Council debates redevelopment bill as residents press traffic and environmental concerns in Severna Park

A contested redevelopment ordinance tied to Plan 2040 drew extended public comment and council debate at the Anne Arundel County Council’s Feb. 3 legislative session, with an amendment to allow multifamily and townhouse dwellings in C4 zones adopted and the bill set for further hearing Feb. 18.

The amendment to Bill 225 — offered by Councilmember Pickard and adopted 6-1 — adds multifamily and townhouse dwellings as a conditional use in the county’s highest-intensity commercial zone (C4) under restricted conditions. Councilmembers approved the amendment on a roll call that recorded Ledbetter as the lone no vote.

The change matters because Bill 225 is intended to promote “smart growth” and encourage redevelopment in targeted policy areas identified in Plan 2040, county officials said. Jansen Evoin, Deputy Chief Administrative Officer for Land Use, said the measure "advances smart growth by promoting redevelopment in areas that were designated for growth and revitalization under Plan 2040," and aims to simplify and accelerate approvals for underused commercial sites.

Public comment at the hearing focused heavily on a stretch of Ritchie Highway through Severna Park that some residents say cannot sustain added density or traffic. Karen Royer, a resident of Berrywood in Severna Park, urged the council to remove the critical corridor designation from the bill, saying, “This is not an area that can support any additional development because the traffic is already overbuilt, gridlocked, multiple times every day.” Several other residents warned of traffic and quality-of-life impacts and urged narrower or delayed application in areas that lack capacity.

Environmental groups and neighbors raised watershed and water-quality concerns tied to incremental development. Bob Royer, a volunteer water-quality monitor for the Magothy River Association, described recent hydrogen sulfide blooms in Cattail Creek and warned that more development could worsen pollution and public-health risks. Paul Spadera, president of the Magothy River Association, told the council that the area is already “over polluted to start with” and urged caution.

Supporters of the bill argued it is narrowly targeted and intended to spur reuse of grayfields and underutilized commercial properties. Kate Fox, chair of the Greater Annapolis Network legislative committee, said in testimony that, based on answers from Office of Planning and Zoning staff, “we feel we can support the bill” while recommending broader application in some areas and additional mixed-use allowances to advance housing goals.

Councilmember Pickard, who sponsored the amendment, said the revision targets abandoned small commercial parcels — such as closed gas stations and fast-food sites — that have blighted neighborhoods for years and that redeveloping them can improve environmental stewardship and community character. Lynn Miller of the Office of Planning and Zoning confirmed the bill applies to properties in Plan 2040’s targeted policy areas and said OPZ does not object to the adopted amendment.

The council adopted Amendment 1 (adding multifamily/townhouse conditional uses in C4) on a 6-1 vote and scheduled the full bill, as amended, for the Feb. 18 legislative session for further consideration. Members indicated more map-level detail and outreach will continue before final action.

Clarifying details recorded in the hearing included: the redevelopment provisions apply only within specified Plan 2040 policy areas (critical economic, critical corridor, town center and TOD overlay); the bill is modeled in part on a Glen Burnie sustainable community overlay; and some incentives in the bill adjust Adequate Public Facilities (APF) considerations and trip thresholds to encourage reuse while attempting to limit traffic impacts.

Looking ahead, councilmembers said they expect additional targeted conversation and possible amendments about sector-plan areas (including parts of Region 4) and transportation impacts before a final vote.