Last researched: September 19, 2026. Sharpsburg is in a clear zoning transition. The Town’s current public zoning ordinance is still the 2019 version, and that ordinance expressly says an accessory building does not refer to a separate detached living unit. At the same time, Town records show that Sharpsburg began working on zoning-text changes for Maryland’s new accessory dwelling unit law in 2025.
Homeowner takeaway: Do not assume Sharpsburg’s older accessory-building rules already authorize a detached ADU. The current ordinance was written before Maryland HB 1466 and does not provide a modern townwide ADU section. Ask the Town Zoning Administrator for the current enacted ADU amendment, ordinance number, effective date and parcel-specific standards before paying for plans.
Sharpsburg ADU planning snapshot
| Question | What we verified |
|---|---|
| Current public zoning ordinance | The Town currently links a zoning ordinance modified August 2019. |
| Detached living unit under old accessory definition | The ordinance says “Accessory does not refer to a separate detached living unit on the property.” |
| Accessory-structure setback | Completely detached accessory structures may be as close as 5 ft to side and rear property lines. |
| General maximum height | The ordinance generally uses a two-story maximum for structures unless another section says otherwise. |
| 2025 ADU work | September 29, 2025 work-session minutes specifically discussed ADU zoning text-amendment requirements under HB 1466. |
| 2025 state-law monitoring | July 2025 Town minutes say HB 1466 mandating ADUs would be monitored closely. |
| Final 2026 ADU ordinance located? | No clearly posted final ADU ordinance was located in the Town ordinance library or current meeting materials reviewed through September 19, 2026. |
| State size framework | Maryland allows an ADU up to 75% of the size of the primary single-family detached dwelling, and covered jurisdictions may not impose a lower maximum. |
| State setback framework | Local ADU side/rear setbacks may not be more restrictive than existing accessory-structure setbacks. |
| State parking framework | Additional off-street ADU parking requires the state-required parking study and a waiver process. |
Sharpsburg’s current code was written before Maryland’s modern ADU law
The zoning ordinance currently linked by the Town is labeled Modified 08-2019. It predates Maryland’s statewide ADU framework by several years.
The ordinance regulates the Town Residential (TR) and Town Center (TC) districts, accessory uses, setbacks, parking, special exceptions and other zoning matters, but it does not contain a dedicated modern section titled “Accessory Dwelling Unit.”
That is why homeowners should not treat the old accessory-building definition as the final 2026 answer.
The old accessory-building definition excludes a detached living unit
Sharpsburg’s current definition of an accessory building says it is a subordinate building on the same lot used for purposes incidental to the principal building. The definition then adds an unusually important sentence:
“Accessory does not refer to a separate detached living unit on the property.”
For a homeowner considering a backyard cottage, detached garage conversion or prefab ADU, that sentence matters. Under the old zoning text, a detached residence is not simply treated as an ordinary accessory building.
Maryland’s new ADU law now requires covered municipalities to authorize ADUs, including attached and detached forms under the state framework. Sharpsburg therefore needs a modern local rule that addresses what the 2019 code did not.
Sharpsburg began formal ADU zoning work in September 2025
Sharpsburg’s September 29, 2025 Mayor and Council work-session minutes contain a specific agenda item titled “Accessory Dwelling Unit (ADU) Zoning Ordinance text amendment requirements per new State Legislation.”
The minutes explain that HB 1466 requires counties and municipalities with planning and zoning authority to adopt a local law authorizing ADU development on land with a single-family detached dwelling by October 1, 2026.
Earlier July 2025 Town minutes also say the Zoning Administrator reviewed planning and zoning bills passed by the General Assembly and that HB 1466 mandating ADUs would be monitored closely.
Those records show the Town was actively tracking and preparing for the state mandate rather than ignoring it.
We did not locate a clearly posted final Sharpsburg ADU ordinance
For this September 19, 2026 research pass, we checked the Town’s ordinance page, zoning-document library, 2025 ADU work-session material, current 2026 meeting/minute listings and current Planning/Zoning contact information.
The Town ordinance page still links the 2019 zoning ordinance, and I did not locate a clearly identified final 2026 ADU ordinance in the public materials reviewed.
That does not prove no ordinance has been adopted. A local amendment may be newly adopted, awaiting upload, incorporated into a version not indexed by search, or still moving through the Town’s process.
Before relying on any local ADU number, ask the Zoning Administrator for the signed ordinance and effective date.
The current accessory-structure setback is 5 ft
Sharpsburg’s § 505 says a completely detached accessory structure may occupy a required side or rear yard but may not be closer than 5 feet to a side or rear property line.
Maryland’s current ADU framework says local ADU side and rear setbacks may not be more restrictive than the jurisdiction’s existing accessory-structure setbacks.
That makes Sharpsburg’s existing 5-foot standard an important benchmark when reviewing the final ADU ordinance.
Do not assume every detached ADU will automatically use exactly 5 feet. Corner-lot rules, stream buffers, steep slopes, utility easements, fire access and other standards can still affect placement.
The current ordinance generally uses a two-story height maximum
Sharpsburg’s § 509 says a maximum height of two stories applies to structures in all districts unless another provision establishes a different rule for a specific type of structure.
The definition section also says accessory structures are generally limited to one story unless the Board of Zoning Appeals approves otherwise.
For a detached ADU, ask whether the final ADU amendment creates its own height standard or uses the older accessory-structure rule.
The Town Residential district currently expects a single-family form
Sharpsburg’s existing TR district permits single-family detached dwellings and customary accessory uses and structures. The old zoning structure was therefore designed around one principal residence plus ordinary accessory uses, not a modern independent secondary dwelling.
That reinforces why a current ADU amendment is needed for a legal second dwelling unit.
Maryland’s 75% rule will control how restrictive the final local size cap can be
Maryland’s current ADU definition allows a secondary dwelling unit up to 75% of the size of the primary single-family detached dwelling.
The Maryland Department of Planning says jurisdictions covered by the law may not impose a lower local maximum.
When Sharpsburg’s final ordinance is available, homeowners should verify:
- how the Town measures the primary dwelling;
- whether gross or livable floor area is used;
- whether the Town imposes an absolute square-foot cap;
- whether attached and detached ADUs use the same calculation; and
- whether the local rule is consistent with Maryland’s 75% standard.
Use our Maryland ADU size guide to understand the statewide framework, then confirm Sharpsburg’s final local method.
Parking must follow Maryland’s study-and-waiver rules
Sharpsburg’s older zoning ordinance contains general off-street parking requirements, but those rules were written before HB 1466.
Maryland now says that if a jurisdiction imposes additional off-street parking specifically because of an ADU, it must first complete the required parking study and must provide a waiver process.
Ask Sharpsburg:
- whether the final ADU ordinance requires an additional space;
- whether on-street parking can satisfy the requirement;
- whether the Town completed the required parking study; and
- what waiver process is available.
Water and sewer review can still control feasibility
Sharpsburg relies on Washington County for water and sewer services. The Town government page directs residents to Washington County Water & Sewer for system issues and billing.
A legal ADU can add bedrooms, plumbing fixtures and utility demand. Before final design, confirm whether the project requires:
- a new or upsized water service;
- a sewer-service upgrade;
- capacity or allocation review;
- a separate meter;
- connection or impact charges; or
- County plumbing or health approvals.
Sharpsburg has its own zoning permit and Board of Appeals process
The Town publishes a Zoning Certificate application, residential building-permit application and Board of Zoning Appeals forms. Sharpsburg also has its own Zoning Administrator.
For an ADU, ask which of those local approvals must occur before County building or trade permits are issued.
For property outside Sharpsburg’s corporate limits, use Washington County zoning rather than the Town ordinance.
What to ask Sharpsburg before paying for ADU plans
- Has Sharpsburg adopted its HB 1466 ADU zoning amendment?
- What is the ordinance number, adoption date and effective date?
- Can I get the final signed ordinance?
- Which zoning districts or lot types are eligible?
- Are internal, attached and detached ADUs all allowed?
- What maximum size and measurement method apply?
- What side and rear setbacks apply to detached ADUs?
- Does the existing 5-ft accessory-structure setback control the ADU?
- What height rule applies?
- What parking rule and waiver process apply?
- Has the Town completed an ADU parking study?
- Is owner occupancy required?
- Can an existing garage or accessory structure be converted?
- What Washington County water/sewer and building approvals are required?
Sharpsburg homeowner checklist
- Confirm the property is inside Sharpsburg municipal limits.
- Check the zoning district.
- Ask the Zoning Administrator for the current ADU ordinance.
- Do not assume the old accessory-building definition permits a detached dwelling.
- Confirm the final legal size and measurement method.
- Determine whether the unit will be internal, attached or detached.
- For detached units, compare the final rule with the existing 5-ft setback benchmark.
- Check height, corner-lot and environmental constraints.
- Confirm parking and any waiver procedure.
- Check Washington County water/sewer requirements.
- Submit the Town zoning approval before construction.
- Do not make a non-refundable prefab or construction commitment until the final ordinance is confirmed.
Sharpsburg MD ADU FAQs
Does Sharpsburg currently allow detached ADUs?
The Town’s current 2019 zoning ordinance says an accessory building does not refer to a separate detached living unit. Sharpsburg began working on HB 1466 ADU zoning amendments in 2025, so ask the Town for the current adopted ADU ordinance before assuming a detached unit is allowed.
What are Sharpsburg’s current accessory-building setbacks?
The current ordinance says completely detached accessory structures may be as close as 5 feet to side and rear property lines. Maryland law says ADU side/rear setbacks cannot be more restrictive than existing accessory-structure setbacks.
What is the maximum ADU size in Sharpsburg?
A final Sharpsburg-specific maximum was not publicly verified during this review. Maryland’s statewide framework allows an ADU up to 75% of the primary single-family detached dwelling and covered jurisdictions may not impose a lower local maximum.
Did Sharpsburg discuss HB 1466?
Yes. September 29, 2025 work-session minutes specifically addressed ADU zoning text-amendment requirements under the new state legislation, and July 2025 minutes say the Town would monitor HB 1466 closely.
Who should I contact about a Sharpsburg ADU?
Start with the Town of Sharpsburg Zoning Administrator. The Town currently lists Tim Lung at 240-816-1230 and Sharpsburg.md.zoning@gmail.com. Town Hall is at 106 E. Main Street, Sharpsburg, Maryland 21782.
Primary sources checked
- Town of Sharpsburg — Town Ordinances
- Town of Sharpsburg — Zoning Ordinance, modified August 2019
- Town of Sharpsburg — September 29, 2025 Work Session Minutes
- Town of Sharpsburg — July 2025 Mayor & Council Minutes
- Town of Sharpsburg — Zoning Documents and Permit Forms
- Town of Sharpsburg — Zoning Administrator and Town Contacts
- Maryland Department of Planning — HB 1466 ADU FAQ
Maryland ADU Guide is an independent research publication, not the Town of Sharpsburg, Washington County, a law firm, architect or contractor. This page states exactly what was checked: the Town’s current public zoning ordinance, ordinance library, 2025 ADU work-session materials, 2026 meeting records and Maryland’s current ADU guidance. A clearly posted final Sharpsburg ADU ordinance was not located as of September 19, 2026. Confirm the current signed ordinance and parcel-specific requirements with the Town before spending money on design or construction.
What to do next
Get Sharpsburg’s current ADU ordinance before choosing a size, parking plan or detached-unit location.
- Confirm who reviews the property.
- Ask the Sharpsburg Zoning Administrator for the current signed ADU amendment.
- Gather your zoning district, survey, accessory structures and utility information.
- Continue to the Maryland ADU planning tools.
Planning guidance is not permit approval.