City planning staff outline Tyler Avenue "complete community" rezoning and outreach plan

City planning staff presented the Tyler Avenue Complete Community project to the Rules and Government Committee, describing a phased comprehensive rezoning work program that staff expects to advance over several years and by phases. Eric Lesinski, chief of comprehensive planning, told the committee the rezoning effort was "triggered by the adoption of the comprehensive plan," which the council approved last summer and which sets implementation goals that zoning can accomplish.

The Tyler Avenue initiative focuses on a corridor of deep, underutilized lots largely in Ward 6 (with small portions in Wards 7 and 8). Lesinski described the corridor as having low housing density relative to current zoning: "We're at 2.2 units per acre for this Tyler Avenue corridor, which is just a quarter of what that zoning currently allows," he said, noting the area is close to schools, parks and retail.

Why it matters: Staff said the corridor's lot patterns and existing infrastructure make it a logical candidate for an overlay district to achieve public-realm improvements and to allow carefully designed, modest-density housing types commonly called "missing middle" housing (duplexes, triplexes, small multiplexes, cottage courts). The goal is to balance safety, tree planting, walkability and a wider set of housing choices while protecting neighborhood character.

Community input and next steps: Staff reported a robust outreach program, including a well-attended public meeting at Tyler Heights Elementary and follow-up events tailored to Spanish-speaking residents. Early survey results emphasized streetscape safety, more trees, and better public space. Staff described short-term capital demonstration projects (for example traffic calming along Hilltop Lane) and longer-term zoning standards that would require improved street frontage and reduce situations where fences abut sidewalks.

Housing approach: Lesinski and staff presented options that would allow a range of smaller-scale housing types appropriate to the neighborhood's scale, and discussed possible incentives such as altering the MPDU (Moderately Priced Dwelling Unit) requirements within the overlay to increase the share of required affordable units for new development in the area. Lesinski cautioned zoning changes alone do not guarantee development or affordability but can enable different outcomes.

Questions from the committee: Committee members praised the outreach and asked staff to coordinate on financing challenges for small-scale projects, impact-fee flexibility, and capital investments for sidewalks, trees and alley/access infrastructure. Alderman Arnett and others urged attention to traffic and parking management as housing options expand.

Next steps: Staff said they will return in about a month with draft zoning recommendations for the Tyler Avenue overlay after continuing community engagement and technical analysis. The committee encouraged staff to pursue short-term streetscape demonstrations while drafting more detailed overlay language for council consideration.