board is also empowered to adopt and promulgate such rules and regulations as it
shall deem necessary in the conduct of its hearings and the issuance of its decisions or
testimony pertaining to its hearings.
shall deem necessary in the conduct of its hearings and the issuance of its decisions or
testimony pertaining to its hearings.
§180-106 Organization; meetings; authority to administer
oaths and compel attendance of witnesses; technical
assistance; minutes of proceedings; records.
The Board shall be organized and its rules shall be amended, if necessary, in accordance
with the provisions of this chapter. Meetings of the Board shall be held at the call of the
Chairman, and at such other times as the Board may determine. The Chairman, or in his
absence, the Acting Chairman, may administer oaths and compel the attendance of
witnesses. For assistance in reaching decisions relative to appeals, conditional uses, or
variances, the Board may request testimony at its hearings for purposes of securing
technical aid or factual evidence from the Commission or any county agency. All meetings
of the Board shall be open to the public. The Board shall keep minutes of its proceedings,
and shall keep records of all its official actions, all of which shall be filed in the office of the
Board and shall be a public record.
assistance; minutes of proceedings; records.
The Board shall be organized and its rules shall be amended, if necessary, in accordance
with the provisions of this chapter. Meetings of the Board shall be held at the call of the
Chairman, and at such other times as the Board may determine. The Chairman, or in his
absence, the Acting Chairman, may administer oaths and compel the attendance of
witnesses. For assistance in reaching decisions relative to appeals, conditional uses, or
variances, the Board may request testimony at its hearings for purposes of securing
technical aid or factual evidence from the Commission or any county agency. All meetings
of the Board shall be open to the public. The Board shall keep minutes of its proceedings,
and shall keep records of all its official actions, all of which shall be filed in the office of the
Board and shall be a public record.
§180-107 Appeals to Board
An appeal to the Board may be taken by any person aggrieved or by any officer,
department, board, commission or bureau of the county affected by any decision of the
Zoning Administrator. Such appeal shall be taken within 30 days after the decision by filing
with the Zoning Administrator and with the Board a notice of appeal, specifying the grounds
thereof. The Zoning Administrator shall forthwith transmit to the Board all the papers
constituting the record upon which the action appealed was taken.
department, board, commission or bureau of the county affected by any decision of the
Zoning Administrator. Such appeal shall be taken within 30 days after the decision by filing
with the Zoning Administrator and with the Board a notice of appeal, specifying the grounds
thereof. The Zoning Administrator shall forthwith transmit to the Board all the papers
constituting the record upon which the action appealed was taken.
§180-108 Hearings
A.
Action required after filing of application. Upon the filing of an application before the
Board, the following action shall be taken preparatory to holding a hearing thereon:
Board, the following action shall be taken preparatory to holding a hearing thereon:
(1)
The Board shall fix a reasonable time for a hearing of the application or appeal.
(2)
Notice of the hearing shall be advertised in two consecutive issues of a newspaper
having general circulation within Sykesville. The first insertion shall appear in such
newspaper at least 15 days prior to such hearing.
having general circulation within Sykesville. The first insertion shall appear in such
newspaper at least 15 days prior to such hearing.
(3)
Property upon which the application or appeal is concerned shall be posted
conspicuously by a zoning notice no less in size than 22 inches by 28 inches at
least 14 days before the date of the hearing.
conspicuously by a zoning notice no less in size than 22 inches by 28 inches at
least 14 days before the date of the hearing.
(4)
Notification by certified mail shall be made to the appellant or petitioner, and to the
owners of those properties and the addresses certified on the notice of appeals by
the appellant or petitioner as being contiguous to the property with which the
hearing is concerned.
owners of those properties and the addresses certified on the notice of appeals by
the appellant or petitioner as being contiguous to the property with which the
hearing is concerned.
(5)
The Board, upon application in writing by any interested party filed with the Zoning
Administrator no less than 10 days prior to the date of scheduled hearing, shall
visit the specific property involved prior to the hearing. The Board, in its discretion,
may otherwise visit the specific property prior to or after the hearing.
Administrator no less than 10 days prior to the date of scheduled hearing, shall
visit the specific property involved prior to the hearing. The Board, in its discretion,
may otherwise visit the specific property prior to or after the hearing.
B.
Holding of hearing; appearance at hearing. The Board, following such action above,
shall hold such hearing. At the hearing, any party may appear and be heard in person
or by agent or attorney.
shall hold such hearing. At the hearing, any party may appear and be heard in person
or by agent or attorney.
C.
Postponement.
(1)
Requests for postponement of a scheduled hearing shall be filed in writing with the
Zoning Administrator not less than 10 days prior to the date of hearing, and shall
be accompanied by a sum of money sufficient to pay the cost of advertising the
postponement and the rescheduled hearing. The granting of such requests shall
be at the discretion of the Chairman of the Board.
Zoning Administrator not less than 10 days prior to the date of hearing, and shall
be accompanied by a sum of money sufficient to pay the cost of advertising the
postponement and the rescheduled hearing. The granting of such requests shall
be at the discretion of the Chairman of the Board.
(2)
Requests for postponement filed later than 10 days prior to the date of a scheduled
hearing, shall, in addition to the other requirements set forth in Subsection C(1)
above, be supported by an affidavit of the party making the request or some other
creditable person. The granting of such request shall be at the discretion of the
Board in cases of extreme hardship or upon good cause shown.
hearing, shall, in addition to the other requirements set forth in Subsection C(1)
above, be supported by an affidavit of the party making the request or some other
creditable person. The granting of such request shall be at the discretion of the
Board in cases of extreme hardship or upon good cause shown.
(3)
The Board may, upon its own initiative, postpone a scheduled hearing at any time.
D.
Continuance. The Board may continue a hearing at another time and/or date once such
hearing has been started; however, the Board shall announce the date and hour of
continuance of such hearing while in session.
—. Decision by Board; appeal from decision by Board. The Board shail render a decision
within a reasonable time. Any party aggrieved by a decision of the Board of Appeals
may appeal to the Circuit Court of Carroll County in a manner set forth in the applicable
sections of Article 66B of the Annotated Code of Maryland, as amended. The Court
may affirm, reverse, vacate, or modify the decision complained of in the appeal.
hearing has been started; however, the Board shall announce the date and hour of
continuance of such hearing while in session.
—. Decision by Board; appeal from decision by Board. The Board shail render a decision
within a reasonable time. Any party aggrieved by a decision of the Board of Appeals
may appeal to the Circuit Court of Carroll County in a manner set forth in the applicable
sections of Article 66B of the Annotated Code of Maryland, as amended. The Court
may affirm, reverse, vacate, or modify the decision complained of in the appeal.
A.
The number of people residing or working in the immediate area concerned.
7m 9
9 ®
The orderly growth of Sykesville.
Traffic conditions and facilities.
The effect of such use upon the peaceful enjoyment of people in their homes.
The conservation of property values.
The effect of odors, dust, gas, smoke, fumes, vibrations, glare and noise upon the use
fa}
of surrounding property values.
The most appropriate use of land and structure.
7m 9
9 ®
The orderly growth of Sykesville.
Traffic conditions and facilities.
The effect of such use upon the peaceful enjoyment of people in their homes.
The conservation of property values.
The effect of odors, dust, gas, smoke, fumes, vibrations, glare and noise upon the use
fa}
of surrounding property values.
The most appropriate use of land and structure.
§180-110 Disapproval of application
If the application is disapproved by the Board, thereafter the Board shall take no further
action on another application for substantially the same proposal, on the same premises,
until after two years from the date of such disapproval. If an appeal to the Board is perfected
and the public hearing date is set and duly advertised and properly posted and thereafter
the applicant withdraws the appeal, he shall be precluded from filing another application for
substantially the same proposal on the same premises for one year.
action on another application for substantially the same proposal, on the same premises,
until after two years from the date of such disapproval. If an appeal to the Board is perfected
and the public hearing date is set and duly advertised and properly posted and thereafter
the applicant withdraws the appeal, he shall be precluded from filing another application for
substantially the same proposal on the same premises for one year.
§180-111 Fees
A filing fee shall accompany each application for appeal to the Board, as may be
determined by the Mayor and Council of Sykesville.
determined by the Mayor and Council of Sykesville.
Art-XVIII Enforcement
§180-112 Violations and penalties; continuing offenses
The violation of any of the provisions of this chapter shall constitute a Class E municipal
infraction as provided in Chapter 1, Article 1, Municipal Infractions. Each and every day
during which such illegal location, erection, construction, enlargement, change,
maintenance or use continues may be deemed a separate offense.
infraction as provided in Chapter 1, Article 1, Municipal Infractions. Each and every day
during which such illegal location, erection, construction, enlargement, change,
maintenance or use continues may be deemed a separate offense.
§180-113 Other relief
In addition to other remedies, the Mayor and Council, the Zoning Administrator, or any
adjacent or neighboring property owner may institute injunction, mandamus, abatement, or
other appropriate action or proceedings to compel compliance with the provisions of this
chapter.
adjacent or neighboring property owner may institute injunction, mandamus, abatement, or
other appropriate action or proceedings to compel compliance with the provisions of this
chapter.
Art-XX Definitions.
§180-122 Generally
For the purpose of this chapter, certain terms used are herein defined as follows:
ACCESSORY USE
A use of a building, lot or portion thereof, which is incidental and subordinate to the
principal use of the main building or lot.
ADULT BOOKSTORES
An establishment having as a substantial or significant portion of its stock-in-trade
books, magazines, and other periodicals which are distinguished or characterized by
their emphasis on matter depicting, describing or relating to specified sexual activities
or specified anatomical areas (as defined below), or an establishment with a segment
or section devoted to the sale or display of such material.
ADULT MOTION PICTURE THEATER
An enclosed building with a capacity of 25 or more persons used for presenting
material distinguished or characterized by an emphasis on matter depicting, describing
or relating to specified sexual activities, for observation by patrons therein.
AGRICULTURE or AGRICULTURAL PURPOSES
The raising of farm products for use or sale, including animal or poultry husbandry, and
the growing of crops such as grain, vegetables, fruit, grass for pasture or sod, trees,
shrubs, flowers, and similar products of the soil.
AMUSEMENT ARCADE
Any facility for the use of operation of more than three amusement devices or game
machines, including, but not limited to, television games, electronic novelty gases,
electro-mechanical and electronic target games, driving games, pinball machines and
other similar devices and machines.
APARTMENT
An area within a structure arranged or designed for occupancy by one family.
APARTMENT HOUSE
Any building arranged, designed or used for rent or occupancy, or is cooperatively
owned by its occupants having three or more family units, and with a yard, compound,
service, or utilities in common.
BOARD
Refers to the Board of Appeals.
BUILDING LINE
The line established by law beyond which a building shall not extend as determined by
front, side, and rear yards herein.
BUILDINGS
Any structure enclosed within exterior walls for the enclosure, shelter, or protection of
persons, animals or chattels.
COMMISSION
Refers to the Town of Sykesville Planning and Zoning Commission.
CONDITIONAL USES
Uses which are specified for Board of Appeals approval prior to authorization and
which uses, after public hearing, may be approved conditionally, or disapproved in
accordance with § 180-105. The term "conditional use" shall constitute the same
meaning as "special exception" specified as one of the general powers of the Board of
Appeals in accordance with Article 66B of the Annotated Code of Maryland.
CONSTRUCTION STARTED
For the purposes of this chapter, construction will be deemed to have begun when all of
the necessary excavation and piers and/or footings of one or more buildings or
structures covered by the permit have been completed.
DWELLING
Any building arranged, designed, or used in whole or in part, for residential purposes,
but not including a tent, cabin, trailer or mobile home, or a room in a hotel or motel.
ACCESSORY USE
A use of a building, lot or portion thereof, which is incidental and subordinate to the
principal use of the main building or lot.
ADULT BOOKSTORES
An establishment having as a substantial or significant portion of its stock-in-trade
books, magazines, and other periodicals which are distinguished or characterized by
their emphasis on matter depicting, describing or relating to specified sexual activities
or specified anatomical areas (as defined below), or an establishment with a segment
or section devoted to the sale or display of such material.
ADULT MOTION PICTURE THEATER
An enclosed building with a capacity of 25 or more persons used for presenting
material distinguished or characterized by an emphasis on matter depicting, describing
or relating to specified sexual activities, for observation by patrons therein.
AGRICULTURE or AGRICULTURAL PURPOSES
The raising of farm products for use or sale, including animal or poultry husbandry, and
the growing of crops such as grain, vegetables, fruit, grass for pasture or sod, trees,
shrubs, flowers, and similar products of the soil.
AMUSEMENT ARCADE
Any facility for the use of operation of more than three amusement devices or game
machines, including, but not limited to, television games, electronic novelty gases,
electro-mechanical and electronic target games, driving games, pinball machines and
other similar devices and machines.
APARTMENT
An area within a structure arranged or designed for occupancy by one family.
APARTMENT HOUSE
Any building arranged, designed or used for rent or occupancy, or is cooperatively
owned by its occupants having three or more family units, and with a yard, compound,
service, or utilities in common.
BOARD
Refers to the Board of Appeals.
BUILDING LINE
The line established by law beyond which a building shall not extend as determined by
front, side, and rear yards herein.
BUILDINGS
Any structure enclosed within exterior walls for the enclosure, shelter, or protection of
persons, animals or chattels.
COMMISSION
Refers to the Town of Sykesville Planning and Zoning Commission.
CONDITIONAL USES
Uses which are specified for Board of Appeals approval prior to authorization and
which uses, after public hearing, may be approved conditionally, or disapproved in
accordance with § 180-105. The term "conditional use" shall constitute the same
meaning as "special exception" specified as one of the general powers of the Board of
Appeals in accordance with Article 66B of the Annotated Code of Maryland.
CONSTRUCTION STARTED
For the purposes of this chapter, construction will be deemed to have begun when all of
the necessary excavation and piers and/or footings of one or more buildings or
structures covered by the permit have been completed.
DWELLING
Any building arranged, designed, or used in whole or in part, for residential purposes,
but not including a tent, cabin, trailer or mobile home, or a room in a hotel or motel.
A.
DWELLING, SINGLE-FAMILY
A detached building designed for or used exclusively for residential purposes by
one family or one housekeeping unit.
A detached building designed for or used exclusively for residential purposes by
one family or one housekeeping unit.
(1)
Human genitals, pubic region,
(2)
Buttock, and
(3)
Female breast below a point immediately above the top of the areola;
B.
DWELLING, TWO-FAMILY
A detached building with one dwelling unit above the other (duplex) or two semidetached dwelling units located on abutting lots separated by a party wall without
openings, in either case for or used exclusively for residential purposes, but not
more than a total of two families or two housekeeping units.
A detached building with one dwelling unit above the other (duplex) or two semidetached dwelling units located on abutting lots separated by a party wall without
openings, in either case for or used exclusively for residential purposes, but not
more than a total of two families or two housekeeping units.
C.
DWELLING, MULTIFAMILY
A detached building or a group of attached and semi-detached buildings, designed
for or used exclusively for residential purpose by more than two families or more
than two housekeeping units.
ESSENTIAL SERVICES or ESSENTIAL UTILITY EQUIPMENT
Facilities owned or maintained by public utility companies or public agencies, located in
public ways or in easements provided for the purpose, or on a customer's premise and
not requiring private right-of-way, and reasonably necessary for the furnishing of
adequate water, sewer, gas, electric, communication or similar services to adjacent
customers; including pumping stations and waste water treatment plants, but not
including any building, yard, station or facility requiring a site in excess of 400 square
feet, except as hereinbefore provided, and not including any cross country pipeline,
transmission line or towers, communications towers, or any line requiring a private
right-of-way.
FAMILY
One or more persons related by blood, marriage or adoption occupying a dwelling and
living together as a single housekeeping unit or a group of not more than three persons
not related by blood, marriage or adoption occupying a dwelling and living together as a
single housekeeping unit.
FARM
An area of land used for agricultural purposes, as defined in section 20.02 and which
provides a primary source of income for the occupant or owner.
GARAGE
A detached building or a group of attached and semi-detached buildings, designed
for or used exclusively for residential purpose by more than two families or more
than two housekeeping units.
ESSENTIAL SERVICES or ESSENTIAL UTILITY EQUIPMENT
Facilities owned or maintained by public utility companies or public agencies, located in
public ways or in easements provided for the purpose, or on a customer's premise and
not requiring private right-of-way, and reasonably necessary for the furnishing of
adequate water, sewer, gas, electric, communication or similar services to adjacent
customers; including pumping stations and waste water treatment plants, but not
including any building, yard, station or facility requiring a site in excess of 400 square
feet, except as hereinbefore provided, and not including any cross country pipeline,
transmission line or towers, communications towers, or any line requiring a private
right-of-way.
FAMILY
One or more persons related by blood, marriage or adoption occupying a dwelling and
living together as a single housekeeping unit or a group of not more than three persons
not related by blood, marriage or adoption occupying a dwelling and living together as a
single housekeeping unit.
FARM
An area of land used for agricultural purposes, as defined in section 20.02 and which
provides a primary source of income for the occupant or owner.
GARAGE
(1)
DEPTH
The average horizontal distance between the front lot line and the rear lot line.
The average horizontal distance between the front lot line and the rear lot line.
(2)
WIDTH
The horizontal distance between side lot lines measured at the mid-points of
the side lot lines.
The horizontal distance between side lot lines measured at the mid-points of
the side lot lines.
D.
LOT OF RECORD
A lot which is part of a subdivision recorded in the office of the Clerk of the Circuit
Court of Carroll County or a lot or parcel described by metes and bounds, the
description of which has been so recorded.
MASTER PLAN
Means policies, statements, goals, and inter-related plans for private and public land
use, transportation and community facilities documented in text and maps which
constitute the guide for the Town's future development.
MEDICAL CENTER
A medical or dental clinic building or group or combination of such buildings occupied
by medical practitioners and used for examination and/or treatment of patients, which
may include laboratory and/or testing equipment for the purpose of providing health
services to people on an out-patient basis.
MICRODISTILLERY
An establishment for the purpose of the annual production, storage, distillation,
manufacturing, processing, distribution, and wholesale and retail sale of no more than
27,500 gallons of liquor made from produce grown or produced off-site, and for tours
and tastings of the products. Such establishment shall be in compliance with any and
all local, state, and federal liquor laws and licensing requirements and health
department regulations, and shall possess any and all licenses which may be required
by Carroll County, the Town of Sykesville, and/or the State of Maryland, including,
without limitation, a Class | manufacturer's license as provided in Article 2B § 2-202 of
the Maryland Code, Annotated (2014) (“liquor license").
NONCONFORMING USE
A use of a building or of land lawfully existing at the time this chapter becomes effective
and which does not conform with the use regulations of the zone in which it is located.
NURSING HOMES
These items include rest homes, nursing homes, convalescent homes for children, and
homes providing chronic and convalescent care. Extended care, intermediate care or
personal care facility as defined within Maryland State Health Department Regulations.
A lot which is part of a subdivision recorded in the office of the Clerk of the Circuit
Court of Carroll County or a lot or parcel described by metes and bounds, the
description of which has been so recorded.
MASTER PLAN
Means policies, statements, goals, and inter-related plans for private and public land
use, transportation and community facilities documented in text and maps which
constitute the guide for the Town's future development.
MEDICAL CENTER
A medical or dental clinic building or group or combination of such buildings occupied
by medical practitioners and used for examination and/or treatment of patients, which
may include laboratory and/or testing equipment for the purpose of providing health
services to people on an out-patient basis.
MICRODISTILLERY
An establishment for the purpose of the annual production, storage, distillation,
manufacturing, processing, distribution, and wholesale and retail sale of no more than
27,500 gallons of liquor made from produce grown or produced off-site, and for tours
and tastings of the products. Such establishment shall be in compliance with any and
all local, state, and federal liquor laws and licensing requirements and health
department regulations, and shall possess any and all licenses which may be required
by Carroll County, the Town of Sykesville, and/or the State of Maryland, including,
without limitation, a Class | manufacturer's license as provided in Article 2B § 2-202 of
the Maryland Code, Annotated (2014) (“liquor license").
NONCONFORMING USE
A use of a building or of land lawfully existing at the time this chapter becomes effective
and which does not conform with the use regulations of the zone in which it is located.
NURSING HOMES
These items include rest homes, nursing homes, convalescent homes for children, and
homes providing chronic and convalescent care. Extended care, intermediate care or
personal care facility as defined within Maryland State Health Department Regulations.
E.
An institution for the treatment of emotionally disturbed children and/or adolescents
with overnight accommodations for two or more non related individuals.
OPEN SPACE
Land provided and deemed necessary and desirable for present and future residents
and citizens of the area including such land in stream valleys, natural woods, areas of
unusual natural scenic beauty, local play lots, recreational walkways, pathways and
planting areas in residential subdivisions.
PLANNED BUSINESS CENTER
Three or more retail stores or service establishments designed as a unit and primarily
served by common accessories such as signs, parking lots, arcades and walkways.
PLANNED MAJOR SUBDIVISION; RESIDENTIAL
A major subdivision of land as defined in Section 19.38 for residential use and requiring
an approved plan therefor by the Commission.
RETIREMENT HOMES
Specifically designed multi-dwelling unit buildings to which occupancy is restricted to
elderly citizens.
SEPTIC MINOR SUBDIVISION
For the purposes of the Sustainable Growth and Agriculture Preservation Act of 2012
(Senate Bill 236), after October 1, 2012, a minor subdivision will be defined as up to
seven new lots for purposes of the applicability of Senate Bill 236 only. All development
proposals will be required to comply with all other processing and code provisions
applicable to minor subdivisions.
SERVICE STATION
Any area of land, including buildings and other structures thereon that are used to
dispense motor vehicle fuels, oil and accessories at retail, where minor repair service is
incidental, and no storage or parking space is offered for rent.
SETBACK
The required minimum horizontal distance between a building line as defined herein,
and the related front, side, or rear property line.
SIGNS
A name, identification, description, display, logo, illustration or device (including
wigway, twiller, pinwheel, pennant, and other similar device) which is affixed, stationed,
or represented directly or indirectly upon a building, structure or land and which directs
attention to a product, place, activity, person, institution, or business.
with overnight accommodations for two or more non related individuals.
OPEN SPACE
Land provided and deemed necessary and desirable for present and future residents
and citizens of the area including such land in stream valleys, natural woods, areas of
unusual natural scenic beauty, local play lots, recreational walkways, pathways and
planting areas in residential subdivisions.
PLANNED BUSINESS CENTER
Three or more retail stores or service establishments designed as a unit and primarily
served by common accessories such as signs, parking lots, arcades and walkways.
PLANNED MAJOR SUBDIVISION; RESIDENTIAL
A major subdivision of land as defined in Section 19.38 for residential use and requiring
an approved plan therefor by the Commission.
RETIREMENT HOMES
Specifically designed multi-dwelling unit buildings to which occupancy is restricted to
elderly citizens.
SEPTIC MINOR SUBDIVISION
For the purposes of the Sustainable Growth and Agriculture Preservation Act of 2012
(Senate Bill 236), after October 1, 2012, a minor subdivision will be defined as up to
seven new lots for purposes of the applicability of Senate Bill 236 only. All development
proposals will be required to comply with all other processing and code provisions
applicable to minor subdivisions.
SERVICE STATION
Any area of land, including buildings and other structures thereon that are used to
dispense motor vehicle fuels, oil and accessories at retail, where minor repair service is
incidental, and no storage or parking space is offered for rent.
SETBACK
The required minimum horizontal distance between a building line as defined herein,
and the related front, side, or rear property line.
SIGNS
A name, identification, description, display, logo, illustration or device (including
wigway, twiller, pinwheel, pennant, and other similar device) which is affixed, stationed,
or represented directly or indirectly upon a building, structure or land and which directs
attention to a product, place, activity, person, institution, or business.
§180-123 Singular and plural; use and used; shall and
may; hereafter; person.
Words used in the present tense include the future tense; words used in the singular
number shall include the plural number; words in the plural number shall include the
singular number; the words “use” and "used" include the words "arranged, designed or
intended for use", the word "shall" is always mandatory, the word "may" is permissive; "now'
shall mean at the time of the adoption of these regulations; "hereafter" shall mean after the
adoption of these regulations. The word "person" shall include a firm, association,
organization, partnership, trust, company, or corporation as well as an individual.
Words used in the present tense include the future tense; words used in the singular
number shall include the plural number; words in the plural number shall include the
singular number; the words “use” and "used" include the words "arranged, designed or
intended for use", the word "shall" is always mandatory, the word "may" is permissive; "now'
shall mean at the time of the adoption of these regulations; "hereafter" shall mean after the
adoption of these regulations. The word "person" shall include a firm, association,
organization, partnership, trust, company, or corporation as well as an individual.
Art-XXI (Reserved)
§180-124 through § 180-133. (Reserved)
Art-XXII Planned Employment Center District
§180-134 Purpose
The purpose of the PEC - Planned Employment Center District is to provide for logical
locations where high-quality mixed use developments can occur in harmony with
surrounding land uses (including site layouts and architecture that is aesthetically pleasing
and consistent with applicable guidelines) and in support of Sykesville's goals for growing
the employment base, providing housing for existing and future residents, and offering retail
services that complement the existing businesses within the Town. The following objectives
will help fulfill this purpose:
locations where high-quality mixed use developments can occur in harmony with
surrounding land uses (including site layouts and architecture that is aesthetically pleasing
and consistent with applicable guidelines) and in support of Sykesville's goals for growing
the employment base, providing housing for existing and future residents, and offering retail
services that complement the existing businesses within the Town. The following objectives
will help fulfill this purpose:
A.
To encourage orderly, staged development of comprehensively designed mixed-use
centers.
centers.
B.
To create a mixture of office, retail, recreational, hotel, institutional, light industrial and
residential uses within a single structure or within multiple structures where all related
structures, parking, and open spaces are designed to function as a cohesive and
integrated site, while protecting the residential character of surrounding neighborhoods.
residential uses within a single structure or within multiple structures where all related
structures, parking, and open spaces are designed to function as a cohesive and
integrated site, while protecting the residential character of surrounding neighborhoods.
C.
To provide for an enriched and enhanced natural environment by the preservation of
trees and the incorporation of stormwater management techniques which maintain the
hydrologic regime of the site.
trees and the incorporation of stormwater management techniques which maintain the
hydrologic regime of the site.
D.
To assure compatibility of the proposed land uses with the internal and surrounding
uses by incorporating innovative standards of land planning and site design.
uses by incorporating innovative standards of land planning and site design.
E.
To encourage harmonious and coordinated development of sites, considering the
existing natural features, bicycle, pedestrian and vehicular circulation and compatibility
with surrounding uses.
To encourage development that is of excellent design and architecture with a mix of
uses that will create a synergy of uses, efficiency of design, and contribute to a
reduction of vehicle miles traveled.
existing natural features, bicycle, pedestrian and vehicular circulation and compatibility
with surrounding uses.
To encourage development that is of excellent design and architecture with a mix of
uses that will create a synergy of uses, efficiency of design, and contribute to a
reduction of vehicle miles traveled.
§180-135 Applicability
PEC - Planned Employment Centers are limited to properties that are in excess of 20 acres
and are within 1,320 feet from Maryland Route 32. Any portion of a proposed development
application must be within 1,320 feet from Route 32; the entire development parcel does not
have to meet this requirement. The following regulations and applicable regulations
contained in other articles shall apply in the PEC - Planned Employment Center District.
and are within 1,320 feet from Maryland Route 32. Any portion of a proposed development
application must be within 1,320 feet from Route 32; the entire development parcel does not
have to meet this requirement. The following regulations and applicable regulations
contained in other articles shall apply in the PEC - Planned Employment Center District.
§180-136 Principal permitted uses
The principal permitted uses in this district shall be as follows:
A.
Nonresidential uses including:
(00)
Parks, private.
(pp) Pharmacies.
(qq) Photographic stores and studios.
(mr) Picture framing establishments.
(SS) (Reserved)!
[1] Editor's Note: Former Subsection A(1)(ss), listing pubs, taverns,
microbreweries, and wine bars as principal permitted uses, was repealed
7-11-2016 by Ord. No. 296.
(tt) Rental establishments (with no on-site/outside storage).
(uu) Restaurants (without liquor licenses or with liquor licenses, providing that the
average monthly receipts from the sale of food constitute at least 41% of the
average monthly receipts from the combined sale of food and alcoholic
beverages as measured over a period of one year immediately preceding the
date of an application for license issuance, renewal, upgrade, transfer or other
modification).
(pp) Pharmacies.
(qq) Photographic stores and studios.
(mr) Picture framing establishments.
(SS) (Reserved)!
[1] Editor's Note: Former Subsection A(1)(ss), listing pubs, taverns,
microbreweries, and wine bars as principal permitted uses, was repealed
7-11-2016 by Ord. No. 296.
(tt) Rental establishments (with no on-site/outside storage).
(uu) Restaurants (without liquor licenses or with liquor licenses, providing that the
average monthly receipts from the sale of food constitute at least 41% of the
average monthly receipts from the combined sale of food and alcoholic
beverages as measured over a period of one year immediately preceding the
date of an application for license issuance, renewal, upgrade, transfer or other
modification).
(w)
Sporting goods stores.
(ww) Stationery stores.
(xx) Swimming pools (private) and recreational facilities. (private) associated with a
residential development, if located at least 50 feet from each lot line and
dwelling unit.
(yy) Tanning salons.
(zz) Tattoo parlors and body piercing salons.
(aaa) Telecommuting centers.
(bbb) Toy shops.
(ccc) Travel agencies.
(ddd) Upholstering shops, including sail making shops
(eee) Video sales and rental establishments, excluding adult video sales and
rental.
(fff) Wallpaper and paint stores.
(ww) Stationery stores.
(xx) Swimming pools (private) and recreational facilities. (private) associated with a
residential development, if located at least 50 feet from each lot line and
dwelling unit.
(yy) Tanning salons.
(zz) Tattoo parlors and body piercing salons.
(aaa) Telecommuting centers.
(bbb) Toy shops.
(ccc) Travel agencies.
(ddd) Upholstering shops, including sail making shops
(eee) Video sales and rental establishments, excluding adult video sales and
rental.
(fff) Wallpaper and paint stores.
(1)
Local retail business or service uses, including:
(a)
Alcoholic package good stores.
(b)
Antique shops.
(e)
Art and craft shops.
Artisans and craft work.
Automobile parts and supply stores.
Bakery or donut shops.
Banks.
Barbershops.
Bicycle, motor scooter, moped sales and service.
3
Billiard and pool halls.
Bookstores, except adult bookstores.
Candy stores.
Cigar stores.
Clock shops for sale or repair.
7/13/2021
Artisans and craft work.
Automobile parts and supply stores.
Bakery or donut shops.
Banks.
Barbershops.
Bicycle, motor scooter, moped sales and service.
3
Billiard and pool halls.
Bookstores, except adult bookstores.
Candy stores.
Cigar stores.
Clock shops for sale or repair.
7/13/2021
(o)
Arcades.
(a)
Art galleries.
(a)
Art galleries.
(q)
Clothing stores.
(rf) Computer, TV, phone, and electronic equipment sales and service.
(rf) Computer, TV, phone, and electronic equipment sales and service.
(s)
Consignment shops, except pawn shops.
(t)
Construction or sales trailers, temporary, in an approved development actively
under construction.
under construction.
(u)
Convenience stores, gift shops, and newsstands.
(v)
Delicatessens and snack bars.
(w)
Department stores.
(x)
Dry cleaning retail outlets.
(y)
Flooring stores.
(z)
Florist shops.
(aa) Furniture stores.
(bb) Grocery stores.
(cc) Hair and nail salons.
(dd) Hardware stores.
(ee) Hobby shops.
(ff) Ice cream shops.
(gg) Interior decorating establishments.
(hh) Jewelry stores.
(ii) Linens, bath, and curtain stores.
(jj) Locksmiths.
(kk) Luggage or leather goods stores.
(ll) Mailing and shipping services.
(mm) Office supply stores and business service, establishments including signage
and copying.
(nn) Opticians or optometrical establishments.
(aa) Furniture stores.
(bb) Grocery stores.
(cc) Hair and nail salons.
(dd) Hardware stores.
(ee) Hobby shops.
(ff) Ice cream shops.
(gg) Interior decorating establishments.
(hh) Jewelry stores.
(ii) Linens, bath, and curtain stores.
(jj) Locksmiths.
(kk) Luggage or leather goods stores.
(ll) Mailing and shipping services.
(mm) Office supply stores and business service, establishments including signage
and copying.
(nn) Opticians or optometrical establishments.
(2)
Office, research, institutional, and light industrial uses including:
(a)
Advertising agencies.
(b)
Business, professional, and medical offices and clinics.
(c)
Computer and data processing facilities.
(d)
Engineering and scientific research or development facilities.
(e)
Government offices.
(f)
Television stations, radio broadcasting stations, and recording studios.
B.
Residential uses including:
(1)
Single-family.
(2)
Two-family.
(3)
Multifamily residential.
Cc. Any other retail business, service establishment, office, research, institutional, light
industrial, and residential use which is determined by the Board to be the same general
character as the above permitted uses. (Note: This determination is a ministerial act
and is made by the Board meeting in public session, but does not require a public
hearing or notice thereof.)
Cc. Any other retail business, service establishment, office, research, institutional, light
industrial, and residential use which is determined by the Board to be the same general
character as the above permitted uses. (Note: This determination is a ministerial act
and is made by the Board meeting in public session, but does not require a public
hearing or notice thereof.)
§180-137 Conditional uses
The conditional uses requiring Board authorization in this district shall include:
A.
Nonresidential uses including:
(0)
Nursing homes and congregate care facilities.
(p)
Religious facilities.
(q)
Schools, public charter, and schools, private: academic, arts, business,
technical, or trade, public or private colleges and universities.
(rt) Staging areas for county capital projects.
technical, or trade, public or private colleges and universities.
(rt) Staging areas for county capital projects.
(s)
Veterinary clinics, if over-night stays are limited to those necessary for medical
treatment, without outside runs or pens.
treatment, without outside runs or pens.
(1)
Local retail business or service uses, including:
(a)
Appliance sales and service facilities.
(b)
Automobile gasoline and service stations.
(c)
Carwashes accessory to automobile gasoline stations.
(d)
Public and commercial recreational facilities, including miniature golf; driving
ranges; tennis, racquet, and handball barns or courts; artificial ski slopes;
indoor soccer; bowling alleys; BMX bike, skateboard or roller blade parks; gocarting; skating rinks, and swimming pools.
ranges; tennis, racquet, and handball barns or courts; artificial ski slopes;
indoor soccer; bowling alleys; BMX bike, skateboard or roller blade parks; gocarting; skating rinks, and swimming pools.
(e)
Communication towers, except that freestanding telecommunication towers
are prohibited.
are prohibited.
(f)
Dog grooming and dog day-care facilities, without outside runs or pens.
(g)
Entertainment complexes and theatres, including multi-screen complexes but
excluding adult movies/videos.
excluding adult movies/videos.
(h)
Health clubs, spas, and gymnasiums.
(i)
Home centers and building supply stores.
(j)
Meat, seafood, and poultry markets.
(k)
Nightclubs and comedy clubs.
(l)
Pet shops.
(m)
Produce markets.
(n)
Establishments licensed to keep for sale and to sell beer and light wines at
retail for consumption on the premises or elsewhere (including pubs, taverns,
microbreweries, and wine bars), and where at least 50% of the business is
comprised of selling alcohol.
retail for consumption on the premises or elsewhere (including pubs, taverns,
microbreweries, and wine bars), and where at least 50% of the business is
comprised of selling alcohol.
(2)
Office, research, institutional, and light industrial uses including:
(a)
Adult day care centers.
(b)
Assisted living facilities.
(c)
Auditoriums.
(d)
Banquet halls.
(e)
Catering establishments.
(f)
Child-care centers.
(g)
Civic facilities, community centers, libraries, museums.
(h)
Community meeting halls.
(i)
Country clubs, private clubs, service, nonprofit, and charitable or philanthropic
organizations, social clubs, and fraternal organizations.
organizations, social clubs, and fraternal organizations.
(j)
Funeral establishments.
(k)
Golf courses.
(I) Hospice facilities.
(I) Hospice facilities.
(m)
Hospitals.
(n)
Hotels and motels.
B.
Any other retail business, service establishment, office, research, institutional, and light
industrial use which is determined by the Board to be the same general character as
the above conditional uses. Any conditional use proposed must be reviewed by the
Planning Commission before submission to the Board. The Planning Commission will
make a recommendation to the Board. In deciding such matters, the Board shall give
consideration, among other things, to the following:
industrial use which is determined by the Board to be the same general character as
the above conditional uses. Any conditional use proposed must be reviewed by the
Planning Commission before submission to the Board. The Planning Commission will
make a recommendation to the Board. In deciding such matters, the Board shall give
consideration, among other things, to the following:
(1)
The number of people residing or working in the immediate area concerned.
(10)
Type and kind of structures in the vicinity where public gatherings may be held,
such as schools, churches, and the like.
such as schools, churches, and the like.
(2)
The orderly growth of Sykesville.
(3)
Traffic conditions and facilities.
(4)
The effect of such use upon the peaceful enjoyment of people in their homes.
(5)
The conservation of property values.
(6)
The effect of odors, dust, gas, smoke, fumes, vibrations, glare and noise upon the
use of surrounding properties.
use of surrounding properties.
(7)
The most appropriate use of land and structure.
(8)
Decisions of the courts.
(9)
The purpose of these regulations as set forth herein.
§180-138 Accessory uses
The accessory uses allowed in this district shall be those uses and structures customarily
accessory and incidental to any permitted principal use or authorized conditional use.
Accessory uses shall be screened from public view by walls, fencing, landscaping, or a
combination of the three.
accessory and incidental to any permitted principal use or authorized conditional use.
Accessory uses shall be screened from public view by walls, fencing, landscaping, or a
combination of the three.
§180-139 Required percenta’ e of land uses
A.
The following percentages of land uses shall be provided in a PEC- Planned
Employment Center development proposal:
Office/research/institutional/hotel/light industrial: 20% to 55%
Retail/services: 10% to 20%
Residential: 10% to 35%
Open space: no less than 25%
Employment Center development proposal:
Office/research/institutional/hotel/light industrial: 20% to 55%
Retail/services: 10% to 20%
Residential: 10% to 35%
Open space: no less than 25%
B.
Building square footages shall be used to determine the land use percentages within
mixed-use buildings. For example, if a mixed-use building is on a two-acre parcel within
the development and 25% of the building is devoted to nonresidential uses and 75% is
devoted to residential uses, then 25% of the parcel area (1/2 acre) shall be considered
nonresidential and 75% (one and 1/2 acre) shall be considered residential.
mixed-use buildings. For example, if a mixed-use building is on a two-acre parcel within
the development and 25% of the building is devoted to nonresidential uses and 75% is
devoted to residential uses, then 25% of the parcel area (1/2 acre) shall be considered
nonresidential and 75% (one and 1/2 acre) shall be considered residential.
(1)
For the purposes of this calculation, the percentage for each land use shall be
based on the total (or gross) development parcel size.
based on the total (or gross) development parcel size.
(2)
Any land that was previously part of the original development parcel that was
subdivided and dedicated to the Town of Sykesville can be included in the total
development parcel size for determining both percentage of land use and open
space requirements (i.e., Warfield Park Parcel, and internal public roads).
subdivided and dedicated to the Town of Sykesville can be included in the total
development parcel size for determining both percentage of land use and open
space requirements (i.e., Warfield Park Parcel, and internal public roads).
C.
Recreational space shall be provided within, or adjacent to, any proposed residential
development. Twenty percent of the required open space shall be devoted to
recreational space. Recreational space is defined as good buildable land with no
wetlands, floodplains, forest conservation, slopes in excess of 5% grade (once graded),
or any other environmental or physical encumbrances. Physical improvements within
the required recreational space (such as a community center, play equipment, etc.) can
reduce the total required area below 20% at the Commission's discretion.
development. Twenty percent of the required open space shall be devoted to
recreational space. Recreational space is defined as good buildable land with no
wetlands, floodplains, forest conservation, slopes in excess of 5% grade (once graded),
or any other environmental or physical encumbrances. Physical improvements within
the required recreational space (such as a community center, play equipment, etc.) can
reduce the total required area below 20% at the Commission's discretion.
§180-140 Densities and floor area ratios
A.
The maximum nonresidential floor area ratio shall be 0.15 based on the total
development parcel. Floor area ratio shall be measured in square footage. The
maximum residential density shall be two homes per acre based on the total
development parcel. Residential density shall be measured in units per acre. For
mixed-use buildings (i.e., residential over retail), the nonresidential shall be considered
square feet and deducted from the total permissible nonresidential square feet and the
residential shall be dwelling units and deducted from the total permissible residential
density.
development parcel. Floor area ratio shall be measured in square footage. The
maximum residential density shall be two homes per acre based on the total
development parcel. Residential density shall be measured in units per acre. For
mixed-use buildings (i.e., residential over retail), the nonresidential shall be considered
square feet and deducted from the total permissible nonresidential square feet and the
residential shall be dwelling units and deducted from the total permissible residential
density.
B.
No density bonuses from any other section of the Sykesville Zoning Code shall be
permitted in the PEC - Planned Employment Center.
permitted in the PEC - Planned Employment Center.
§180-141 Maximum height
The maximum building height shall be six stories.
§180-142 Bulk regulations (lot area, lot width, and yard
requirements).
The bulk regulations for a PEC - Planned Employment Center shall follow traditional
neighborhood design principles where buildings are close to streets and necessary services
such as parking areas, trash containers, alleys, loading areas, etc., are hidden, in as much
as possible, from public view. During the concept plan phase of the development approval
process, the applicant shall provide the Commission with a list of building setback
requirements from public streets, other structures within the development, and the property
boundaries. Once approved by the Commission, these bulk requirements shall be included
in the pattern book and govern development of the PEC - Planned Employment Center.
The bulk regulations for a PEC - Planned Employment Center shall follow traditional
neighborhood design principles where buildings are close to streets and necessary services
such as parking areas, trash containers, alleys, loading areas, etc., are hidden, in as much
as possible, from public view. During the concept plan phase of the development approval
process, the applicant shall provide the Commission with a list of building setback
requirements from public streets, other structures within the development, and the property
boundaries. Once approved by the Commission, these bulk requirements shall be included
in the pattern book and govern development of the PEC - Planned Employment Center.
§180-143 Pattern book
A.
As part of the preliminary plan phase of the development approval process, the
applicant shall provide the Commission with a pattern book that will address site
planning, architectural, landscape architectural, and signage requirements for the
proposed development. Once approved by the Commission, the pattern book shall
govern development of the PEC - Planned Employment Center. If guidelines exist for
the proposed development, such as the "Warfield Commercial Center: Design
Guidelines and Standards for Signs and Energy Efficiency," then the applicant will
follow them, or propose changes to account for changes in the land use, technology, or
design approach. The pattern book shall be prepared by a licensed professional
landscape architect, architect, or engineer.
applicant shall provide the Commission with a pattern book that will address site
planning, architectural, landscape architectural, and signage requirements for the
proposed development. Once approved by the Commission, the pattern book shall
govern development of the PEC - Planned Employment Center. If guidelines exist for
the proposed development, such as the "Warfield Commercial Center: Design
Guidelines and Standards for Signs and Energy Efficiency," then the applicant will
follow them, or propose changes to account for changes in the land use, technology, or
design approach. The pattern book shall be prepared by a licensed professional
landscape architect, architect, or engineer.
B.
The pattern book shall include, at a minimum, the following sections:
(1)
Introduction.
(a)
Description of the overall development.
(b)
Market analysis for the proposed uses.
(c)
Relationship between the proposed development and the existing Town.
(2)
Site planning principles.
(a)
Relationship of uses within the development.
(b)
Focal points of the development and how they have been maximized.
(c)
Vehicular and pedestrian connectivity within the development and to the
Town.
Town.
(d)
Proposed recreational areas within and adjacent to residential areas. Including
proposed improvements to recreational areas to serve the intended residential
population.
proposed improvements to recreational areas to serve the intended residential
population.
(e)
Building and parking setbacks.
(g)
Proposed service and loading spaces.
(3)
Architectural design.
(a)
Architectural style and overall design principles.
(b)
Graphic examples of selected style.
(c)
Design details and materials.
(4)
Landscape architectural design.
(a)
Public spaces and art within the development.
(b)
Hardscape and softscape design details and materials.
(c)
Streetscape design.
(d)
Site furnishing details and products.
(e)
Landscape screening (perimeter buffers, parking lots, service and loading
areas).
areas).
(f)
Lighting details and materials.
(5)
Signage plan.
(a)
A signage plan for the Planned Employment Center shall be included in the
pattern book. The signage plan shall outline:
[1] Size, type, and location of all signs at the entrance to the development.
[2] Size and type of the stationary direction sign.
[3] Size and type of all flat wall signs.
[4] Size and type of service entrance signs.
Exterior signage in the Planned Employment Center shall be for identification
only and may not be treated as an advertising device. Signage text is limited
to company name and/or logo.
pattern book. The signage plan shall outline:
[1] Size, type, and location of all signs at the entrance to the development.
[2] Size and type of the stationary direction sign.
[3] Size and type of all flat wall signs.
[4] Size and type of service entrance signs.
Exterior signage in the Planned Employment Center shall be for identification
only and may not be treated as an advertising device. Signage text is limited
to company name and/or logo.
(c)
Sign locations shall be permitted as follows:
[1]
For each single-tenant building, one freestanding sign at a point near the
[2]
For each multi-tenant building, one freestanding sign with only the
building name at a point near the project entrance and a building-
project entrance and one building-mounted sign.
mounted tenant identification system for each tenant.
Sign types shall be permitted as follows:
(1]
Freestanding signs.
[a]
Maximum size shall not exceed 24 square feet on a two-sided sign.
[b]
Maximum height shall not exceed six feet above grade except for the
(c]
The sign shall be constructed of durable materials consistent with
sign identifying the Planned Employment Center.
and/or complementary to the materials used in buildings within the
Planned Employment Center.
(2)
(d]
The sign shall be mounted on a sturdy base.
le]
Illumination by unobtrusive ground lighting is permissible.
Building-mounted signs.
fa]
Sign location on the building shall be compatible with the
{b]
No signs may extend above the roof or parapet line of the building.
I)
architectural design of the building.
Illumination may be internal through a translucent letter face or
opaque letters project slightly off the wall and back-lit from a source
concealed within the letter.
7/13/2021
[1]
For each single-tenant building, one freestanding sign at a point near the
[2]
For each multi-tenant building, one freestanding sign with only the
building name at a point near the project entrance and a building-
project entrance and one building-mounted sign.
mounted tenant identification system for each tenant.
Sign types shall be permitted as follows:
(1]
Freestanding signs.
[a]
Maximum size shall not exceed 24 square feet on a two-sided sign.
[b]
Maximum height shall not exceed six feet above grade except for the
(c]
The sign shall be constructed of durable materials consistent with
sign identifying the Planned Employment Center.
and/or complementary to the materials used in buildings within the
Planned Employment Center.
(2)
(d]
The sign shall be mounted on a sturdy base.
le]
Illumination by unobtrusive ground lighting is permissible.
Building-mounted signs.
fa]
Sign location on the building shall be compatible with the
{b]
No signs may extend above the roof or parapet line of the building.
I)
architectural design of the building.
Illumination may be internal through a translucent letter face or
opaque letters project slightly off the wall and back-lit from a source
concealed within the letter.
7/13/2021
(e)
In multi-tenant buildings, the developer or owner is responsible for submitting
a tenant identification system for approval.
[1] The system shall include a standardized design format to ensure
matching of size, materials, color, finish, and typeface.
[2] The system shall be of a scale to identify individual tenants from parking
areas rather than to provide major tenant visibility from surrounding
roads.
[3] Tenant signage shall be building-mounted. The placement shail relate
architecturally to door and window openings or other elements of the
building.
[4] Each tenant shall be assigned a designated sign panel.
a tenant identification system for approval.
[1] The system shall include a standardized design format to ensure
matching of size, materials, color, finish, and typeface.
[2] The system shall be of a scale to identify individual tenants from parking
areas rather than to provide major tenant visibility from surrounding
roads.
[3] Tenant signage shall be building-mounted. The placement shail relate
architecturally to door and window openings or other elements of the
building.
[4] Each tenant shall be assigned a designated sign panel.
(f)
Sign color shall be limited to one color for the lettering and one color for the
background. The background color shall be darker than the message and
graphics. Where an additional color is desired because it is part of the owner's
or tenant's logo, the Commission may modify this requirement.
background. The background color shall be darker than the message and
graphics. Where an additional color is desired because it is part of the owner's
or tenant's logo, the Commission may modify this requirement.
(g)
Each lot is limited to one temporary sign, which may be double-sided and shall
be removed within one year.
[1] Maximum sign area shall not exceed 32 square feet.
[2] Signs shall be mounted on two four-inch-by-four-inch wood posts with top
of sign a maximum of eight feet.
[3] Actual mounting height permitted shall be determined by sign proportions
and location.
be removed within one year.
[1] Maximum sign area shall not exceed 32 square feet.
[2] Signs shall be mounted on two four-inch-by-four-inch wood posts with top
of sign a maximum of eight feet.
[3] Actual mounting height permitted shall be determined by sign proportions
and location.
(h)
The following are prohibited:
[1] Flashing or moving signs.
[2] Exposed neon or other exposed light source signs.
[3] Applied wood letters.
[1] Flashing or moving signs.
[2] Exposed neon or other exposed light source signs.
[3] Applied wood letters.
(6)
Management and maintenance program.
(a)
For privately owned property.
(b)
For common areas.
(7)
Phasing of the development.
(a)
The anticipated time to complete the entire development.
(b)
When various uses of the development are anticipated to be developed.
Consider balancing the development of various uses to maximize the fiscal
benefit to the development and Town.
(b)
When various uses of the development are anticipated to be developed.
Consider balancing the development of various uses to maximize the fiscal
benefit to the development and Town.
§180-144 Approval process
A.
APEC - Planned Employment Center shall follow a three-step approval process,
including:
including:
(1)
Concept plan;
(2)
Preliminary plan; and
(3)
Final plan/subdivision.
B.
Any amendment of the plan must go through the same three-step process. If, however,
the Town's Zoning Administrator believes the amendment is not substantive, then the
concept and preliminary approval steps can be combined into one preliminary plan
approval.
the Town's Zoning Administrator believes the amendment is not substantive, then the
concept and preliminary approval steps can be combined into one preliminary plan
approval.
C.
An applicant shall submit all concept, preliminary and final plans to the Planning
Commission for consideration. The purpose is to provide the Commission with
sufficient information to determine the practicality and suitability of the proposed
development. All plans shall be prepared by a licensed architect, registered civil
engineer, professional landscape architect or other qualified land planner. All plans
shall be to scale and contain the appropriate information for the submission (i.e.,
concept plans are more general than preliminary or final plans).
Commission for consideration. The purpose is to provide the Commission with
sufficient information to determine the practicality and suitability of the proposed
development. All plans shall be prepared by a licensed architect, registered civil
engineer, professional landscape architect or other qualified land planner. All plans
shall be to scale and contain the appropriate information for the submission (i.e.,
concept plans are more general than preliminary or final plans).
D.
Hearing.
(1)
The Planning Commission shall hold a public hearing when considering the
preliminary plan (including the pattern book). The following notice shall be given:
preliminary plan (including the pattern book). The following notice shall be given:
(a)
At least 15 days’ notice of the time and place of such hearing shall be
published in a newspaper of general circulation in the Town.
published in a newspaper of general circulation in the Town.
(b)
Property upon which a Planned Employment Center development is proposed
shall be posted conspicuously by a notice at least 22 inches by 28 inches in
size, at least 15 days before the date of the hearing.
shall be posted conspicuously by a notice at least 22 inches by 28 inches in
size, at least 15 days before the date of the hearing.
(c)
Notice of the hearing shall be sent by first-class mail to the person making
application to the Commission no less than 15 days prior to the first scheduled
hearing.
application to the Commission no less than 15 days prior to the first scheduled
hearing.
(d)
Atleast 15 days prior to the first scheduled hearing, notice of the hearing shall
be sent by first-class mail to those persons identified by the applicant as
persons owning property contiguous to the property which is the subject of the
proceeding. Notice shall be sufficient if given to the person shown as the
owner on the tax rolls and sent to the address where tax bills are sent.
be sent by first-class mail to those persons identified by the applicant as
persons owning property contiguous to the property which is the subject of the
proceeding. Notice shall be sufficient if given to the person shown as the
owner on the tax rolls and sent to the address where tax bills are sent.
(2)
The Commission may approve or disapprove the Preliminary Plan (including the
Pattern Book) after a public hearing.
£. Should the Planning Commission determine additional assistance to review an
application is required, the Town may hire licensed professionals (such as a landscape
architect, architect, and/or engineer) to assist in the review of the application. The cost
of any outside professionals shall be paid for by the applicant. The Town shall make
every effort to minimize all costs associated with any outside professional assistance.
Pattern Book) after a public hearing.
£. Should the Planning Commission determine additional assistance to review an
application is required, the Town may hire licensed professionals (such as a landscape
architect, architect, and/or engineer) to assist in the review of the application. The cost
of any outside professionals shall be paid for by the applicant. The Town shall make
every effort to minimize all costs associated with any outside professional assistance.
§180-145 Other applicable regulations
The regulations provided herein are not meant to supersede other applicable Town, county,
or state regulations such as historic district and Maryland Historic Trust requirements,
stormwater management, parking regulation, forest conservation act requirements, and/or
sediment and erosion control provisions. These, and other regulations, shall remain in full
effect and govern the design.
or state regulations such as historic district and Maryland Historic Trust requirements,
stormwater management, parking regulation, forest conservation act requirements, and/or
sediment and erosion control provisions. These, and other regulations, shall remain in full
effect and govern the design.