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Waverly Investors seeks approval for 26‑unit age‑restricted community near Old Frederick Road
Summary
Waverly Investors LLC requested Howard County conditional‑use approval for a 26‑unit, 55+ community that preserves an on‑site historic house, provides about 69% open space, exceeds parking requirements and, according to the developer's traffic expert, would generate minimal peak‑hour traffic. Nearby residents raised design and access concerns; the hearing examiner closed the record and will issue a decision later.
The Howard County hearing examiner heard testimony Nov. 5 on a conditional‑use petition by Waverly Investors LLC for a 26‑unit age‑restricted residential development at a 7.9‑acre R‑20 site along Old Frederick Road.
Attorney Christopher DeCarlo of Venable LLP, representing the petitioner, said the project has environmental concept plan approval and favorable motions from the county Design Advisory Panel and the Historic Preservation Commission. He said the petitioner will preserve and renovate the on‑site historic Key Fafar Boarding House for community space and has revised landscaping to provide a Type C perimeter buffer.
Sam Alomar, a civil engineer and president of Miltenberg, Bowender and Associates, testified that the proposal includes 26 units (one single‑family detached, 10 semi‑detached/duplex units and 15 attached townhome units), meets R‑20 bulk and height limits, and preserves roughly 69% open space (about 5.35 acres). "We are not disturbing any environmental features on‑site or off‑site," Alomar said, adding the team designed multiple micro‑bioretention ponds and dry wells to treat stormwater runoff.
Alomar said the plan complies with HOCO By Design policies cited in the technical staff report (criteria 9.2 and 9.4) by expanding housing options for seniors and providing 'missing middle' townhomes. He told the examiner the project requires no variances and that required community space will be provided in the preserved historic house; the petitioner said the development will be a condominium regime with HOA covenants to maintain the 55‑and‑over restriction.
Traffic engineer Carl Wilson of Traffic Group said Old Frederick Road is a major collector suitable for the use and that a speed study and sight‑distance analysis (petitioner exhibit 3) showed passing results. "For 26 units, [trip generation] would be 14 trips during the morning peak hour and 16 during the afternoon peak hour," Wilson said, concluding the traffic impact would be minimal compared with market‑rate housing.
Neighbors asked questions about design, access and traffic. Ken Ververs, who lives on Holly Springs Court, asked whether townhomes were necessary; Alomar said townhomes respond to local market demand and avoid school adequacy (APFO) delays associated with market‑rate family homes. Ververs also described morning queuing concerns on nearby streets; Wilson replied the study measured actual speeds (48‑hour tube counts on June 11–12, 2025) and reiterated that active‑adult units typically generate fewer AM peak trips.
Neighbor Lisa Jensen of Caitlin's Court commended revisions to massing and setback and requested that certain building end elevations be flipped so the clipped roof edge faces Old Frederick Road to soften the streetscape. Alomar said he would consult the builder and implement the change if feasible.
DeCarlo closed by stating that the testimony and exhibits demonstrate the petition meets both general and specific conditional‑use criteria and asked for approval. The hearing examiner noted that Historic Preservation Commission minutes should be entered as exhibit 12, closed the hearing and said a decision and order would be forthcoming.
