Residents, activists split over Madison Avenue rezoning as proposed gas-station plan draws protests

CLEVELAND — More than a dozen residents, neighborhood activists and community advocates spoke at Tuesday’s Cleveland City Council meeting about proposed rezoning along Madison Avenue, offering sharply divided views about redevelopment and raising concerns about a separate spot rezoning that could permit a gas station and alcohol sales near Caddell Commons Park and Marion Seltzer Elementary School.

Supporters told council the long-vacant parcels on Madison Avenue have blighted the neighborhood and need new development. “I’m here to express my support for the rezoning of 10022 Madison Ave,” said Stephanie Honeycutt, identifying herself as a Ward 15 resident. Several other speakers said they live near the 10022/10022-area parcels and backed a rezoning plan led by Councilman Danny Kelly to encourage redevelopment and jobs.

Opponents and some nearby residents warned that one separate proposal under council consideration — identified in the meeting as council legislation 7 91 20 24 and related zoning filings — would allow a gas station that could also sell alcohol immediately adjacent to Caddell Commons Park and Marion Seltzer Elementary School. “There is no discussion about how spot zoning a parcel to build a gas station next to a park in an elementary school works to improve the city’s sustainable practices or the environment,” said Michael Armstrong, a Ward 15 resident, who also noted a pending zoning appeal and urged the council to let a judge resolve a related court deadline scheduled for April 15.

Several speakers described the local planning history and long-term vacancy on Madison Avenue as a reason to change course. “After 13 years under this zoning, we still have no significant development to show along Madison,” Assad Tawil said, saying neighbors directly impacted by the proposal support the project. Tony Anderson, who also identified himself as a Ward 15 resident, said the delays were driven by “a small group with narrow interests” and praised Councilman Kelly’s outreach efforts.

Opposition included community groups and residents who described prior incidents involving gas station owners and questioned council timing in an election season. Dallas Ekman, a volunteer coordinator at the Cleveland Liberation Center, said members of New Era Cleveland and others were “firmly opposed” and alleged past intimidation by owners of a gas station tied to the rezoning applicant; Ekman said the group had sought video through a public records request to document the incident. Fauzi Badour, representing the Coalition for a Better Cleveland, urged the council to postpone final action until after the election, calling the current timing “morally and ethically” questionable given low overall voter participation in the city.

Council members did not take a formal vote on the Madison rezoning or on the spot rezoning for the gas station during the meeting. Council President Blaine Griffin said the member sponsoring the rezoning had asked for more time to continue discussions with the administration, and Griffin said council would hold the matter for further conversation. “He has been waiting 6 months,” Griffin said in defending the sponsoring councilmember’s approach to the issue and asking colleagues to allow more outreach.

The council meeting record shows multiple related zoning items and ordinance numbers were referenced during public comment (including a past ordinance citation, ordinance 3472024, and council legislation 7 91 20 24). Staff, council members and community groups will continue committee and administrative review before any final vote.

What’s next: No formal council action on the Madison Avenue rezoning was recorded at Tuesday’s meeting. Council members said they intend to continue discussions with the administration and stakeholders, and several residents urged timely, transparent public engagement before any final decision.