Rezoning request pits Norton residents against local developer James Little

A local developer's request to have two properties rezoned in Norton is drawing fierce opposition from residents, some still agitated by a 488-home housing residential project now under construction.

This time, though, the developer is seeking a change from single-family home zoning to industrial.

James Little, head of JLP Development, has acquired several parcels and combined them into 60-acre and 51-acre properties. A concept map displayed at a public meeting May 22 shows about 20 buildings planned for the sites, one sandwiched between Reimer and Wadsworth roads and the other along Clubside Drive and state Route 224.

The developments would bring hundreds of jobs to the city, Little said at the meeting. And, eventually, when any property tax deals to bring companies to the development run their course, they would provide revenue to the city and Norton schools, he said.

'I'm going to do something with it'

But the developments would drastically alter the character of the neighborhoods they're in, where single-family homes sit on large parcels.

If the industrial zoning isn't approved, Little said, he'll seek to put affordable housing on the land.

"It's a market out there that's underserved," he said. "I'm a business guy and I've got a lot of money tied up in this property, I'm getting old and I'm going to do something with it."

Some residents considered Little's comments an allusion to low-income units or Section 8 housing. The current zoning, according to the city's code, doesn't permit multifamily units or apartment complexes.

Little did not return a phone message to a number listed as his in planning commission documents.

'He knew it was (zoned) residential'

Donna Dwyer, who attended Monday's meeting, said Tuesday an industrial development would eliminate a wooded buffer area between her property on Clubside Road and state Route 224. A high-density housing development would do the same, and she fears either would bring down the value of her property.

"I've just put too much money and spent so much (on this home)," she said. "I moved out this way to be in the suburbs."

Brookside Greens in Norton: The tortured path from golf course to housing project

Tammy Taylor, another Clubside Drive resident, said any use of the land outside of the current zoning would be a "nightmare."

"He's a businessman and — I get it — he has a business to run," she said. "… but he knew it was (zoned) residential when he bought it."

Soon after JLP Development acquired a farm across the street from her home, Taylor said, the land was stripped of its trees and an access road was built. She said she found that no permits were issued for the actions and a JLP representative never reached out to her or other neighbors.

"All the trees are gone: 68 acres of trees, and it was a federal wetland," she said.

Similarities to Tallmadge, Akron development disputes

The intensity of opposition is similar to that in recent development proposals in Akron and Tallmadge.

In Tallmadge, resident opposition led council in March 2022 to reject a residential rezoning of part of Mindale Farms. In April, the spurned developer filed a lawsuit against the city.

In Akron, the opposition was especially intense against a plan to build up to 238 high-end townhomes, ranch-style homes and apartments on a 68-acre White Pond property. When council approved the sale to developers in December, the council president had to ask that the angry public be removed from council chambers.

So far, Norton opposition has been more civil, although allegations of wheeling-and-dealing between the city and JLP Development were tossed out at the May 22 meeting. Some speakers tried to establish a connection between campaign contributions Little has made to Mayor Mike Zita's campaign committee, including a $1,000 donation in 2019.

Mayor Zita responds to criticism

Zita and city solicitor Justin Markey said Wednesday in a phone interview that allegations of undue influence are nonsense.

"The administration has no standing on (zoning) decision making," Markey said. "… The mayor has no say whether property gets developed or not."

Suggestions that Zita could veto a negative council vote rezoning the properties are also false, Markey said in a follow-up email.

"If the Council denies a rezoning, the Mayor does not have the power to veto that denial and rezone the property administratively," Markey said. "The power to rezone is vested solely with City Council."

Zita said all his campaign contributions are collected and reported properly. The mayor also said that the city's residents have been clear about their feelings on the subject.

"It's quite obvious the residents don't want (the land) rezoned," he said.

Council decision on zoning comes in June

The issue comes on the heels of a $100 million residential development on the former Barberton Brookside golf course.

Water tower: Five things to know about planned 130-foot water tower near Brookside Greens in Norton

The project was approved in 2020 and is currently under construction, but is still a matter of discussion and bitter feelings among some residents. So bitter, that council attempted to place a moratorium on the type of "MUD" — mixed-use development — zoning that permitted the high-density development. That ordinance, however, was vetoed by Zita.

Although the city's planning commission decided in a 3-2 vote against recommending the JLP rezoning, city rules require council to make the final determination. Monday's meeting also satisfied a requirement of the process, and a vote will take place June 12.

Leave a message for Alan Ashworth at 330-996-3859 or email him at aashworth@gannett.com. Follow him on Twitter at @newsalanbeaconj.

This article originally appeared on Akron Beacon Journal: After Barberton Brookside, opposition grows to new rezoning in Norton