Public Meetings - Howard County, Maryland

The Howard County Inspector General Advisory Board met in hybrid format on Thursday, March 5, 2026, at 6:30 pm, with the primary agenda item being a presentation from Inspector General Kelly Madigan on the first eight weeks of the Office of the Inspector General (OIG). Board members present included Chair David Salem, Vice Chair Mitchell Stahm, Vernon Curry, Dennis Raschka, and Katy Sedney; Steven Quisenberry was absent. Ms. Myhill also attended. Note: The agenda states Thursday, March 5, 2026, while the transcript mistakenly refers to the date as Wednesday. Discussion Items - Inspector General Kelly Madigan reported: - She began her tenure on January 5, 2026, and has spent the first eight weeks establishing the office. - Policies and procedures have been drafted, implemented, and signed; an OIG seal was created, and a logo with contact information is in development. - Office space: The originally proposed permanent space at 9755 (third floor) raised concerns about confidentiality, privacy, and independence due to being in a shared suite. An alternative at 9820 was identified but carries significant capital costs (including installing a new ceiling) and would not be substantially completed until August or September. She will revisit the 9755 space after structural changes. Temporary office space was provided by the county auditor. - The administrative assistant position was reclassified to a second investigator; the reclassification was granted. - An OIG hotline and email were established; a procurement card (P card) was obtained. - The office budget was finalized with assistance from budget staff. - With the Department of Technology and Community Services (DTCS), a custom case management system is being developed; phase one is nearly complete. The OIG website launched its first phase on February 13, and the online complaint form is already receiving complaints. - A mandatory OIG training course for all county employees was developed and submitted to Human Resources; the goal is to roll it out by October or November. - MOUs were signed with the Maryland Inspector General for Education, the Howard County Auditor, and the Office of the State's Attorney. - As of March 5, the OIG had received 13 complaints: 8 from private citizens, 3 from county employees, 1 anonymous, and 1 from a law enforcement partner; 9 were misconduct allegations and 4 involved fraud. - Madigan has been working on legislation to exempt local and state OIG offices from the Maryland Public Information Act (MPIA). A joint statement was issued by the four local Maryland IG offices. Supporting bills include House Bill 1620, Senate Bill 991, House Bill 1624, and a local Howard County delegation bill. - Board discussion: - Board member Vernon Curry expressed strong support for ensuring the OIG has full, unredacted access to documents, noting that letting other entities decide what the IG receives 'taints the process.' He stated he was a former FOIA officer. - Chair David Salem suggested that board members could support the MPIA legislation individually, including writing letters, and Madigan confirmed that such support is appropriate. - Board member Dennis Raschka asked about outreach materials; Madigan plans to create posters and magnets with contact information for distribution to county agencies. Other Business - Vernon Curry asked whether the meeting was virtual only; Vice Chair Stahm clarified that future meetings will generally be hybrid unless otherwise stated. - The next scheduled meeting is Thursday, June 4, 2026. Key Outcomes - No formal votes were taken. - The position reclassification (administrative assistant to investigator) was approved. - The OIG website phase one is live; development of the case management system continues. - The board will consider individual actions to support MPIA exemption legislation. - The next advisory board meeting is scheduled for June 4, 2026.

On March 3, 2026, Hearing Examiner Joyce Nichols conducted a hybrid hearing on Zoning Board case ZB 1131M. The petition, filed by The Palmetto Group, Inc. (owner of 6871 Dorsey Road and contract purchaser of 6875 Dorsey Road), requested a piecemeal map amendment to rezone two parcels (Tax Map 43, Parcels 706 and 726, totaling approximately 0.4 acres in Elkridge) from the TOD (Transit Oriented Development) District to the R-12 (Residential: Single) District, or alternatively to the RSC (Residential: Single Cluster) District. The petitioner argued that a mistake occurred during the 2013 comprehensive zoning because the parcels were not accurately depicted and are undevelopable under TOD due to size, shape, environmental constraints, and lack of connectivity to the larger TOD area. The record was held open for memoranda of law due by March 17, 2026. Discussion Items - Petitioner’s Opening Statement (Mr. Erskine): The petitioner alleged that the 2013 comprehensive zoning map showed the subject properties as a single 1.1-acre parcel rather than four subparcels, and that the council was unaware of the true size (0.4 acres) and environmental features (wetlands, stormwater easement) that isolate the parcels from the TOD district. The petitioner argued that the parcels lack safe pedestrian access to the Dorsey MARC station (approximately 3,200 feet via Dorsey Road without sidewalks) and cannot be assembled into the larger TOD. They claimed that despite over 20 years of marketing (including MLS listings, a commercial broker, and a public auction), no offers were received. One parcel (6875 Dorsey Road) has $67,000 in unpaid property taxes since 2007; the owner of 6871 Dorsey Road has paid over $33,000 in taxes but the property is assessed residentially while zoned commercially. The petitioner argued that the mistake justifies rezoning, and the alternative RSC zone (6,000 sq ft minimum lot size) would make both lots conforming and allow greater design flexibility (e.g., zero lot lines). - Testimony of Eric Burrs (President, Palmetto Group): Mr. Burrs testified that he has owned 6871 Dorsey Road since 2000 and has a contract to purchase 6875 Dorsey Road. He stated that the parcels were created when Dorsey Road was realigned in the 1950s, leaving odd-shaped lots less than 9,000 sq ft each. He confirmed that the properties have not attracted any offers despite extensive marketing efforts (including an auction with no bids). He noted that the neighboring R-12 zoned properties north of Dorsey Run are closer to the MARC station but separated by Dorsey Run stream. He stated that the lack of connectivity to the TOD, combined with environmental constraints, makes the parcels economically unviable under TOD zoning. He indicated that if rezoned to RSC, he would develop entry-level single-family homes. - Testimony of Michael Van Sant (Engineer): Mr. Van Sant testified that he prepared unreviewed sketches for potential TOD uses (e.g., a 2,000 sq ft office with seven parking spaces), but found the property physically unable to accommodate commercial development due to parking, stormwater management, and forest conservation requirements. He stated that the RSC zone would provide more flexibility (zero lot lines, ability to adjust internal lot lines) than R-12, given the lots' sizes. He noted that a connection to the TOD would require crossing wetlands and a stormwater easement, requiring waivers and mitigation, which is impractical. - Testimony of Julia Sauer (DPZ Division Chief): Ms. Sauer confirmed that Dorsey Road is a major collector; access from such a road is permissible if it is the only means of access, as is the case here. She stated that the parcels are not key parcels for TOD because they do not provide connectivity to the larger TOD district. Under TOD’s 20 units/acre minimum density, the 0.4 acres could only yield about 8 units, below the minimum 20 units/acre for residential development. She noted that the county’s general plan encourages residential development, and single-family detached homes on these lots would be consistent with the general plan. - Protesting Party (Joel Hurwitz): Mr. Hurwitz questioned whether the 2013 mistake claim could rely on marketing efforts that predated 2013, and noted that the 2004 rezoning (when TOD was applied) was not challenged. He argued that the three-acre minimum for residential use in TOD conflicts with the TOD purpose of allowing beneficial use of small parcels, and suggested that the record should inform future comprehensive zoning. He did not take a firm position on whether a mistake was found or which corrective zone was appropriate, but noted that RSC might be more appropriate than R-12 given the character of the neighborhood and the allowed uses. - Zoning Counsel (Mr. Foreman): Mr. Foreman acknowledged that the inaccurate depiction of the parcels on the zoning map could constitute a mistake, and that the evidence of 20 years of failed marketing and unpaid taxes suggests the property has no reasonable economic use under TOD. He leaned toward finding that a mistake was made and that RSC would be the appropriate corrective zone. - Petitioner’s Summation (Mr. Erskine): He reiterated that the council’s reliance on an inaccurate map (showing a single 1.1-acre parcel) was a mistake, and that the lack of market demand (19 years of unpaid taxes on one parcel) confirms the error. He argued that even if the property could be sold at tax sale (it never has been), it would not be developed. He emphasized that the RSC zone would allow two conforming lots and produce entry-level housing, consistent with the state’s declared housing emergency (referencing an executive order). Key Outcomes - Evidentiary Record Closed: The hearing examiner deemed the evidentiary record closed as of March 3, 2026. The record will remain open only for the receipt of memoranda of law. - Memoranda of Law Deadline: All parties are directed to file memoranda of law by 4:00 PM on March 17, 2026. The hearing examiner will issue a report following receipt of the memoranda. - Motion to Disqualify: Mr. Hurwitz made a motion to disqualify the hearing examiner and zoning counsel (referencing motions in related cases ZB 1130M and ZB 1133M). The hearing examiner took the motion under advisement, to be addressed in the report. - Requested Rezoning: The petitioner formally requests that the zoning be changed to R-12, or in the alternative to RSC. The hearing examiner will make a recommendation to the Zoning Board based on the evidence and memoranda.

The Howard County Council held its March legislative session on Monday, March 2, 2026, starting at 7:00 p.m. The hybrid meeting lasted approximately 27 minutes and included the introduction of new legislation and final consideration of previously introduced bills and resolutions. All 5 council members were present: Opel Jones (Chair), Christiana Rigby (Vice Chair), Deb Jung, Liz Walsh, and David Yungmann. Consent Calendar - The council unanimously approved the journals of the legislative session on February 2, 2026, and the emergency legislative session on February 5, 2026. - The council unanimously approved minutes from five prior meetings: the legislative public hearing on February 4, the joint meeting with the Board of Education on February 9, the special meeting to hold closed session on February 17, the legislative public hearing on February 17, and another special meeting to hold closed session on February 19, 2026. - Eleven appointment and reappointment resolutions (CR26-2026 through CR28-2026, CR30-2026 through CR36-2026) were approved unanimously as a group. These included appointments to the Opioid Restitution Fund Commission, Advisory Board on Consumer Protection, Board of Health, Agricultural Preservation Advisory Board, Board to Promote Self-Sufficiency, and five reappointments to the Asian American and Pacific Islander Commission. Final Consideration – New Legislation (Passed Unanimously Unless Noted) - CB11-2026 – Multi-Year Grant Agreement renewal for the Howard County Housing Commission NonProfit Collaborative. An amendment (Amendment 1) reduced the grant amount by $382,000 and added a deadline for reports. The amendment passed unanimously, and the bill as amended passed unanimously. - CB12-2026 – Landlord Tenant Relations – Eviction Notice Requirement. Requires landlords to provide at least 14 days written notice upon issuance of a warrant of restitution and establishes posting and notification requirements. Passed unanimously. - CB13-2026 – Executive Reorganization – Department of General Services – Mail and Fleet. Moves central mail and fleet services to the Department of General Services. Passed unanimously. - CR37-2026 – Height Variance for Elkridge Community Center and 50 Plus Center. Grants a variance from height requirements for the construction of the community center at 6365, 6371, and 6379 Old Washington Road. Passed unanimously. - CB14-2026 (ZRA 214) – Age Restricted Adult Housing Apartments – New Conditional Use. Introduced on behalf of Yale Presbyterian Church, Inc. An amendment (Amendment 1) made several changes: clarifying that net acreage is used for density calculation and gross acreage for eligibility; maintaining a 40-foot front setback for buildings but allowing driveways within that setback; removing R-R and R-C zoning districts from the bill; and increasing the rear setback from 10 feet to 20 feet. The amendment and the bill as amended passed unanimously. - CB15-2026 (ZRA 216) – Animal Hospitals – Permitted Use in M-1 Zoning District. Introduced on behalf of Southern Veterinary Partners. Councilmember Jung expressed support, stating it was "a much needed addition to our county." Passed unanimously. Withdrawal of Tabled Legislation - The council voted unanimously to remove from the table and then withdraw three appointment resolutions: CR176-2025 (Commission for Transitioning Students with Disabilities), CR1-2026 (La Alianza Latina Commission), and CR4-2026 (Multimodal Transportation Board). - The council voted unanimously to remove from the table and then withdraw CB4-2026 (ZRA 219 – Activity Centers – Age-Restricted Adult Housing in TOD/TNC Zoning Districts). Charter Amendments - CR23-2026 – Charter Amendment – Gender Neutrality. Introduced by Councilmember Rigby. Makes the Howard County Charter gender neutral, fulfilling a request from the LGBTQIA Commission. Passed unanimously. - CR24-2026 – Charter Amendment – Howard County Board of Appeals. Introduced by Councilmember Rigby. Proposes expanding the Board of Appeals from five to seven members and updating political party distribution. An amendment (Amendment 1) added language requiring a supermajority (4 out of 5 council members) to select the two new members. The amendment passed unanimously. On the main motion to approve CR24 as amended, the vote was 3 in favor (Jones, Rigby, Yungmann) and 2 opposed (Jung, Walsh). Because charter amendments require a minimum of four affirmative votes, the motion failed. Introduction of New Legislation - CR38-2026: Appointment of Melissa Terlaje to the Economic Development Authority Board of Directors. - CB18-2026: Lease agreement with Preservation Maryland, Inc. for the historic Howard County Jail at 1 Emory Street, Ellicott City. - CB19-2026: Multiyear Renewable Energy Power Purchase Agreement with CI Renewables HCPS LLC for a 25-year term (with renewal options) among Howard County, HCPSS, and Howard Community College. - CR39-2026: Payment in Lieu of Taxes (PILOT) Agreement for Fall River Terrace Apartments, a proposed 76-unit housing community at 5551 Harpers Farm Road, Columbia. - CR40-2026: Charter amendment to define "affordable housing projects, financed in whole or in part by the Housing Opportunities Trust Fund" to allow funding the Trust Fund with bonds; to be submitted to voters. - CR41-2026: Operating budget amendment for the Board of Education – reduces transfer from Health Fund to General Fund by $3,000,000 and increases use of unassigned fund balance by $3,000,000. - CB20-2026: Establishes an Interfaith Advisory Commission. - CB21-2026 (introduced by Councilmember Yungmann): Requires property owners with Accessory Dwelling Units (ADUs) to obtain and annually renew rental housing licenses, attest to occupancy at the ADU site for at least six months per year, prohibits more than one rental license per ADU parcel, and establishes civil penalties. Key Outcomes - Unanimous approvals: All consent items (journals, minutes, appointments), CB11 (as amended), CB12, CB13, CR37, CB14 (as amended), CB15, CR23. - Withdrawn: CR176-2025, CR1-2026, CR4-2026, and CB4-2026 were removed from the table and withdrawn by unanimous votes. - Failed: CR24-2026 (Charter Amendment – Board of Appeals) failed on final consideration with a vote of 3–2, lacking the required four votes for a charter amendment. - Public Hearing: A hybrid public hearing on the newly introduced legislation is scheduled for Monday, March 16, 2026 at 7:00 p.m. A work session may be held on Monday, March 23, 2026 at 10:00 a.m. if needed.

A continued evidentiary hearing was held on February 26, 2026, from approximately 10:00 a.m. to after 1:00 p.m. (with a lunch break), before Hearing Examiner Joyce Nichols. The petition seeks to rezone approximately 2.06 acres at 7253 Washington Boulevard, Elkridge, from Transit Oriented Development (TOD) to B-2 (Business General) to allow a motor vehicle fueling facility, convenience store, and car wash. The case involves a cemetery (Rosa Bonair Memorial Park) partly on the site. The record remains open until March 13, 2026 for written memoranda. Public Comments & Testimony - Anna Givens (virtual, heir to a pet burial plot) testified that she holds a perpetual deed for a grave (1944) and that the proposed removal of remains to a mausoleum violates her rights. She submitted the deed as evidence (Protestants Exhibit 5). She noted her son is undergoing chemotherapy and she could not attend in person. - Ruth Bloyce (virtual, former Maryland resident) testified that her cat (Tiger) and brother's rabbit (Sparky) are buried in the cemetery under perpetual care. She described overgrown conditions and a class action lawsuit against a former owner. She expressed opposition to the development. - Russell Allen (in person) testified that his grandparents' graves were desecrated in December 2023; headstones were thrown into a pile and left for weeks. He stated the remains have not been relocated and he opposes the rezoning until issues are resolved. - Lauren Murphy (owner, Stained Glass Pub, 6751 Dorsey Road) spoke in support, saying the area needs revitalization and the development would attract foot traffic and help local businesses. - Brian Butler (property manager, Refinery apartments) spoke in support, calling the car wash and convenience store a valuable amenity for residents and noting few residents walk to the MARC station. Discussion Items - Opening & Procedural: Hearing Examiner clarified that to become a party with appeal rights, an attendee must either testify or submit a written request. Ms. Givens was allowed to testify out of turn. - Petitioner's Case (Brian Reetz, Design Collective): - Described architecture compatible with adjacent Refinery and Route 1 design standards (brick, stone base). - Presented schematic landscape plan meeting minimum requirements, with commitment to exceed them if needed (e.g., increasing buffer if adjacent parcel becomes residential). - Showed renderings of proposed car wash (tunnel set back 30+ feet) and convenience store, retaining wall separating development from cemetery. - Discussed proposed cemetery preservation: the petitioner will place the remaining 4 acres of the memorial park into perpetual preservation, with a new entrance and a pet mausoleum. Hearing Examiner questioned her authority to condition adjacent property; petitioner argued provisions in 100 G2 and 16.205 H allow conditions or that it is a voluntary proffer. - Rebuttal (Jamie Frazier, H&H Rock / Corridor Square LLC): - Offered to provide ground penetrating radar results to locate graves and work with families. - Stated the petitioner will bond the mausoleum construction. - Described prior efforts to develop the MARC station area (MDOT RFP in 2022, shelved after change in state leadership). - Argued B-2 is appropriate because the site is highway-oriented on Route 1 and not walkable to the MARC station (1.3 miles, 27 minutes walking). - Zoning Council (Mr. Foreman): Presented DPZ staff (Julia Sauer): - Staff report confirms the subject property is outside the 3,500-foot radius from the MARC station, making TOD designation questionable. - Sauer testified that the TOD zone was intended to be near MARC stations; a bus stop alone does not satisfy the purpose. - She agreed that the proper distance measurement is from the station itself, not the parking lot. - She stated that cemeteries are not a permitted use in TOD (nonconforming), and future improvements (mausoleum, retaining wall) would need separate approval (e.g., cemetery accommodation plan by Planning Board). - Protestants' Case (Joel Hurwitz, testifying): - Entered several exhibits (legislative history, ZRA 147, planning board records) to show that the council intended TOD to apply only near MARC stations. - Argued that the cemetery preservation proposals may fail under nonconforming use rules if not properly zoned. - Raised concerns about traffic circulation (Barnett Lane private road, maintenance of new access road). - Cross-examination and Discussion: - Much debate about whether the petitioner needs a variance for the 10-foot use setback for the car wash dry aisle (building itself is 30 feet from property line). Hearing Examiner advised petitioner to include variance request in written memo. - Evidence presented on walking distances: from the rezoning area to the outlying MARC parking lot is 1.3 miles (27 min); to the station platform is 2,800 feet plus additional walking. - Bus stops exist on Dorsey Road across Route 1, but not considered adequate for TOD. Key Outcomes - No final decision made. The evidentiary hearing was concluded; the record remains open until March 13, 2026, at 4:00 p.m. for submission of written memoranda of law. - Directives: - Petitioner (Corridor Square LLC) must include any proposed conditions (variance request, preservation commitments, buffering) in its memorandum. - Zoning Council and protestants' counsel will submit their memoranda. - Hearing Examiner will provide a recommendation to the Zoning Board. - Parties: All counsel (Mr. DiCarlo for petitioner, Mr. Foreman for zoning council, Mr. Zinner and Mr. Hurwitz for protestants) and any person who requested party status (e.g., Mr. Mahmood) will receive copies of memoranda. - Next Steps: The Zoning Board will consider the recommendation and written arguments before issuing a final decision.

The Howard County Hearing Examiner, Joyce Nichols, continued the evidentiary hearing for Zoning Board Case ZB 1130M, a petition by Corridor Square, LLC to reclassify parcels (7253 Washington Boulevard, Elkridge, MD) from the Transit Oriented Development (TOD) Zoning District to the B-2 (Business General) Zoning District with a motor vehicle fueling facility, convenience store, and car wash. The hearing resumed at approximately 10:00 AM on February 26, 2026, following the previous day's proceedings. Discussion Items - Traffic Expert Testimony (Mr. Cornelius): The petitioner’s traffic engineer, Mr. Cornelius, continued under direct examination by Mr. DiCarlo (petitioner’s attorney). Key points included: - Dorsey MARC Station Parking Lot Access: The parking lot is served only by the Maryland 100 interchange, with no connectivity to Deer Path Road, due to federal funding restrictions. Redevelopment of the lot has been hindered by access limitations. - Bus Stop Locations: The closest MTA bus stops are along Route 1 near the Maryland 103 intersection, on both sides of Route 1. Mr. Cornelius stated the stops are walkable from the subject property, but the existing frontage of Route 1 lacks sidewalks or shoulders, making pedestrian access unsafe. The proposed development includes a shared-use path along Route 1 to improve safety. - Walking Distance to Transit: Mr. Cornelius testified that the general guideline for walkability to transit is a quarter mile, up to a half mile. Distances beyond a half mile reduce transit ridership. He noted that the TOD district’s 3,500-foot (approx. 0.66 mile) standard is generous. - Cross-Examination by Mr. Zinner (Protestant/Opposition): Mr. Zinner questioned Mr. Cornelius about specific bus stops, routes, and frequency. Mr. Cornelius acknowledged that a bus stop on the east side of Route 1 south of Maryland 103 serves routes to the MARC station (approx. 7 minutes, hourly service). Mr. Zinner suggested that bus access to the station is more convenient than walking, and questioned whether walking 1.5 miles would be safe. Mr. Cornelius replied that safety depends on the route; with sidewalks from future developments, walking could be safe. - Redirect Examination by Mr. DiCarlo: Mr. Cornelius reiterated that without development, the Route 1 frontage remains unsafe for pedestrians. He stated that the condition has existed for decades and that the state has no planned improvements. - Questioning by Mr. Foreman (Protestant): Mr. Foreman asked about transit-oriented development (TOD) definitions. Mr. Cornelius opined that TOD areas typically reference pedestrian walkability to major rail hubs, not bus stops, and that Howard County’s TOD district focuses on rail. He noted the county’s 3,500-foot walking distance is generous. - Hearing Examiner’s Questions: Examiner Nichols asked Mr. Cornelius to interpret the TOD purpose clause phrase “other public transit links.” Mr. Cornelius testified that it likely means major bus terminals, not general bus stops, as otherwise TOD could be applied countywide. - Technical Difficulty: Before the next witness (supporters waiting to testify) could be heard, a technical issue with the online broadcast (“Watch Us” page) was identified. A 10-minute break was called to resolve the issue. The hearing adjourned for the break at approximately 11:30 AM. Key Outcomes - No decisions or votes were made. The hearing continued with testimony from the petitioner’s traffic expert. Testimony from supporters was pending after the break. The case remains ongoing.

The Howard County Hearing Examiner convened on February 25, 2026, at 10:00 AM in a hybrid format to hear Zoning Board Case ZB 1130M, a petition by Corridor Square, LLC to rezone approximately 3.91 acres from Transit Oriented Development (TOD) to B-2 (Business General) with a documented site plan for a motor vehicle fueling facility, convenience store, and car wash. The hearing included a preliminary motion to disqualify the Hearing Examiner and Zoning Counsel, testimony from expert witnesses for the petitioner, and public testimony from opponents. The hearing remains open, continuing to February 26, 2026, at 10:00 AM. Preliminary Motion - Joel Horwitz (Columbia resident) filed a motion to disqualify Hearing Examiner Joyce Nichols and Zoning Counsel Nathan Foreman, arguing their appointments violated the county charter (Section 405 and 216) because they were not approved by council resolution. Horwitz contended the positions lacked proper legal authority and that the hearing examiner’s role under Section 502 does not extend to zoning board matters. Petitioner’s attorney Chris DeCarlo opposed, calling it a collateral attack and noting the long-standing practice of contract hires under council rules. Zoning Counsel declined to add. The Hearing Examiner took the motion under advisement, stating it would be addressed in her report to the Zoning Board. Petitioner’s Case - Joseph Rutter (former Howard County Planning Director, 60 years experience): Testified that the 2013 comprehensive zoning was a mistake because the property lies 4,200 feet from the nearest MARC station (Dorsey), exceeding the 3,500-foot distance in the TOD purpose statement. He also noted lack of safe pedestrian connectivity (a 1.4-mile walk without continuous sidewalks). He argued the council intended to add a CR overlay (Commercial Revitalization) allowing B-2 uses but failed to do so, as shown in a July 22, 2013 work session transcript. He recommended B-2 with a documented site plan as appropriate, citing compatibility with the surrounding auto-oriented uses, the Route 1 Enterprise Zone, and the county’s general plan. - Chris Malagari (civil engineer, 38 years): Designed the site plan. The proposal includes a 6,200 sq ft convenience store with six fueling pumps on the former Exxon site (0.46 acres) and a 5,000 sq ft car wash on a separate parcel (1.39 acres). The front portion of the Rosa Bonheur Memorial Park (2.06 acres) would be rezoned, with the remainder (approx. 4 acres) preserved via covenant. Improvements include a signalized full-access intersection on Route 1, a right-in-only access, widening Route 1 to a third lane, a median, detention basins for stormwater management, and a shared-use path. The car wash is set back 74 feet from the property line; a 10-foot drive aisle may require a setback reduction, which the petitioner believes is allowed under zoning regulations. No acoustic study was performed for the adjacent future residential development. - Mickey Cornelius (traffic engineer, 42 years): Evaluated traffic impacts. The existing US 1/ MD 103 intersection operates near capacity, but planned improvements by Howard County (widening) and the petitioner (third lane, median, signal) will improve conditions and safety. The proposed signalized access reduces conflict points. The Maryland State Highway Administration approved the traffic study (exhibit 19). Pedestrian connectivity to the MARC station is not continuous; sidewalks exist on Dorsey Road but not on Deer Path. No transit bus stops were identified near the site. Public Comments & Testimony - Barry Walters (Elkridge resident, retired police officer): Opposed the rezoning, stating his deceased police dog Loki is buried in the front portion of the cemetery. He argued the cemetery is sacred, contains thousands of remains (including possibly human), and development would desecrate it. He questioned the developer’s commitment to preserving the remaining portion and cited deteriorated buildings on the site. He urged denial. - Curtis Anthony Gray (Pasadena resident, 47-year cemetery visitor): Testified that his parents are buried at Rosa Bonheur and that he and his family own deeds. He vehemently opposed disinterment, calling it evil. He referenced a Congressional Medal of Honor recipient buried there and a dog belonging to President Truman. He stated the community maintains the cemetery and it should remain undisturbed. - David Zinner (Columbia resident, Rosabon Air Society member): Opposed the rezoning, stating the petition ignores burial records, fails to show ground-penetrating radar results, and would destroy one-third of the cemetery. He questioned the relationship between Corridor Square LLC and Memorial LLC (cemetery owner). He noted the cemetery has county historic designation and is listed as a historic site. - Candy Warden (Woodstock resident): As a member of the Rosabon Air Society, she testified that the cemetery has been a historic burial ground for 90 years, with estimates of 10,000 burials including pets of notable figures. She claimed 2,000 graves are in the rezoning area, based on her record-keeping. She cited the cost of disinterment and relocation, and concerns about health hazards from disturbed remains. She stated the developer reneged on promises regarding a previous adjacent development (apartments) to create a memorial for disinterred remains. - John Pelton (Catonsville resident): Has three pets buried in the cemetery; two are definitely in the rezoning area. He expressed moral opposition to building a gas station on a cemetery and noted the financial burden (estimated $10,000) to move his pets, requiring him to delay his retirement. He stated that four other gas stations exist along Route 1 between MD 175 and MD 100. Discussion Items - The hearing centered on the “mistake in previous zoning” argument (1992 case precedent) for the piecemeal rezoning. The petitioner argued the 2013 TOD designation was a mistake due to distance from MARC station (4,200 feet vs. 3,500 feet) and lack of pedestrian connectivity. They also argued the council intended to impose a CR overlay but failed to do so, as evidenced by the July 22, 2013 work session transcript (exhibit 10). The Hearing Examiner admitted exhibits 9-11 but limited their use to corrective zoning, not the primary mistake argument. - The Hearing Examiner asked for additional evidence: a 3,500-foot radius circle from the northernmost edge of the MARC parking property (not just the station building) and an updated walking distance from that point to the property. The petitioner’s engineer agreed to provide these. - The Hearing Examiner also questioned the definition of “other public transit links” in the TOD purpose statement; the witness had no opinion. - The petitioner’s case included expert testimony supporting B-2 as appropriate, citing compatibility with the Route 1 corridor, the Enterprise Zone designation, and the general plan. The petitioner emphasized that the documented site plan locks in the specific uses (gas station, car wash, convenience store) and conditions to preserve the remaining cemetery. Key Outcomes - The Hearing Examiner took the motion to disqualify under advisement, to be addressed in her report to the Zoning Board. - The hearing was adjourned at 4:01 PM and will continue on February 26, 2026, at 10:00 AM for petitioner’s remaining witness (Mickey Cornelius) and any rebuttal. The public may still testify at that time (virtual participants must join the WebEx meeting, not just the live stream). - No votes were cast; the Hearing Examiner will issue a recommendation to the Zoning Board after the hearing concludes.

The Howard County Zoning Board held an administrative meeting on February 25, 2026 at 7:00 PM in a hybrid format (Banneker Room and Webex). The primary purpose was to decide whether the Zoning Board or the Hearing Examiner would hear the pending ZB 1131M petition. The board also approved prior meeting minutes, welcomed new Zoning Counsel Nate Foreman, and discussed ethics disclosure deficiencies in a separate case. Consent Calendar - Minutes Approval: The board unanimously approved the minutes from the November 17, 2025 Zoning Board Administrative Meeting. Vote: 5-0. Discussion Items - Introduction of New Zoning Counsel: Nate Foreman introduced himself as the new Zoning Counsel for Howard County. He expressed readiness to serve the board, including defending comprehensive zoning, facilitating records in piecemeal zoning cases, attending community meetings, and acting as a community liaison. Board members welcomed him. - Ethics Disclosure Compliance: Councilmember Liz Walsh raised concerns about the completeness of applicant disclosures under the Maryland Public Ethics Law. She noted that while the Palmetto (ZB 1131M) submission appeared thorough, the earlier Quarter Square case (heard that morning) had an inadequate disclosure from an LLC. She requested that the board proactively ensure full disclosures in the future. Zoning Attorney Mr. Moore advised that the board could not intervene in the pending Quarter Square case but could communicate with that petitioner through counsel. The board agreed to have Mr. Moore reach out to the petitioner's attorney (Chris Umbike of DeCarlo) to remind them of disclosure requirements. - Referral of ZB 1131M – The Palmetto Group, Inc.: The case concerns a Zoning Map Amendment petition to rezone 6871 and 6875 Dorsey Road, Elkridge, from TOD (Transit Oriented Development) District to R-12 (Residential: Single) District. After discussion, Board Member Jones moved to refer the petition to the Hearing Examiner. The motion was seconded and carried unanimously. Key Outcomes - Vote on ZB 1131M: The board voted 5-0 to refer the petition to the Hearing Examiner. The hearing is scheduled for March 3, 2026 at 10:00 AM. - Ethics Disclosure Follow-Up: The board directed Zoning Counsel to communicate with the Quarter Square petitioner regarding missing ethics disclosures, to be resolved before the case returns to the Zoning Board for final decision.

The Howard County Alcoholic Beverage Hearing Board held a hybrid public hearing on February 24, 2026, at 6:30 p.m. in the Banneker Room (3430 Court House Drive, Ellicott City, MD) and via WebEx. The board considered three liquor license transfer applications. All persons who testified were sworn in. Consent Calendar - Minutes of February 10, 2026: Approved unanimously by a vote of 5–0 (Chair Chen, Mr. Coleman, Mr. Hunt, Ms. Johnson, Ms. Kem). Discussion Items 1. Transfer – Class A Beer, Wine & Liquor 7-Day Off Sale License (Jessup Discount Liquors) - From: Five Nines, Inc. t/a Jessup Discount Liquors (Muraleedhar Kommula and Sai Sudha Paladugu) for a 2,500 sq. ft. package store at 7880-F Washington Boulevard, Elkridge, MD 21075. - To: Jessup Liquors, Inc. t/a Jessup Discount Liquors in the name of Manjit Kaur for the same location. - Representation: Martin Johnson (Maryland Liquor License Services) represented the applicant. - Testimony: Manjit Kaur (applicant) and her son Kunwar Singh (DJ) testified. They have been training since November 2025, renovated the store, retained existing employees, and plan to target 50% of products to the Hispanic customer base (70% beer, 25% spirits, 5% wine sales). All family members are alcohol awareness certified. The store hours are weekdays 9 a.m.–9 p.m., weekends 9 a.m.–10 p.m. Manjit Kaur will be the resident agent, present about 30 hours per week; her husband 60 hours; son 25 hours. They will use ID scanners and follow all record-keeping rules. - Board Questions: Board members asked about experience, fake ID detection, product mix, and safety measures. The board expressed satisfaction with the family’s preparation and the store’s improvements. - Outcome: Motion to grant the transfer was made, seconded, and passed unanimously (5–0). Manjit Kaur waived her right to appeal. The license is approved. 2. Transfer – Class B Beer, Wine & Liquor 7-Day On Sale License (Royal Cuisine of India) - From: Naan Stop, LLC t/a London Curry House (Rajiv Raj) for a 1,249 sq. ft. restaurant at 7500 Montpelier Road, 104, Laurel, MD 20724. - To: Golden Hub, LLC t/a Royal Cuisine of India in the names of Severine Dsouza and Aaron Souza for the same location. - Representation: Abraham Hurdle represented the applicants. - Testimony: Aaron Souza and Severine Dsouza testified. Severine Dsouza has owned House of India (under Trinity Hub LC) for about 14 months with no violations. The new restaurant will have a food-to-alcohol ratio of 85–95% food. Hours: 11 a.m.–9 p.m. (Mon–Thu) and 11 a.m.–9:30 p.m. (Fri–Sat). Aaron Souza will work 10–20 hours per week; Severine Dsouza will be present full-time. They plan to retain most existing staff. Alcohol sales will be 80% beer, plus wine and cocktails. - Application Issues: The board noted the application was filled out sloppily with cross-outs, different colors, missing answers, and inconsistencies (only one applicant listed in Section 6 but two signatures). Abraham Hurdle took responsibility and offered to submit a clean, typed application by the end of the week. The board expressed concern that poor record-keeping might reflect on future compliance, especially given the applicants’ relatively short license history (14 months). - Board Deliberation: Members discussed whether to postpone the hearing. The board’s counsel recommended postponement because the incomplete application (missing background answers) was egregious and prevented proper review. - Outcome: Motion to postpone the hearing until a corrected full application is submitted was made, seconded, and passed unanimously (5–0). The board will reconsider the matter upon receipt of the new application. 3. Transfer – Class B Beer, Wine & Liquor 7-Day On Sale License (River House on Main) - From: River House Pizza Co., LLC t/a River House Pizza Co. (Nathan Sowers) for a 1,500 sq. ft. restaurant at 10039 Baltimore National Pike, Suite C, Ellicott City, MD 21042. - To: River House Pizza Co., LLC t/a River House on Main (Nathan Sowers) for a 3,592 sq. ft. restaurant at 8293 Main Street, Ellicott City, MD 21043. - Representation: Nathan Sowers appeared pro se. - Testimony: Nathan Sowers stated he trained at Tersiguel’s French Country Restaurant, which closed after floods. He purchased the building at 8293 Main Street (the former Tersiguel’s) to return to historic Ellicott City. He has held a liquor license for nine years and a statewide catering license. The new restaurant will be a pizzeria bistro with 75% food and 25% alcohol sales. Hours: 11 a.m.–9 p.m. (Mon–Sat, with Friday and Saturday until 9:30 p.m.). He is the only current alcohol-awareness certified person; he plans to have all leadership (including his wife Kimberly Kepness and manager Katie) trained. The building’s capacity remains 51 upstairs and 49 downstairs. He will card everyone and use ID scanners. - Board Questions: Board members asked about staff certification, opening date (April 2026), and menu (pizza, French-Italian dishes, baked goods, homemade pasta). The board noted the applicant’s experience and the community support. - Outcome: Motion to approve the transfer with a condition that all leadership positions receive alcohol awareness training before opening. The motion was seconded and passed unanimously (5–0). Nathan Sowers waived his right to appeal. The license is approved contingent on the training condition. Key Outcomes - Minutes of February 10, 2026: Approved 5–0. - Case 1 (Jessup Discount Liquors): Transfer granted 5–0 with no conditions. - Case 2 (Royal Cuisine of India): Hearing postponed 5–0 pending submission of a corrected, complete application. - Case 3 (River House on Main): Transfer granted 5–0 with condition that all leadership positions (starting with Kimberly Kepness and manager Katie) be alcohol-awareness certified before opening. - Next Meeting: Scheduled for March 10, 2026, and March 24, 2026 (subject to change based on proceedings).

The Howard County Council held a special virtual meeting on February 19, 2026, at 12:30 p.m. to consider and vote on a motion to close the meeting to the public for a closed session. The meeting was streamed live via the County Council website. All five council members were present: Chair Opel Jones, Vice Chair Christiana Rigby, and members Liz Walsh, Deb Jung, and David Yungmann. Discussion Items - Council Chair Opel Jones moved to close the meeting in accordance with Maryland Code, General Provisions, Section 3-305(b)(1) and (7) to discuss personnel matters (performance, compensation, discipline, and removal of one or more specific employees) and to obtain legal advice from counsel regarding that personnel matter. The motion was seconded. No objections were raised. The council discussed the need for the closed session; no further discussion occurred. Key Outcomes - The council voted unanimously (5-0) to close the meeting. Roll call: Chair Jones (yes), Vice Chair Rigby (yes), Ms. Jung (yes), Ms. Walsh (yes), Mr. Yungmann (yes). The motion passed, and the council adjourned the open session to proceed into closed session immediately. The live stream was ended.