Public Meetings - Howard County, Maryland

This meeting of the Howard County Zoning Board was convened to review the Hearing Examiner's report on ZB 1132M – Columbia Concepts LLC's Amended Preliminary Development Plan for Long Reach Village Center. The board also considered a motion for substitution of counsel, a request to continue (postpone) the case, and a disqualification request tied to an ethics complaint. After discussion, the board voted unanimously to continue the case to a date to be determined by the next zoning board, with a final decision deadline of June 30, 2027. Consent Calendar - Meeting Minutes Approval (June 3, 2026): The board voted unanimously to approve the minutes from the June 3, 2026 Zoning Board work session covering ZB 1130M and ZB 1134M/ZB 1134 PDP. Chair Yungmann moved, seconded, and all members voted yes. Discussion Items - Motion for Substitution of Counsel and Continuance: Chris DeCarlo, newly retained counsel for petitioner Columbia Concepts LLC, presented a motion requesting substitution of counsel, a continuance of the June 10, 2026 deliberation, and disqualification of Zoning Board member Deb Jung (or alternatively a continuance until resolution of a related ethics complaint). The motion cited the late retention of counsel (hired the day before the meeting), the client being out of the country, and the need to avoid the appearance of impropriety during a heated primary election period. - Ethics Complaint Confidentiality Issue: The Office of Law (Mr. Moore) advised that referencing the ethics complaint in the zoning board proceeding was improper because Howard County Code Section 2-2-203(n) keeps all actions regarding a complaint confidential until a final finding. Mr. Moore recommended the board not discuss the complaint. Mr. DeCarlo argued that the complainant has a free speech right to disclose the complaint, especially against a public official, and that the code does not prohibit the complainant from discussing it. The board ruled to not discuss the specifics of the complaint but allowed the motion to proceed on other grounds. - Arguments for Continuance: Mr. DeCarlo emphasized that the election context—two zoning board members are candidates in the upcoming primary—creates a politically charged environment that undermines the impartiality of quasi-judicial proceedings. He noted that the existing moratorium on such cases (effective June 23) does not fully address the primary election. He also requested that the 150-day deadline for a decision on the Hearing Examiner's report (issued April 8, 2026) be tolled during the continuance. - Objection from Board Member Deb Jung: Ms. Jung stated she believed the ethics complaint was a "weaponization" of the ethics system against her as a candidate for county executive, and she called for future rule changes to automatically dismiss publicly leaked complaints. - Discussion on Timeline: Members discussed the number of days already elapsed (63 days since the Hearing Examiner's report, 76 days by June 23). Ms. Rigby expressed concern about the next board having enough time to schedule and decide the case. The board agreed to set a final decision deadline of June 30, 2027, effectively tolling the 150-day rule for this case. Key Outcomes - Continuance Granted: The board voted unanimously (5-0) to continue ZB 1132M to a date to be determined by the next sitting Zoning Board, with a final decision (Decision and Order) to be issued by June 30, 2027. The continuance includes substitution of counsel (Chris DeCarlo replacing prior counsel). - Tolling of 150-Day Deadline: The board interpreted Zoning Board Rule 2405 F1A to allow tolling of the 150-day period from June 23, 2026, until the new board is seated, with the new deadline of June 30, 2027 substituting for the original deadline. - Request for Updated Disclosures: The board noted that applicants (as defined by Maryland public ethics law) must provide updated disclosures before the next hearing, given the delay. - Office of Law Guidance: The board requested that the Office of Law issue written rules regarding board members' discussion of pending matters during the continuance period. - Future Rule Changes: The board acknowledged the need to clarify the 150-day rule in future zoning board rules to account for continuances and election moratoria.

On June 9, 2026, at 10:00 a.m., the Howard County Hearing Examiner (Joyce Nichols) conducted a hybrid hearing on variance petition BA 26-001V filed by Viji Nathan for property at 10048 Superior Avenue, Laurel, MD. The petition sought a rear setback variance of 7 feet (from 10 feet to 3 feet) and a side setback variance, and originally also addressed lot coverage, which was resolved by a new county law increasing allowed lot coverage for lots over half an acre from 600 to 1,000 square feet. The existing shed and pool house intrude into the required rear setback. The hearing included discussion of the property's topography, retaining walls, and the circumstances of the violation discovery. Discussion Items - The applicant, Viji Nathan, explained that she purchased the property about 2.5 years ago with the existing structures and was unaware of the setback violations until a tenant complaint led to an inspection. She stated that previous permits were obtained by the prior owner and the county had approved electrical and plumbing without noting the setback issue. She expressed a desire to comply with regulations. - Hearing Examiner Joyce Nichols reviewed the five required findings for granting a variance. - Finding 1 (Unique Physical Conditions): The property has a significant slope from front to rear and a retaining wall along the side due to grade changes, which made strict compliance difficult. The examiner accepted the topography as a unique condition. - Finding 2 (No alteration of neighborhood character): The neighborhood is fully developed, and the structures are not visible from the street. The variance would not impair adjacent properties or public welfare. - Finding 3 (Hardship not self-created): The applicant did not build the structures and discovered the violation after purchase; the hardship was inherited. - Finding 4 (Minimum variance necessary): The requested variances match the existing encroachments (shed 5 ft from rear line, pool house 3 ft from rear line), so the relief is minimal. - Finding 5 (Not in historic district): The property is not in a historic district. - The applicant noted that the lot coverage issue was resolved by a new county regulation effective April 2026 that increased allowed coverage for lots over 0.5 acres to 1,000 sq ft; her structures cover under 900 sq ft. Key Outcomes - The hearing was concluded. The Hearing Examiner stated that a written decision and order will be issued shortly. Based on the discussion, the examiner appeared inclined to grant the variances, subject to formal findings in the order.

The Howard County Alcoholic Beverage Hearing Board met on June 9, 2026, at 6:30 p.m. in a hybrid format (Banneker Room and WebEx) to consider four alcoholic beverage license applications. All applications were approved unanimously. The meeting began with approval of the minutes from the May 12, 2026 hearing (Chair Chen, Mr. Coleman, Mr. Hunt abstaining due to absence, Ms. Kim all voted yes). Discussion Items 1. Transfer of Class D Beer & Light Wine 7-Day On/Off Sale License - From: Highgate Maryland Concessions, LLC t/a Hampton Inn (in the name of Raymond Bushby) for a 33,792 sq. ft. hotel at 8880 Columbia 100 Parkway, Columbia, MD. - To: Govind Hospitality, LLC t/a Hampton Inn (in the name of Gita G. Patel) for the same address. - Presented by: Attorney Linda Carter for Ms. Patel. - Testimony: Ms. Patel affirmed she is alcohol awareness certified, experienced in Prince George’s County (one violation in 2021 where she was not present), and will spend about 40 hours per week on-site. The hotel is managed by a company operating 157 hotels. The board questioned the role of the management company; Ms. Patel confirmed she is responsible for inventory and policies. - Board Deliberation: Members noted her experience, clean record aside from one violation, and that she understands her responsibilities. No concerns about the delegation to management. 2. New Class D Beer & Light Wine 7-Day On Sale License - To: HI Concessions Columbia I, LLC t/a Hampton Inn & Suites (in the names of Melissa McBean and Jesse Kremer) for a 70,623 sq. ft. hotel at 7045 Minstrel Way, Columbia, MD. - Presented by: Attorney Lee Ann Shrekgast. - Background: The hotel previously held a license from 2019 to 2022 but surrendered it in 2023 due to internal corporate issues (not a violation). - Testimony: Melissa McBean (10% interest, director of sales, 50-60 hours/week) and Jesse Kremer (90% interest, VP of operations for parent company McNeil Hotels, which owns 19 properties) are both alcohol awareness certified. Alcohol is sold only through the hotel’s sweet shop, stored in a locked closet. All eight employees involved are certified. - Board Deliberation: Members noted the company’s experience and Ms. McBean’s familiarity with the property. The license covers the entire hotel footprint because guests may take alcohol to their rooms. 3. New Class B Beer & Light Wine 7-Day On/Off Sale License - To: Forever Primo, LLC t/a Go Primo’s NY Pizza Company (in the name of Milad Araghi) for a 1,516 sq. ft. restaurant at 2020 Marriottsville Road, Suite C, Marriottsville, MD. - Testimony: Mr. Araghi (pro se) has owned the pizzeria for four years, operated it for nine years with no health violations. He requests the license due to customer demand, expecting 10–15% of sales from alcohol. He is alcohol awareness certified; one other employee is certified. Alcohol will be stored under the counter in the kitchen, locked. He purchases from a certified Maryland wholesaler (Bonds Distributing). He supports the community through fundraisers for schools, a church (Chapel Gate), and a fire department. - Board Deliberation: Members commended his presentation and community involvement. They clarified that the license allows sealed containers for off-premise consumption when purchased with food. 4. New Class B Beer, Wine & Liquor 7-Day On Sale License - To: 10039, LLC t/a Angeli’s Pizzeria (in the names of Cuneyt Ozturk and Mert Ozturk) for a 1,500 sq. ft. restaurant at 10039 Baltimore National Pike, Suite C, Ellicott City, MD. - Presented by: Attorney Sang O., representing the Ozturk brothers. - Background: The applicants own five Angeli’s Pizzeria locations in Baltimore City, all with liquor licenses. This would be their first Howard County location. The business is a replacement for River House Pizza. - Testimony: Cuneyt Ozturk (50% owner) testified. He acknowledged three prior violations (2014, 2016, 2018) at a previous concept (Bosphorus Bistro) for sales to minors, but stated they have learned from mistakes and have a strong compliance system at Angeli’s. No violations at Angeli’s locations. Both brothers are TAMS certified. They plan to be on-site daily for the first six months and will have a certified assistant manager thereafter. The restaurant will offer a full cocktail menu (sangria, margaritas, etc.) and operate 11 a.m. to 11 p.m. Community involvement includes donating 10,000 pizzas to healthcare workers during the pandemic and a pumpkin collection program. - Board Deliberation: Members discussed the prior violations, but were satisfied with the applicant’s candor, training systems, and community engagement. They noted the alcohol awareness certificates expire in 2027; the applicant agreed to renew promptly. Key Outcomes - Motion to Approve Transfer (Item 1): Approved unanimously (Chair Chen, Mr. Coleman, Mr. Hunt, Ms. Kim all votes yes). The applicant waived the right to appeal. - Motion to Approve New License (Item 2): Approved unanimously. The applicant waived the right to appeal. - Motion to Approve New License (Item 3): Approved unanimously (noted as Class B beer and light wine, on/off sale). The applicant waived the right to appeal. - Motion to Approve New License (Item 4): Approved unanimously (Class B beer, wine and liquor, on sale). The applicant waived the right to appeal. The meeting adjourned after all applications were decided.

On June 8, 2026, the Howard County Council held a special hybrid meeting immediately following the Board of License Commissioners meeting. The sole purpose was to determine the need for a closed session under Maryland Code General Provisions §3-305(b)(1) and (7) concerning a personnel matter and legal advice. All five council members (Chair Opel Jones, Christiana Rigby, Deb Jung, Liz Walsh, David Yungmann) were present. Motion to Close Meeting - Councilmember Opel Jones moved to close the meeting to discuss the performance, discipline, and removal of one or more board members, and to consult with legal counsel. - The motion was seconded. After asking if there was any discussion (none offered), the council voted unanimously (5-0) to proceed with the closed session. - The open session was then adjourned, and the council moved to the Council’s Large Conference Room for the closed session. The live stream ended at that point. Key Outcomes - Unanimous vote (5-0) to close the meeting in accordance with §3-305(b)(1) and (7). - The council entered closed session; no further public action was taken.

The Board of License Commissioners (BLC) met on June 8, 2026, at 10:00 AM in a hybrid format to discuss and vote on recently passed state legislation (HB 456) authorizing a new gift basket permit for florists to include beer, wine, or liquor in deliveries. The board also considered local rules to regulate the permit. A quorum was present: Chair David Yungmann, Dr. Opel Jones, and Ms. Christiana Rigby; Members Deb Jung and Liz Walsh joined later. The meeting concluded with a unanimous vote to adopt the bill and the proposed rules. Discussion Items - Chair Yungmann presented the bill, noting it allows the BLC to issue a gift basket permit to a person whose primary business is the sale and delivery of flowers and gift baskets. The permit would allow gift baskets to contain beer, wine, or liquor under specific conditions: - The permit holder cannot hold any other alcohol license. - Permits are prohibited for use on premises of chain stores, supermarkets, or discount houses. - Deliveries must be made by individuals at least 21 years old to consumers of legal drinking age in the county. - Alcohol in gift baskets is limited to specific volumes and must be purchased from a retail license holder. - Annual sales from alcoholic beverages may not exceed 10% of the permit holder's gross sales. - Annual permit fee is $100. - Distance restrictions from public schools do not apply. - Chair Yungmann also outlined proposed local rules requiring permit holders to maintain a delivery log and obtain a written certification from the recipient confirming they are 21 and understand penalties for underage receipt. - Discussion followed: - Ms. Walsh (arriving late) received a recap and expressed no further questions. - Ms. Jung (referred to as Ms. Young in the transcript) asked what happens when no one is home, as with other alcohol deliveries; Chair Yungmann clarified that deliveries cannot be left unattended—the recipient must be physically present to show ID and sign the log. - Chair Yungmann noted the permit was advocated for by an existing florist in Maple Lawn (with Delegate Feldmark's help) and that any eligible florist could apply. - No public comments were received. Key Outcomes - Motion: Moved to approve HB 456 (the state bill) and adopt the proposed local rules requiring a delivery log and age certification. - Vote: Unanimous in favor (5–0): Chair Yungmann, Dr. Jones, Ms. Rigby, Ms. Jung, Ms. Walsh all voted yes. - Effective Date: July 1, 2026. The BLC administrator will work with the Office of Law to post the rules and permit application online.

The Howard County Board of Appeals held a hybrid meeting on June 4, 2026, at 9:00 AM in the Banneker Room and via WebEx. Chairperson Jean Ryan presided. The meeting included approval of prior meeting minutes, a case postponement, and an extension of a decision order deadline. Consent Calendar - Open Meeting Minutes – May 28, 2026: Approved unanimously (5-0). Motion by Ms. Feerkob, seconded by Ms. Phillips. - Closed Meeting Minutes – May 28, 2026: Approved unanimously (5-0). Motion by Ms. Feerkob, seconded by Ms. Phillips. Discussion Items - BA 827D – Speedfloor Mid-Atlantic, LLC (Case Update): Chair Ryan noted that the office of law needed additional time to prepare the decision order. He moved to extend the due date by 30 days (for a total of 90 days from completion of the case). The motion was seconded by Ms. Feerkob and passed unanimously (5-0). - BA 828D – Hillstreet Overlook, LLC: The case was called as scheduled for a preliminary opening only; no testimony was taken. The Office of Law stated the matter had been postponed at the request of DPZ (granted May 12, 2026). The hearing was continued to August 20, 2026, at 9:00 AM, with a potential continuation date of August 27, 2026, if needed. Key Outcomes - Approved open and closed meeting minutes from May 28, 2026. - Granted postponement of BA 828D to August 20, 2026. - Extended the decision order deadline for BA 827D by 30 days (total 90 days) from the original due date.

The Howard County Planning Board met on June 4, 2026, to review the 2025 Development Monitoring System (DMS) report and consider a final development plan (FDP) for the Warfield Neighborhood in downtown Columbia. The board also received an update on a recently passed zoning regulation. After public testimony and board discussion, the FDP was unanimously approved with a condition. Consent Calendar - Agenda: Approved as amended to table Item 9 (proposed edits to the Board's Rules of Procedures) for later reposting and advertisement. - Minutes: The recording of the WebEx virtual meeting of May 21, 2026, was adopted as the board's approved minutes. Public Comments & Testimony - Phil Scherer (Baltimoreans for People Oriented Places, BaltPOP) expressed support for the Warfield FDP, praising the shared-use paths and the location of senior housing in a walkable environment. - Jennifer Stasiak (resident of The Evergreens, across the street) raised concerns about traffic congestion and parking for staff of the proposed assisted living facility, noting existing parking shortages at nearby Vantage Point. - Joel Hurwitz (Columbia resident) questioned whether the Warfield plan amendments should be carved out as a separate sub-district ("Warfield North") due to differences from the rest of Warfield, and asked if age restrictions on the nursing home component might be redundant for residents under 55 who require medical care. The petitioner clarified that age restriction applies only to the independent living units, while the assisted living/memory care facility does not have an age limit. Discussion Items 1. 2025 Development Monitoring Systems Report (Informational) - Jeff Brown, Chief of the Research Division, presented the annual report required by the County's Adequate Public Facilities Ordinance (APFO) and state smart-growth legislation. - Key statistics: - 572 use-and-occupancy permits issued in 2025, the lowest in 20 years. - Breakdown: 9 single-family detached in Columbia; 76 apartments in Patuxent Commons; most development in Ellicott City and the Southeast. Over the past five years, development was evenly distributed among the five planning areas. - 92 age-restricted units built in 2025 (16% of total), the highest in five years. - Non-residential: 167,000 sq ft of building permits issued in 2025, also the lowest in five years. - 41% of county land (66,000 acres) is permanently preserved through easements and parks. - Board comments: Chair noted that the market, not APFO, drove the decline in units; the construction sector lost over 300 jobs, linked to reduced building activity. Staff noted that APFO still holds up about 1,000 units due to school capacity, though many affected schools are under capacity. The report was accepted as informational; no vote required. 2. PB 461 – Warfield Neighborhood Final Development Plan (FDP DC-W-2) - Staff presentation (Donna Depree): The petition proposes redeveloping 5.37-acre Parcel A-3 at 10025 Governor Warfield Parkway with up to 400,000 sq ft of commercial space (including an 80-bed assisted living and memory care facility) and up to 150 residential units, all or a portion of which may be age-restricted adult housing. Maximum building height: 15 stories/170 feet. Three 10-foot shared-use pathways would be added along Windstream Drive, Governor Warfield Parkway, and Little Patuxent Parkway. The FDP and associated neighborhood documents (Concept Plan, Design Guidelines, Implementation Plan) would be amended to apply only to this parcel. - Petitioner testimony: - Gabe Chung (Senior VP, Howard Hughes) – Placed the project in context of downtown Columbia's revitalization; emphasized the need for senior housing. - Matthew Fitzsimmons (Principal, HCM Design) – Detailed proposed modifications to the Warfield Design Guidelines: increased building height to 15 stories for gateway prominence, reclassification of Windstream Drive to Avenue Type 2, inclusion of shared-use pathways, and expanded design guidance for senior living facilities. Height increase was supported by the Design Advisory Panel. - Dan Sweeney (Civil Engineer, GLW) – Reviewed the Implementation Plan and FDP sheets, including density, community commons (using excess credit from prior phase), stormwater management, and lack of environmentally sensitive features. - Mike Warkowski (President, Wells & Associates) – Presented transportation impact study: the proposed development generates fewer peak-hour trips than the existing office (net reduction of 70–85 trips), and adjacent intersections operate within the downtown critical lane volume standard of 1,500. No full traffic study required. - Board discussion: - Clarified that the 150 residential units will be age-restricted adult housing (petitioner confirmed all units will be age-restricted per zoning regulations). - Concerns raised about the shared-use path not connecting to existing infrastructure at Little Patuxent Parkway; petitioner said this will be addressed at the site development plan (SDP) stage. - Parking for staff and traffic impacts will be reviewed in detail at SDP. - Board member noted potential cumulative traffic on Little Patuxent Parkway as other projects develop. - Public hearing: No organized opposition; three individuals testified (see above). Key Outcomes - Approval of PB 461 FDP-DC-W with the following condition: All 150 residential dwelling units shall be age-restricted adult housing (motion by Chair, seconded, approved unanimously with three ayes). The board found all statutory criteria A–O satisfied. - Item 9 (Rules of Procedure edits) tabled for future posting and advertisement. - Update on ZRA 224 (cottage cluster): Executive Secretary noted the county council passed the regulation on Monday, May x, 2026, with a maximum of 1,200 sq ft, no basements, and no increase in roof height. The board expressed satisfaction that the new missing-middle housing option is now available.

The Howard County Inspector General Advisory Board met on June 4, 2026, at 6:30 p.m. in a hybrid format. The board discussed and reviewed the Inspector General's policies and procedures, debated performance evaluation metrics, elected officers, received an update on the Maryland Public Information Act (MPIA) access issues, and handled other business including the appointment of a deputy inspector general and the resignation of a board member. Discussion Items - Review and Discussion of Inspector General Policies and Procedures: Board member Dennis Raschka had significant questions. Chair David Salem requested any edits be submitted by June 19, 2026, and a potential meeting in July or August to discuss. No final action was taken. - Discussion of Inspector General Performance Evaluation: The board reviewed a draft evaluation. Inspector General Kelly Madigan's concerns were noted, including metric 3C (24 presentations annually) and the requirement to initiate investigations within five days, which board member Steven Quisenberry called unreasonable for a new, one-person office. Quisenberry also questioned metric 6B (percentage of recommendations agreed to), arguing the IG cannot force administration acceptance. Board member Katy Sedney noted that not all important reports involve cost savings (affecting metric 2B). The board agreed to finalize the evaluation before December, likely after a meeting with Madigan. Chair Salem suggested using the first-year evaluation as a basis for future years, given Madigan's limited staff and an influx of over 50 complaints. - Elections of Chair and Vice Chair: David Salem was nominated and re-elected as Chair, and Mitchell Stahm as Vice Chair, by unanimous voice vote with no objections. Salem highlighted ongoing work (office space, MPIA issues, performance evaluation) as reasons for continuity. - Update on Inspector General Access to Records (MPIA): Chair Salem provided an update on the MPIA conflict. The Inspector General lacks direct access to records classified as mandatory non-disclosable (e.g., personnel records). A legislative fix at the state level is needed. A county council amendment to make the IG a co-custodian of records failed (only Councilwoman Walsh voted in favor). A data use agreement provides some access through custodians but is limited; one record was received with unexplained redactions. Board members expressed concern that the public voted for an IG but her hands are tied. Amanda Myhill (Law Department) and Baltimore County IG Isabel Cummings commented that the fix must come from the state legislature, and encouraged board members to educate residents and contact state delegates before the next session in January 2027. - Other Business: Chair Salem announced that Deputy Inspector General Frank Lopez, a former Maryland State Police officer, has accepted a conditional offer and is expected to start mid-June. Madigan is also advertising for criminal investigators. Board member Steven Quisenberry submitted his resignation, effective June 5, 2026. The board thanked him for his contributions and presented a parting gift. Key Outcomes - David Salem and Mitchell Stahm were unanimously re-elected as Chair and Vice Chair, respectively. - The board directed that edits to policies and procedures be submitted by June 19, with a possible summer meeting to finalize. - The performance evaluation will be discussed further with Inspector General Madigan, with a target to finalize before December 2026. - The board will support efforts to amend the Maryland Public Information Act to grant the Inspector General direct access to all county records, including mandatory non-disclosable records. - Frank Lopez was announced as the new Deputy Inspector General. - Steven Quisenberry's resignation was accepted; the board expressed gratitude for his service.

The meeting began at 5:30 p.m. with a work session on ZB1130M (Corridor Square, LLC) to review the hearing examiner's report on a zoning map amendment from TOD to B-2 for a gas station, convenience store, and car wash on 3.91 acres, including a portion of the Rosa Bonheur Memorial Park. At 7:00 p.m., the board paused for an administrative meeting on ZB1134M (Olde Scaggsville, LLC) to decide whether the zoning board or hearing examiner would hear the case. The work session resumed after the administrative meeting. Consent Calendar - The board unanimously (5-0) approved the April 29, 2026 meeting minutes. Public Comments & Testimony - David Zinner, representing the Rosa Bonheur Society, argued that the petitioner's plan would destroy one-third of the cemetery, violating Howard County law requiring cemetery preservation. He alleged that the developer had disinterred human remains without proper authorization and urged the board to deny the rezoning. He stated the cemetery is maintained by volunteers and that thousands of burials are at risk. - Grant Gill, on behalf of Protestant Shaheed Mahmood (owner of a nearby Exxon), argued that the measurement of 3,500 feet from the MARC station should be from the parcel boundary, not the station platform, and that the B-2 zone is incompatible with the area's general plan and surrounding uses. He also argued that the record lacked sufficient evidence of environmental integrity. Discussion Items - Disclosure Compliance: Councilmember Walsh raised concerns that the petitioner's disclosure of ownership interests ended at a second layer of LLCs without identifying individual human beings, potentially violating state public ethics law. After debate, the board decided to move forward with the case, noting that any rule changes would be addressed in a future summer work session. - Exhibits in Exceptions: The board voted 5-0 to allow exhibits as part of the exceptions as long as they are narrowly limited to the content of the exception. However, the board later struck the Technical Staff Report (TSR) from ZB 1123 from the record, deeming it irrelevant, but accepted the maps and photographs attached to the exception. - Hearing Examiner's Report: Hearing Examiner Joyce Nichols presented her report, recommending approval of the rezoning based on a mistake in the 2013 comprehensive zoning. She found the property is outside the 3,500-foot radius from the MARC station and that B-2 is an appropriate replacement zone. She recommended six conditions, including preservation of the remainder of the cemetery, construction of a mausoleum, and a variance for a reduced car wash setback. - Mistake Finding and Rezoning Vote: The board first voted 5-0 to accept the hearing examiner's report. Then, on the motion to find a mistake and rezone to B-2, the vote was 3-2 (Chair Youngman, Vice Chair Rigby, Dr. Jones in favor; Councilmembers Young and Walsh opposed). The motion passed. - Site Plan with Conditions: The board discussed and amended the conditions proposed by the hearing examiner. Key additions included: requiring SHA approval for the new signalized intersection, requiring the petitioner to provide disinterment and reinterment at its expense for any person holding a deed for a pet buried in the development area, and stating that all conditions must be met before the first use and occupancy permit. The motion to approve the site plan with these conditions passed 4-1 (Youngman, Rigby, Young, Jones in favor; Walsh opposed). - ZB1134M - Referral to Hearing Examiner: The board considered whether to hear the case itself or refer it to the hearing examiner. Councilmember Walsh argued the case was too significant for the hearing examiner, but other members noted the lack of time before the end of their term. The motion to refer to the hearing examiner passed 4-0 (Dr. Jones absent), with the condition that hearings be held in the evening. The case was scheduled for July 15, 2026 at 5:30 p.m. Key Outcomes - ZB1130M: The board found a mistake in the 2013 comprehensive zoning and approved the rezoning from TOD to B-2. The site plan for a gas station, convenience store, and car wash was approved with 10 conditions (including cemetery preservation, mausoleum construction, and financial responsibility for Route 1 improvements). The variance for the 10-foot setback was granted. The order will prohibit waiver or modification of conditions. - ZB1134M: The board voted to refer the case to the hearing examiner, with the first hearing set for July 15, 2026 at 5:30 p.m. in the evening. - Procedure: The board agreed to schedule a summer work session to revise rules regarding disclosure of ownership interests and the handling of exhibits in exceptions.