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FIVE POINTS DEVELOPMENT AREA
AMENDED URBAN RENEWAL PLAN
  1. DESCRIPTION OF THE FIVE POINTS DEVELOPMENT AREA AS AMENDED
    The Renewal Area consists of approximately 30 acres situated on the south central side of Akron and is generally bounded by West Exchange Street, Gale Street and Westwood Place on the north, Bonnie Brae on the east, West Cedar Street on the south and Rhodes Avenue on the west.
  2. STATEMENT OF DEVELOPMENT OBJECTIVES
    The goals of the City of Akron in undertaking the project are:
    1. Eliminate blight and to prevent the recurrence of blight in the Study Area;
    2. Facilitate the expansion of existing businesses and the influx of new businesses into the Study Area to create jobs and increase economic activity;
    3. Increase the attractiveness of the Study Area.
      The following objectives are proposed.
      1. Land Use Objectives
        Enhance the viability of the Five Points Development Area by assisting in improving the retail mix of the district, and soliciting new businesses which will be compatible with the Land Use Plan.
        1. Remove blighted and incompatible properties within the project area which are deteriorated, or a threat to the public health, safety and general welfare.
        2. Provide suitable redevelopment sites for the expansion of area businesses.
        3. Prohibit incompatible uses from locating in the project area and promote harmonious land use relationships between properties.
        4. Vacate Bell Street between West Exchange Street and Cedar Street to facilitate the cohesive redevelopment of the retail corridor bounded by South Maple Street on the north, West Exchange Street on the east, Bonnie Brae on the south and Cedar Street on the west.
      2. Business and Economic Objectives
        Facilitate the expansion of existing businesses and the influx of other appropriate businesses to help stimulate the local economy.
        1. Stabilize the economic viability of the Five Points Development Area.
        2. Encourage significant private reinvestment by the property owners of the district.
        3. Encourage and solicit new businesses to locate in the Development Area, especially businesses that will provide for the needs of the surrounding community.
        4. Remove blighting conditions and thereby encourage investor confidence in the Five Points area.
        5. Provide for redevelopment which will provide jobs for Akron area residents, especially residents of the immediate area and Enterprise Community.
        6. Facilitate redevelopment of the Grace School site.
      3. Environmental Objectives
        1. Develop an attractive and visually improved environment. Remove properties which are poorly maintained or deteriorated, attract nuisance activities and are detrimental to the health, safety and welfare of the general public and persons who pass through the area. Placement of overhead utility lines underground along West Exchange Street.
        2. Encourage the rehabilitation of all businesses with emphasis on the exterior appearance in order to improve the visual attractiveness of the district.
        3. Develop a streetscape that will improve the overall visual quality of the business area.
        4. Develop attractive, well-landscaped and lighted facilities which improve the appearance of the Five Points Area.
      4. Parking and Circulation
        1. Reduce conflicts along all forms of circulation routes, including pedestrian, vehicular, and commercial traffic. Of special concern is accessibility to parking facilities and loading dock zones.
        2. Provide pedestrian walkways in front of businesses in order to insure pedestrian safety.
        3. Improve signalization for both vehicular and pedestrian traffic.
        4. Vacate Bell Street between West Exchange Street and Cedar Street to:
          1. Facilitate development in the retail corridor bounded by South Maple Street on the north, West Exchange Street on the east, Bonnie Brae on the south and Cedar Street on the west.
          2. Eliminate the option of vehicular traffic crossing Cedar Street in a southerly direction from Bell, creating a possibly hazardous situation.
          3. Improve parking for Wilson Plumbing, located at 445 West Cedar.
        5. Make changes to traffic flow patterns along Cedar Street,
          including the elimination of the merge lane for traffic traveling east along South Maple Street and the construction of a new intersection at Cedar Street and South Maple.
  3. Types of Proposed Renewal Actions
    Proposed renewal actions to be carried out by the City following adoption of the renewal plan may include acquisition and clearance of property, the sale or lease of land for redevelopment, construction of supporting infrastructure and additional actions to support new retail, commercial, or office activity. Redevelopment sites controlled by the City are to be acquired by agreements with the City setting forth permitted uses, use restrictions and development requirements. The sale or lease of City owned property, and the terms of the associated development agreements, requires review by the City Planning Commission and the approval of Akron City Council.
  4. General Land Use Plan
    The Land Use Plan has been formulated to stabilize and improve the physical environment of the Five Points Development Area. It has been  designed to enhance the viability of the area by providing additional land for expansion of existing and new business establishments, and to encourage private reinvestment in the district by the existing property owners, as well as to attract new investment in order to stabilize the business environment of the area.
    1. Land Use Plan Map
      In order to achieve the objectives of this Urban Renewal Plan, the permitted land uses within the Five Points Urban Renewal Plan shall correspond with the proposed zoning for the area as depicted in Map E. These uses shall include all uses permitted under Chapter 153.102 (U2 Apartment House), 153.107 (U3 Retail Business) and 153.108 (U4 Commercial) of the Akron Zoning Code, as identified in Map E.
    2. Land Use Provisions and Building Requirements
      The following uses shall be permitted in the project area:
      1. Apartment
        Permitted land uses within this classification include Apartment House and all other uses included under the U2 zoning category of the Akron Zoning Code.
      2. Retail
        Permitted land uses within this classification include retail sales, professional services, offices, banks or financial institutions, restaurants, taverns, clothing stores, hardware, all accessory uses such as parking, landscaping, open space, pedestrian walks, and all other uses included under the U3 zoning category of the Akron Zoning Code.
      3. Commercial
        Permitted land uses within this classification include wholesale business, motor vehicle repair, warehousing, machine shops and all other uses included under the U4 classification of the Akron Zoning Code.
    3. Planning Criteria, Standards, and Design Objectives
      1. Type, Intensity, and Location of Accessory and Supportive Uses
        Permitted uses, accessory uses, density, height, open space, and parking requirements must conform to the Akron Zoning Code unless otherwise stated in this section.
      2. Location of Streets
        The vacation of Bell Street is proposed to facilitate redevelopment within the Study Area. Additionally, the intersection at South Maple Street and Cedar Street will be reconstructed and Cedar Street will be reconfigured for one block to improve traffic circulation.
      3. Need, Type, Location, and Other Characteristics of Public Improvements and Facilities Not Identified on the Land Use Plan Map
        1. Provisions will be made for other street improvements where necessary.
        2. Streetscape improvements will be made where necessary.
        3. Sidewalks and utilities will be upgraded where needed.
      4. Design Objectives for Existing and New Development
        The design objectives for the Five Points Development Area are as follows:
        1. Upgrade existing and new buildings in design and exterior building materials with special emphasis on the appearance of building fronts and sides abutting streets.
        2. Buildings or groups of buildings being used by a single tenant should be rehabilitated in a unified and harmonious manner.
        3. Encourage, where feasible, the use of wall signs consistent with the architectural character of the structures.
        4. Remove existing signs and billboards which do not conform to the Akron Sign Ordinance and other design standards contained herein.
        5. Screen from public view with opaque material (by either a solid fence of dense landscaping) exterior storage and loading areas.
        6. Off-street parking and loading areas shall be surfaced with durable, all-weather, dust-free surfaces.
        7. Exterior lighting shall not constitute a nuisance to any street or adjacent properties.
      5. Development Standards for New Development
        All site, building and signage plans shall be reviewed by the Urban Design and Historic Preservation Commission (UDHPC) and require approval from the City Plan Commission. In addition to complying with the development standards and regulations set forth in the Akron Zoning Code, new development in the Study Area shall comply with requirements 6 through 16 which follow.
      6. Outdoor Advertising Displays
        1. No outdoor advertising display of any nature shall be placed, erected, or located in the Five Points Development Area, as described herein.
        2. All existing outdoor advertising displays which become non-conforming as a result of this Renewal Plan are declared to be contrary to the public interest and welfare, and shall be deemed public nuisances and shall be removed within five years of the effective date of the adoption of this Renewal Plan. However, if said outdoor advertising display is situated on a parcel of land which is acquired by the City of Akron, pursuant to the objectives of this Renewal Plan, that display will be removed at the time of acquisition.
      7. Exterior Lighting
        All public exterior areas shall be well lighted in a manner suitable for the intended use. No exterior lighting shall constitute a nuisance and shall in no way impair safe movement of traffic on any street or highway; no exterior sign shall shine directly on adjacent property.
      8. Building Materials
        Each building which shall be rehabilitated and repaired with materials and in a manner consistent with the original construction materials and techniques where possible. Where buildings are grouped together, they should be rehabilitated in a unified and harmonious manner.
        All building material shall be split block or brick.
      9. Parking Facilities
        The design, layout and access to off-street parking shall be reviewed and approved. All parking and service areas shall be paved with concrete curbs installed around the perimeter and include landscaped traffic control islands, if necessary. Parking areas shall be landscape screened a minimum of five feet behind adjacent sidewalks. Parking should be located at the side or rear of buildings.
      10. On-Premise Exterior Signs
        The following guidelines apply to all exterior signage in the Amended Five Points Development Area.
        1. Building mounted signage shall be for business identification only.
        2. Pole signs are prohibited.
        3. Ground mounted signs shall be for one business only. If multiple businesses are on site, the sign shall be for building/project identification only.
        4. All signage materials shall be compatible with building materials and colors.
        5. Mechanically moving signage or flashing lights shall be prohibited.
        6. A sign may not project above the roof of a structure to which it is affixed.
        7. Any new signs or replacement of existing signs shall be reviewed by the Urban Design and Historic & Preservation Commission and receive the approval of the Akron City Planning Commission.
      11. Utilities
        All private and public utilities will be placed underground on West Exchange Street.
      12. Positioning of Primary Buildings
        Minimum building setbacks in this area reflect early twentieth century development and should be respected in terms of site review and new development.
      13. On Site Trash Storage
        On site trash materials shall be stored in a structure(s) that match the materials of the primary buildings.
      14. Access
        Vehicular ingress and egress to the site shall be approved by the City Traffic Engineer. Multiple buildings should be served by a common access point.
      15. Landscaping
        The design and layout of all landscape plans shall be revised and approved.
      16. Storm Water Management
        The developer shall submit a storm water management plan to control the run-off, siltation and sedimentation during construction and to control the run-off after the development is completed. The plan is to be consistent with all the requirements of Section 193.101-.114 of the Code of Ordinances and is to be subject to the approval of the Bureau of Engineering and submitted prior to the issuance of any building permits.
    4. Variance in Planning Criteria, Standards and Design Objectives
      In a case where the strict enforcement of standards set forth in Section C of the General Land Use Plan may be unworkable because of unusual site conditions or other influences, the City Planning Commission may grant a variance to such standards, provided the Commission determines that such variance will not be contrary to the objectives of the Amended Five Points Development Area.

      Existing businesses in the Amended Five Points Development Area which do not meet the minimum development standards as outlined in the Akron Zoning code will not be required to retroactively comply to those standards. However, there are some design objectives which will be sought voluntarily to improve the environment of the Five Points Area.

      The voluntary design objectives are:
      1. Upgrade existing buildings in design and exterior building materials with special emphasis on the appearance of the main business entrances.
      2. Upgrade on-premise exterior signs.
      3. Provide landscaping in all appropriate locations, particularly along the building or screening line and between curbs and sidewalks.
      4. Screen from public view exterior storage, loading and parking areas.
  5. URBAN IMPROVEMENT TECHNIQUES TO BE USED TO ACHIEVE PLAN OBJECTIVES
    The major urban improvement actions proposed for the area include code enforcement, acquisition and clearance of blighted structures, infrastructure improvements and redevelopment.
    1. Rehabilitation
      All retail and commercial property owners within the Five Points Development Area will be encouraged to rehabilitate their buildings. There are no structures designated for rehabilitation. Rehabilitation of buildings and properties may be undertaken if determined to further the objectives of the plan.
    2. Acquisition and Clearance
      1. Remove Substandard Conditions
        Within the Redevelopment Area, properties which are substandard based on criteria contained herein may be acquired and cleared.
      2. Remove Blighting Influences
        Within the Redevelopment Area, properties which by either their physical condition or their use create a blighting influence on or are incompatible with the surrounding area, or are made non-conforming by the adoption of this Renewal Plan, may be acquired and cleared. In those instances where blighted structures are owned by the retail businesses, proposing renovation, expansion, or new redevelopment which is consistent with the Renewal Plan, the city shall not acquire said properties but shall require said blighted structures to be cleared.
      3. Provide Land for Public Improvements or Facilities
        Properties which are also located or to interfere with the installation of public improvements and facilities required to meet the objectives of the Renewal Plan may be acquired and cleared.
      4. Provide Land for Redevelopment and Other Plan Objectives
        Properties which inhibit land assembly or are considered an impediment to the redevelopment of the Five Points Development Area consistent with the objectives of this Renewal Plan may be acquired and cleared.
      5. Opportunity Purchase
        Properties which constitute opportunity or hardship purchases may be acquired and cleared. As properties are identified for acquisition, such properties may not be acquired if it is determined that an acceptable alternative will achieve the objectives of the Plan.
    3. Acquisition Without Clearance
      Acquisition of undeveloped land which does not require clearance will be undertaken to:
      1. Remove blighting influences, such as dumps and trash storage.
      2. Provide land for public improvements.
      3. Provide land for the redevelopment by the Amended Five Points Development Area consistent with the objectives of this Renewal Plan. As properties are identified for acquisition, such properties may not be acquired if it is determined that an acceptable alternative will achieve the objectives of the Plan.
    4. Public Improvements
      Such public improvements as are needed to achieve development objectives will be constructed. These improvements may include, but are not limited to, the following:
      1. Street improvements, including vacation of Bell Street and reconfiguring Cedar Street
      2. Sidewalk replacement
      3. Curb replacement and reconstruction
      4. Landscaping
      5. Street lighting
      6. Placement of utilities underground on West Exchange
    5. Redeveloper's Obligations
      Redevelopment within the Amended Five Points Development area on land to be acquired by the City, shall be restricted by a Lease Agreement or Redevelopment Agreement executed by the City and the Redeveloper. The Lease Agreement or Redevelopment Agreement and project reviews and approval shall apply to all of the Redeveloper's contiguous property within the urban renewal area. The Lease Agreement or Redevelopment Agreement shall include the following provisions:
      1. The Redeveloper shall submit site plans and building plans to the City of Akron, Department of Planning and Urban Development. Urban Design and Historic Preservation Commission shall review and Planning Commission shall approve these plans prior to commencement of construction to determine compliance of such plans with the Renewal Plan. It is expressly understood that approval of any plans by the City of Akron applies to any and all features shown thereon; and that any subsequent additions, deletions, or other modifications thereof are required to be submitted by the developer before construction of such modifications can begin.
      2. The Redeveloper shall commence rehabilitation or new construction on land acquired by the City and conveyed to the Redeveloper within 12 months after conveyance.
      3. The Redeveloper shall agree that no covenant, agreement, lease conveyance or other instrument relating to the property shall be effected or executed on the basis or race, creed, color, sex or national origin in the sale, lease, use or occupancy thereof.
      4. The Redeveloper shall maintain the structure and facilities in accordance with all codes and ordinances of the City of Akron.
    6. Other Provisions
      1. Relationship to Local Objectives
        The Urban Renewal Plan proposals are based on planning objectives for the City of Akron as expressed in the General Plan and Workable Program of the City of Akron. The Urban Renewal Plan provides for the redevelopment of the project area in a manner which will promote the public health, safety, morals and welfare.

        The acquisition and elimination of blighted conditions and the prevention of recurrence will benefit the general public and the business and property owners adjacent to the Five Points Urban Renewal Area.

        The land use proposals of the plan will provide for development of industrial, commercial, retail, office, attendant facilities and parking.
      2. Relocation Plan
        Should action by the City result in displacement of any residents or businesses, the relocation of displaced individuals or families will be carried out in conformance with the City of Akron Relocation Plan and Activity Program.
    7. Zoning
      1. Existing Zoning
        The existing zoning for the Five Points Urban Renewal Area is a combination of Apartment, Retail, Commercial and Unified Planned Development districts.
      2. Proposed Zoning
        It is proposed that the area be zoned Apartment (U2), Retail (U3), and Commercial (U4) as found in Chapters 153.102, 153.107 and 153.108 of the Akron Zoning Code.
    8. Duration of Land Use Provisions and Building Requirements
      This Renewal Plan and/or any modification thereof shall be in force and effect for a period of 40 years from the date of approval of this Renewal Plan by the City of Akron.
    9. Provisions for Amending Approved Plan
      This Renewal Plan may be amended from time to time upon approval by the City Planning Commission and City Council. Any amendment which does not expand the project limits shall not require further notice or hearing.

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