TABLE OF CONTENTS SYKESVILLE MASTER PLAN 2010 INDEX PAGE Introduction ................................................ 1-1 Perspective ……………………………… 2-1 Land Use ……………………………… 3-1 Downtown Revitalization ................................................ 4-1 Housing ……………………………… 5-1 Historic Preservation ................................................ 6-1 Compatible Infill ................................................ 7-1 Municipal Growth ……………………………… 8-1 Transportation and Connectivity ……………………………… 9-1 Public Safety ……………………………… 10-1 Quality of Life ……………………………… 11-1 Inter-jurisdictional Coordination ……………………………… 12-1 Community Outreach & Participation ……………………………… 13-1 Strategic Implementation ……………………………… 14-1 EXHIBITS PAGE Exhibit 3A – Map of Town Planning Areas……………………………… 3-1 Exhibit 3B – Map of Old Town Planning Area ………………………… 3-3 Exhibit 3C – Map of Midtown Planning Area……………………………… 3-15 Exhibit 3D – Map of New Town Planning Area……………………………… 3-22 Exhibit 3E – Map of Warfield Planning Area……………………………… 3-28 Table 3.1 – Residential Zoning Districts ……………………………… 3-36 Table 3.2 – Commercial Zoning Districts ……………………………… 3-37 Table 3.3 – Commercial Floor Area Ratio ……………………………… 3-38 Table 3.4 – Economic Development Zoning ……………………………… 3-42 Table 3.5 – Mixed-Use Center Criteria ……………………………… 3-43 Exhibit 3F – Map of Sykesville Land Use Designations…………………… 3-46 Exhibit 3G – Map of Sykesville & County Zoning with Growth Area…….. 3-46 Exhibit 3H – Map of Environmental Resources……………………………. 3-46 Exhibit 8A – Map of Municipal Growth ……………………………… 8-1 Table 8.1 – Historic Population Growth ……………………………… 8-4 Table 8.2 – Population Change ……………………………… 8-4 Exhibit 8B – Sykesville Annexations since 2002………………………….. 8-4 Table 8.3 – Sykesville Maximum Growth Potential ……………………… 8-7 Town of Sykesville Master Plan 2010 – Table of Contents Page 1 Table 8.4 – Sykesville Growth Forecast ……………………………… 8-7 Table 8.5 – Future & Pipeline Residential Development…………………… 8-9 Table 8.6 – Non-Residential Future Development………………………….. 8-9 Table 8.7 – Major Institutional/ Employment Campus Development………. 8-10 Table 8.8 – Properties w/in Growth Area ………………………………. 8-10 Exhibit 8C– Map of Priority Funding Area ………………. 8-11 Exhibit 8D – Map of Growth Boundary w/ County Land Use………………. 8-11 Table 8.9 – Impacts of Infill and Growth ……………………………….. 8-13 Exhibit 8E – Map of County Water Service: Sykesville ……………………. 8-17 Exhibit 8F – Map of County Sewer Service: Sykesville ……………………. 8-17 Exhibit 8G – Carroll County Water Resource Element……………………… 8-17 Table 9.1 – Town Functional Road Classifications ……………………….. 9-2 Table 11.1 – Inventory of Town Parks and Open Space…………………….. 11-3 Exhibit 11A – Map of Community Facilities and Open Space……………… 11-4 Exhibit 14A – Warfield Cultural & Commerce Center Master Plan………… 14-5 Town of Sykesville Master Plan 2010 – Table of Contents Page 2 Town of Sykesville Master Plan Adopted by the Mayor and Town Council January 24, 2011 Sykesville Master Plan 2010 | Introduction 1-1 TABLE OF CONTENTS SYKESVILLE MASTER PLAN 2010 INDEX PAGE Introduction ................................................ 1-1 Perspective ……………………………… 2-1 Land Use ……………………………… 3-1 Downtown Revitalization ................................................ 4-1 Housing ……………………………… 5-1 Historic Preservation ................................................ 6-1 Compatible Infill ................................................ 7-1 Municipal Growth ……………………………… 8-1 Transportation &Connectivity ……………………………… 9-1 Public Safety ……………………………… 10-1 Quality of Life ……………………………… 11-1 Inter-jurisdictional Coordination ……………………………… 12-1 Community Outreach & Participation ……………………………… 13-1 Strategic Implementation ……………………………… 14-1 EXHIBITS PAGE Exhibit 3A – Map of Town Planning Areas……………………………… 3-3 Exhibit 3B – Map of Old Town Planning Area ………………………… 3-3 Exhibit 3C – Map of Midtown Planning Area……………………………… 3-15 Exhibit 3D – Map of New Town Planning Area……………………………… 3-21 Exhibit 3E – Map of Warfield Planning Area……………………………… 3-27 Table 3.1 – Existing Land Use Inventory ……………………………… 3-34 Table 3.2 – Residential Zoning Districts ……………………………… 3-36 Table 3.3 – Commercial Zoning Districts ……………………………… 3-37 Table 3.4 – Commercial Floor Area Ratio ……………………………… 3-38 Table 3.5 – Economic Development Zoning ……………………………… 3-40 Table 3.6 – Mixed-Use Center Criteria ……………………………… 3-41 Exhibit 3F – Map of Sykesville Land Use Designations…………………… 3-44 Exhibit 3G – Map of Sykesville Zoning ……………………………… 3-44 Exhibit 3H – Map of Existing Environmental Conditions…………………. 3-44 Table 8.1 – Historic Population Growth ……………………………… 8-4 Table 8.2 – Population Change ……………………………… 8-5 Exhibit 8A – Sykesville Annexations since 2002………………………….. 8-6 Table 8.3 – Sykesville Maximum Growth Potential ……………………… 8-7 Table 8.4 – Sykesville Growth Forecast ……………………………… 8-8 Sykesville Master Plan 2010 | Introduction 1-2 Table 8.5 – Future & Pipeline Residential Development…………………… 8-9 Table 8.6 – Non-Residential Future Development………………………….. 8-10 Table 8.7 – Major Institutional/ Employment Campus Development………. 8-10 Table 8.8 – Properties w/in Growth Area ………………………………. 8-10 Exhibit 8B– Map of Growth Boundary w/ County Land Use………………. 8-12 Exhibit 8C – Map of Growth Boundary w/ County Zoning ………………. 8-12 Table 8.9 – Impacts of Infill and Growth ……………………………….. 8-13 Exhibit 8D – Carroll County Water Resource Element……………………… 8-17 Table 10.1 – Town Functional Road Classifications ……………………….. 10-2 Table 12.1 – Inventory of Town Parks and Open Space…………………….. 12-3 Exhibit 12A – Map of Community Facilities and Open Space……………… 12-4 Exhibit 15A – Warfield Cultural & Commerce Center Master Plan………… 15-5 Sykesville Master Plan 2010 | Introduction 1-3 CHAPTER 1 SYKESVILLE MASTER PLAN INTRODUCTION Adopted by the Mayor and Town Council January 24, 2011 Sykesville Master Plan 2010 | Introduction 1-4 CHAPTER 1 – INTRODUCTION OVERVIEW The Master Plan sets forth the common values expressed by the residents of Sykesville in guiding the outcome of their future. To comply with state mandates and to better reflect the changing landscape and goals of the community, the Sykesville Planning Commission commenced a review of the 2002 plan in the autumn of 2007. The Town of Sykesville, under the aegis of the Sykesville Planning Commission, engaged in a master planning process that included studies of existing conditions, plans for future development, input from the community, and effectiveness of past policies and procedures followed for the implementation of the 2002 Master Plan. The Planning Commission built upon the comprehensive re-writing of the 1988 Mater Plan that occurred during the 2002 update and utilized the assistance of town staff and pro-bono consultants who focused on specific chapters and tasks. Historically, the principal functions of the Sykesville Planning Commission have included developing plans for future development, preparing recommended zoning and subdivision regulations, approving site plans and subdivision record plats, and promoting policies and standards for guiding future development. As part of its duties in serving the Town, the Planning Commission has taken an active role in updating the Town’s Master Plan. The results of this task are presented in this Plan. The findings and recommendations, included in this document, should serve as the basis for revitalizing the Downtown, spurring economic development, preserving the historic nature of the Town, protecting the natural environment, accommodating the impacts of growth and, ultimately, making Sykesville an ideal place to live, work, recreate, visit and savor. USER’S GUIDE This section of the Master Plan is intended to help the reader gather information about a piece of property and determine the Master Plan’s application to the subject property. The questions the interested individual must ask are (in order): In what part of the Town is the property located? Chapter 3, Section II of this Plan includes land use analysis and recommendations for every property in the Town. The recommendations are by Planning Area and Precinct. The boundaries of these planning areas and precincts are described in Section II. What is the planned use of the property? Sykesville Master Plan 2010 | Introduction 1-5 Chapter 3, Section II illustrates and generally describes the planned uses for every parcel of land in the Town. If you answered question #1 you know whether to read sub-sections A, B, C, or D to find the Town’s recommended use for the subject property. These sub-sections also list various challenges that must be overcome prior to any zoning request or development proposal being granted by the Town. What types of development are permitted in the land use proposed for the subject property? Chapter 3, Section III explains what types of development activities are expected in the Town. For example, if the subject property is mapped on the Future Land Use Map for Community Commercial, the interested reader would turn to Chapter 3, Section III, sub-section D and look under Community Commercial to read the types of uses permitted in this district. In this particular district, the uses permitted are neighborhood-scale retail, office, restaurants, and services. The reader must also determine how the development of the subject property fits into the overall mission of the Town. The reader does this by looking at the table of contents; specifically Chapters Four through Twelve. If the proposed development has any components that relate to Downtown, Housing, Historic Preservation, Infill, Vehicular/Pedestrian use or impacts, traffic generation or circulation, public safety impacts, or the quality of life of Sykesville, the reader must evaluate the merits of the development proposal with the recommendations of each of the sections of the Plan that apply. The Planning Commission and Town Council will be conducting the same evaluation. In fact, development proposals will be approved, approved with modifications, or denied based on the evaluation of the merits of the development proposal when compared to the Master Plan. If the reader has additional questions about this Plan, its recommendations, or the interpretation of any of the wording in the Plan, the Town Manager will respond to any of your inquiries. Sykesville Master Plan 2010 | Introduction 1-6 PURPOSE OF A MASTER PLAN The purpose of the 2010 Update to the Sykesville Master Plan is to provide long- term guidance for decisions about the future of Sykesville. This Plan addresses key issues identified by the Sykesville Planning Commission, including Downtown revitalization, promotion of the Warfield Complex housing, economic development, safety, vehicular/pedestrian connectivity, historic preservation, traffic, quality of life, infill development, interjurisdictional cooperation, community participation and education, and land use. The recommendations presented in this plan were created with the goals of: a. Maintaining a strong sense of identity and importance of historical beginnings; b. Creating conditions favorable to health, safety, transportation, prosperity, civic activities, and recreational, educational, and cultural opportunities; c. Reducing the wastes of physical, financial, and human resources which result from either excessive congestion or excessive scattering of population; and d. Moving toward the efficient and economic use, conservation, and preservation of resources. e. Expanding and repositioning Sykesville’s viability as a regional economic and tourist destination. The Master Plan is intended to be the guide for decisions regarding development and growth. It should be used as a basis for intelligent discussions by the public and its elected representatives on the future development of Sykesville. The Plan should also be used to evaluate the merits of future development against the community’s goals. The Update to the 2002 Master Plan will represent the backbone for decision-making in the Town of Sykesville. To be used, the plan must be accepted, understood, and supported by the elected officials, decision- makers, and the citizens of the community. By adopting such a plan, decisions will be made, monies will be spent, and programs will be initiated which can be implemented in an enlightened and rational manner. Sykesville Master Plan 2010 | Introduction 1-7 The Master Plan is intended to provide a framework for residents, business owners, town staff and elected officials in which mutual goals are identified and planned for implementation. This framework provides the foundation for: a. Protecting and expanding Sykesville’s local economy; b. Preserving the Town’s neighborhoods and historic resources, which will maintain the high quality of life experienced by residents; c. Revitalizing areas of the Town that are declining physically and economically, in addition to managing the growth of new residential and commercial areas; d. Enabling the Town to receive Federal and State funding; e. Showing prospective businesses and employers the type of economic environment enjoyed by employers historically and what is forecast; f. Managing the potential impacts of infill development and growth on the community fabric and natural resource; g. Coordinating public goals with private investment to undertake mutually beneficial projects; h. Providing the Town staff and Town Council with citizens' input; and i. Providing a basis for intelligent discussions by the public and its elected representatives on the evolution of the community. j. The Master Plan is intended also to protect the natural resources and sensitive areas within the Town. The Town adopted by Resolution No. 1997-05, the January 16, 1997 Carroll County Environmental Resources Element. A copy of excerpts from the Carroll County Environmental Resources Element is attached to this Master Plan as Appendix C. MARYLAND ENABLING LEGISLATION A. Article 66B of the Annotated Code of Maryland Article 66B, entitled “Zoning and Planning,” was added to the State Code of Maryland in 1927 and delegates basic planning and land use regulatory powers to the state’s municipalities, Baltimore City, and non- charter counties, including Carroll County. Under Article 66B, it is the function and duty of the planning commission to develop with help of staff, and approve a plan that will be recommended Sykesville Master Plan 2010 | Introduction 1-8