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Art-XIV - Special Provisions

Article

Contents

SectionTitle
§180-109 of this chapter; and
§180-89 Signs
§180-90 Cluster subdivision; small town planning
§180-91 Planned business centers (shopping centers)
§180-92 Industrial parks
§180-93 Planned unit development; regulations
§180-94 Planned major subdivision; residential,
§180-95 Site plan review by Planning and Zoning

§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.
F. The gross residential density of a planned unit development shall not exceed the
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
(d) Each three-bedroom multifamily or apartment dwelling unit is equivalent to
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.
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.
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.
(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.
(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.
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.
(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.
K. Area requirements, yards and dwelling units per building. Standards shall be as follows:
1]
(1) Editor's Note: These requirements may be found in the Planned Unit Development
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.
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.
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.
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.
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:
(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.
(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:
(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.
(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.
(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.
(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.
(e) That a zoning certificate issued for an accessory parking area shall be
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.
(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
(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.
(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.
(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.
(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.
(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.
(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.
(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.
(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.
(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.
(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.
(e) Continued maintenance. Parking stalls shall be periodically repainted in order
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.

§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.
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:
(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.
(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.
(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.
(4) Temporary real estate signs, not exceeding 20 square feet, and being located on
and advertising subject property for sale or lease.
(5) Temporary signs, not exceeding 100 square feet, located on and advertising a new
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.
B. Signs requiring zoning certificate. The following signs are permitted in accordance with
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.
(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.
(2) Any sign which is attached to the ground shall be located in such a manner that
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.
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.
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:
(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.
(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.
(11) No pennant, pinwheels or similar circus or carnival-type attractors shall be
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.
(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.
(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.
(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.
(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.
(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.
F. Overhanging signs. In addition to any and all conditions imposed in this § 180-89, the
following general regulations shall be observed with respect to overhanging signs on
buildings or structures located on Main Street within the Town's corporate limits:
(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:
(a) Two copies of a drawing which illustrates the building elevation and the exact
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
(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.
(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.
(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.
(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.
(7) Any person aggrieved by the decision of the Town Zoning Administrator may
appeal such decision in accordance with Article XVII.
(8) In the event there is any inconsistency between § 180-89F and the remaining
provisions of § 180-89, the more restrictive provisions shall control.

§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.
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:
(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;
(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;
(4) The protection of scenic vistas from the Town's roadways and other places, such
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;
(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;
(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.
(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.
(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.
(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.
(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.
(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).
(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.
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.
(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.
(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%.
(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.
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:
(1) Location of building envelopes and landscaping.
(a) Building envelopes should be selected that do not include the tops of
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.
(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.
(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.
(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.
(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.
(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.
(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.
(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.
(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.
(3) Public roads. The amount of site disruption caused by roadways and the
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.
(b) The use of one-way streets, with on-street parking restricted to one side only,
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
(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.
(e) Roadways should generally follow existing contours of the land to minimize
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.
(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.
(c) All lots using common driveways shall provide a driveway maintenance
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.
(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.
(6) Accessory buildings and structures. Accessory buildings and structures shall be
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.
(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.
(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.
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.
(2) Areas designated for the commercial uses must be shown on the preliminary plan
and approved by the Planning and Zoning Commission.
(3) Principal permitted use is limited to local retail business shops of the following
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:
(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.
(9) Buildings for nonresidential use must reflect the character of the residential units in
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);
(f) Location, size, and type of projections (porches and rooflines).

§180-91 Planned business centers (shopping centers)

7/13/2021
In any B-L, B-G or I-R District, the Commission may approve a Planned Business Center
(neighborhood-type shopping center), as defined in § 180-122.
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.
(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:
(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.
(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.
(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.
(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.
(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.
(4) The Commission shall approve such planned business center project, provided
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.
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.
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
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.
(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.
(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.
(4) Tract coverage. Buildings shall not be permitted to cover more than 25% of the
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.
(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.
(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.

§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.
A. Principal permitted uses. The following principal permitted uses shall be allowed in an
industrial park:
(1) Principal permitted uses allowed in an I-R District, except those prohibited under
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.
(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.
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.
(2) Any new dwelling, mobile homes, mobile home parks, or institutions for human
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.
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.
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.
(2) In considering the overall development pian, the Commission shall pass upon,
among other things:
(a) The layout of the park with respect to internal roads and the access of such to
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.
(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:
(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.
(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.
(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.
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.
(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.
(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.
(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.
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.
(b) Architectural treatment of all building walls visible from public roads shall be
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.
(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.
(3) Utilities.
(a) A utilities plan shall be submitted to the Commission as part of the preliminary
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.
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.
(a) No building shall exceed 50 feet in height, except as provided in Article XV of
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.
(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.
(b) The minimum ground area for any lot for a principal building shall be one acre
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.
(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.
(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.
(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.
(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.
(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.
(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.

§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:
(1) To provide a more attractive and varied living environment than would be possible
through the strict application of R District requirements.
(2) To encourage developers to use a more creative approach in the development of
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.
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.
(2) No land shall be designated as a planned unit development unless it satisfactorily
meets such additional criteria as to suitability for such a development as may have
been adopted by the Commission. Such criteria shall include, but not be limited to,
those enumerated under §§ 180-19 and 180-94.
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.
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}
(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;
(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. 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.
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.
C. The provisions of § 180-94, Subsections A and B shall also apply to the subdivision of
land for residential purposes in Planned Employment Center Districts.

§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:
(1) Cluster subdivisions (§ 180-90 of this chapter).
(10) Planned Employment Center District (Article XXII of this chapter).
(2) Planned business centers (§ 180-91 of this chapter).
(3) Industrial parks (§ 180-92 of this chapter).
(4) Planned unit developments (§ 180-93 of this chapter).
(5) Planned major subdivisions (§ 180-94 of this chapter).
(6) All conditional uses approved by the Board of Zoning Appeals pursuant to § 180105A(2) of this chapter.
(7) All structural alterations to nonconforming buildings or structures, and uses of
nonconforming parcels, lots or tracts of land approved by the Board of Zoning
Appeals pursuant to § 180-8A of this chapter.
(8) All changes from one non-conforming use to another non-conforming use
approved by the Board of Zoning Appeals pursuant to § 180-8B 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.
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.
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.
(2) Require a grading, stormwater management, landscaping, fencing and signing
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.
(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.
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.
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.
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.