Thirty-nine acres of land, located off Forest Drive, just west of Hillsmere Road/Bay Ridge Ave. intersection, on the south side of Forest Drive. Entrance is Old Annapolis Neck Road which enters Forest Drive nearby the old Cemetery. The property address is 760 Old Annapolis Neck Road, Annapolis MD 21403. About one-third of the land had been cleared and several homes built long ago, most of which are empty or destroyed. The remaining area is undisturbed, healthy forest.
This property is adjacent to the 340-acre Anne Arundel County Quiet Waters Park. The proposed plan is too dense and too close to the QW park for the health of the park’s forest and habitat.
The owner is QW Properties LLC and the developer is Chesapeake Realty Partners, (Jonathan Mayers, Pres.). The properties are under the City jurisdiction since annexation in 2006 and are zoned R1B, 3.5 residences per acre. Additional residences are allowed if initially sold as MPDUs (minimum priced dwelling units).
As of 4/18/12, the developer has proposed 156 units,, about half townhouses and half single-family residences.
Click here to see the 4/6/12 development plans. FCP 103
PROTECTING FORESTS AND WETLANDS
This sketch (Sensitive areas- RQW) shows the property, indicating areas which are sensitive environmentally and must be protected.
The state of Maryland requires developers to (1) avoid building in ‘priority’ forests and (2) justify why building is necessary. A ‘priority’ forest is in good condition and intact or not fragmented; and, from the state’s view, a top priority to protect because forests protect the environment, notably our rivers from stormwater runoff, provide animal habitat and produce healthy air.
The forest on this property is very healthy, intact and contiguous to the forests of Quiet Waters Park and neighboring communities (Hunt Meadow). It is an important part of the Greenway, a corridor for animal habitat and movement.
The remaining forest on this site that is ‘priority’ forest, in good condition and should be protected, by state law. The developer’s justification for destroying the forest is basically that they’d make more money and everyone else does it. Not saying much, huh?! Click here to read the developer’s justification for destroying a valued ‘priority’ forest. Justification – Page 1 and Justification – Page 2. (Use your browser’s zoom-in to read.)
To review documents submitted to the City P&Z, go to www.annapolis.gov On the left, click on “Online Permit Tracking”; on the drop-down list box on the left, select “Projects” and enter in the search box the project number PD2011-001 and hit the search button; double click on the project number or address (733 Annapolis Neck Road) that pops up. Below the project description box, there will be a list of “attachments” which are various reports, etc. For earlier information, use the file number PD2010-004.
On Sept. 15, 2011, the Annapolis Planning Commission approved the concept plan for the Reserve at QW, with expressed regrets that the plan does not fit well with the character of the area or well serve future residents. Serious environmental destruction is planned. Traffic congestion is a serious concern. Traffic ingress/egress to the development is critically serious.
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TRAFFIC STUDY
The traffic study was made available online by P&Z on July 19, 2011. The Study’s appendixes are not yet available on-line. The Traffic Study provides this estimate of this proposed development’s new total trips generated, inbound and outbound:
NEW AUTOMOBILE TRIPS GENERATED BY RESERVE AT QW
- 1,606 – typical Saturday
- 150 – typical Saturday midday peak hour
- 1,388 – on a typical weekday
- 110 – weekday morning peak hour
- 138 – weekday afternoon peak hour
As of September 2011′s public hearings before the Planning Commission, two alternatives for egress onto Forest Drive are being considered. See below.
TRAFFIC FIXES
1. Install a traffic signal “at the Annapolis Neck Road and cemetery access to allow for adequate queuing approaching Forest Drive … that will allow for traffic to safely exit onto Forest Drive from either Annapolis Neck Road/cemetery or Martha Court…”
“An added benefit of the traffic control signal is the potential reduction is vehicle speeds along Forest Drive between Tyler Avenue and Hillsmere Drive…”
2. Install a two-way left-turn lane in the center of Forest Drive median. “While this option will not result in a modification to traffic flow along Forest Drive, there will continue to be delays (over three minutes) for vehicles exiting Annapolis Neck Road to travel north on Forest Drive.” Cars travel this section usually at 50 to 55 mph and this option will not impact vehicle speeds. Hence, the report states “this alternative does not adequately address the safety concerns … nor does it provide for efficient operations.”
McMahon Transportation Engineers & PLanners, July 2011, p. 4.
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Citizens, lead by the Annapolis Environmental Commission, have presented significant testimony to the Planning Commission during the 2011 hearings in July.
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Here is ANPF’s position on this proposed development.
28 June 2011
Re: Reserve at Quiet Waters
Dear Mr. DiQuinzio:
The Annapolis Neck Peninsula Federation (ANPF) is a civic organization with 35 member communities within the city and the county on the Annapolis Neck. Geographically, the Federation covers the area from Route 50 to the Chesapeake Bay between the Severn and South Rivers.
ANPF is concerned with the proposed development known as the Reserve at Quiet Waters off Forest Drive at Annapolis Neck Road, and adjacent to Quiet Waters Park. As we understand it, the proposed development will add 158 residences were currently there are 32 lots on 39.5 acres.
As the Planning Commission is aware, traffic on Forest Drive is a serious current problem and potentially a future disaster. This new, large sub-division will increase traffic volume and congestion. The proposed egress with a left-turn onto Forest Drive poses safety issues.
To effectively plan, we believe there is an urgent need to estimate the cumulative effect of all proposed developments on traffic and roads within the Forest Drive Corridor.
Before the Planning Commission considers any further development on Forest Drive, including the Reserve at Quiet Waters, we urge representatives of the City, such as yourselves, and the County to work together to address traffic congestion and safety. We suggest that the Annapolis Regional Transportation Management Association (ARTMA) could provide technical support and a cooperative framework.
We also encourage the Planning Commission to confer with Anne Arundel County because County residents bear the cost of Forest Drive’s road improvements, along with City residents. Recall that the County paid the major portion of the cost for the improvements to Forest Drive from Chinquapin Round Road to Hilltop Lane.
ANPF is concerned that the proposed Reserve at Quiet Waters development is inconsistent with the Annapolis Comprehensive Plan. The Comp Plan calls for preservation of the environment, including stating a goal of a 50% tree canopy by 2036; directs growth to key redevelopment areas where infrastructure already exists; and encourages transit-oriented development. The Reserve at Quiet Waters development will destroy existing wetlands and forested areas; is not within a development opportunity area; and is car-dependent, failing to support transit.
ANPF has additional concerns, listed below, which we understand have already been conveyed to you by other local organizations and individuals. ANPF joins with their comments and suggestions.
Additional Concerns regarding the Reserve at Quiet Waters development
1. The proximity of buildings to the perimeter of Quiet Water Park (QWP).
2. Development on or intrusion onto wetlands.
3. Preservation of existing forested areas, in a meaningful size to provide a healthy forest and habitat.
4. Storm water management, retaining 100% of stormwater on site, and protecting the local waterways from any runoff during construction or afterwards.
5. Reduce the MPDU by 2 units and retain the original zoning of 3.5 homes/acre.
6. Preserving and connecting City and County Greenways.
7. Preserving and enhancing, and certainly not diminishing the Quality of Life in the surrounding communities and the city as a whole.
We trust that the Planning Commission will ensure that the Reserve at Quiet Waters is well planned, environmentally sound and meets the requirements of the City’s Comprehensive plan. Toward that end should you have any questions we would be happy to expand and elaborate on the above ideas.
Sincerely,
A. Scott Mobley
President, ANPF
