OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Hearing on Cadigan Properly LLC's Age-Restricted Housing Conditional Use - August 27, 2026

County Council & Boards — Thursday, August 27, 2026
BodyHoward County, Maryland
SessionCounty Council & Boards
DateThursday, August 27, 2026
StatusNEW · FILED
Video Record
0:00 / 29:43

Transcript — Verbatim
0:04

Good evening, everybody.

0:05

It is the 26th of August.

0:09

We are here for case number 26-009 C, an application by Cadigan properly LLC for 27 units of age-restricted adult housing.

0:25

Property itself is located on Baltimore National Pike in Ellicate City.

0:30

Mr.

0:30

DeCarla, your case.

0:32

Thank you, Madam Hearing Examiner.

0:34

Well, and for the record, Christopher DeCarlo here today on behalf of the petitioner in this matter.

0:39

And um, I'll go ahead and wave an opening and just go right to my first witness, who is Mr.

0:42

Sam Alomar.

1:06

Good evening.

1:07

Good evening, Mr.

1:08

Alomar.

1:09

Good to see you again.

1:10

Thank you.

1:10

I need to swear you in.

1:12

Thank you.

1:12

I solemnly swear or affirm under the penalties of perjury that the responses given and statements made shall be the truth, the whole truth, and nothing but the truth.

1:21

I do.

1:22

Please state your name and business address for the record.

1:25

Yes, my name is Sam Alomar.

1:27

I am uh with Mildenberg Boeinder and Associates.

1:30

My address is 8318 Forest Street, Ellicate City 21043.

1:36

Thank you.

1:37

Thank you, Madam Hearing Examiner.

1:39

Uh good evening, Mr.

1:40

Alomar.

1:40

How are you?

1:41

I'm good, thank you.

1:42

And I know that Madam Hearing Examiner is familiar with you, but just for the record, could you please state um how long you've worked in Howard County and Land Use Zoning and Development Matters?

1:50

In Howard County, this is my my 13th year.

1:53

And uh as a civil engineer in general, uh this is my 26th year.

1:59

Okay, and I imagine you've had an opportunity to testify before Madam Hearing Examiner and Land Use and Zoning Matters.

2:04

I have.

2:05

And um, what about specifically for age-restricted adult housing conditional uses?

2:09

I have.

2:09

Okay.

2:10

And how are you affiliated with the petitioner in this case?

2:12

I am the engineer.

2:14

Okay.

2:15

And um regarding this petition and application, did you prepare the conditional use plan that's associated with this?

2:22

My firm did under my supervision.

2:24

Okay, and you sealed that plan, is that correct?

2:25

I did, yes.

2:26

Okay.

2:26

And then um, did you have an opportunity to review the technical staff report for this case?

2:32

I did.

2:33

Okay.

2:33

And there was also a revised technical staff report issued, is that right?

2:36

I saw that as well, yes.

2:37

And did you review that as well?

2:38

Yes, I did.

2:39

And what was the uh findings of the Department of Planning and Zoning in the revised technical staff?

2:44

I did not see anything that is detrimental.

2:46

I think it was all positive.

2:49

Okay.

2:50

Um now before we go to the general criteria.

2:54

Can I can I back up there?

2:56

It's not that everything was positive, but the technical staff did have some issues, right?

3:03

The well, I can do an I can ask Mr.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████58%
Environmental Protection███████████████████24%
Affordable Housing████████10%
Procedural██████8%
Summary of Proceedings

Hearing on Cadigan Properly LLC's Age-Restricted Housing Conditional Use - August 27, 2026

This hearing, held on August 27, 2026, before the Hearing Examiner, considered case number 26-009 C, an application by Cadigan Properly LLC for a conditional use permit to develop 27 units of age-restricted adult housing. The property is located on Baltimore National Pike (Route 40) and Frederick Road (Route 144) in Ellicott City, zoned RED (Rural/Environmental Development). The petitioner was represented by attorney Christopher DeCarlo, who presented testimony from engineer Sam Alomar and proffered testimony from traffic engineer Mr. Cornelius.

Discussion Items

  • Site and Proposal Overview: The 18-acre property is encumbered by wetlands, floodplains, streams, and buffers. The petitioner proposes 27 age-restricted units (single-family, semi-detached, and attached) on approximately 11.67 net acres, yielding a density of 2.3 units per acre (well below the 4 units per acre maximum). Open space is 72% (12.5 acres), exceeding the 50% requirement.
  • Compatibility and Setbacks: Initial technical staff concerns about rear setbacks from Route 40 (compatibility criterion) were resolved after discussion with DPZ; the revised staff report confirmed compliance with 40-foot setbacks. The nearest existing residential units are about 300–320 feet away (Fisher subdivision and Terra Maria), and the site is heavily vegetated. Additional landscaping and a privacy fence will be provided.
  • Environmental Resources: The development respects all required buffers (streams, wetlands, floodplain), plus an additional 15 feet. A stream crossing for the private road is necessary and has received necessary disturbance approval in prior plans; the engineer expressed confidence that approval would be maintained at the site development plan (SDP) stage.
  • Traffic and Access: Access is from Frederick Road (Route 144), a minor arterial. A site distance analysis (Petitioner's Exhibit 2) was conducted, and traffic engineer Mr. Cornelius proffered that access is safe and the minimal traffic from age-restricted units can be accommodated. Access must still be approved by State Highway Administration.
  • Design and Amenities: The Design Advisory Panel (DAP) reviewed the project and endorsed it (Exhibits 3 and 4). All DAP comments were addressed except a sidewalk location issue resolved by referencing the design manual. Architectural renderings (Exhibits 4 and 5) show typical townhouses/villas. A 540-square-foot community building with deck and barbecue area is included. Parking exceeds requirements (125 spaces vs. ~60 required). Universal design features are incorporated.
  • Affordable Housing: The petitioner will comply with the 10% Moderate Income Housing Unit (MIHU) or Payments in Lieu (PNL) requirement at the SDP stage.
  • Prior Development History: The property had a previously approved 22-unit by-right development (sketch plan and final plans signed) but the developer abandoned it. The current proposal uses a similar layout due to limited buildable area.
  • Hearing Examiner's Comments: The Hearing Examiner noted that she had issued a denial for the adjacent Terra Maria property, but the Board of Appeals reversed that on August 20, 2026, with conditions she found irrelevant to this case.

Public Comments & Testimony

No members of the public testified. One online participant (Mo) did not respond when invited to speak.

Key Outcomes

  • The evidentiary hearing was concluded after the petitioner presented its case and the Hearing Examiner noted no opposition.
  • The Hearing Examiner will issue a written Decision and Order (DNO) shortly.
  • The petitioner must still obtain necessary disturbance approval for the stream crossing and satisfy MIHU requirements at the SDP stage.

Meeting Transcript

Good evening, everybody. It is the 26th of August. We are here for case number 26-009 C, an application by Cadigan properly LLC for 27 units of age-restricted adult housing. Property itself is located on Baltimore National Pike in Ellicate City. Mr. DeCarla, your case. Thank you, Madam Hearing Examiner. Well, and for the record, Christopher DeCarlo here today on behalf of the petitioner in this matter. And um, I'll go ahead and wave an opening and just go right to my first witness, who is Mr. Sam Alomar. Good evening. Good evening, Mr. Alomar. Good to see you again. Thank you. I need to swear you in. Thank you. I solemnly swear or affirm under the penalties of perjury that the responses given and statements made shall be the truth, the whole truth, and nothing but the truth. I do. Please state your name and business address for the record. Yes, my name is Sam Alomar. I am uh with Mildenberg Boeinder and Associates. My address is 8318 Forest Street, Ellicate City 21043. Thank you. Thank you, Madam Hearing Examiner. Uh good evening, Mr. Alomar. How are you? I'm good, thank you. And I know that Madam Hearing Examiner is familiar with you, but just for the record, could you please state um how long you've worked in Howard County and Land Use Zoning and Development Matters? In Howard County, this is my my 13th year. And uh as a civil engineer in general, uh this is my 26th year. Okay, and I imagine you've had an opportunity to testify before Madam Hearing Examiner and Land Use and Zoning Matters. I have. And um, what about specifically for age-restricted adult housing conditional uses? I have. Okay. And how are you affiliated with the petitioner in this case? I am the engineer. Okay. And um regarding this petition and application, did you prepare the conditional use plan that's associated with this? My firm did under my supervision. Okay, and you sealed that plan, is that correct? I did, yes. Okay. And then um, did you have an opportunity to review the technical staff report for this case? I did. Okay. And there was also a revised technical staff report issued, is that right? I saw that as well, yes.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com