ÿWPC-< âÕúJ®ÅýFì¶ì*E(fì7²z¡ÕùþÛ¢Õ8mó™›[¬ËèñO{ùÌÍÁÖÍ¿mžÉËš­ÆÉ‹ƒÄ”{óˆÂ ×c‰&±ç‡L)¶§Ž0„]Q>´1úÃynØÞ ñ¯pá÷ýC†Ê¬6ã]¶‡¤´çÑ󆄨£öæty@F_ær9¾¤eÉjõ{a>R5yk€‹A`gø#e—⃬íâD ÷'MÎt’ð£–ÜÍg…)Ëø´ÀÎn¶‘x‹a#kŒ½Î×*H ´Ö–|5,Rüç·’ìëÕnànS⿜º-ñ!-IgD@9J;6þô*߉-SCzÊ|´J¹™TÑ}ö’Äu/à›ÆxëÓ¾Hs•N·÷8}¿\]‰§X/”ªßóé ~I;|–Ü€#! UN! %o 0(u  w@° 4ð   m U F, 0lr 0DÞ <" 0‰^bçUFïUF5`{UFÛ! 0ƒ±4^< 0vš44$ 84EdYb½ÅHÝ%V%4' 0v; 0¥± BV 0‰süü,D"\ 0Ü~ 0ïZ 0±I 0ú 0ü! 0)# 0<:$ 0Nv% 0aÄ& 0Ú%( 0¯ÿ( 0¯®) 0Î]* 0Ç++ 0Æò+ 0ä¸, 0®œ- 0®J. 0zø. 0¹r/ +0 0=<0 0Fy0 0P¿0 1“1 0®¢1 1P2 0·U3 0C 4 1·O4 1g5 1mm5¢Ú5U:|9E¶9¸9UFÍ9 : : #: +: 3: ;:4C:4W:4k:4:4“:4§:UF»:4;4;4);););4=;=;=;4Q;Q;4 e;4y;y;y;4;;4¡;4µ;µ;4É;É;É;4Ý;Ý;Ý;4ñ;ñ;ñ;4<<4<˜HP LaserJet 5MP,ð,,,,,ð0(ÈhH  Z‹6Times New Roman RegularX($¡¡ Ý ƒ üÝ$Ýà  àòòÚ  Ú1Ú  ÚóóÝ  ݛԇX“ôXXXÔAppellee€testified€that€his€snake€breeding€businessÐ ° Ðgenerates€an€annual€gross€income€of€approximately€$500,000.Ô#†XGJXXX“ôD#Ô Ÿ ¡V¢£¤¥D¦§¨«Mq)gQx'¯qfœþ3|x¨ÿU‹ÿÀÀÀ<à09Z+‹.Courier New Regular((3üÝ$¤¤Ý ƒ!ÝÝ  Ýà  àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó 2Ý ƒ ‰ $ÝÔ€kX§8XXXÔà  àòòÚ  Ú2Ú  ÚóóÝ  ݛԇ X³ÌXXkX§8ÔAt€the€time€Mr.€¢Kahl£€proposed€his€business€planÔ#†kX§8XX X³Ìc#ÔÔ‡ X³ÌXXkX§8Ô,€theÐ ° ÐDepartment€of€Permits€and€Development€Management€was€known€as€theÏDepartment€of€Zoning€and€Development€Management.€€Mr.€¢Jablon£€hasÏremained€as€director€throughout€and€his€duties€as€such€have€notÏbeen€altered.€€òòSeeóó€¢BCZR£€ðððð€5„1€to€5„2€(2000).Ô#†kX§8XX X³ÌÖ#ÔV1 ×ß8Document[8]Document Styleà0..àà8` ..` àÛ  ÛÌÌ- ù-<à09Z+‹.Courier New Regular€.Courier New Regular VÝ ƒ ‰ $ÝÔ€kX§8XXXÔà  àòòÚ  Ú3Ú  ÚóóÝ  ݛԇX³ÌXXkX§8ÔThe€original€application€stated€that€the€facility€wouldÐ ° Ðhave€a€private€water€and€sewage€system,€but€the€permit€statedÏthat€the€property€would€be€fed€by€the€public€water€and€sewageÔ#†kX§8XXX³Ìc#ÔÐ \¬ ÐÔ‡X³ÌXXkX§8Ôsystem.€€The€Board€found€that€this€discrepancy€was€merely€anÐ 2‚ Ðadministrative€error€that€was€not€ð ðgermane€to€the€case.ðð€€€€Ô#†kX§8XXX³Ì#Ô<à09Z+‹.Courier New Regular †Ý ƒ ‰ $ÝÔ€kX§8XXXÔà  àòòÚ  Ú4Ú  ÚóóÝ  ݛԇ X³ÌXXkX§8Ô¢Phorbas£,€who€hailed€from€the€Ancient€Greek€region€ofÐ ° ÐThessaly,€was€asked€by€the€people€of€¢Rhodos£€to€free€them€from€theÏsnakes€that€were€plaguing€their€island.€€Upon€doing€so,€he€wasÏheralded€as€a€hero.Ô#†kX§8XX X³Ìc#ÔV$‡›8Document[4]Document Styleà..àò òòòÛ  Û.óó€€ó ó  TÝ ƒ ‰ $ÝÔ€kX§8XXXÔà  àòòÚ  Ú5Ú  ÚóóÝ  ݛԇ X³ÌXXkX§8ÔAfter€losing€the€Battle€of€Actium€in€31€BC,€CleopatraÐ ° Ðcommitted€suicide,€in€order€to€save€herself€the€humiliation€ofÏbeing€led€by€Augustus€through€the€streets€of€Rome,€by€sneaking€anÏasp€into€her€tower€and€letting€it€bite€her.€€Plutarch,€òòLivesóó.€Ð 2‚  ÐThe€Bible€tells€how€the€serpent€coerced€Eve€into€biting€theÏapple,€causing€Adam's€and€Eve's€subsequent€fall€from€Eden.€€3ÏGenesis€14.€€Ô#†kX§8XX X³Ìc#ÔV äå8Document[6]Document Styleà8..àÛ  ÛÌÌ Ý ƒ ‰ $ÝÔ€kX§8XXXÔà  àòòÚ  Ú6Ú  ÚóóÝ  ݛԇ X³ÌXXkX§8ÔThe€Board€found€that€it€was€undisputed€that€snakes€wereÐ ° Ðð ðanimals.ðð€€Ô#†kX§8XX X³Ìc#Ô ZÝ ƒ ‰ $ÝÔ€]X§8XXXÔà  àòòÚ  Ú5Ú  ÚóóÝ  ݛԇ`X³ÌXXkX§8ÔAfter€losing€the€Battle€of€Actium€in€31€BC,€CleopatraÐ ° Ðcommitted€suicide,€in€order€to€save€herself€the€humiliation€ofÏbeing€led€by€Augustus€through€the€streets€of€Rome,€by€sneaking€anÏasp€into€her€tower€and€letting€it€bite€her.€€Plutarch,€òòLivesóó.€Ð 2‚  ÐThe€Bible€tells€how€the€serpent€coerced€Eve€into€biting€theÏapple,€causing€her€fall€and€Adamððs€subsequent€fall€from€Eden.€€3ÏGenesis€14.€€Ô#†]X§8XX X³Ìc#Ô- ù- ØØ >ØØÑ#€Xÿÿd#ÑÑ € ÑV Äã8Document[5]Document Styleà0..àÛ  ÛÌÌV:ä8Document[2]Document StyleÌò òÛ  ÛÔ2ÔA.Ô3  Ô€òòÔ  ÔÔ  ÔÌÌó óóó dV1 ·Ý8Document[7]Document Styleà0..àà0` ..` àÛ  ÛÌÌ Ö€Ö Ö€Ö Ö€Ö Ö€Ö Ñ  ÑÑ ° Ñz` :Right Par[1]Right-Aligned Paragraph NumbersàÐ.. àÛ  ÛÔ2ÔI.Ô3  Ô€ˆà°..°àà0..àÌÌzs BÇ:Right Par[2]Right-Aligned Paragraph Numbersà..ààÐ` ..øàÛ  ÛÔ2ÔA.Ô3  Ô€ˆà..àà0` ..` àÌÌVJ8Document[3]Document StyleÌà..àò òÛ  ÛÔ2Ô1.Ô3  Ô€Ô  ÔÔ  ÔÌó óz† Çû:Right Par[3]Right-Aligned Paragraph Numbersà..àà` ..` ààи ..P àÛ  ÛÔ2Ô1.Ô3  Ô€ˆà` ..` àà0¸ ..¸ àÌÌz™ &ò:Right Par[4]Right-Aligned Paragraph Numbersà..àà` ..` àภ..¸ ààÐ..¨ àÛ  ÛÔ2Ôa.Ô3  Ô€ˆà¸ ..¸ àà0..àÌÌz­ {j:Right Par[5]Right-Aligned Paragraph Numbersà..àà` ..` àภ..¸ àà..ààÐh..ˆàÛ  ÛÔ2Ô(1)Ô3  Ô€ˆà..àà0h..hàÌÌzÀ Ä´:Right Par[6]Right-Aligned Paragraph Numbersà..àà` ..` àภ..¸ àà..ààh..hààÐÀ..ààÛ  ÛÔ2Ô(a)Ô3  Ô€ˆàh..hàà0À..ÀàÌÌzÒ Ž:Right Par[7]Right-Aligned Paragraph Numbersà..àà` ..` àภ..¸ àà..ààh..hààÀ..ÀààÐ..°àÛ  ÛÔ2Ôi)Ô3  Ô€ˆàÀ..Ààà0..àÌÌzå :Right Par[8]Right-Aligned Paragraph Numbersà..àà` ..` àภ..¸ àà..ààh..hààÀ..Ààà..ààÐp..àÛ  ÛÔ2Ôa)Ô3  Ô€ˆà..àà0p..pàÌÌVcÒ08Document[1]Document StyleÌÔ  Ôà@ì..^àòòò òÔ  ÔÛ  ÛÔ2ÔI.Ô3  Ô€Ô  ÔÔ  ÔÔ  ÔˆÌÌóóó ól= g:Technical[5]Technical Document Styleà..àò òÛ  ÛÔ2Ô(1)Ô3  Ô€.€€ó ól= …:Technical[6]Technical Document Styleà..àò òÛ  ÛÔ2Ô(a)Ô3  Ô€.€€ó ól:%ÊÀ:Technical[2]Technical Document StyleÌò òÛ  ÛÔ2ÔA.Ô3  Ô€òòÔ  ÔÔ  ÔóóÌÌà..àó ól7!›:Technical[3]Technical Document StyleÌò òÛ  ÛÔ2Ô1.Ô3  Ô€Ô  ÔÔ  ÔÌà..àó ól6! ):Technical[4]Technical Document Styleò òÛ  ÛÔ2Ôa.Ô3  Ô€Ô  ÔÔ  ÔÌà..àó ólE0 D:Technical[1]Technical Document StyleÌòòò òÔ  ÔÛ  ÛÔ2ÔI.Ô3  Ô€Ô  ÔÔ  ÔÔ  ÔÌÌóóà..àó ól<a~:Technical[7]Technical Document Styleà..àò òÛ  ÛÔ2Ôi)Ô3  Ô€.€€ó ól<a…:Technical[8]Technical Document Styleà..àò òÛ  ÛÔ2Ôa)Ô3  Ô€.€€ó óR& ÿÿ8BibliogrphyBibliographyà0..àà°..°àÌÌfEÿÿ2Doc InitInitialize Document StyleÓ€CÓÈÓ(€ G8&1%(  (ÓØØDEF(ÿÿ$˜˜Ìà0 àà à(ÿÿ$™™à0 àà0 àà à((ÿÿ$ššà0 àà0 àà0 àà à8&1%( ÿÿA_ekqw‡DocumentDocument StyleI.1.A.a.(1)(a)i)a)jDÿÿ4Tech InitInitialize Technical StyleÓ(€ I>;<=9:?@ (ÓØØ>;<=9:?@ ÿÿCuy±ÉåTechnicalTechnical Document Style11.11.1.11.1.1.11.1.1.1.11.1.1.1.1.11.1.1.1.1.1.11.1.1.1.1.1.1.1x?ãt2PleadingHeader for numbered pleading paperÓÈÓÑ °ÑÑè°ÑÖ€OÿÿÖ(2C$¨¨Ý ƒ!ÝÝ  Ý/0234567 ÿÿCƒ‰•›£«±Right ParRight-Aligned Paragraph NumbersI.A.1.a.(1)(a)i)a)$ÿÿ35;AGMU]c1I.A.1.a)(1)(a)i) # e37=CIQYag­­1.a.i.(1)(a)(i)1)a) ˜Ý ƒKR(ÝÓ  ÓÝ  ÝÔ€PrùXXXÔÓÈÓÒX°ÒÒ°°ÒÓÿÿÀ°œXÓß?€'Q'ü°ø*–dEü°ø*?ßß?€'Q'°ø*–dE°ø*?ßÌÌàHHÀà1ˆÌÌàHHÀà2ˆÌÌàHHÀà3ˆÌÌàHHÀà4ˆÌÌàHHÀà5ˆÌÌàHHÀà6ˆÌÌàHHÀà7ˆÌÌàHHÀà8ˆÌÌàHHÀà9ˆÌÌàÐÐÀà10ˆÌÌàÐÐÀà11ˆÌÌàÐÐÀà12ˆÌÌàÐÐÀà13ˆÌÌàÐÐÀà14ˆÌÌàÐÐÀà15ˆÌÌàÐÐÀà16ˆÌÌàÐÐÀà17ˆÌÌàÐÐÀà18ˆÌÌàÐÐÀà19ˆÌÌàÐÐÀà20ˆÌÌàÐÐÀà21ˆÌÌàÐÐÀà22ˆÌÌàÐÐÀà23ˆÌÌàÐÐÀà24ˆÌÌàÐÐÀà25ˆÌÌàÐÐÀà26ˆÌÌàÐÐÀà27ˆÌÌàÐÐÀà28Ô  à.À+Ô<þ6X9`("Courier 10cpi Ñ  Ñ<ô6Nß9`(.Courier 10cpiItalic123456<à09Z+‹.Courier New RegularÝ ƒ!ÝÝ  Ý›Ñ  ÑÑ€RP¨ÑÔ‡ X“ôXXXÔÓ  ÓÓ=€Pó`PXXdÐd=Óñ ñà@üü#ìàò òòòJAMES€R.€EYLERóóó óˆÐ ° Ðà@hh#ìàò òAssociate€JudgeˆÐ  Ðà@LLìàCourt€of€Special€AppealsˆÌà@ðð"ìà401€Bosley€AvenueˆÌà@,,"ìàTowson,€MD€21204ˆÌà@$ìà410„887„3286ˆÌà@ìì*ìàó óˆÌÌÌà@ðð"ìàDecember€14,€2000ˆÌÓ  ÓÓ  ÓÓ  ÓÓ=€PûìPXXdPXXd=ÓÓ<(° ` ¸ hÀpÈ xÐ °œX<ÓÑ€*ÑÑ€+ÑÑ€,ÑÑ€-ÑÑ€.ÑÒ(hXh°(#°(#(ÒÐ Ž Þ  ÐÐ Ž Þ  ÐÒ1h¤hXh °°1ÒÐ d´  ÐÐ d´  ÐÒ1hXhh¤ °°°°1ÒÐ :Š  ÐÐ :Š  ÐÒ1ñw¤hXh °°1ÒThe€Hon.€Joseph€F.€Murphy,€Jr.Ì€€€€Chief€JudgeÌThe€Hon.€Charles€E.€Moylan,€Jr.ÌThe€Hon.€Arrie€W.€DavisÌThe€Hon.€Ellen€L.€HollanderÌThe€Hon.€James€P.€SalmonÌÐ d ÐThe€Hon.€Andrew€L.€SonnerÌThe€Hon.€James€A.€KenneyÌThe€Hon.€Deborah€Sweet€ByrnesÌThe€Hon.€Sally€D.€AdkinsÌThe€Hon.€Peter€B.€KrauserÐ h¸ ÐÒ(ñw¤°¡°¡(Òà  àà ` àà ¸ àà  àà h àRe:€€¢Marzullo£€v.€¢Kahl£Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€No.€2301Ìà  àà ` àà ¸ àà  àà h àà À àSept.€Term,€1999Ì€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€òòArgued:€9/5/2000óóÐ l¼ ÐÌDear€Judges:ÌÌà  àEnclosed€please€find€Judge€Fischer's€proposed€opinion€€forÏreporting€in€the€above„captioned€appeal,€together€with€JudgeÏKarwacki's€dissent.€€Bob€Fischer€has€approved€the€opinion,€and€IÏbelieve€he€wants€to€submit€it€for€publication.€€Because€Bob€isÏnow€in€Florida,€I€have€been€unable€to€reach€him€for€the€pastÏseveral€days€to€clarify€that€he€wants€it€offered€for€publication.€ÏI€have€decided,€therefore,€to€submit€it€to€the€Court€and€willÏsurely€speak€to€Bob€about€it€before€the€Conference.€€ÌÌà  àKindly€let€me€have€the€benefit€of€any€suggestions€which€youÏmay€have€in€time€for€their€consideration€before€the€Conference.€ÏNit„type€suggestions€should€come€to€my€office.€€If€you€have€anyÏquestions€of€a€substantive€nature,€please€call€me€and€I€will€passÏthem€along€to€Bob€when€I€reach€him.€€Thank€you.ÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  àà p àSincerely,ÌÌñ ñÔ#†XGJXX X“ô:#Ôñ ñÔ‡SXØBXXXÇÔòòà  àà ` àà ¸ àà  àà h àà À àà  àà p àñ•ñJimñ•ñóóÔ#†XÇXXSXØBŽ #Ôñ ñÔ‡PXó`XXXGJÔñ ñÐ Ð* &- ÐÌcc:€€The€Hon.€Robert€L.€KarwackiÐ  ° Ðñ ñò ò¢HEADNOTE£:ó óà0 ` àà0¸ ` (#` (#àòòMary€Pat€¢Marzullo£,€et€al.,€v.€Peter€A.€¢Kahl£,óóа¸ (#¸ (# Ðà  àà ` àà ¸ àNo.€2301,€Sept.€Term,€1999ÌÌÌÌ______________________________________________________________ÌÌò òZONING€„„€ó óÐ P   ÐÌà0  àA€facility€for€the€breeding,€raising,€and€marketing€of€snakesÏheld€to€be€a€farm,€as€a€matter€of€law,€within€the€meaning€ofÏBaltimore€County€zoning€regulations.Ð (#(# ÐÌÌÐ  ð@   ÐÑRP¨Ñâ RâÑ  Ñâ RâÑ  ÑÑ  ÑÒ°ÒÒh°ÒÑä°ÑÔ#†XGJXXPXó`M #ÔÓC€ M ÿÿ$#NCÓÓ=€Pó`PXXdPXXd=ÓÓ<( pÈ xÐ (#€%Ø'0*ˆ,à.81°œX<ÓÓ  ÓÔ€ X“ôXXXGJÔREPORTEDÐ ä ÐÌòòIN€THE€COURT€OF€SPECIAL€APPEALSóóÐ ¬ ÐÌòòOF€MARYLANDóóÐ < X ÐÌNo.€2301€Ô% ‡T ÔÔ%†TÞÔÌÌSeptember€Term,€1999ÌÌßA€'Q) °°xdE?XAßÐ @\  Ѐ€€€€€€€€€€€€€€€€€€€€ÌÌÌÌMARY€PAT€¢MARZULLO£,€et€al.ÌÌÔ% ‡U ÔÔ%†U ÔÌÌÌv.ÌÌÌÌÔ% ‡V ÔÔ%†VÇÔPETER€A.€¢KAHL£ÌÌÌÌÌÌÌßA€'Q) °°xdE XAßÐ  # ÐÌÓ  Óà p àÔ% ‡W Ô¢Eyler£,Ô%†WjÔÌà p àÔ% ‡X ÔÔ%†XÔ¢Karwacki£,€Robert€L.Ì€€€€€€€(Ret.,€specially€assigned),€Ìà p àÔ% ‡Y ÔÔ%†YÔFischer,€Robert€F.,€Jr.Ì€€€€€€€€(Ret.,€specially€assigned),ÌÒ?ÒÌÒ?Òà p àà È àà  àà x àJJ.ÌÌßA€'Q) °°xdE›'XAßÐ œ'¸ ) ÐÌà@œœ4ÄàOpinion€by€Fischer,€J.ˆÌà@ÌÌ.ÄàDissenting€opinion€by€¢Karwacki£,€J.ˆÌÌßA€'Q) °°xdE+XAßÐ +$. ÐÌFiled:ñ¨ñ€€€€€December€26,€œ2000ñ¨ñ›Ð  è+%0 ÐѰäÑÒ°ÒÒ°hÒØØÓÓÑ  ÑÑ€ÑÑ8€“ôXXdÖXXdì8Ñà  àThis€is€an€appeal€by€Mary€Pat€¢Marzullo£€and€Peopleððs€CounselÏfor€Baltimore€County,€appellants,€from€a€decision€by€the€CircuitÏCourt€for€Baltimore€County€reversing€the€County€Board€of€AppealsÏ(Board)€in€a€zoning€matter.€€The€circuit€court€held€as€a€matterÏof€law€that€a€facility€for€the€breeding,€raising,€and€marketingÏof€snakes,€owned€by€Peter€¢Kahl£,€appellee,€was€a€farm€within€theÏmeaning€of€the€ð ðRC„4ðð,€ð ðResource€Conservation€ð"ð€WatershedÏProtectionðð€zone.ÌI.€òòFactual€BackgroundóóÐ `  Ðà  àThe€underlying€facts€are€not€in€dispute.€€Appellee€is€anÏavid€snake€lover€and€successful€breeder€of€exotic€pythons€andÏboas.€€At€first,€appellee€mated€his€reptiles€in€the€basement€ofÏhis€home.€€Desiring€to€house€his€snakes€in€less€constrictedÏquarters,€appellee€built€a€facility€on€his€Baltimore€CountyÏproperty€to€breed,€raise,€and€market€snakes€and€transformed€whatÏbegan€as€a€hobby€into€a€business.׃×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€This€case€arose€when€some€ofÐ Ä Ðhis€neighbors,€including€Ms.€¢Marzullo£,€recoiled€at€the€facilityððsÏinhabitants.Ìà  àAppelleeððs€business,€¢Kahl£€Reptiles,€Incorporated,€isÏadvertised€on€the€Internet€and€ð ðconducted€on€an€extensiveÏinternational€basis.ðð€€Appellee€has€one€full„time€employee,€MarcÏ¢Spataro£,€who€testified€before€the€Board€and€has€had€severalÐ Ì'#* Ðarticles€published€in€scientific€magazines€and€journals€that€areÏdedicated€to€the€study€and€breeding€of€snakes.€€Both€individualsÏwere€considered€by€the€Board€as€ð ðexperts€in€the€field€ofÏherpetology.ðð€€Appellee€also€has€co„authored€articles€andÏtestified€extensively€regarding€the€ð ðselectivity€of€theÏbreeding...€the€mating€process,€conditions€required€throughoutÏthe€entire€process,€the€harvesting€of€eggs,€the€incubationÏprocess,€developmental€stages,€and€the€final€determination€ofÏwhich€snakes€would€be€trained€and€which€would€ultimately€beÏmarketed.ðð€€€€Ìà  àAppellee€markets€to€other€breeders,€individuals,€andÏinstitutions.€€While€there€is€a€market€for€both€human€consumptionÏand€manufacturing,€appellee€avoids€selling€for€these€purposes,Ïexcept€for€inexpensive,€¢subpar£€animals.€€The€snakes€are€bred€forÏcolor,€pattern€characteristics,€and€temperament.€€AppelleeÏretains€a€significant€portion€of€the€snakes€for€breedingÏpurposes.€€To€attain€these€goals,€appellee€maintains€extensiveÏrecords€and€files€on€the€snakes.€€Appellee€also€testified€that€heÏdoes€not€board€or€keep€any€animals€for€others€at€his€facility.€ÏThe€Board€noted€that€appelleeððs€ð ðexpertise€has€resulted€in€theÏdevelopment€of€many€varied€strains€of€both€Boas€and€PythonsÏrelative€to€color€and€stripes€and€temperament.ðð€€Ìà  à€Appelleeððs€building€is€a€two„level,€ten€thousand€squareÏfoot,€barn„like€structure.€€The€snakes€are€housed€on€the€firstÐ $+t&. Ðfloor,€comprised€of€sixteen€rooms,€one€of€which€is€appelleeððsÏoffice.€€Installed€in€the€building€is€an€elaborate€heating,Ïcooling€and€ventilation€system€and€each€room€is€equipped€with€aÏsink,€window,€and€radiant€floor€heat.€€The€rooms€are€temperatureÏcontrolled€for€optimal€breeding,€hatching,€and€growingÏconditions.€€In€addition€to€the€ordinary€safety€measures€of€locksÏand€fire€alarms,€appelleeððs€facility€contains€extraordinaryÏsafety€measures,€including€an€alarm€system€in€the€incubation€roomÏset€to€monitor€the€temperature€and€a€security€system€thatÏrequires€all€the€snakesðð€cage€doors€and€doors€to€the€facility€toÏbe€locked€before€the€alarm€can€be€set€or€the€door€locked.€€Ìà  àThe€snakes€are€normally€maintained€inside€the€facility,€butÏthey€are€taken€outside€for€exercise€and€ð ðsunning.ðð€€Appellee€alsoÏtestified€that€the€best€breeding€results€require€the€females€toÏexercise€in€order€to€maintain€good€muscle€tone.€€€Ì€€€€à  àThe€barn€is€served€by€its€own€well€and€septic€system€thatÐ Ä Ðguarantees€the€snakes€are€hydrated€and€their€cages€cleansed€withÏclean€water.€€A€compost€system€breaks€down€the€snakesðð€waste€andÏis€used€to€fertilize€the€yard.€€Within€the€facility,€appelleeÏbreeds€rats€and€rat€pups€that€are€used€to€feed€the€snakes.€€Ìà  àDespite€the€snakesðð€outside€exercise,€the€Board€did€not€findÏthat€the€snakes€pose€any€threat€to€the€community.€€In€fact,€theÏBoard€found€that€this€case€ð ðis€not€a€situation€of€communityÏsafety,€increased€traffic,€[or]€snake€security....ðð€€The€BoardÐ $+t&. Ðfurther€found€that€ð ðtestimony€is€uncontradicted€that€¢Kahl£Ïððraises,€breeds,€keeps€and€marketsðð€these€animals€(snakes).ðð€€€ÌII.Ô  Ôà  àÔ»&ÔòòProcedural€Historyà h àóóÐ X Ðà  àAppelleeððs€residence€and€snake€breeding€and€raising€facilityÏare€located€on€4.72€acres,€zoned€ð ðRC„4ðð€or€ð ðResourceÏConservationð"ð€Watershed€Protection.ðð€€The€primary€purpose€of€RC„4Ïzoning€is€to€protect€water€supplies€by€controlling€development€inÏwatershed€areas.€€Baltimore€County€Zoning€Regulations€(¢BCZR£)€ððÏ¢1A03.1£€(2000).€€Ìà  àIn€July€1994,€appellee€applied€to€the€Baltimore€CountyÏDepartment€of€Permits€and€Licenses€for€a€ð ðHoldingÏFacility/Kennel/Wild€Lifeðð€animal€license€for€his€reptile€barn.€ÏThis€one„year€license€was€issued€on€July€12,€1994.Ìà  àLater€in€July€1994,€appellee€contacted€Mr.€Arnold€¢Jablon£,ÏDirector€of€the€Department€of€Permits€and€Development€Management,Ïto€present€a€plan€for€a€barn„like€structure€to€house€snakes.¢×ƒ×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×£Ð Ä Ðà  àOn€April€5,€1995,€two€months€prior€to€the€expiration€of€hisÏanimal€license,€he€requested€a€ð ðfarm€qualificationðð€for€hisÏproperty€from€the€Baltimore€County€Agricultural€Land€PreservationÏAdvisory€Board€(Advisory€Board).€€Attached€to€appelleeððsÏapplication€was€a€map€and€parcel€reference.€€Upon€receivingÐ  &p!( Ðappelleeððs€request,€Mr.€¢Jablon£€requested€Mr.€Wallace€¢Lippincott£,Ïprogram€administrator€of€the€agricultural€preservation€program,Ïto€verify€the€legitimacy€of€appelleeððs€ð ðfarm€qualificationððÏrequest.€€At€the€Advisory€Boardððs€April€12,€1995€meeting,€theÏð ðfarm€usage€was€approved€and€verified€to€Mr.€¢Jablon£€by€theÏBureau.ðð€€The€Board,€in€its€opinion,€noted€that€the€ð ðfarmÏqualificationðð€request€from€Mr.€¢Jablon£€stated:ÌÓÓà8  àà8` Ð Ð àThis€office€is€officially€requestingÏverification€of€the€legitimacy€of€a€farm€useÏon€the€referenced€property.€€In€the€judgmentÏof€the€Director€and/or€the€ZoningÏCommissioner,€in€consideration€of€yourÏfindings,€a€special€hearing€may€be€requiredÏbefore€the€Zoning€Commissioner€prior€to€anyÏzoning€approvals.€€We€are€submitting€a€copyÏof....Ð ` x` x ÐÌÓÀ-Óà  àIn€November€1996,€appellee,€pursuant€to€section€26„171(a)(7)Ïof€the€Baltimore€County€Code,€requested€a€limited€exemption€fromÏthe€requirements€of€the€building€regulations.€€This€request€wasÏgranted€by€the€Development€Review€Committee,€Department€ofÏPermits€and€Development€Management,€by€a€letter€from€Mr.€¢Jablon£Ïdated€November€26,€1996.€€By€virtue€of€this€provision,€appelleeÏwas€exempted€from€both€the€community€input€meeting€and€the€publicÏhearing.€€Ìà  àAppelleeððs€first€building€permit€was€issued€on€February€14,Ï1997.€€Because€appellee€decided€to€add€a€basement€to€hisÏâ âfacility,€he€re„applied€and€was€issued€a€new€permit€on€March€27,Ð x)È$, Ð1997,€allowing€for€a€10,000€square€foot€facility.׃×Ý ƒ #ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€€Ð ° Ðâ âà  àOn€April€16,€1997,€Mr.€Carl€Richards,€Supervisor€ofÏBaltimore€Countyððs€Zoning€Review€Section,€wrote€appellee€a€letterÏinforming€him€that€there€had€been€community€complaints€about€hisÏproposed€usage€for€the€barn.€€Mr.€Richards€pointed€out€that€anyÏcitizen€could€file€a€petition€for€special€hearing.€€Section€500.7Ïof€the€zoning€regulations€explains€by€whom€and€for€what€aÏpetition€for€special€hearing€can€be€requested.€€It€permits:Ìà8  à€€ÓÓà8` Ð Ð àany€interested€person€to€petition€the€zoningÐ `  Ðcommissioner€for€a€public€hearing€afterÏadvertisement€and€notice€to€determine€theÏexistence€of€any€purported€nonconforming€useÏon€any€premises€or€to€determine€any€rightsÏwhatsoever€of€such€person€in€any€property€inÏBaltimore€County€insofar€as€they€are€affectedÏby€these€regulations.Ð ` x` x ÐÌÓš4Ó¢BCZR£€ðð€500.7€(2000).€€In€that€same€letter,€however,€Mr.€RichardsÏstated€that€his€department€accepted€the€Advisory€BoardððsÏrecommendation€that€appelleeððs€property€was€a€ð ðfarmðð€at€faceÏvalue€and€deferred€to€the€Advisory€Boardððs€expertise€andÏknowledge€about€the€subject€matter.€€Ìà  àMs.€¢Marzullo£€filed€a€Petition€for€Special€Hearing€near€€theÏend€of€April€1997,€arguing€that€appelleeððs€facility€was€not€aÏð ðfarmðð€and€thus€not€a€permitted€use€in€a€RC„4€zone.€€Appellee€wasÐ J%š ' Ðnotified€that€appellantsðð€petition€had€been€filed€on€April€30,Ï1997.€€The€Board€found€that€at€the€time€of€the€petitionððs€filing,Ïthe€reptile€barn€was€45%€complete€with€its€foundation€laid€andÏwalls€erected.Ìà  àThe€zoning€commissioner€heard€the€case€on€October€21,€1997,Ïand€denying€appellantððs€petition,€approved€the€site€for€theÏbreeding,€raising,€and€selling€of€reptiles.€€Ìà  àOn€November€30,€1998,€seeking€a€modern„day€¢Phorbas£,¢×ƒ×Ý ƒ #ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ףРd´  Ðappellants€appealed€to€the€Board.€€The€Board€reversed€and€heldÏthat€the€snake€facility€was€not€a€use€permitted€as€of€right€in€aÏRC„4€zoning€district.€€Ìà  àAppellee€then€petitioned€for€judicial€review€of€the€BoardððsÏruling€to€the€circuit€court.€€On€November€16,€1999,€the€circuitÏcourt€reversed€the€Board€and€held€that€the€snake€breedingÏfacility€was€a€farming€activity€permitted€as€of€right.€€An€appealÏfrom€the€Circuit€Courtððs€decision€was€timely€filed€to€this€court.€ÌIII.€€òòApplicable€Standard€of€ReviewóóÐ pÀ  Ðà  àOur€review€of€an€administrative€agencyððs€decision€is€narrow.€ÏòòBoard€of€Physician€Quality€Assur.€v.€Banksóó,€354€Md.€59,€67Ð È"$ Ð(1999).€€We€will€not€disturb€the€agencyððs€factual€findings€unlessÏthose€findings€are€clearly€erroneous.€€òòPierce€v.€MontgomeryÐ  &p!( ÐCountyóó,€116€Md.€App.€522,€529€(1997)€(quoting€òòCounty€¢Commððrs£€ofÐ ° ÐCarroll€County€v.€¢Zent£óó,€86€Md.€App.€745,€752„53€(1991)).€€InÐ \¬ Ðother€words,€we€will€not€substitute€our€judgment€for€an€agencyððsÏfactual€findings€if€the€record€contains€substantial€evidence€toÏsupport€them.€€òòBanksóó,€354€Md.€at€67.€€We€review€whether€an€agencyÐ ` ° Ðcorrectly€applied€the€facts€to€the€law€to€determine€if€it€abusedÏits€discretion.€€òòPierceóó,€116€Md.€App.€at€529.€€In€evaluatingÐ ¸  Ðwhether€an€abuse€of€discretion€occurred,€ð ðwe€accord€greatÏdeference€to€the€agency€and€ask€merely€whether€a€reasoning€mindÏcould€reasonably€have€reached€the€conclusion€reached€by€theÏagency.ðð€€òòSterling€Homes€Corp.€v.€Anne€Arundel€Countyóó,€116€Md.Ð h¸ ÐApp.€206,€216„17€(1997)(quoting€òòEvans€v.€Shore€¢Communs£.óó,€112€Md.Ð d ÐApp.€284,€299€(1996)).€€An€agencyððs€legal€conclusions,€however,Ïwill€be€reviewed€òòde€novoóó.€€òòMaryland€State€Dept.€of€Educ.€v.Ð l¼ ТShoop£óó,€119€Md.€App.€181,€197,€òòcert.€deniedóó€349€Md.€94€(1998).€€Ð $t Ðà  àQuestions€of€statutory€construction€and€interpretation€areÏquestions€of€law.€€òòSeeóó€òò¢Enviro£„Gro€Technologies€v.€¢Bockelmann£óó,€88Ð ˆØ  ÐMd.€App.€323,€329,€òòcert.€deniedóó€325€Md.€94€(1991)€(quotingÐ 4!„" ÐòòHarford€County€v.€McDonoughóó,€74€Md.€App.€119,€122€(1988)€(ð ðTheÐ ì"<$ Ðorder€of€an€administrative€agency,€such€as€a€county€zoning€board,Ïmust€be€upheld€on€review€if€it€is€not€premised€upon€an€error€ofÏlaw....ðð)).€€Our€cases€have€long€held€that€a€reviewing€court€isÏnot€bound€by€the€agencyððs€interpretation€of€statutes.€€òòSeeóóÐ œ)ì$, ÐòòDepartment€of€Human€Resources€v.€Thompsonóó,€103€Md.€App.€175,€190Ð H+˜&. Ð(1995).€€When€the€facts€are€not€disputed,€we€will€review€theÏagencyððs€decision€to€determine€that€it€is€not€based€upon€anÏerroneous€conclusion€of€law.€€òòBanksóó,€354€Md.€at€67„68.Ð X Ðà  àIn€this€case,€all€parties€agree€that€appellee€uses€his€snakeÏbreeding€facility€to€breed,€grow,€and€sell€exotic€boas€andÏpythons.€€The€question€is€whether€this€use€meets€the€definitionÏof€ð ðfarmðð€as€used€in€the€Baltimore€County€Zoning€Regulations.€Ï¢BCZR£€ðð€101€(2000).€€€€€€ÌIV.à  àòòApplicable€Rules€of€Statutory€ConstructionóóÐ `  Ðà  àLong„standing€canons€of€statutory€interpretation€mandateÏthat€we€interpret€a€statuteððs€words€using€their€plain€meaning.€ÏòòSeeóó€òòThompsonóó,€103€Md.€App.€at€200€(citing€òò¢Condon£€v.€Stateóó,€332Ð d ÐMd.€481,€491€(1993)).€€And€ð ðwhere€the€statutory€language€is€plainÏand€free€from€ambiguity,€and€expresses€a€definite€and€simpleÏmeaning,€courts€do€not€normally€look€beyond€the€words€of€theÏstatute€itself.ðð€€òòDegren€v.€Stateóó,€352€Md.€400,€417€(1999);€òòseeóóÐ Ä ÐòòMarriott€v.€Employees€Fed.€Credit€Union€v.€MVAóó,€346€Md.€437,€444Ð pÀ  Ð(1997);€òòsee€alsoóó€òòLone€v.€Montgomery€Countyóó,€85€Md.€App.€477,€502Ð !l" Ð(1991).€€When€statutory€terms€are€free€from€ambiguity,€we€assignÏthem€a€plain€and€sensible€usage.€€òòTidewater/Havre€de€Grace,€Inc.Ð t$Ä& Ðv.€Mayor€&€City€Council€of€Havre€de€Graceóó,€337€Md.€338,€345Ð  &p!( Ð(1995)(ð ðwe€are€not...€at€liberty€to€create€an€ambiguity€whereÏnone€otherwise€exists....ðð)(citations€omitted).€€Finally,€weÏð ðgive€every€word€effect,€avoiding€constructions€that€render€anyÐ $+t&. Ðportion€of€the€language€superfluous€or€redundant.ðð€€òòRouse„Ð ° ТFairwood£€Ltd.€v.€Supervisor€of€Assessmentsóó,€120€Md.€App.€667,€687Ð \¬ Ð(1998)€(citing€òò¢Blondell£€v.€Baltimore€City€Police€¢Depððt£óó,€341€Md.Ð X Ð680,€691€(1996)).€€Ìà  àOn€the€other€hand,€when€the€plain€meaning€of€a€statute€isÏunclear,€ð ðcourts€should€consider€not€only€the€literal€or€usualÏmeaning€of€the€statutory€language,€but€also€its€ððmeaning€andÏeffect€in€light€of€the€setting,€the€objectives€and€purpose€of€theÏenactment.ðððð€òòRouse„¢Fairwood£óó,€120€Md.€App.€at€688€(quoting€òòTuckerÐ `  Ðv.€Firemanððs€Fund€Ins.€Co.óó,€308€Md.€69,€75€(1986)).€€We€look€toÐ ¼  Ðthe€statutory€scheme€in€which€those€words€appear€to€ascertainÏtheir€meaning.€€òòSeeóó€òòEdgewateróó,€349€Md.€at€808.€€In€evaluating€theÐ d Ðstatutory€scheme,€the€provisionððs€policies€and€purposes€areÏevaluated€in€order€to€ascertain€the€legislative€bodyððs€intent.€ÏòòSeeóó€òòPorteróó,€349€Md.€at€617.€€That€said,€however,€we€still€avoidÐ h Ðð ðgiving€the€statute€a€strained€interpretation€or€one€that€reachesÏan€absurd€result.ðð€€òò¢Metheny£€v.€Stateóó,€359€Md.€576,€610€(2000)Ð pÀ  Ð(citing€òò¢Huffman£€v.€Stateóó,€356€Md.€622,€627„28€(1999));€òòsee,€e.g.óó,Ð !l" ÐòòThanos€v.€Stateóó,€332€Md.€511,€525€(1993).€€We€can€neverÐ È"$ Ðð ðembellish€a€statutory€provision€so€as€to€enlarge€its€meaning.ðð€ÏòòAbington€Ctr.€Assocs.€Ltd.€v.€Baltimore€Countyóó,€115€Md.€App.€580,Ð  &p!( Ð603€(1997).€€€€€Ìñ¡ñÐ  x)È$, Ðñ¡ñV.à  àòòDiscussionóóÐ ° Ðà  àThe€Baltimore€County€Zoning€Regulations€delineate€usesÏpermitted€as€of€right€and€by€special€exception€in€sectionÏ¢1A03.3£(A)€and€(B),€respectively.€€¢BCZR£€ðð€¢1A03£.€€Appellee€arguesÏthat€the€snake€breeding€and€raising€facility€is€a€use€permittedÏas€of€right€under€section€¢1A03.3£(A)(2),€which€entitles€one€in€aÏRC„4€zone€to€use€property€as€a€farm.€€¢BCZR£€ðð€¢1A03.3£(A)(2).€Ïð ðFarmðð€is€defined€by€the€zoning€regulations€as,ÌÓÓà8  àThree€acres€or€more€of€land,€and€any€improvementsÏthereon,€used€primarily€for€commercial€agriculture,€asÏdefined€in€these€regulations,€or€for€residential€andÏassociated€agricultural€uses.€€The€term€does€notÏinclude€the€following€uses€as€defined€in€theseÏregulations:€limited„acreage€wholesale€flower€farms,Ïriding€stables,€landscape€service,€firewood€operationsÏand€horticultural€nursery€businesses.Ð Ð Ð  ÐÌÓÄTÓ¢BCZR£€ðð€101.€€The€zoning€regulations,€also€in€section€101,€defineÏð ðcommercial€agricultureðð:ÌÓÓà8  àà8` Ð Ð àà ¸ àThe€use€of€land,€including€ancillaryÏstructures€and€buildings,€to€cultivate€plantsÏor€raise€or€keep€animals€for€income,€providedÏthat€the€land€also€qualifies€for€farm€orÏagricultural€use€assessment€pursuant€toÏSection€8„209€of€the€Tax„Property€Article€ofÏthe€Annotated€Code€of€Maryland,€as€amended.€ÏCommercial€agriculture€includes€theÏproduction€of€field€crops,€dairying,Ïpasturage€agriculture,€horticulture,Ïfloriculture,€¢aquaculture£,€apiculture,Ïviticulture,€forestry,€animal€and€poultryÏhusbandry,€horse€breeding€and€horse€trainingÏand€also€includes€ancillary€activities€suchÏas€processing,€packing,€storing,€financing,Ïmanaging,€marketing€or€distributing,€providedÏthat€any€such€activity€shall€be€secondary€toÏthe€principal€agricultural€operations.Ð ` x` x ÐÐ ú+J'/ ÐÓWÓòòId.óó€€Because€ð ðanimalðð€is€not€defined€in€section€101,€the€zoningÐ ° Ðregulations€assign€it€the€definition€as€stated€in€the€most€recentÏedition€of€the€òòWebsterððs€Third€New€International€Dictionaryóó.€€òòId.óó€Ð X ÐòòWebsterððsóó€defines€ð ðanimalðð€as,€ð ð...€being€characterized€by€aÐ ´  Ðrequirement€for€complex€organic€nutrients€including€proteins€orÏtheir€constituents€which€are€usually€digested€in€an€internalÏcavity€before€assimilation€into€the€body€proper....ðð€€òòWebsterððsÐ ¸  ÐThird€New€International€Dictionaryóó€85€(1961).€Ð d´  Ðà  àAppellants€argue€that€the€Board€properly€found€as€a€factÏthat€appelleeððs€facility€was€not€a€farm,€and€thus,€we€shouldÏreview€its€finding€for€an€abuse€of€discretion.€€We€disagree.€€Ìà  àThe€Board€interpreted€the€¢BCZR£ððs€language€and€based€itsÏconclusion€on€that€interpretation.€€The€Board€attempted€toÏdetermine€the€intention€of€the€legislative€body€and€in€doing€so,Ïconsidered€expert€testimony€and€the€entire€statutory€scheme.€€TheÏBoard€quoted€from€òòPorter€v.€¢Bayliner£€Marine€Corp.óó,€349€Md.€609,Ð Ä Ð617€(1998)(ð ðWhen€interpreting€any€statute,€we€must€look€to€theÏentire€statutory€scheme,€and€not€any€one€provision€in€isolationÏto€affect€the€statuteððs€general€policies€and€purposes.€€When€theÏstatute€to€be€construed€is€part€of€the€statutory€scheme,€theÏlegislative€intent€is€determined€by€considering€it€in€light€ofÏthe€statutory€scheme.ðð);€and€òòEdgewater€Liquors,€Inc.€v.€¢Liston£óó,Ð Ì'#* Ð349€Md.€803,€808€(1998)€(ð ð...€the€meaning€of€the€plainestÏlanguage€is€controlled€by€the€context€in€which€it€appears...€InÐ $+t&. Ðanalyzing€a€statute,€we€approach€statutory€construction€from€aÏcommon€sense€perspective...€Accordingly,€we€avoid€construing€aÏstatute€so€as€to€lead€to€results€that€are€unreasonable,€illegal,Ïor€inconsistent€with€common€sense.ðð).€€The€Board€determined€thatÏappelleeððs€use€was€not€a€farm€because€it€did€not€involve€the€ð ðuseÏof€landðð€and€it€was€not€ð ðanimal€husbandry.ðð€€The€Board€explainedÏthat,€while€land€may€have€been€used€in€a€technical€sense,€it€wasÏnot€being€used€in€an€agricultural€sense.€€With€respect€to€animalÏhusbandry,€the€Board€looked€to€the€dictionary,€concluded€that€itÏwas€limited€to€domestic€animals€and€that€snakes€were€notÏdomestic.Ì€à  àAppellants€rely€on€òò¢Enviro£„Gro€Technologies€v.€¢Bockelmann£óó,€88Ð d ÐMd.€App.€323€(1991),€to€support€their€position€that€the€BoardððsÏdetermination€was€properly€a€factual€one.€€This€reliance€isÏfaulty.€€òò¢Enviro£„Groóó€involved€sludge€that€was€ultimately€to€beÐ h Ðused€for€agricultural€purposes.€€The€zoning€authority€had€toÏdecide€at€what€point€the€sludge€¢metamorphosized£€into€anÏagricultural€product.€€The€case€at€bar€is€distinguishable.€ÏWhether€one€believes€that€a€snake€paved€the€way€for€the€GoldenÏReign€of€Augustus,€or€felled€Adam€and€Eve€from€the€Garden€ofÏEden,€there€is€no€question€that€a€snake€is€an€animal.ñ§ñœ×ƒ×ñ§ññ§ñ׃×ñ§ñÝ ƒ #ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×›€€There€isÐ  &p!( Ðalso€no€dispute€as€to€the€underlying€facts.€€In€this€case,€theÏonly€question€is€whether€appelleeððs€snakes€live€on€a€ð ðfarmðð€asÏdefined€by€the€¢BCZR£.Ìà  àAppellee€testified€that€he€suns€and€exercises€his€animalsÏoutside.€€He€composts€their€waste€and€spreads€it€over€his€land.€ÏThe€breeding€facility€is€supported€by€the€land€and€is€hydratedÏfrom€the€well€on€the€land.€€It€is€difficult€to€draw€a€distinctionÏbetween€this€use€of€the€land€and€other€modern€farm€uses.€€Ìà  àThe€Board€determined€that€the€legislative€body€intended€toÏlimit€ð ðthe€use€of€landðð€to€uses€that€produced€food€or€fiber.€ÏThis€conclusion€was€in€error€because€the€Board€superimposed€theÏdefinition€of€ð ðfarm€animalðð€found€in€Baltimore€County€Code€(¢BCC£),ÏArticle€I,€section€6„1€(1991),€onto€the€legislatureððs€choice€ofÏthe€more€general€word,€ð ðanimal.ðð€€¢BCC£€Article€I,€section€6„1Ïdefines€ð ðfarm€animalðð€as€ð ð[¢a]ny£€animal€being€maintained€for€theÏproduction€of€food,€food€products,€and€fiber.ðð€€However,€theÏð ðcommercial€agricultureðð€definition€only€requires€that€the€landÏbe€used€to€ð ðraise€or€keep€animals€for€income.ðð€€¢BCZR£€ðð€101.€€Ìà  àIn€several€places,€the€Board€reasoned€that€appelleeððs€useÏwas€not€a€ð ðfarmðð€within€the€¢BCZR£ððs€meaning€because€ð ðthere€is€noÏcrop,€growth,€production€or€animal€raised€primarily€òòfor€food€orÐ  &p!( Ðfiberóó.ðð€(Emphasis€added).€€To€arrive€at€this€deduction,€the€BoardÐ ° Ðrelied€on€appellantððs€expert€witnesses.€€This€reliance€wasÏmisplaced,€however,€because€that€testimony€merely€sought€toÏdefine€a€term€that€was€unambiguous.€€òòSeeóó€òòTidewateróó,€337€Md.€atÐ À  Ð345.€€Moreover,€it€is€telling€that€the€legislative€body€couldÏhave€used€ð ðfarm€animalðð€in€the€definition€or€replace€ð ðincomeððÏwith€ð ðproduction€of€food,€food€products,€and€fiberðð€and€declinedÏto€do€so.€€òòSeeóó€¢BCC£€Art.€I,€ðð€6„1.€€Ð pÀ  Ðà  àAppellee€does€what€the€definition€of€ð ðcommercialÏagricultureðð€requires€ð"ð€he€breeds€and€raises€snakes€and€thenÏsells€most€of€them€for€profit,€except€for€the€ones€that€he€keepsÏfor€future€breeding.€€The€zoning€ordinance€defines€ð ðfarmðð€andÏð ðcommercial€agriculture.ðð€€Consequently,€there€is€no€need€to€goÏto€the€dictionaryððs€definition€of€the€terms.Ìà  àThe€Board€also€relied€on€the€Baltimore€County€PlanningÏBoardððs€Report,€dated€October€17,€1991,€for€the€proposition€thatÏthe€Baltimore€County€Council€intended€a€limited€ð ðfarmððÏdefinition.€€We€disagree.€€The€first€line€of€the€Report,€asÏreferenced€by€the€Boardððs€opinion,€states,€ð ðThe€principal€thatÏsets€agricultural€uses€apart€is€that€land€òòor€structures€andÐ €$Ð& Ðbuildingsóó€are€utilized€to€produce€plants€òòor€raise€animals€forÐ 8&ˆ!( Ðincomeóó.ðð€(Emphasis€added).€€The€¢BCZR£ððs€definition€of€ð ðcommercialÐ ð'@#* Ðagricultureðð€mirrors€this€language.€€òòSeeóó€¢BCZR£€ðð€101.€€NeitherÐ ¨)ø$, Ðlimit€ð ðanimalðð€to€a€specific€type€and€both€simply€require€theÐ T+¤&. Ðanimals€to€produce€income.Ô‡ îJ îX X³ÌÔ׃×Ý ƒ #ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×Ô#† X³ÌX î îJ¦s#Ô€€No€production€of€food€or€foodÐ ° Ðproducts€is€required.€€€€Ìà  àWhen€we€apply€the€undisputed€facts€to€the€plain€language€ofÏthe€ordinance€and€its€statutory€context,€we€conclude€thatÏappelleeððs€facility€is€a€farm€as€a€matter€of€law.€€ThisÏconclusion€is€based€on€the€fact€that€snakes€are€animals€asÏdefined€by€the€ordinancñžñññ3eñññžññŸñeñŸñ€and€land€is€being€used.€€Consequently,Ïwe€have€no€need€to€address€the€definition€of€animal€husbandry€orÏwhether€appelleeððs€use€falls€within€the€definition€of€the€usesÏpermitted€in€other€zones.€€Ìà  àWe€note,€however,€that€the€Board€also€concluded€thatÏappelleeððs€facility€was€a€ð ðpet€shopðð€and€a€permitted€use€inÏcertain€zones.€€It€is€difficult€to€square€how€snakes€can€beÏð ðpetsðð€within€the€definition€of€ð ðpet€shop,ðð€but€not€domestic€forÏpurposes€of€animal€husbandry.€€òòSeeóó€¢BCZR£€ðð€101€(ð ðPET€SHOP€ð"ð€aÐ h Ðstore€for€the€sale€of€dogs,€cats,€birds,€tropical€fish€and/orÏother€domesticated€pets....ðð);€òòcf.óó€E.€36„37€(ð ð...€the€BoardÐ pÀ  Ðconcludes€that€in€ordinary€parlance€as€well€as€by€the€dictionaryÏthe€word€'domestic'€means€relating€to€the€home€or€household...ÏThis€Board,€while€recognizing€Mr.€¢Kahl£ððs€efforts€to€breed€snakesÏas€domesticated,€does€not€agree€that€they€fit€theÏdefinition....").€€Ð Ì'#* Ðà  àThe€Board€also€concluded€that€appelleeððs€use€was€an€ð ðanimalÏboarding€placeðð€permitted€in€certain€zones.€€An€animal€boardingÏplace€involves€ð ðboarding,€breeding€and€care€of€animals€forÏprofit,€but€excluding€a€farm,€kennel,€pet€shop,€veterinarianððsÏoffice€or€¢veternarium£.ðð€€¢BCZR£€ðð€101.€€This€definition€does€notÏinclude€raising€and€keeping€animals,€but€the€farm€definitionÏdoes.€€There€is€no€dispute€about€the€fact€that€appellee€raisedÏand€kept€animals.€€The€¢BCZR£ððs€definition€of€ð ðanimal€boardingÏplaceðð€indicates€that€it€isñ¢ñ€añ¢ñ€more€limited€facility€than€a€farm.€€Ìà  àSection€101€of€the€Baltimore€County€Zoning€Regulations€Ìalso€requires€appelleeððs€farm€to€qualify€for€the€agricultural€Ìuse€assessment€taxñ£ñ,ñ£ñ€pursuant€to€section€8„209€of€the€Tax„ÌProperty€Article€of€the€Maryland€Annotated€Code.€€¢BCZR£€ðð€101.€€ÌIt€does€not€require€appellee€to€have€his€land€assessedÏagricultural,€which€is€optional€to€a€landowner.€€The€Board€foundÏthat€because€appelleeððs€property€was€zoned€ð ðresidential,ðð€he€didÏnot€meet€this€part€of€the€definition.€€This€conclusion€was€inÏerror.Ìà  àThe€statute€does€not€exclude€property€that€is€zoned€asÏresidential€from€being€ð ðcommercial€agriculture.ðð€€¢BCZR£€sectionÏ101€only€requires€that€the€property€ð ðqualifiesðð€for€theÏagricultural€use€assessment.€€¢BCZR£€ðð€101.€€There€are€many€Ìreasons€why€a€property€owner€may€chose€not€to€apply€for€theÏagricultural€use€assessment.€€First,€a€landowner€may€be€Ð $+t&. Ðsubjected€to€certain€tax€penalties.€€òòSeeóó€State€Department€ofÐ ° ÐAssessment€and€Taxation,€Real€Property,€òòThe€Agricultural€UseÐ \¬ ÐAssessmentóó,€(Sept.€23,€2000)€<¢http£://¢www.dat.state.md.us£>Ð X Ð(ð ðBecause€certain€risks€in€the€form€of€potential€tax€penaltiesÏcan€result€fñ¤ñrñ¤ñoñ¥ñrñ¥ñm€receiving€the€agricultural€use€assessment,€theÏproperty€owner€should€carefully€evaluate€the€actual€tax€savingsÏagainst€those€risks.").€€Second,€property€assessed€in€theÏAgricultural€Use€category€could€be€subjected€to€AgriculturalÏTransfer€Taxes€upon€transfer€or€other€disposition€of€the€land.€ÏòòSeeóó€òòid.óó€€It€is€clearly€not€mandatory,€therefore,€to€have€oneððsÐ ¼  Ðland€assessed€as€ð ðagricultural€useðð€in€order€to€farm€it.€€Rather,Ï¢BCZR£€section€101€looks€to€the€Tax„Property€Article€section€8„209Ïfor€additional€guidance€in€determining€if€a€land€is€being€usedÏfor€agricultural€use.Ìà  àBecause€the€Board€incorrectly€understood€this€portion€ofÏsection€101ððs€definition€and€did€not€rely€on€any€other€evidenceÏin€making€its€determination,€we€remand€this€case€back€to€theÏBoard€in€order€to€determine€whether€appelleeððs€land€would€qualifyÏfor€the€agricultural€land€use€assessment,€if€he€were€to€apply€forÏit.€€Ìà  àIn€conclusion,€we€hold€that€appelleeððs€snake€facility€is€aÏplace€that€uses€the€land€to€breed€and€raise€animals€for€incomeñ¦ñ,ñ¦ñÏpursuant€to€the€plain€language€of€¢BCZR£€section€101.€€On€remand,Ïthe€Board€must€decide€if€appellee€would€qualify€for€theÐ $+t&. Ðagricultural€use€assessment€pursuant€to€section€8„209€of€the€Tax„¼Property€Article,€if€appellee€were€to€apply.€€Only€then€can€it€beÏdetermined€whether€appellee€is€operating€a€ð ðfarmðð€permitted€in€anÏRC„4€zone.ÌÓÓà0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#àò òà0À(#À(#àJUDGMENT€REVERSED;€CASEÐ ` ° ÐREMANDED€TO€THE€CIRCUIT€COURTÏFOR€BALTIMORE€COUNTY€WITHÏDIRECTIONS€TO€REMAND€TO€THEÏBALTIMORE€COUNTY€BOARD€OFÏAPPEALS€FOR€FURTHERÏPROCEEDINGS€CONSISTENT€WITHÏTHIS€OPINION.€€COSTS€TO€ABIDEÏTHE€RESULT.ó óÐ €Ð (#(# ÐÒÀ°ÒÑ k ÑÑ€ ÷*ÑÑ€!=‰Ñà@5ôàœò òREPORTEDó ó›ˆÐ ° Ðà@ôô9ôàòòˆÌÌà@°°*ôàIN€THE€COURT€OF€SPECIAL€APPEALSóóˆÐ @ Ðà@$$3ôà€òòOF€MARYLANDóóˆÐ f ÐÌÌÌà@œœ4ôàNo.€2301€€ˆÌÌÌà@DD/ôàSeptember€Term,€1999ˆÌÌ___________________________________ÌÌÌà@-ôàMARY€PAT€¢MARZULLO£,€et€al.ˆÌÌà@||8ôàv.ˆÌÌà@èè3ôàPETER€A.€¢KAHL£ˆÌÌ___________________________________ÌÌÌÌà  àEyler,Ìà  àKarwacki,€Robert€L.,Ì€€€€€òò(Retired,€specially€assigned)óóÐ &v Ðà  àFischer,€Robert€F.,Ìà  à€òò(Retired,€specially€assigned)Ð Ò" ÐóóÌà  àà p àà È àà  àJJ.ÌÌÌ___________________________________ÌÌÌà@ÌÌ.ôàDissenting€Opinion€by€ˆÌà@$$3ôàKarwacki,€J.ˆÌÌ___________________________________ÌÌÌà  àFiled:ÌÌÌÌÌÐ ´-)1  ÐÑ ÷*Ñâ  âØØâ  âÑ  ÑÒ°ÀÒÓÓà  àI€respectfully€dissent.Ìà  àThe€Board€of€Appeals€considered€the€evidence€in€this€caseÏand€inferences€properly€drawn€therefrom,€and€after€applying€theÏapplicable€definitions€of€the€Baltimore€County€Zoning€RegulationsÏconcluded€that€the€appelleeððs€snake€breeding€and€raising€facilityÏdid€not€meet€the€definition€of€a€ð ðfarmðð€permitted€in€the€¢R.C.£€4Ïzone.€€The€Boardððs€resolution€of€this€issue,€dependent€to€someÏdegree€upon€its€expertise€in€applying€Baltimore€County€ZoningÏRegulations,€is€entitled€to€deference.€€As€the€Court€of€AppealsÏexplained€in€òòBoard€of€Physician€v.€Banksóó,€354€Md.€59,€67„69Ð ¼  Ð(1999):ÌÓÓà8  àà8` Ð Ð àà ¸ àA€Courtððs€role€in€reviewing€anÏadministrative€agency€adjudicatory€decisionÏis€narrow.€€(Citations€omitted).€€It€isÏlimited€to€determining€if€there€isÏsubstantial€evidence€in€the€record€as€a€wholeÏto€support€the€agencyððs€finding€andÏconclusions,€and€to€determine€if€theÏadministrative€decision€is€premised€upon€anÏerroneous€conclusion€of€law.€€[CitationsÏomitted.]Ð ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€applying€the€substantial€evidenceÏtest,€a€reviewing€court€decides€whether€aÏreasoning€mind€reasonably€could€have€reachedÏthe€factual€conclusion€the€agency€reached.Ï[Citations€omitted.]€A€reviewing€court€shouldÏdefer€to€the€agencyððs€fact€finding€andÏdrawing€of€inferences€if€they€are€supportedÏby€the€record.€[Citations€omitted.]€AÏreviewing€court€must€review€the€agencyððsÏdecision€in€the€light€most€favorable€to€it;€.Ï.€.€€The€agencyððs€decision€is€òòprima€facieóóÐ ®(þ#+ Ðcorrect€and€presumed€valid,€and€.€.€.€it€isÏthe€agencyððs€province€to€resolve€conflictingÏevidence€and€to€draw€inferences€from€thatÏevidence€[Citations€omitted]€.€.€.€(FinalÐ  ,\'/ ÐÑ!=‰Ñâ !âØØÑ8€§8XXdìXXdÖ8ÑÑ€Ñâ !âÑ  Ñagency€decisions€ð ðare€òòprima€facie€correct€andÐ ° Ðcarry€with€them€the€presumption€ofÏvalidity.ðð)óó€Ðh¸` x` x ÐÌà8  àà8` Ð Ð àà ¸ àDespite€some€unfortunate€language€thatÏhas€crept€into€a€few€of€our€opinions€(fn.€1),Ïa€courtððs€task€on€review€is€òònotóó€toÐ Æ  Ðð ðsubstitute€its€judgment€for€the€expertise€ofÏthose€persons€who€constitute€theÏadministrative€agency.ðð€[Citations€omitted].€Ïò òEven€with€regard€to€some€legal€issues,€aÐ  n  Ðdegree€of€deference€should€often€be€accordedÏthe€position€of€the€administrative€agency.€ÏThus,€an€administrative€agencyððsÏinterpretation€and€application€of€the€statuteÏwhich€the€agency€administers€shouldÏordinarily€be€given€considerable€weight€byÏreviewing€courts.ó ó€[Citations€omitted.]€(ò òTheÐ Zª Ðinterpretation€of€a€statute€by€thoseÏofficials€charged€with€administering€theÏstatute€is€.€.€.€entitled€to€weight.)ó óÐ V Ð[Emphasis€added.]€Furthermore,€the€expertiseÏof€the€agency€in€its€own€field€should€beÏrespected.€[Citations€omitted.]Ð ` x` x ÐÌÓÓà  àI€would€reverse€the€judgment€below€with€instruction€toÏaffirm€the€decision€of€the€Board€of€Appeals.