Anne Arundel Council adopts limited rezoning in Locust Grove; nearby Knapps Creek parcels move to R2

The Anne Arundel County Council on April 21 approved a package of amendments to Region 3 planning bills that change planned land use and zoning for a group of parcels in the Locust Grove/Knapps Creek area of Glen Burnie.

Council members voted to change the planned land use for an approximate 18.5-acre parcel in the Locust Grove subdivision from rural/RLD to low-medium density and to rezone several adjoining parcels from RLD to R2 residential. The actions, tied to Bill 11-25 (Region 3 plan) and Bill 12-25 (Region 3 comprehensive zoning), were contested at a lengthy public hearing that drew homeowners, developers and planning staff.

Why it matters: supporters say the rezoning restores some previously stripped development rights, enables sewer extension and limits the number of new houses compared with the owners' earlier R5 request; opponents said the change would increase density, threaten wells and wildlife and runs counter to Plan 2040 guidance designating parts of the area as resource conservation. The council repeatedly balanced those property-rights and environmental arguments before adopting compromise measures.

Most of the public testimony focused on a single cluster of parcels off Knapps (Knapp's) Creek Road and Marley Neck Boulevard. Residents including Donald White and Tom Barber urged the council to retain low-density rules; White said, “Currently, the parcel is zoned RLD, which allows for 1 house per 5 acres. The new zoning would allow 53 houses to be built.” Other neighbors asked for environmental, traffic and school impact studies before any upzoning.

Property owners and their consultants argued the parcels previously carried higher zoning and that restoring some development potential is fair. Attorney David Katz, speaking for the applicants, told the council the request seeks to restore part of prior entitlements and “will accommodate no more than 50 single family market rate homes,” adding the developers intended single-family homes rather than high-density townhouses. Consulting engineer Wayne Newton and land-use consultant Phil Hager said public sewer extensions tied to development would reduce failing septic systems and improve water quality in Knapp’s Creek.

Councilmember Michael Volkke framed his support in property-rights terms, saying council records show the parcels were downzoned in 1989 after being zoned R5 and that “the county effectively took a piece of property that had a certain economic value” and reduced it to RLD. He argued a compromise of R2 restored some value without returning to full R5 density.

Office of Planning and Zoning staff told the council the parcels are in the planned sewer service area, that the Planning Advisory Board recommended RLD for the site, and that the stakeholder advisory committee did not reach consensus. Planning staff did not object to the R2 compromise as presented during debate.

Votes at a glance - Amendment 10 to Bill 11-25 (planned land use change for Locust Grove parcels to low-medium density): adopted (tally in record: 6 in the affirmative, 1 in the negative). (Recorded roll call and tally announced by clerk.) - Amendment 13 to Bill 12-25 (rezoning Locust Grove parcels from RLD to R2): adopted (tally in record: 6 in the affirmative, 1 in the negative). - Amendment 11 to Bill 11-25 (planned land use for adjacent Locust Grove parcel at 769 Knapps Creek Road to low density): adopted (tally in record: 6 in the affirmative, 1 in the negative). - Amendment 14 to Bill 12-25 (zoning companion to the above, RLD to R2 for 769 Knapps Creek Road): adopted (tally in record: 6 in the affirmative, 1 in the negative). - Earlier motions to reconsider particular amendments were also held and resolved during the session; one motion to reconsider amendment 7 to Bill 11-25 passed (7–0) but amendment 7 later failed on final roll call (0–7).

What the amendments do and next steps The council’s adopted package does not return the parcels to the highest historic density (R5); instead it applies R2 to specified lots and parcels and modifies planned land-use categories in the region plan map for the identified Locust Grove/Knapps Creek blocks. Planning staff said any subdivision or development would be required to connect to public sewer when available and to meet county environmental and subdivision standards; developers typically must fund sewer extensions required for new subdivisions.

Community reaction and context Neighbors repeatedly asked for environmental-impact, traffic and school capacity studies; proponents said sewer extension paid for by future developers would reduce pollutant load from aging septic systems. Opponents also pointed to Plan 2040 citations calling parts of the area a resource conservation area that should limit development. Council debate referenced the property’s 1989 downzoning history and the legal and fairness questions that informed the compromise.

What the record shows The council’s roll-call tallies and amendment numbers were read into the record during the meeting (see votes at a glance above). The Region 3 bills and the adopted amendments will return to the council for additional readings and final action at a later date per the legislative schedule.

Ending note The council left open further hearings for the Region 3 bills; staff and applicants said the zoning changes will be incorporated into the final versions of Bill 11-25 and Bill 12-25 and the items will appear on the May 5 docket for follow-up.