Urban3 study: older, denser neighborhoods produce more tax value per acre; city pitches zoning reforms

Eric Leshinski, the city’s chief of comprehensive planning, presented results from a land-value-per-acre analysis by Urban3 that maps how different development patterns produce tax value in Annapolis.

Leshinski said parcels developed before the 1951 annexation — compact, mixed-use, and denser neighborhoods — tend to generate higher tax value per acre than sprawling, lower-density areas annexed after 1951. Using examples from downtown and Eastport, the study compares 'extrusions' of property value per acre and shows downtown parcels produce far greater revenue productivity, while roads and other infrastructure impose recurring maintenance costs without directly generating value.

The study’s fiscal takeaway, as Leshinski framed it, was that deliberate land-use and zoning choices can affect the city’s revenue capacity. Alderman Chen highlighted a projected infrastructure maintenance deficit (quoted in the meeting as $23.4 million per year) and said the city must choose among raising taxes, reducing services, or changing land-use policies to increase revenue productivity.

Leshinski described 'Zoning Unlocked,' a multi-phase initiative to simplify and realign the zoning map with the comprehensive plan's future land-use map. He said the project would eliminate redundant or out-of-date districts, provide clearer purpose statements for zones, and promote gentle density where appropriate. Staff will present phase two in a Feb. 19 work session and maintain an interactive project website for public review.

Committee members asked detailed zoning and neighborhood-protection questions and were invited to the Feb. 19 session for more in-depth discussion.