Howard County Planning Board Meeting - May 7, 2026

The Howard County Planning Board met on May 7, 2026, in the Banneker Room at the George Howard Building, Ellicott City, MD, with virtual attendance options. The board considered three items: a quasi-judicial hearing for the Mullinix Overlook subdivision, an amendment for a deck setback variance, and a site development plan for two lots in Cascade Ridge. All items were approved unanimously.

Consent Calendar

• Agenda and Minutes: The board approved an amended agenda (reordering items to accommodate the engineer for Mullinix Overlook) and adopted the recording of the April 23, 2026 WebEx meeting as the minutes. (Motion: Move, Second, All in favor; one abstention from newly attending board member.)

Public Comments & Testimony

• Mullinix Overlook (PB 460 SP-25-005): Multiple residents testified in opposition. Concerns included: aging pipelines on the property posing leakage risks, potential well depletion or contamination from 10 new septic systems, inadequate stormwater runoff and culvert capacity, increased traffic on narrow roads (A.E. Mullinix and Duvall Roads), and safety hazards for pedestrians. Specific residents: James Wingo (2201 Duvall Road), Timothy Totis (2821 Duvall Road), Laura Weeder (16210 A.E. Mullinix Road), Carol Zenter (16474 A.E. Mullinix Road), James A. Massey Sr. (2019 Duvall Road), Evelyn E. Furley (16371 A.E. Mullinix Road). The developer (Vikram Puri) testified that they are in close contact with Colonial Pipeline and have reviewed plans for driveway crossings.
• Cascade Ridge (SDP-26-039): Two residents testified. Steven Burns (4954 Pale Morning Dunn Road) raised stormwater management concerns: overgrown vegetation in swales, uncleared underground drains, and sediment runoff during a March storm that left a ribbon of sediment hundreds of feet long. Ed Kinales (4848 Royal Coachman Drive) cited noise from construction, loss of privacy due to insufficient tree buffers, and dead/diseased trees in the forest conservation area. He requested commitments from the developer for additional evergreen planting. Staff noted that trees are typically planted at the end of construction with a three-year survival bond, and that sediment control issues should be reported to the county's construction inspection division.

Discussion Items

• PB 460 - Mullinix Overlook (SP-25-005): Staff presentation by Jason Lenker (DPZ) and petitioner engineer Sam Alomar (Mildenberg Boender & Associates) for a 23-acre site at 1639 A.E. Mullinix Road, Woodbine. Proposed 10 residential lots (reduced from 3-acre minimum via cluster subdivision), 1 buildable preservation parcel, and 3 non-buildable preservation parcels. The site is in Growth Tier 3, zoned Rural Conservation. The state law (SB 236) requires the board to consider environmental impacts and cost of services; the county’s Adequate Public Facilities Ordinance addresses the latter. Staff found no environmentally sensitive features on site; 0 acres of forest will become 4 acres of afforestation in conservation easements. One specimen tree will be removed and replaced with four mitigation trees. The health department approved well and septic locations with primary and backup systems. Colonial Pipeline has been contacted for crossings. Board approved without conditions.
• ASDP-96-088 David A. Medearis: Staff presentation by Catherine Bolton (DPZ) for a deck at 6217 Twenty Chase, Columbia (Long Reach). Request to reduce the side yard setback from 7.5 feet to 3.3 feet (encroachment of 4.2 feet). The deck meets all other setbacks, height, and lot coverage (23% vs. max 30%). The Long Reach Community Association approved the variance on June 6, 2025. No public comments. Board approved.
• SDP-26-039 Cascade Ridge (Lots 20 & 21): Staff presentation by Derek Jones (DPZ) and petitioner David Thompson (Benchmark Engineering) for two single-family detached dwellings on lots 20 (6,855 sq ft) and 21 (6,930 sq ft) in the Cascade Ridge subdivision (17 lots total). The lots were created via a resubdivision of Lot 5, adding one extra lot to the originally approved 16. No public road improvements were required. The site development plan complied with RED zoning bulk regulations (min 6,000 sq ft lots, 30 ft front setback, 10 ft side, 30 ft rear). No environmental, historic, or open space features are impacted. Stormwater management uses on-lot dry wells. Forest conservation easements buffer adjacent properties along Coachman Drive (82–154 ft). Board approved.

Key Outcomes

• PB 460 SP-25-005 Mullinix Overlook: Approved (motion by board member, seconded, all in favor). The board found the proposal meets the environmental criteria under SB 236. Conditions: future plans must address stormwater, sediment control, and utility approvals.
• ASDP-96-088 David A. Medearis: Approved (motion, second, all in favor). The board determined the deck adjustment will not alter neighborhood character, impair adjacent properties, or harm public welfare, and results in a better design.
• SDP-26-039 Cascade Ridge (Lots 20 & 21): Approved (motion, second, all in favor). The board found the plan meets criteria under Section 107.OF.6 for protecting environmental/historic resources, taking advantage of topography, and providing buffers.
• Adjournment: Motion to adjourn, seconded, all in favor. The meeting ended.