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 1 Town of Sykesville Master Plan Adopted by the Mayor and Town Council January 24, 2011 Amended September, 2014September , 2014 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