Planners present Tyler Avenue overlay concept to expand housing options, improve streetscape

City of Annapolis planning staff presented analysis and early concepts for a Tyler Avenue Complete Community overlay district and asked the Planning Commission for feedback as the comprehensive rezoning effort moves through its first phase.

Eric Leshinski, chief of comprehensive planning, and Alexis Robinson, senior comprehensive planner, described the project’s intent: create an overlay district to enable a broader range of housing types, improve the public realm and streetscape, and better align zoning with the recently adopted Annapolis 2040 comprehensive plan. Robinson said the Tyler Avenue area has many long, deep, narrow lots and unusually low current density — staff measured roughly 2.28 housing units per acre across about 52 acres in the study area, substantially below the R2 zone’s theoretical capacity (staff cited R2 up to 8 units per acre as a design intent).

Staff emphasized the corridor’s proximity to existing amenities: Tyler Heights Elementary School, Annapolis Middle School, Truxton Park, shopping at Forest Drive and the Eastport shopping area, and planned bikeways and a possible natural surface trail along a former rail line. Robinson also presented social vulnerability mapping indicating several census tracts in the study area with higher vulnerability scores than much of the city. "We have an opportunity to create a more consistent neighborhood character, that privileges walkability and quality of life," Leshinski said.

Planners illustrated opportunities and constraints: large lots with small existing homes, sparse street trees and narrow sidewalks, limited formal crosswalks, and an overall low impervious coverage on many parcels. Staff said improving street trees and a complete‑streets approach would improve pedestrian safety and public realm quality; they noted that some properties already approach thresholds that would trigger forest conservation rules if consolidated.

Commissioners asked detailed questions about likely scale and affordability. Commissioner Cummings raised alleyways and rear access as a feasible option to enable additional units and reduce frontage vehicle storage; other commissioners urged caution that allowing more density does not guarantee affordability without additional policy measures. Leshinski and Robinson said possible tools could include modest changes to the MPDU (Moderately Priced Dwelling Unit) ratio or incentives but that staff had not yet developed concrete incentive proposals. Robinson said draft recommendations and an outreach campaign would be presented at the commission’s next meeting in April, including in‑person neighborhood meetings (staff mentioned Pippmoyer as a likely site). Staff also noted a city council procedural deadline for introducing zoning legislation (no new zoning after June 16), which is guiding the timeline for phase 1 work.

Staff said they are not yet proposing specific density limits for the overlay, but noted comparators: R3 zoning near 12 units per acre and R4 near 20–25 units per acre; staff said the commission will need to identify a "sweet spot" that increases housing without overwhelming neighborhood character. Robinson and Leshinski emphasized the project will be iterative, relying on analysis and community input before returning with draft ordinance language and design standards.

No formal action was taken on the overlay at this meeting; the presentation is part of an ongoing multi‑phase comprehensive rezoning program.