NILES ZONING Proposed changes target city's growth and density
The rezoning would change some residential property to industrial.
By TIM YOVICH
VINDICATOR TRUMBULL STAFF
NILES -- Proposed changes in 3rd Ward zoning on the city's East Side are designed to lower population density and help commercial and industrial growth.
The proposals that must be approved by city council are being made by Councilman Edward Stredney, D-3rd, and Anthony Vigorito, zoning and building inspector.
Thus far, zoning regulations have been updated in the 1st and 2nd Wards, with the 4th Ward to follow.
Stredney, 24, is in his first term and ran on the platform of enticing residents -- especially the younger ones -- to stay.
"I want to try to make a difference since I'm going to be here for the rest of my life," Stredney said.
"There's noting to entice people to stay here," the councilman said, noting only 4 percent to 5 percent of the people he knows actually want to stay here.
The 3rd Ward is dominated by Robbins Avenue, which runs through it. The ward stretches from near the downtown at state Route 46 east to McKinley Lanes Bowling Center near McKinley Heights.
The ward's southern boundary is the Mahoning River. At the north is Union Cemetery.
No duplexes?
Zoning in much of the ward now allows for duplexes. That would be changed to allow only single-family unit dwellings.
This, Stredney and Vigorito explained, would decrease population density because if a structure is razed, it can only be replaced with a one-family house.
Generally, they said, older homes have been converted to duplexes because there was a need for apartments. Now, they want to encourage single-family homes.
Also, Vigorito noted, this will reduce the number of rental properties.
The southern portion of the ward along the river in the areas of Clay and Springs streets and Carle Avenue would be changed from residential to industrial and heavy manufacturing uses.
The neighborhood is surrounded by industrially zoning land with a number of manufacturing companies.
Stredney said that if a company is interested in expanding and a new venture wants to locate in the area, a zone change won't be a concern.
Raising market value
He said the rezoning will increase the market value of the houses in the area because they are about 80 years old and companies would pay more for them.
The neighborhood completely changing to industrial and manufacturing uses won't be immediate, the councilman said, pointing out it may take 10 to 15 years. But it will increase the number of jobs in the area in the long run, Stredney noted.
To the south of the bowling alley is vacant land zoned industrial that runs to and along the river. It will be rezoned to permit only single-family homes.
Vigorito and Stredney explained that besides opening the area for possible residential development, it would also stop the construction of any landfill, although none are proposed.
They said that once rezoned, a landfill would be prohibited because of the proximity to housing.
On either side of Robbins, there are homes and large houses that have been converted to professional office space. This area would be changed to allow for general and neighborhood commercial uses.
The change would encourage professionals, such as doctors and attorneys, to move in because they wouldn't have to seek a variance to allow commercial use on residentially zoned land.
yovich@vindy.com