NILES — City officials on Wednesday heard from Sean Suder, founder and CEO of ZoneCo, the company working on recommending changes to the city’s zoning code since last fall.

The review was in part due to a $50,000 grant the city received from the Ohio Department of Development to help modernize its residential zoning codes in accordance with its 2024 comprehensive plan.

Suder said part of the project’s goal was to locate opportunities that would support housing development through amending the zoning code.

“A number of various studies that were done by the city of Niles, Trumbull County and the Mahoning Valley region, analyzing housing needs and proposing ideas to address those housing needs,” he said. “We reviewed those studies and prepared [them) into the existing zoning code.”

Similar to another ZoneCo representative at city council’s April meeting, Suder presented a map to residents laying out the changes, which has residential single family (RA), residential duplex (RB) and residential multi-family (RC) zoned areas changed to “Neighborhood 1, Neighborhood 2 and Neighborhood 3” districts.

Suder noted that vacant properties within the proposed Neighborhood 1 district would be developed similarly to existing larger residential developments.

Suder said the proposed Neighborhood 2 zoning, which falls closer to downtown areas, are already “built out.”

“There are some properties and opportunities for infill development and in-filled housing on individual lots in that area,” Suder said. “That provides an opportunity for new housing to be constructed on an infill basis.”

Suder said Neighborhood 3’s zoning, near the Eastwood Mall area, will allow for single-unit and multi-unit buildings, adding that the larger parcels in the area include apartment developments.

Suder said ZoneCo officials examined the city’s downtown corridor zoning, which would allow the city to calibrate standards in the area that would work best for new construction and investments in their “most walkable environment.”

Suder said housing studies and resident surveys ZoneCo officials reviewed indicated a desire for more residential areas suitable for small or single households and seniors.

“Your residents also expressed the desire for housing close to shopping, restaurants, and the airport,” Suder said. “The downtown district, over time, is probably one of your main centers of activity for this type of desired development.”

Regarding parking in the community, Suder said requirements have been made more flexible, also coding for smaller setbacks along the streets where more pedestrian activities are encouraged.

“That creates more of a pedestrian-friendly environment when the buildings are closer to the street,” Suder said.

QUESTIONS

Councilman Aaron Johnstone, D-2nd Ward, had areas of concern, namely changes to a corridor of Robbins Avenue that runs up to Route 422.

“We were hesitant to leave that as a corridor — at least, I am hesitant to leave that as a corridor. What that may look like, it’s very heavily residential, once you get further up on Robbins Avenue,” Johnstone said. “I encourage council to consider not having that be a corridor all the way through, just because of the potential of mixed-use properties and what that may look like.”

Johnstone said his main concern was the amount of retail space the city already had in the downtown area and on Route 422.

“I’m a little concerned about how that might change people’s neighborhoods as they continue up Robbins Avenue,” Johnstone said. “All of a sudden, we allow for mixed-use, which would bring in some commercial spaces there.”

Councilman James Sheely, D-3rd Ward, said he agreed with Johnstone, echoing his concerns for the neighborhoods on the corridor.

“We have people in here [who] bought these properties and invested there, to keep it nice, in a nice neighborhood setting,” Sheely said.

Johnstone said he understood Suder was making suggestions based on projections, but doesn’t think the city needs the retail space yet.

Johnstone noted discussions about changing parcels near Niles Union Cemetery to commercially-zoned property, which he wanted to make sure they weren’t doing.

“There was a proposal initially to leave that full parcel change instead of a part zoning on those pieces of land,” Johnstone said. “What you would effectively do is change the zone of the buffer requirements.”

Johnstone said changing the whole property to commercial land would push the property up approximately 500 feet, which would apply an equal buffer to a residential property behind it.

“We are not opposed as things come, and they can apply for their zoning changes, Johnstone said. “We can have those discussions — just wanted to make sure that wasn’t changed.”