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Thousands of residents oppose reallowing duplexes as council holds lengthy hearing
Summary
Ordinance O18-25, which would allow duplexes in R-2 zoning districts, drew substantial public opposition concerned about neighborhood character, infrastructure, parking and environmental impacts. Speakers urged the council to pause or withdraw the bill.
The Annapolis City Council heard hours of public testimony Monday on ordinance O18-25, which would reallow duplexes in areas zoned R-2. Hundreds of residents and neighborhood representatives spoke in opposition, arguing the change risks altering historic neighborhood character, straining infrastructure and encouraging developer-driven replacements of modest homes.
Opponents framed the ordinance as a sweeping rezoning that could permit duplex development on hundreds of lots citywide. Selma Edwards, speaking for Ward 1, warned the ordinance "risks eroding the character" of historic blocks and said duplexes would "disrupt the scale, setbacks, and rhythm of our blocks." Antonia Berry of Homewood asked the council to "stop the zoning change" and said duplexes would remove green space, increase impervious surfaces, and worsen stormwater problems affecting Spa Creek.
The nut graf: The hearing highlighted a clash between city planning proposals intended to increase housing supply and a broad coalition of residents who said the measure would accelerate demolition of single-family homes, degrade neighborhoods and place new burdens on parking, sewer and stormwater systems.
Speakers repeatedly cited a July 2025 staff map showing that hundreds of R-2 parcels meet minimum lot-size thresholds for duplexes. Several residents said that even if a minority of eligible parcels converted, the cumulative effect would be large. Winship Wheatley and Susan Wheatley said that more than 800 parcels citywide would be eligible under the proposed criteria; other speakers described local streets where many existing houses could be replaced.
Several speakers criticized the process and urged more public engagement. Cindy DeMoz and others said the council relied selectively on the Annapolis Ahead 2040 plan and on an Urban3 economic analysis that compared tax yield per acre, calling that approach narrowly financial and insufficient to judge neighborhood impacts.
Supporters said duplexes are a historic part of Annapolis neighborhoods and could provide attainable housing. Max Gross, again speaking for the Anne Arundel County Association of Realtors, said duplexes "have always been a vital part of our neighborhoods" and enable people to afford living near work or family. Jeremy Olsen called the proposal an example of "incremental density" that can preserve neighborhood vibrancy.
The hearing closed without a council vote on O18-25. Several council members noted the depth of public concern and indicated they would review the staff materials and public comments. The council did not act to adopt the ordinance at the meeting.
