[PAGE 1]
BOARD OF ZONING APPEALS
AGENDA
Tuesday, April 14, 2026, at 6 PM
City Hall, 1838 Emerald Hill Lane, Westminster, MD 21157
www.WestminsterMD.gov
1. Agenda 04-14-2026
Documents:
BZA AGENDA 2026-4-14.PDF
2. Call To Order
3. Introductions
4. Approval Of Meeting Summary
3-3-26 Minute Summary
Documents:
BZA MEETING SUMMARY 3-3-26 FINAL.PDF
5. Approval Of Final Decision Letter BZA-26-01
Approval of the Final Decision Letter for a Special Exception “Trade School”, for Caroll
County Community College, as permitted by Article VIII B, Section 164-54 P of the
Zoning Ordinance.
Documents:
2026-03-24 WESTMINSTER BZA DECISION 26-01_FINAL.PDF
6. Other Business
7. Adjournment

[PAGE 2]
BOARD OF ZONING APPEALS
AGENDA
Tuesday, April 14, 2026, at 6 PM
City Hall, 1838 Emerald Hill Lane, Westminster, MD 21157
www.WestminsterMD.gov
I. Call to Order
II. Introductions
III. Approval of Meeting Summary
March 3, 2026
IV. Approval of Final Decision Letter BZA-26-01
Approval of the Final Decision Letter for a Special Exception “Trade School”, for Caroll
County Community College, as permitted by Article VIII B, Section 164-54 P of the
Zoning Ordinance.
V. Other Business
VI. Adjournment

[PAGE 3]
CITY OF WESTMINSTER
BOARD OF ZONING APPEALS
MEETING SUMMARY
Tuesday, March 3, 2026, at 6 PM
City Hall, 1838 Emerald Hill Lane, Westminster, MD 21157
In Person Meeting and broadcasted live on the City YouTube Channel
I. Call to Order
A meeting of the City of Westminster Board of Zoning Appeals was held at City Hall, 1838 Emerald
Hill Lane, Westminster, MD 21157 and broadcasted live on the City YouTube Channel, on
Tuesday, March 3, 2026, at 6:00 pm.
II. Introductions
• Chair Scott Graf and BZA Member Peter Basile were present. Vice Chair Richard Huss
was absent. Mark Depo, Director of Community Planning and Development and Price
Wagoner, City Planner II were also in attendance. Attorney Meredith McKinnon was
representing the Board of Zoning Appeals.
• Approval of Meeting Summaries
• On a motion by Chair Graf and seconded by Mr. Basile, the Board voted 2-0 to approve
the meeting summary of June 3, 2025.
Chair Graf swore in the applicant, witnesses and the public that wished to speak on the pending
case.
III. Public Hearings
BZA CASE NO: 26-01 Special Exception at 110 Airport Drive, Westminster
An application by Carroll Community College, the Applicant and Tevis Real Estate Inc., the
property owner, requesting approval of a Special Exception “Trade School subject to the
requirements of Section 164-55”, pursuant to Article X: I-R Restricted Industrial Zone Section 164-
54P and 164-59 of Zoning Ordinance.
Chairman Graf entered the exhibits into the record.

[PAGE 4]
1. Board of Zoning Appeals Special Exception Case No. 26-01 Staff Report
2. Board of Zoning Appeals Application
3. Prehearing Statement with Exhibits
4. Proof of advertisements newspaper & posted sign affidavit.
Dave Bowersox, Attorney for the Applicant, presented the case along with calling three
witnesses, Dr. Kelly Koermer of Carroll County Community College, Dean Camlinof Camlin and
Associates, and Nick Driban of Leinhart Traffic Consulting to testify on 15 criteria outlined in
Section 164-169 of the Zoning Ordinance. The applicant submitted the Academic Year 2026-2027
Class Schedule and Projected Enrollments for the trade school. Chairman Graf labeled this table
as Exhibit 5.
Dr. Koermer testified that the Community College intends for the trade school to be a small
instructional program offering welding, automotive technology and plumbing apprenticeship. It
is projected that there will be approximately 46 students and 4 faculty at the facility with classes
being offered mainly in the evening Monday – Friday starting at 5:30 and possibly on Saturday,
9:00 a.m. to 12:00 p.m.
Mr. Camlin testified that the trade school will occupy approximately 10,000 S.F. of the building,
with most of the modifications taking place within the building including the construction of 4
classrooms and bathroom facilities. Mr. Camlin further testified there are minor exterior
changes, mainly overlaying and re-stripping to meet the parking standards of the Zoning
Ordinance.
Finally, Mr. Driban testified the trade school will not adversely affect the peak hour travel times,
and that the existing public road facilities are adequate. The Chair moved to public comment
part of the meeting. Two persons spoke during the public comment portion.
Ben Scheper, owner of Apple Plumbing, Heating & Air spoke in favor of the trade school,
mentioning that the Community College and his company have an apprenticeship partnership.
He also stated that the need for the trades being offered are very high.
Mr. Basile had concerns about possible fumes and noise associated with the automotive
technology and welding programs. Mr. Camlin responded that the building would have industrial
exhaust fans and that most of the automotive and welding classes will take place indoors.
Chairman Graf closed public testimony at 7:57.
Mr. Wagoner entered the staff report into the record. He went over the staff report and noted
that traffic generation for the trade school will have a nominal impact on the area. The
surrounding area also consists of similar or greater commercial/industrial uses. Mr. Wagoner
also mentioned that the property will have a 30 square foot building mounted sign, with further
review of the sign occurring during the building permit phase.
The Board of Zoning Appeals carefully reviewed the Special Exception Case No. 26-01 request
Board of Zoning Appeals
Meeting Summary March 3, 2026
Page 2 of 3

[PAGE 5]
and make findings of fact, pursuant to Section 164-54P sufficient to either approve, approve with
conditions, or disapprove the Applicants request.
Board of Zoning Appeals finds that, based on the findings, conclusions, and recommended
conditions in this staff report [Exhibit 1], the requested “Special Exception for a trade school,
pursuant to Zoning Ordinance Section 164-54P., complies with the Zoning Ordinance and has no
objection to the approval of Board of Zoning Appeals Special Exception Case 26-01, subject to the
following conditions and restrictions:
1) The grant of the requested Special Exception does not relieve the Applicant from meeting
Zoning Ordinance requirements and obtaining necessary approvals from the City of
Westminster, as outlined in Exhibit 1; and
2) The Applicant must provide the required number of parking spaces on-site; and
3) The Applicant must obtain the necessary approvals from the City of Westminster and
Carroll County regarding building permits.
The Board of Zoning appeals further finds that, based on the findings, conclusions, and
recommended conditions in this staff report [Exhibit 1], the requested 30 square foot building
mounted sign for the trade school special exception, pursuant to Zoning Ordinance Article XVII
Signs Section 164-121D complies with the Zoning Ordinance of the approval of Board of Zoning
Appeals Special Exception case 26-01.
After some discussion, Chairman Graf moved to approve BZA 26-01 with the 3 conditions. Mr.
Basile seconded the motion. The motion passed 2-0.
IV. Other Business
There was no other business pending.
V. Adjournment
Chairman Graf, hearing no objection, made the motion to adjourn the Board of Zoning Appeals meeting
of March 3, 2026. The motion was seconded by Mr. Basile. The meeting ended at 8:18 p.m.
______________________________
Mr. Scott Graf, Chair
Westminster Board of Zoning Appeals
Official Recordings of the City of Westminster Board of Zoning Appeals Meetings are available for
viewing in their entirety on the City’s YouTube channel.
Adopted by the Board of Zoning Appeals on __________________________________.
Board of Zoning Appeals
Meeting Summary March 3, 2026
Page 3 of 3

[PAGE 6]
IN THE MATTER OF * THE BOARD OF ZONING APPEALS
Applicant: Carroll Community College * OF WESTMINSTER
Property: 110 Airport Drive *
Westminster, Maryland 21157 Case No.: 26-01
*
An Application for a Special Exception
pursuant to Zoning Ordinance § 164-54P *
for a trade school and associated signage
pursuant to Zoning Ordinance § 164-121D. *
* * * * * * *
A DECISION AND ORDER OF THE BOARD OF ZONING APPEALS OF WESTMINSTER
APPROVING A SPECIAL EXCEPTION FOR A TRADE SCHOOL AND ASSOCIATED
SIGNAGE LOCATED AT 110 AIRPORT DRIVE, WESTMINSTER, MARYLAND
PURSUANT TO ZONING ORDINANCE §§ 164-54P AND 164-121D
On March 3, 2026, the Board of Zoning Appeals of Westminster (the “Board”) held a
hearing in Case No. 26-01 on the request of Carroll Community College (the “Applicant”) for a
special exception to permit a trade school and associated signage at 110 Airport Drive,
Westminster, Maryland 21157 (the “Property”). Tevis Real Estate, Inc. owns the Property. The
Board considered the request pursuant to Article XXII of the Zoning Ordinance of the City of
Westminster (the “Zoning Ordinance”). Scott Graf, Chair, and Peter Basile, Member, sat for the
Board. Meredith E. McKinnon, Esq. served as attorney to the Board. David K. Bowersox, Esquire
served as attorney to the Applicant.
The record in this case includes the Staff Report (Exhibit 1), the Application (Exhibit 2),
the Prehearing Statement (Exhibit 3), and the Proof of Newspaper Advertisements and Sign
Posting Affidavit (Exhibit 4). The Board reviewed these materials, considered the testimony
presented at the hearing, and deliberated in a public meeting. Based on the record and the
applicable provisions of the Zoning Ordinance, the Board makes the following findings of fact and
conclusions of law.
I. Procedural Findings
The City posted notice of the request for a special exception for a trade school and
associated signage, as well as the Board’s March 3, 2026 agenda, on the City’s website as required.
The City also published notice of the public hearing for Case No. 26-01 in the Carroll County
Times on February 10 and February 17, 2026.

[PAGE 7]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 2 of 9
On February 13, 2026, the Applicant posted the Property with a sign stating the time,
date, place, and purpose of the hearing for Case No. 26-01. In addition, the Zoning Administrator
sent notice by certified mail to adjacent property owners stating the time, date, place, and purpose
of the hearing. Based on the foregoing, the Board finds that the notice requirements of § 164-166
of the Zoning Ordinance have been satisfied.
The Board takes official notice of the Zoning Map for the City of Westminster, which the
Board incorporates into the record by reference as part of these findings. The Chair administered
an oath to all persons who testified before the Board in this case.
II. Substantive Findings
This case concerns the Applicant’s request for a special exception to establish a trade
school at the Property. See Exhibits 2 and 3. The Property is located within the City of
Westminster and is zoned I-R Restricted Industrial Zone (“I-R Industrial Zone”). Id. The Zoning
Ordinance permits a trade school in the I-R Industrial Zone by special exception in accordance
with Article XXII. See Zoning Ordinance § 164-54P.
The Property currently contains two buildings and associated parking facilities. See
Exhibit 3. Building One contains approximately 14,100 square feet, and Building Two contains
approximately 25,000 square feet. Id. The Applicant proposes to locate the trade school within
Building Two, occupying approximately 10,000 square feet of that building. Id.
Dr. Kelly Koermer, on behalf of the Applicant, and Dean Robert Camlin testified that the
proposal will not increase the overall square footage of development on the site and that any
modifications will occur within the existing structure. Id. Mr. Camlin further testified that the
proposed use will provide parking in accordance with the Zoning Ordinance parking standard for
business offices. Dr. Koermer additionally testified that the Applicant intends to operate the trade
school as a small-group instructional program offering evening classes. According to Dr.
Koermer, the school will operate Monday through Thursday beginning at 5:30 p.m., and on
Saturdays from 9:00 a.m. to 12:00 p.m.
Nick Driban of Lenhart Traffic Consulting, Inc. testified that the proposed trade school
will not adversely affect the health or safety of nearby residents or workers and will not
overburden existing public road facilities.

[PAGE 8]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 3 of 9
No person testified in opposition to the Application. Ben Scheper, owner of Apple
Plumbing, Heating & Air, located in the vicinity of the Property, testified in support of the
Application. City Council President Tony Chiavacci also testified in support. Both witnesses
stated that the community has a strong need for skilled trades such as plumbing, welding, and
automotive technology, and that the proposed trade school would help address this workforce
need and benefit the community.
In connection with the proposed special exception use, the Applicant also proposes to
install one building-mounted sign measuring thirty (30) square feet (3 feet in height by 10 feet in
width). See Exhibits 2 and 3. Pursuant to Zoning Ordinance Article XVII Signs, Section 164-
121D.:
Signs for special exception uses shall be in accordance with the
pertinent provisions of this article and approved by the Board of
Appeals upon the granting of a special exception. Such signs may
be freestanding or attached to a building but shall not exceed 32
square feet in size, except as to signs provided by § 164-120C.
Lighting for such signs shall not cause glare onto neighboring
residential properties or uses and shall be approved upon
consideration of the character of the neighborhood in which the
special exemption is located. Signs for tourist homes,
boardinghouses and home occupations shall not exceed two square
feet in size on any one side.
III. Conclusions of Law
Pursuant to § 164-161A(2) of the Zoning Ordinance, the Board of Zoning Appeals has
authority “to hear and decide special exceptions as such exceptions are authorized by this chapter.”
The Applicant requests a special exception to permit a trade school and associated signage at the
Property. The Property is zoned I-R Industrial Zone. Section 164-54P of the Zoning Ordinance
permits a trade school in the I-R Industrial Zone as a special exception, subject to the provisions
of Article XXII. Section 164-54P does not establish additional specific conditions for this use
beyond the general special exception standards. Because the Property is located in the I-R
Industrial Zone, the Board finds that the proposed use is a permitted special exception use under §
164-54P. The Board therefore proceeds to evaluate the Application under the standards set forth
in §§ 164-169 and 164-170 of the Zoning Ordinance.

[PAGE 9]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 4 of 9
A. Zoning Ordinance § 164-169 – Criteria for Determination
Section 164-169 provides that, in considering a special exception request, “the Board shall
study the specific property involved, as well as the neighborhood, shall consider all testimony and
data submitted and shall hear any person desiring to speak for or against the appeal or petition.”
Zoning Ordinance, § 164-169 “Criteria for determination”, states in pertinent part:
A. In making its determination, the Board may consider whether the
appeal or petition would adversely affect the public health, safety,
security, morals or general welfare, would result in dangerous traffic
conditions or would jeopardize the lives or property of people living
in the neighborhood.
B. In deciding such matters, the Board may consider the following
factors, together with other relevant factors:
(1) The number of people residing or working in the immediate area
concerned.
(2) The orderly growth of a community.
(3) Traffic conditions and facilities.
(4) The effect of such use upon the peaceful enjoyment of people in
their homes.
(5) The conservation of property values.
(6) The effect of odors, dust, gas, smoke, fumes, vibrations, glare
and noise upon the use of surrounding property values.
(7) The most appropriate use of land and structure.
(8) Prior decisions of the courts regarding such matters.
(9) The purpose of the regulations as set forth in this chapter.
(10) The type and kind of structures in the vicinity where public
gatherings may be held, such as schools, places of worship and the
like.
(11) Facilities for sewers, water, schools, transportation and other
services and the ability of the City to supply such services.
(12) Limitations of fire-fighting equipment and the means of access
for fire, police and health services.
(13) The preservation of cultural and historical landmarks.
(14) Traffic conditions, including facilities for pedestrians, such as
sidewalks, safety zones, parking facilities available and the safe
access of cars to highways or roads.
(15) The contribution, if any, that such proposed use, building or
addition would make toward the deterioration of areas and
neighborhoods.

[PAGE 10]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 5 of 9
The Applicant presented testimony and evidence addressing the factors set forth in § 164-
169. The Board also questioned the Applicant regarding potential concerns, including the effect of
the proposed ramp construction on access for emergency services and the potential for odors,
fumes, vibrations, or noise affecting surrounding properties.
Based on the testimony and evidence presented, the Board finds that the proposed trade
school will be consistent with the existing development pattern in the surrounding industrial area.
The Property is surrounded by industrially zoned properties with similar structures and industrial
uses. The proposed use will operate within an existing building and will require only interior
improvements. As a result, the proposal will not significantly alter the site or the visual character
of the area.
The Board further finds that the trade school will complement existing uses within the
industrial park and will not adversely affect nearby properties or the peaceful enjoyment of
surrounding areas. The site already contains adequate parking, and the proposed use will not create
a parking deficiency.
Although the number of persons working or attending classes at the Property will increase,
the Board finds that the increase will be minimal and will not materially affect traffic conditions
or public safety. The Applicant does not propose to alter the existing means of access to the
Property. Testimony from the Applicant’s traffic consultant further supports the conclusion that
the proposed use will not create adverse traffic impacts.
The Property currently receives City water and sewer service. A Water and Sewer
Allocation request determined that the proposed use requires an additional 681 gallons per day,
which is available within the City’s capacity. Accordingly, the Board finds that the proposed use
will not overburden municipal infrastructure.
For these reasons, the Board concludes that the Applicant has satisfied the criteria set forth
in § 164-169 of the Zoning Ordinance.
B. Zoning Ordinance § 164-170 – Conditions for Grant of a Special Exception
Section 164-170 authorizes the Board to grant a special exception when the evidence
demonstrates that:
(1) The proposed use does not adversely affect the general plan for
the physical development of the district, as may be embodied in this

[PAGE 11]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 6 of 9
chapter [Chapter 164] and in any Master Plan or portion thereof
adopted by the Commission.
(2) The proposed use at the location selected will not:
(a) Adversely affect the health and safety of residents or workers in
the area;
(b) Overburden existing public services, including water, sanitary
sewer, public roads, storm drainage and other public improvements;
or
(c) Be detrimental to the use or development of adjacent properties
or the general neighborhood or change the character of the general
neighborhood in which the use is proposed, considering the service
required, at the time of the application, the population, density,
character and number of similar uses; and
(3) The standards set forth for each particular use for which a special
exception may be granted have been met.
i. General Plan and Comprehensive Plan
Based on the testimony and evidence presented, the Board finds that the proposed use will
not adversely affect the general plan for the physical development of the district. The 2009
Comprehensive Plan identifies goals related to education and workforce development, including
Goal F1, which encourages partnerships that provide educational opportunities and support
community needs. Objective 1 thereof is to coordinate with various County agencies to plan for
adequate school facilities and appropriate school locations. The Board finds that the proposed trade
school is consistent with these goals and therefore will not conflict with the City’s planning
framework.
ii. Health, Safety, and Public Services
For the reasons stated above, the Board finds that the proposed use will not adversely affect
the health or safety of persons working in the area. The surrounding area consists primarily of
industrial uses, and no residential uses are located in the immediate vicinity. The proposed trade
school will operate in a manner consistent with the surrounding industrial environment.
The Board also finds that the proposed use will not overburden existing public services.
The availability of water and sewer service has been confirmed, and the evidence shows that the

[PAGE 12]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 7 of 9
required additional capacity is available. The evidence also demonstrates that the proposal will not
adversely affect public roads, stormwater infrastructure, or other public improvements.
iii. Compatibility With Surrounding Properties
Section 164-170(2)(c) requires that the proposed use not be detrimental to adjacent
properties or change the character of the surrounding neighborhood. The Property is located within
the I-R Industrial Zone and is bordered on three sides by property zoned I-R Industrial Zone and
on one side by property zoned P-I Planned Industrial Zone. The surrounding area contains similar
commercial and industrial uses.
The Board finds that the proposed trade school will generate only nominal additional
vehicle trips and will require only minor interior and limited exterior improvements. As a result,
the proposal will not significantly alter the appearance or function of the Property. The Board
therefore concludes that the proposed use will not be detrimental to adjacent properties and will
not change the character of the neighborhood.
iv. Compliance With Use-Specific Standards
Section 164-170(3) requires that the Applicant satisfy the standards applicable to the
particular special exception use. To comply with the Zoning Ordinance requirements for the
proposed trade school, the Applicant must provide the required number of parking spaces and
obtain all necessary building permits and approvals from the City of Westminster and Carroll
County.
C. Parking Requirements
Section 164-171B requires compliance with the parking standards in Article XVI of the
Zoning Ordinance. Pursuant to § 164-111C, the proposed trade school requires one off-street
parking space for every 250 square feet of floor area or two spaces per office, whichever is greater.
Based on the proposed 10,000 square feet of floor area, the use requires forty (40) parking spaces.
The site already provides at least forty (40) parking spaces, and the Board therefore finds that the
proposal complies with the parking requirements of the Zoning Ordinance.
D. Signage
Article XVII of the Zoning Ordinance governs signage. Section 164-121D provides that,
“[s]igns for special exception uses shall be in accordance with the pertinent provisions of this

[PAGE 13]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 8 of 9
article and approved by the Board of Appeals upon the granting of a special exception. Such signs
may be freestanding or attached to a building but shall not exceed 32 square feet in size . . . .” The
Applicant proposes one building-mounted sign measuring thirty (30) square feet (3 feet by 10 feet).
The Board finds that the proposed sign complies with the maximum size permitted under § 164-
121D. The Applicant will indicate whether the sign will be illuminated on the simplified site plan.
E. Determination
Based on the testimony and evidence presented by the Applicant and City Staff, and subject
to the conditions set forth below, the Board finds that the Applicant has satisfied the applicable
criteria of the Zoning Ordinance for approval of the requested special exception for a trade school
and associated signage.
IV. Decision
Upon motion of Peter Basile, seconded by Scott Graf, the Board voted unanimously at its
March 3, 2026 meeting to grant the special exception for a trade school at the Property subject to
the following conditions:
1. Approval of the special exception does not relieve the Applicant of the obligation to
comply with all applicable provisions of the Zoning Ordinance or to obtain all required approvals
from the City of Westminster.
2. The Applicant shall provide the required number of parking spaces on the Property.
3. The Applicant shall obtain all necessary permits and approvals from the City of
Westminster and Carroll County.
Additionally, upon motion of Peter Basile, seconded by Scott Graf, the Board also voted
unanimously at its March 3, 2026 meeting to approve the requested signage subject to the
following conditions:
1. Approval of the sign does not relieve the Applicant of the obligation to comply with all
applicable provisions of the Zoning Ordinance or to obtain all required approvals from the City of
Westminster.
2. The Applicant shall indicate on the simplified site plan whether the proposed sign will
be illuminated.

[PAGE 14]
BZA Decision
Case No. 26-01
Carroll Community College SE for Trade School and Signage
Page 9 of 9
IT IS THEREFORE, this ____ day of __________________________, 2026,
ORDERED, that the application for a special exception for a trade school and associated signage,
as outlined herein, at 110 Airport Drive, Westminster, Maryland 21157, subject to the conditions
and restrictions set forth above in this decision, be and hereby is GRANTED.
The Board of Zoning Appeals of
Westminster
____________________________________
Scott Graf, Chair