Apartments over strip malls — planned commercial centers text amendment
Carroll County
Summary
The proposed ordinance would prohibit new residential uses in planned commercial centers — meaning no more apartments above strip malls. Residents warned it would worsen the county's housing shortage; commissioners said the real problem is missing design standards, and a consultant will study what rules should replace the ban.
At a glance
- Total mentions
- 8
- Last 30 days
- 0
Last discussed Jun 18, 2026.
Impact analysis
No direct cost to taxpayers; a consultant is already funded to review the zoning rules.
Neighbors of planned commercial centers who dislike apartments over strip retail would see fewer such projects.
First-time homebuyers, seniors, and workers who need smaller or more affordable housing options could face fewer choices.
Mentions & discussions (8)
Board of County Commissioners Open Session - Jun 18, 2026
Commissioners took no action on amendments that would have banned apartments above commercial centers, leaving rules unchanged until the deferral expires August 18. Krebs warned that without new standards, projects could be submitted along the Liberty Road corridor under current permissive rules.
Board of County Commissioners Open Session - May 28, 2026
The proposed ordinance would prohibit new residential uses in planned commercial centers — meaning no more apartments above strip malls. Residents warned it would worsen the county's housing shortage; commissioners said the real problem is missing design standards, and a consultant will study what rules should replace the ban.
Board of Education (BOE)/Board of County Commissioners (BCC) Joint Meeting - Apr 23, 2026
Planning staff want a public hearing on changes to the zoning code chapters governing planned commercial centers — the shopping and mixed-use centers residents see across the county.
Release of the FY27 Budget - Apr 21, 2026
A public hearing will be requested on text amendments to County Code Chapters 115 and 158 governing planned commercial centers — action scheduled for April 23.
Carroll County Planning and Zoning Commission - Mar 17, 2026
After two poorly received mixed-use projects in the Freedom area, the county wants to stop allowing second-story apartments in planned commercial centers until it writes real design rules through the master plan process. Existing occupied projects stay legal.
Carroll County Planning and Zoning Commission - Mar 4, 2026
The county is moving to end new apartments on top of strip shopping centers, a little-used rule from 2007. Only two projects exist, both in the Freedom area, and they'd be grandfathered in. Future housing-over-retail would need to follow new mixed-use standards developed through the master plan.
Carroll County Planning and Zoning Commission - Feb 17, 2026
Staff will bring a proposal to the March evening meeting on whether allowing apartments above strip shopping centers is the right way to do mixed-use in the county, or whether that option should be put on hold.
Board of County Commissioners Open Session - Feb 5, 2026
The board is worried the code lacks guidance on mixed-use commercial centers with apartments. Until the master plan catches up, residential is out as an accessory use in Planned Commercial Centers — a significant limit on mixed-use development.
Related development
Proposed Ordinance Amending Chapters 158, Zoning and 155, Development and Subdivision
If adopted, the change would bar housing inside planned commercial centers, limiting mixed-use development options in those areas.
Proposed Ordinance — Residential Use Prohibition in Planned Commercial Centers
If adopted, new shopping-center projects couldn't include apartments — reducing one type of mixed housing option while commissioners work on design standards.
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