Howard County Board of Appeals Approves Age-Restricted Housing Conditional Use

On May 28, 2026, the Howard County Board of Appeals convened a hybrid meeting to continue deliberations on BA 25-019C, an appeal by Trotter 5857, LLC of a Hearing Examiner's decision regarding a proposed age-restricted adult housing conditional use at 3173 Saint Charles Place, Ellicott City. The board closed the record, deliberated each applicable zoning criterion, and unanimously approved the conditional use with conditions.

Consent Calendar

• Approved the meeting minutes of May 21, 2026, by unanimous vote.

Public Comments & Testimony

• No public testimony was taken during this session. The board referenced prior testimony and correspondence; a notice of appearance and a document from the Terra Maria Homeowners Association were deemed inadmissible because they were submitted after both parties rested and outside an open hearing.

Discussion Items

• Board members systematically reviewed criteria under Section 131.0 of the Howard County Zoning Regulations.
• Harmony with General Plan: Chair Ryan and others found the proposal substantially consistent with HoCo by Design, citing policies supporting age-restricted housing, housing diversity, senior downsizing, and environmental protection, while acknowledging tension with the future land use map designation of single-family neighborhood. They concluded compatibility can be achieved through buffering, separation, and design.
• Intensity and scale: The proposed 53-unit building on 12.6 net acres (4.2 units per acre) is within the permitted 5 units per acre; 8 acres remain undeveloped; access from Route 40 at a signalized intersection was noted.
• Adverse effects: Board members found no greater adverse effects than elsewhere in the zone, noting buffering, downlighting, interior trash rooms, and that similar age-restricted housing already exists adjacent to the site.
• Building height/length: The 40-foot height meets the definition for gabled roofs; the building length requires a waiver above 120 feet, and the board accepted the architectural mitigation (varied roof lines, materials, shortened wing near Terra Maria).
• Environmental/historic: No greater impact on environmentally sensitive areas; wooded areas and pond preserved; no adverse effect on historic sites.
• Density/land use: The proposal replaces a burned-down dwelling unit, bringing the total back to 104 units; no remaining density was otherwise available.
• Open space and amenities: 61% open space exceeds the 50% requirement; community space and universal design features comply; 7 moderate income housing units exceed the 10% requirement (5.3 required).
• Site design/landscaping: The plan meets Type C buffer requirements and exceeds them; setbacks and screening are adequate.

Key Outcomes

• The board voted 5-0 to grant the conditional use petition (BA 25-019C) for Trotter 5857, LLC, subject to conditions:
  1. Removal of the existing blacktop driveway and installation of plantings to prevent access from Terra Maria.
  2. If any exterior trash receptacle is placed on site, it must be screened or buffered.
• The board then voted 5-0 to enter closed session under Md. Code § 3-305(b)(7) and (8) for legal consultation regarding a pending subpoena request, refund request, Open Meetings Act complaint, and case statuses.