|FIVE POINTS DEVELOPMENT AREA
AMENDED URBAN RENEWAL PLAN
- DESCRIPTION OF THE FIVE POINTS DEVELOPMENT AREA AS
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
- STATEMENT OF DEVELOPMENT OBJECTIVES
The goals of the City of Akron in undertaking the project are:
- Eliminate blight and to prevent the recurrence of blight in
the Study Area;
- Facilitate the expansion of existing businesses and the
influx of new businesses into the Study Area to create jobs and increase economic
- Increase the attractiveness of the Study Area.
The following objectives are proposed.
- 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.
- Remove blighted and incompatible properties within the project
area which are deteriorated, or a threat to the public health, safety and general welfare.
- Provide suitable redevelopment sites for the expansion of area
- Prohibit incompatible uses from locating in the project area
and promote harmonious land use relationships between properties.
- 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.
- Business and Economic Objectives
Facilitate the expansion of existing businesses and the influx of other appropriate
businesses to help stimulate the local economy.
- Stabilize the economic viability of the Five Points
- Encourage significant private reinvestment by the property
owners of the district.
- Encourage and solicit new businesses to locate in the
Development Area, especially businesses that will provide for the needs of the surrounding
- Remove blighting conditions and thereby encourage investor
confidence in the Five Points area.
- Provide for redevelopment which will provide jobs for Akron
area residents, especially residents of the immediate area and Enterprise Community.
- Facilitate redevelopment of the Grace School site.
- Environmental Objectives
- 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.
- Encourage the rehabilitation of all businesses with emphasis
on the exterior appearance in order to improve the visual attractiveness of the district.
- Develop a streetscape that will improve the overall visual
quality of the business area.
- Develop attractive, well-landscaped and lighted facilities
which improve the appearance of the Five Points Area.
- Parking and Circulation
- 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.
- Provide pedestrian walkways in front of businesses in order to
insure pedestrian safety.
- Improve signalization for both vehicular and pedestrian
- Vacate Bell Street between West Exchange Street and Cedar
- 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.
- Eliminate the option of vehicular traffic crossing Cedar Street in
a southerly direction from Bell, creating a possibly hazardous situation.
- Improve parking for Wilson Plumbing, located at 445 West Cedar.
- 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.
- 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.
- 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.
- 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.
- Land Use Provisions and Building Requirements
The following uses shall be permitted in the project area:
Permitted land uses within this classification include Apartment House and all other uses
included under the U2 zoning category of the Akron Zoning Code.
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.
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.
- Planning Criteria, Standards, and Design Objectives
- Type, Intensity, and Location of Accessory and Supportive
Permitted uses, accessory uses, density, height, open space, and parking requirements must
conform to the Akron Zoning Code unless otherwise stated in this section.
- 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
- Need, Type, Location, and Other Characteristics of Public
Improvements and Facilities Not Identified on the Land Use Plan Map
- Provisions will be made for other street improvements where
- Streetscape improvements will be made where necessary.
- Sidewalks and utilities will be upgraded where needed.
- Design Objectives for Existing and New Development
The design objectives for the Five Points Development Area are as follows:
- Upgrade existing and new buildings in design and exterior
building materials with special emphasis on the appearance of building fronts and sides
- Buildings or groups of buildings being used by a single tenant
should be rehabilitated in a unified and harmonious manner.
- Encourage, where feasible, the use of wall signs consistent
with the architectural character of the structures.
- Remove existing signs and billboards which do not conform to
the Akron Sign Ordinance and other design standards contained herein.
- Screen from public view with opaque material (by either a
solid fence of dense landscaping) exterior storage and loading areas.
- Off-street parking and loading areas shall be surfaced with
durable, all-weather, dust-free surfaces.
- Exterior lighting shall not constitute a nuisance to any
street or adjacent properties.
- 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.
- Outdoor Advertising Displays
- No outdoor advertising display of any nature shall be placed,
erected, or located in the Five Points Development Area, as described herein.
- 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
- 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
- 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
All building material shall be split block or brick.
- 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.
- On-Premise Exterior Signs
The following guidelines apply to all exterior signage in the Amended Five Points
- Building mounted signage shall be for business identification
- Pole signs are prohibited.
- Ground mounted signs shall be for one business only. If
multiple businesses are on site, the sign shall be for building/project identification only.
- All signage materials shall be compatible with building
materials and colors.
- Mechanically moving signage or flashing lights shall be
- A sign may not project above the roof of a structure to which
it is affixed.
- 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.
All private and public utilities will be placed underground on West Exchange Street.
- 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.
- On Site Trash Storage
On site trash materials shall be stored in a structure(s) that match the materials of the
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.
The design and layout of all landscape plans shall be revised and approved.
- 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.
- Variance in Planning Criteria, Standards and Design
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:
- Upgrade existing buildings in design and exterior building
materials with special emphasis on the appearance of the main business entrances.
- Upgrade on-premise exterior signs.
- Provide landscaping in all appropriate locations,
particularly along the building or screening line and between curbs and sidewalks.
- Screen from public view exterior storage, loading and
- URBAN IMPROVEMENT TECHNIQUES TO BE USED TO ACHIEVE
The major urban improvement actions proposed for the area include code enforcement,
acquisition and clearance of blighted structures, infrastructure improvements and
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.
- Acquisition and Clearance
- Remove Substandard Conditions
Within the Redevelopment Area, properties which are substandard based on criteria
contained herein may be acquired and cleared.
- 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.
- 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.
- 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.
- 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.
- Acquisition Without Clearance
Acquisition of undeveloped land which does not require clearance will be undertaken to:
- Remove blighting influences, such as dumps and trash
- Provide land for public improvements.
- 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.
- 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:
- Street improvements, including vacation of Bell Street and
reconfiguring Cedar Street
- Sidewalk replacement
- Curb replacement and reconstruction
- Street lighting
- Placement of utilities underground on West Exchange
- 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
- 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.
- The Redeveloper shall commence rehabilitation or new
construction on land acquired by the City and conveyed to the Redeveloper within 12 months
- 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.
- The Redeveloper shall maintain the structure and facilities
in accordance with all codes and ordinances of the City of Akron.
- Other Provisions
- 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.
- 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.
- Existing Zoning
The existing zoning for the Five Points Urban Renewal Area is a combination of Apartment,
Retail, Commercial and Unified Planned Development districts.
- 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.
- 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.
- 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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