Akron: Department of Planning & Urban Development: Neighborhood Development Programs: Howard Glenwood

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NORTH HOWARD-GLENWOOD
URBAN RENEWAL PLAN

Location of the North Howard-Glenwood Urban Renewal Plan
The North Howard-Glenwood Urban Renewal Area consists of approximately 7 acres situated on the north central side of the City of Akron and generally bounded by North Howard Street, Glenwood Avenue, Charles Street, and property of a not-for-profit organization facility.
Statement of Development Objectives to be Achieved by the Project
The goals of the City of Akron in undertaking the project area: 1) to eliminate blight and to prevent the recurrence of blight; 2) enable the redevelopment of the property by viable commercial enterprise which will offer jobs to area residents and increase economic activity in this area. Specific objectives are proposed to guide and direct urban renewal activities.
The following specific objectives are proposed:
1. Land Use Objective
  Enhance the viability of the North Howard-Glenwood Urban Renewal Area by encouraging land uses which are compatible with a commercial area.
  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 a suitable redevelopment site for a commercial use compatible with the area;
  3. Prohibit incompatible uses from locating in the project area.
  4. To assist in providing adequate off-street parking.
2. Environmental Objective
  Develop an attractive and visually improved environment:
  1. Remove properties which are poorly maintained and deteriorated and attract nuisance activity that detract from commercial use within the urban renewal area, and are detrimental to the health, safety and welfare of the general public and persons who pass through the area.
  2. Implement redevelopment which will prevent blighted conditions from recurring which are harmful to persons within, adjacent to, and who pass through the renewal area.
  3. Develop attractive, well landscaped and lighted facilities which improve the appearance of the North Howard-Glenwood vicinity. Such an improvement will visually improve the North Howard-Glenwood area.
3. Public Improvement Objective
  1. Upgrade the public infrastructure on the perimeter and within the project area.
4. Circulation Objective
  Improve the safety and efficiency of people, goods and service via all circulation modes including walking, automobiles and trucks:
  1. Upgrade the sidewalk, curb and street surface.
  2. Ensure safe ingress and egress to commercial facilities by restricting vehicular access to North Howard Street and providing safe access points.
5. Economic Objective
  Facilitate the development of appropriate commercial facilities.
  1. Remove blighting conditions and thereby encourage investor confidence in the North Howard-Glenwood area.
  2. Facilitate the redevelopment of commercial uses compatible with the area, and provide necessary supporting public infrastructure.
  3. Provide for redevelopment which will provide jobs for Akron area residents, especially residents of the immediate area.
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 commercial, or retail 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 the approval of Akron City Council.
Land Use Plan
1. Permitted Land Uses
  In order to achieve the objectives of this Urban Renewal Plan, the permitted land uses within the North Howard-Glenwood Urban Renewal Plan shall include commercial and off-street parking. Permitted land uses shall include all uses permitted under Chapter 153.108 (U4 zoning classification) of the Akron Zoning Code.
2. Zoning
  1. Existing Zoning Map
    The existing zoning for the North Howard-Glenwood Urban Renewal Area is Commercial Appendix 1 (U4
  2. Proposed Zoning
    No zoning changes are required.
3. Additional Development Standards and Regulations
  All site, building and signage plans shall be reviewed by the Urban Design and Historic Preservation Commission (UDHPC) and require approval from the City Planning Commission.
  In addition to complying with the development standards and regulations set forth in the Akron Zoning Code, development in the North Howard-Glenwood Urban Renewal Area shall comply with the following:
  1. Parking Facilities
    The design, layout and access of off-street parking shall be reviewed and approved by the Department of Planning and Urban Development. All parking and service areas shall be paved with concrete curbs installed around the perimeter and include landscaped traffic control islands.
  2. Outdoor Advertising Displays
    No billboards or outdoor advertising display of any nature shall be placed, erected or located in the North Howard-Glenwood Urban Renewal Area.
  3. On-Premise Exterior Signs
    The following guidelines apply to all exterior signage in the North Howard-Glenwood Urban Renewal 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 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.
  4. Utilities
    All private and public utilities will be placed underground.
  5. Building Materials
    All building materials shall be split face block or brick.
  6. Positioning of Primary Buildings
    Minimum building setback from public streets shall be two times the building height. Building service areas should not be visible from public streets.
  7. On Site Trash Storage
    On site trash material shall be stored in a structure(s) that match the materials of the primary buildings.
  8. 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.
  9. Landscaping
    At a minimum, 30% of the site available for development shall be non-paved, non-building area suitably landscaped. Parking setback from North Howard Street or Glenwood Avenue shall be a minimum of ten (10) feet in width and suitably landscaped to screen the parking area.
  10. Exterior Lighting
    All public exterior area shall be well lighted in a manner suitable for the intended use. Lighting should be adequate for the intended use, but should be sited and of such a nature as to not be intrusive into surrounding areas.
  11. 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.
Project Proposals
1. Land Acquisition
  1. Identification of real property proposed to be acquired:
  2. Conditions of blight and deterioration will be eliminated through clearance and redevelopment.
  3. Conditions under which Properties not Identified to be Acquired may be Acquired.
  4. Properties not yet designated for acquisition may be acquired in order to meet desired redevelopment objectives.
  5. Conditions under which Properties Identified to be Acquired may not be Acquired.
    Such properties may not be acquired if it is determined that an acceptable alternative will achieve the objectives of the Plan.
2. Rehabilitation and Conservation
  There are no structures designated for rehabilitation.
3. Redeveloper's Obligations
  Redevelopment within the North Howard-Glenwood Urban Renewal 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 of 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.
Other Provisions
1. A. 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 residents, business and property owners adjacent to the North Howard-Glenwood Urban Renewal Area.
  The land use proposals of the plan will provide for development of commercial, retail, and parking facilities.
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 Plan.
Other Development Provisions
1. Duration of the Renewal Plan Restrictions
  The Renewal Plan and/or 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. The termination of this Renewal Plan shall in no way permit the project land or any part thereof to be restricted on the basis of race, creed, color, sex, or national origin in the sale, use or occupancy thereof; nor shall it permit the practice of discrimination based on race, creed, color, sex or national origin.
2. 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.

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