Howard County Planning Board Meeting – March 26, 2026

The Howard County Planning Board held a public meeting on March 26, 2026, in person and virtually. The meeting included an update from the Executive Secretary, a presentation on Ho Co By Design implementation progress, and a public hearing on Site Development Plan SDP-26-001 for the redevelopment of the former Columbia Flier Building into The Source community center. The board approved the agenda and previous minutes, and later voted unanimously to approve the site development plan contingent on parking easements and agreements.

Consent Calendar

• The board approved the meeting agenda by unanimous voice vote.
• The board approved the recording of the March 5, 2026 WebEx meeting as the official minutes, by unanimous voice vote.

Executive Secretary Update

• The county office building will be closed the week of March 30 for energy saving days, and on Good Friday (April 3).
• Zoning Regulation Amendment (ZRA) 2-4, addressing cottage courtyard development, will be presented to the Planning Board on April 9, 2026.
• A public webinar on ZRA 2-4 was rescheduled from April 6 to April 7, 2026, from 4:00–5:00 PM.

Ho Co By Design Implementation (2023–2025 Reporting)

Randolph Mitchell and Kate Bollinger (Department of Planning and Zoning) presented the second annual implementation report for the county’s General Plan, Ho Co By Design, adopted in 2023.

• Progress Dashboard: Of 359 tracked actions, 78% are now underway (up from 61% in 2024). 100% of “managing growth” actions are complete. 81% of equity‑focused actions are underway.
• 2025 Accomplishments Included: Adoption of the Gateway Master Plan; completion of APFO review committee and housing affordability work group recommendations; adoption of AG ZRA 217 to expand agribusiness; state Housing Expansion and Affordability Act implementation; Landscape Manual update; draft EV charging permit checklist; 150 acres added to Agricultural Land Preservation Program; state Renewable Energy Certainty Act adoption.
• Notable Actions per Chapter: Ecological health (tree canopy goals, climate action plan coordination, ag land preservation in east county); County in Motion (real‑time traffic monitoring, complete streets, design manual updates); Economic Prosperity (Gateway Master Plan, broadband expansion, agritourism ZRA); Dynamic Neighborhoods (ADU regulations ZRA 218/CB 3‑2026, affordable housing work group, down payment assistance, moderate‑income homeownership program, zero net loss of affordable housing); Quality by Design (open space goals, landscape manual update, cemetery inventory work group); Public Schools (school capacity evaluation for Gateway); Supporting Infrastructure (budget consistency with General Plan, septic system inspection program); Managing Growth (APFO evaluation and task force completed).
• Board members thanked staff and noted their familiarity with many of the referenced initiatives.

Public Comments & Testimony

Joel Horwitz (speaking for himself, Harper’s Choice resident) urged denial of SDP‑26‑001, arguing that the parking plan does not meet zoning requirements (Section 131.0B4E). He claimed only 100 spaces are effectively guaranteed, with no room for snow removal or events; that the HCPSS lot is not fully on-site; and that easements for the Montessori parking are subject to numerous restrictions, including approval from Aya Montessori and potential suspension. He also questioned the community college’s bus ridership data and whether a parking agreement with a bond‑financed building is legally permissible.

Erica Shavaria (speaking for herself, Columbia resident) strongly supported the project, describing The Source as a welcoming, resource‑rich space addressing community needs for wellness, daycare, food, recreation, and social services. She highlighted the developer’s (Columbia Concepts) deep roots in Howard County and commitment to inclusive development, urging approval.

Joan Langos (Hickory Ridge resident, former Planning Board member 1992–2002) raised significant concerns about parking sufficiency. Noting that only 31 on‑site spaces and 39 immediately adjacent spaces (total 70 likely always available) are provided for a 60,180 SF building, she questioned the realism of the parking demand study’s assumption that most users will walk, bike, or take transit. She cited existing parking issues at nearby businesses and asked the board to delay a decision until detailed questions (safe pedestrian pathway, bike racks, EV charging, college bond implications) are answered. She submitted a written list of additional questions.

Discussion Items

SDP‑26‑001 – Columbia Concepts / The Source Community Center

• Project Description: Redevelopment of the former Columbia Flier Building site (2.16 acres, zoned New Town) at 10750 Little Patuxent Parkway into a two‑story, 60,180 SF multi‑use youth community center. Uses include gymnasium, education center, medical/mental health services, bilingual daycare, food stalls, and nonprofit social service space.
• Parking Plan: 31 on‑site spaces proposed, plus 8 additional spaces on adjacent school property (requiring a separate FDP amendment). Off‑site parking includes 69 spaces at the Wild Lake Middle School lot (adjacent) and 55 spaces at Howard Community College (secured via MOU). Total 124 off‑site spaces. A parking demand study (ITE/ULI) estimated average demand at 104 spaces and 85th percentile at 140 spaces, using 1.67 spaces per 1,000 SF.
• Staff Presentation: Jill Maggi presented the technical staff report, noting the project meets allowable uses under FDP 48, landscape manual requirements (approved by HRD Architectural Review Committee on Feb. 19, 2026), and includes a fee‑in‑lieu for forest conservation ($5,445 for 0.1 acre obligation). Two specimen trees will be removed (one due to utility conflicts, one for fire access), mitigated with four additional native shade trees.
• Applicant Presentation: Eric McWilliams (landscape architect, Bowler) and Patrick McGowan (architect, KGD) described the design as a contemporary interpretation of the original Flier building’s role in connecting neighborhoods. Katie Wagner (traffic consultant, Gorove Slade) detailed the parking demand study and shared parking arrangements.
• Board Questions: Board member Barbara Mosier asked whether the 55 community college spaces were reflected in the SDP; staff confirmed they were secured after the technical staff report was posted and would be shown on the final plan. Another member asked about existing pedestrian connectivity; applicant confirmed a new sidewalk and multi‑use path will be constructed through the site to connect to Wild Lake Middle School.
• Board Discussion: Members acknowledged the community need for the services, the flexibility of the user population, and the ability to adapt parking management over time. They expressed confidence that the parking agreements and easements in place would be sufficient, and that conditions could ensure their maintenance.

Key Outcomes

• Vote on SDP‑26‑001: The board voted unanimously (4‑0) to approve the site development plan, with the condition that approval is contingent on the existing easements, agreements, and MOUs for off‑site parking being maintained.
• Next Meeting: The board adjourned to April 9, 2026.