Annapolis-area residents speak out against Ridgely Avenue redevelopment at meeting
As Anne Arundel County begins its once-a-decade comprehensive zoning process, Annapolis residents are raising concerns about potential changes along the quaint, residential Ridgely Avenue corridor.
The region in question, directly north of where Route 50 and Rowe Boulevard intersect, is zoned mostly residential, but a local developer, Ted Krauss, is hoping to build some higher-density properties along the corridor. Many in the community voiced their opposition to Krauss’ plan at a County Council meeting Monday night, citing environmental and traffic concerns.
“It’s really a troubled neighborhood,” Krauss told The Capital Tuesday. “I recognize what I think is a need and an opportunity on Ridgely Avenue. The properties are not well maintained if you drive down Willow Road and the reason is because it’s kind of a harsh environment for residential properties there tucked up against the sound barrier from the freeway.”
While he has no firm plans yet, Krauss said he hopes to gain community and government approval before redeveloping the four parcels he owns along the corridor as well as any others he can acquire nearby. He’s envisioning some small-scale, mixed-use properties including both residential and commercial components and possibly affordable housing units, but emphasized he’s now just gathering property before he starts planning.
“I don’t think there’s going to be any development there for at least five years because the time just isn’t right for it,” Krauss said.
Area residents agree — the time is not right and, to many, it never will be.
Krauss was not able to get any zoning changes through
the council’s comprehensive rezoning processes, but neighbors still attended the meeting to make their concerns known.
“Variances that have been requested will cause numerous hardships to neighbors,” Gordon Roesler, a resident of Lindamoor near Ridgely Avenue, said at Monday’s meeting. “The runoff from existing impermeable surfaces will be exacerbated by commercial development. Other environmental impacts would include damage to our wetlands from the runoff, continued fouling of our waterways, reduced tree canopy and reduced green cover. Also, additional development along Ridgely will create significant traffic congestion.”
Some mentioned they have to dredge nearby Cove of Cork of runoff from the impermeable surfaces in the area at their own expense.
Other residents said they are worried about overtaxing septic systems since the street has no sewer connections. Some talked about not wanting more local commerce in the community, as well.
“We have enough shopping now for the foreseeable future,” said Mary Guy, who lives on nearby Bestgate Road. “Retail is not needed, plenty is available within a short distance.”
Residents also said they believe the Ridgely corridor does not need higher-density properties with affordable housing. Instead, the appropriate place for that kind of development is in the nearby Parole Town Center, they said, which the county is working to improve with more transportation options and other amenities.
The area’s representative, council member Lisa Rodvien, an Annapolis Democrat, told meeting attendees she would not be entertaining any zoning change requests on Ridgely as the county undergoes comprehensive zoning.
“My plan is to leave the Ridgely Avenue corridor alone,” she said.
Krauss said he got the message loud and clear.
“She is not going to sponsor any commercial upzoning on Ridgely Avenue and I take that as the final solution for the current status,” Krauss said. “She spoke very clearly last night.”
Rodvien noted that, while she understands the concerns of the residents and will block rezoning in the area, the county is in dire need of affordable housing.
“We have an enormous affordable housing crisis in Anne Arundel County,” Rodvien said. “Part of this is families that have lived in the county for a very long time and are being priced out of their own homes.”
However, much of the growth also comes from new residents, she added.
She agreed the place for more vertical development is the Parole Town Center but added that residents in her district will need to start becoming comfortable with the idea of welcoming more neighbors as the county’s plans to manage population growth are enacted over the next few years.
“We do have to grow. Not everything can stay static when our population is growing, but we’re trying to be smart about where we put the growth,” Rodvien said.
In order to maintain the natural beauty of the area, including forests and other green spaces, the county will need to permit some higher-density, vertical development, as opposed to expanding the sprawl of single-family homes, Rodvien said. This will also likely include inviting more traffic.
“That is the compromise that we have to make,” she said.
The comprehensive zoning process, which the Office of Planning and Zoning leads, requires the council to approve a zoning map and region plan for each county region. Regions are similar to council districts but there are nine rather than seven.
The council is currently reviewing changes to the first two regions: Region 7, which includes the Annapolis area, and Region 2, which includes Jessup, Fort Meade and Hanover. It will vote on zoning maps and region plans for those areas at coming meetings.