ZB 1130M – Corridor Square LLC Rezoning Hearing (February 26, 2026)

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.