The Ward One Residents Association (WORA) recognizes the City’s responsibility to periodically review its zoning regulations and plan for Annapolis’s future. However, zoning changes—particularly those affecting the Historic District and established residential neighborhoods—must demonstrate a clear public need and tangible benefit. Based on our review of the Zoning Unlocked Phase 2 recommendations presented to date, WORA has significant concerns about both the proposed changes and their potential long-term impact on Ward One.

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• C1A conversion to C1: WORA recommends additional study to assess if there are specific C1 uses that would be appropriate to add to the C1A zoning definition.  In essence tweaking, not eliminating, C1A to respond to changes since the 1993 Ward One Sector Study.  WORA also supports the studies required to quantify the impact of such possible changes.  There must be objective data demonstrating that the conditions which led the City to establish those protections no longer exist.  WORA supports the completion and publication of  both the Short-Term Rental (STR) analysis required by the moratorium on STRs as well as the recently inaugurated Parking Task Force headed by the city manager.  No changes to C1A zoning should be contemplated until the new STR policies and parking management fixes are identified, implemented and assessed for sufficient outcomes.

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• C2P to C2: WORA does not support the conversion of upper Duke of Gloucester Street to C2, allowing for all the commercial activities permitted on Main Street to be introduced in this section of the Historic District.  The C2P zone was specifically designed to create and maintain a buffer zone between fragile residential neighborhoods and the commercial uses of Main Street. Such a conversion would not in any way achieve the stated goal of increasing downtown residential density and currently lacks any examination of the parking and traffic effects of such a change. An alternative is to convert this section from C2P to C1A to encourage the restoration of large historic buildings currently used as offices to residences.  

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• C2P/C1A to C1:  WORA questions the conversion of 51-65 Franklin Street from C2P to C1 and parts of Shaw Street from C1A to C1.  These are stable residential streets, currently not under threat of commercialization.  Unless or until analysis illustrates the need for greater density in these already dense and residential streets, the proposal to change the zoning to match the reality on the ground should be limited to either C1A (current or tweaked) or R1.  

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• Text Amendments to Increase Density:  Although not formally part of the Phase 2 Recommendations, the concept of reducing the current 1800 square foot minimum required for calculating allowed density, by altering text tables inside the existing code (1148, 878, 650 and 450 square feet have all been mentioned in public presentations), requires extensive analysis and impact studies.  To date, WORA is unaware that any of the required analysis has been completed or made public.  Without such data and transparency, WORA would not support any text amendment changes to increase density in Ward One.

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• Planning Commission Vote: WORA endorses the vote taken by the Planning Commission at the May 7 2026 meeting (4 to1) to oppose inclusion in the Phase 2 Recommendations of an increase in allowable heights on West Street near Westgate Circle to 65 feet.  WORA finds their analysis of the negative impacts of such a change compelling and worthy of support.  

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Conclusion

Based on the information, rationale, and proposed changes presented to us, WORA does not support the Zoning Unlocked Phase 2 proposals affecting Ward One as currently presented and believes they should not move forward. The City has not demonstrated a sufficient need or public benefit to justify removing existing zoning protections or making changes that could permanently alter the character of our historic neighborhoods.

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This is not simply a request to delay these proposals. Based on what has been presented, WORA would oppose these changes now or in the future. Any future proposal seeking comparable zoning changes would need to begin with a substantially different approach and demonstrate a compelling need, clear public benefit, and appropriate protections for Ward One and the Annapolis Historic District.