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Record of Proceedings

Howard County Zoning Board Work Session on ZB 1130M – April 29, 2026

County Council & Boards — Wednesday, April 29, 2026

BodyHoward County, Maryland

SessionCounty Council & Boards

DateWednesday, April 29, 2026

StatusFILED

Video Record

0:00 / 41:42

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:00

This webinar is being recorded and summarized.

0:03

Okay, good evening.

0:06

Sorry for the late start, folks.

0:08

Um the purpose of this zoning board presentation and work session is to review the hearing examiner's report on ZB 1130 M, Quarter Square LLC, as well as the exceptions to that report, and to discuss and vote on this zoning map amendment petition.

0:28

Ms.

0:29

Berg, will you please call roll of the members?

0:31

Chair Youngman.

0:33

Here.

0:33

Dr.

0:34

Jones.

0:37

Hey, everybody.

0:38

Um Ms.

0:39

Young.

0:41

Here.

0:42

Miss Rigby.

0:43

Here.

0:44

Miss Walsh.

0:46

Is absent.

0:47

Okay, we do have a quorum, though.

0:49

So away we go.

0:51

Tonight's proceeding is being conducted as a hybrid meeting, which is available in person and virtually.

0:57

It is available to the public through live stream on the Howard County Council website.

1:02

We will first proceed with voting to approve the following zoning board minutes.

1:07

April 15th, 2026, zoning board presentation work session on ZB 1133 M, which is the HRD case.

1:17

I I move to approve the minutes of April 15th, 2026.

1:22

Second.

1:23

Can we please call the vote?

1:24

Chair Youngman.

1:26

Yes.

1:26

Dr.

1:27

Jones.

1:28

Yes.

1:29

Ms.

1:29

Young.

1:31

Yes.

1:31

Ms.

1:32

Rigby.

1:32

Yes.

1:34

Okay.

1:35

As a brief overview, we are meeting pursuant to Rule 2.405 DNE of the rules of procedure of the Howard County Zoning Board, which state that after the conclusion of a zoning board hearing heard by the hearing examiner, the hearing examiner shall present her report along with the record to the zoning board, and the zoning board shall take action, which we will discuss after the conclusion of the presentation.

2:04

After the hearing examiner issues a report under zoning board rule 2.405A, and before the zoning board hears the hearing examiner's presentation of the report, as we are going to do tonight, the parties to the case had the opportunity to submit to the zoning board exceptions to the hearing examiner's report.

2:22

To concern for the record to confirm for the record, Ms.

2:26

Berg, did the hear did the board receive any written exceptions to the report within the required 20 business days?

2:32

Um yes.

2:33

Exceptions were filed by Protestant David Zinner on April 20th, 2026.

2:37

Exceptions were filed by Protestant Joel Hurowitz on April 27, 2026.

2:42

Also on April 27, 2026, exceptions were filed by attorney Grant Gill on behalf of Protestant Shaheed Mahmood.

2:49

Additionally, on April 27, 2026, there was a petitioner's response to exceptions of Protestant David Zinner, filed by Chris DeCarlo.

2:57

And on April 28th, 2026, Mr.

2:59

DeCarlo filed a petitioner's response to exceptions of Protestants Shaheed Mahmood, which was filed on behalf of Grant Gill.

3:08

Okay.

3:09

So the submittal of exceptions filed by Mr.

3:12

Zinner, Mr.

3:13

Hurwitz, and Mr.

3:14

Mahmood on behalf of Mr.

3:16

Gill have been noted, as well as the response to the exceptions filed by Mr.

3:21

DiCarlo.

3:23

Per the rules, we will hear I'm going to skip that part for now.

3:30

Okay, so the nature of this case is a zoning map amendment petition requesting to reclassify parcels of land 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.

3:57

So we will begin with the hearing examiner's report.

Discussion Breakdown — Share of Meeting

Zoning And Land Use█████████████████████████████████████████████50%

Pending Litigation████████████████████████27%

Procedural█████████████████████23%

Summary of Proceedings

Howard County Zoning Board Work Session on ZB 1130M – Corridor Square, LLC – April 29, 2026

This meeting of the Howard County Zoning Board was held on April 29, 2026, starting at 7:00 PM, to review the hearing examiner's report and discuss exceptions for ZB 1130M, a petition to reclassify parcels from TOD to B-2 zoning with a fueling facility, convenience store, and car wash. Due to multiple procedural disputes and the need for additional time, the board voted to continue the entire hearing (including the hearing examiner's report, exceptions, and responses) to June 3, 2026, starting at 5:30 PM.

Consent Calendar

Unanimous approval of the April 15, 2026 Zoning Board meeting minutes (moved and seconded; Chair Youngman, Dr. Jones, Ms. Jung, Ms. Rigby all voted yes).

Discussion Items

Preliminary Objection on Scheduling: Attorneys for protestants (Mr. Gill on behalf of Shaheed Mahmood, and Mr. Hurowitz) objected to hearing the hearing examiner's report and exceptions on the same night, arguing that the rules allow 20 business days for responses to exceptions. Petitioner's attorney (Chris DeCarlo) and the protestants eventually agreed all parties preferred a single hearing, but disagreed on timing.
Zoning Counsel Opinion: Nate Foreman (zoning counsel) argued that the rules distinguish between exceptions (triggering oral argument) and responses (which can be filed later without a separate oral argument). He suggested hearing the report and exceptions that night and allowing responses to be submitted later.
Board Discussion on Process: Board members expressed a preference for efficiency. Member Walsh raised concerns about completeness of ethics disclosures under Maryland Public Ethics Law, noting that only two LLC affidavits were provided. Petitioner's counsel stated that full ownership disclosures were filed with DPZ in April 2025, and offered to provide paper copies. The board agreed to resolve this at the next hearing.
Exhibits Attached to Exceptions: Petitioner objected that some exceptions included exhibits not admitted into the record. The board decided to address this preliminary matter at the continued hearing on June 3.
Scheduling: After discussion, Chair Youngman decided to continue the entire matter to June 3, 2026, starting at 5:30 PM. The board noted that June 3 avoids the May 27 conflict (sunset) and allows a single hearing for all elements.

Key Outcomes

Approved minutes of April 15, 2026 (unanimous).
Continued the hearing on ZB 1130M to June 3, 2026, starting at 5:30 PM. At that meeting, the board will: (a) address ethics disclosures and the preliminary matter of exhibits attached to exceptions, (b) hear the hearing examiner's report, and (c) hear oral arguments on all exceptions and responses. The meeting will recess for a previously advertised administrative meeting on another case, then reconvene to finish.

Meeting Transcript

This webinar is being recorded and summarized. Okay, good evening. Sorry for the late start, folks. Um the purpose of this zoning board presentation and work session is to review the hearing examiner's report on ZB 1130 M, Quarter Square LLC, as well as the exceptions to that report, and to discuss and vote on this zoning map amendment petition. Ms. Berg, will you please call roll of the members? Chair Youngman. Here. Dr. Jones. Hey, everybody. Um Ms. Young. Here. Miss Rigby. Here. Miss Walsh. Is absent. Okay, we do have a quorum, though. So away we go. Tonight's proceeding is being conducted as a hybrid meeting, which is available in person and virtually. It is available to the public through live stream on the Howard County Council website. We will first proceed with voting to approve the following zoning board minutes. April 15th, 2026, zoning board presentation work session on ZB 1133 M, which is the HRD case. I I move to approve the minutes of April 15th, 2026. Second. Can we please call the vote? Chair Youngman. Yes. Dr. Jones. Yes. Ms. Young. Yes. Ms. Rigby. Yes. Okay. As a brief overview, we are meeting pursuant to Rule 2.405 DNE of the rules of procedure of the Howard County Zoning Board, which state that after the conclusion of a zoning board hearing heard by the hearing examiner, the hearing examiner shall present her report along with the record to the zoning board, and the zoning board shall take action, which we will discuss after the conclusion of the presentation. After the hearing examiner issues a report under zoning board rule 2.405A, and before the zoning board hears the hearing examiner's presentation of the report, as we are going to do tonight, the parties to the case had the opportunity to submit to the zoning board exceptions to the hearing examiner's report. To concern for the record to confirm for the record, Ms. Berg, did the hear did the board receive any written exceptions to the report within the required 20 business days? Um yes. Exceptions were filed by Protestant David Zinner on April 20th, 2026. Exceptions were filed by Protestant Joel Hurowitz on April 27, 2026. Also on April 27, 2026, exceptions were filed by attorney Grant Gill on behalf of Protestant Shaheed Mahmood. Additionally, on April 27, 2026, there was a petitioner's response to exceptions of Protestant David Zinner, filed by Chris DeCarlo. And on April 28th, 2026, Mr. DeCarlo filed a petitioner's response to exceptions of Protestants Shaheed Mahmood, which was filed on behalf of Grant Gill.

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