Tallmadge council approves seven planning-and-zoning measures, splits on two neighborhood maps

The Tallmadge City Council on Jan. 23, 2025, adopted seven planning-and-zoning ordinances after a set of public hearings and committee discussion, passing five measures unanimously and approving two map amendments by 4–3 votes.

The measures include a new administrative procedure for a certificate of appropriateness, text amendments defining two overlay districts (Neighborhood Center and West Avenue), mapping those overlays on multiple corridors, and adding a height transition zone. Council and the public debated proactive mapping, residential uses within the overlays, and protections for adjacent single‑family neighborhoods before votes concluded.

Why it matters: the package is intended to make it easier for property owners and developers to propose mixed‑use and pedestrian‑oriented redevelopment on West Avenue, Northwest Avenue and other corridors, and to give planning and zoning staff and the Architectural Review Board clearer processes. Supporters said the package offers tools to revitalize long‑vacant commercial property; opponents and some council members raised concerns about added multifamily housing and the pace of change.

Public testimony at the planning-and-zoning hearings was heavily attended. Longtime resident Julia Lewis urged approval and described local history and safety concerns on West Avenue, saying, “Please, please, please vote yes on these West Avenue proposals.” Planning and zoning manager Elaine Hossing recommended adoption, telling council the changes “will ensure that the reviewing bodies and the applicants have a clear and consistent process for obtaining [a] certificate of appropriateness.”

Opponents and some residents asked the council to limit multifamily housing in the overlays or to require additional public review. David Jones told the council he does not feel “building multifamily use there is needed” and urged caution. Kathy Victor said she worried that rental units would reduce neighborhood character and asked whether residents would get another public vote on specific developments.

Council discussion emphasized two recurring themes: (1) whether the city should proactively map overlay districts now or let property owners apply parcel by parcel, and (2) how to balance preserving neighborhood character with providing development options to spur reinvestment. Several council members described the package as completing planning work started in the city’s comprehensive plan and zoning code updates; others said they wanted to throttle residential growth because of other pending housing proposals and litigation elsewhere in the city.

Votes at a glance: - Ordinance 2024‑78 (Certificate of appropriateness; text amendment to Section 1102): Passed 7–0. - Ordinance 2024‑79 (Neighborhood Center Overlay — text amendment to Section 1103.14): Passed 7–0. - Ordinance 2024‑80 (Map and general development plan; Neighborhood Center Overlay — portion of Northwest Avenue): Passed 4–3 (Yes: Roy, Sippa, Epstein, Gutman; No: Rubino, Bolas, Pavlik). - Ordinance 2024‑81 (Map and general development plan; Neighborhood Center Overlay — portions of West Avenue, Wright Road, Southwest Avenue): Passed 4–3 (Yes: Sippa, Epstein, Gutman, Roy; No: Rubino, Bolas, Pavlik). - Ordinance 2024‑82 (West Avenue overlay — text amendment to Section 1103.16): Passed 7–0. - Ordinance 2024‑83 (Map and general development plan; West Avenue Overlay — portions of West Avenue): Passed 7–0. - Ordinance 2024‑84 (Typologies/height transition zone — Section 1103.29): Passed 7–0.

Council president and planning chair Mary Gutman opened the planning-and-zoning hearings and led the committee discussion. Council members repeatedly affirmed they would vote on each ordinance individually rather than bundling the seven measures into a single package.

Administration and staff said the overlay mapping is intended to give property owners and developers a clear “toolbox” to market and plan redevelopment; Director of Administration Joe Ignazido and planning staff noted the changes complete initiatives in the comprehensive plan. Planning and zoning manager Elaine Hossing described the overlay text as vetted by the Planning and Zoning Commission, which recommended unanimous approval.

What’s next: the ordinances take effect immediately under the enactment language filed with each measure. Future development proposals in mapped overlay areas will continue to go through the Planning and Zoning Commission and the Architectural Review Board as required by the new procedures; council members said conditional rezoning requests or variances would follow existing review processes.

Several residents and business owners urged the council to consider the entire seven‑ordinance package as a coordinated effort. Business owner Gary Stennett said property owners need clearer development options to justify investing in long‑vacant parcels. Opponents urged safeguards — buffers, setbacks and limits on housing types — to protect adjacent single‑family neighborhoods.

Council members and staff clarified technical provisions during discussion: the neighborhood overlay includes a 300‑foot frontage setback along West Avenue that would preserve commercial frontage directly on the corridor while allowing residential or mixed uses behind that line; residential uses within the neighborhood overlay require a mixed‑use condition (residential only when paired with commercial in the same building) except where specifically mapped otherwise. Those clarifications were emphasized repeatedly during the debate.

The council recessed to executive session after the votes and returned later to adjourn. No additional zoning measures were introduced at the meeting.