Increasingly, constituents have been asking me for my thoughts
on the proposed Crystal Spring development in the City of Annapolis. Crystal Spring Farm is on Forest Drive, between Hilltop Road and Spa Road (see it on Google Map). While the
development is within the City, and thus under their jurisdiction, I do think
it is appropriate to share my thoughts as your County Councilmember. The
current concept plan (found here)
proposes a Continuing Care Retirement Community (CCRC), a retail shopping
center, an inn and spa, and over 100 non-age restricted townhomes.
The simplest question is whether or not I support the
current concept plan. The answer is no. In general, I think the scope of the current concept plan is too big and I question
its consistency with the City's Comprehensive Plan, which can be found here
(see page 29 for detail on the Forest Drive Opportunity Area).
Specifically, one of my chief concerns is the traffic impact
of such a large development on the already congested Forest Drive corridor. I
understand a traffic study has been conducted, but the results have not been
made public, and I urge the City and the developer to make it available as soon
as possible. Just about anyone with a 21403 ZIP code uses Forest Drive, and
its hard to imagine squeezing any more vehicles onto it without seriously affecting functionality.
I am also concerned about further overcrowding the local
school system, which is already over capacity. According to the most recent
Anne Arundel School Utilization Chart (see it here
– look at Appendix A), the three nearest elementary schools to the project –
Hillsmere, Mills-Parole, and Tyler Heights – are all “closed” which means they
are at or over capacity. The City is not bound by the County's "adequate public facilities" ordinance, but should consider this nonetheless.
Finally, I am concerned about the impact on our natural
environment. Any new development will have to meet today’s strict stormwater
management regulations and preserve sensitive areas such as wetlands. But large
tracts of continuous forest, such as the one on Crystal Spring, are rare, and
we should take extra measures to protect them. Any and all viable options to
preserve this area should be pursued.
I do believe that it is possible to design and build a
development that would be consistent with the mixed-use concept called for in
the Comprehensive Plan, and minimize community and environmental impacts. However, we absolutely must strive to preserve the unique sense of place we have in Annapolis, and ensure that any growth is responsible and sustainable.
The
Annapolis Planning Commission will ultimately approve, disapprove, or require
modifications to the developers’ plan. I encourage them to take the concerns of
the community – both City and County residents – into consideration when they
decide the fate of this project.
- Chris
Chris, I completely agree. As I have reflected on the various opinions in the paper and at the meeting the other night, it is clear that there are other solutions to the property issue that will protect the environment and keep the traffic problem from becoming worse. Good thoughts.
ReplyDeleteHenry Green
Well stated concerns, Chris. Having sat through every City public meeting on the traffic studies for the Reserve at Quiet Waters Property (Forest Drive), the consultant's "explanations" to decision makers did not always match the data presented in the study. And the validity of the study was highly questioned by the regional traffic experts. Planning Commissioners were doubtful in hearing when told by traffic consultant that 40% of RQW traffic would be turning right on Forest Drive (east to peninsula) when Commissioner flipped to data in report saying it was ~13%.
ReplyDeleteTraffic studies must also address impacts to student access to their schools, which RQW did not examine with school bus routes and delay in exiting Annap Neck Road (up to 3 minutes per vehicle according to consultant's study, try stacking 50+ vehicles at peak and see if the bus can wait that long). AA Co. uses a 3 rotation bus system, same bus picks up high school + delivers, then middle school, then elem. Delay these routes and you create system havoc.
What's the impact of Crystal Spring on Annapolis Middle School and magnet school busing? Bus service is not provided to students living within 1.5 miles of middle school, so when its raining buckets outside, some parents will be driving them. Or driving them to give additional time for adolescent sleep with early school start times. How does Crystal Spring jam up the already overcrowded Annap Middle school dropoff/pickup on Spa Road?
Why would the 126 townhouses be allowed in the well over capacity Hillsmere Elem School? This does not serve our City resident students or their families well. And as we see in Annapolis, when students don't learn well, they get into a whole lotta trouble and crime as teenagers and young adults without jobs or paths to a better future.
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ReplyDeleteThank you for publicly commenting on this Chris. I completely agree with your assessment. It is important that Annapolitans who don't live in that exact district oice their opinions, as we are ALL affected by traffic, education, and irreversible environmental damage. As you said, all means possible should be used to preserve remaining forest in Annapolis.
ReplyDelete...and that traffic study needs to be made public.
Thanks again,
Mike Paredes
Severn Grove