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Market/Forge Area Urban Renewal Plan
City of Akron, Ohio
Department of Planning and Urban Development
May 2002

Preface: Eligibility Report Summary

1. Location
2. Statement of Development Objectives
3. Types of Proposed Renewal Actions
4. Land Use Plan
5. Project Proposals
6. Other Provisions
7. Legislation to be Utilized to Fulfill Plan Objectives

Eligibility Report Summary
The Market/Forge Urban Renewal Area was established and a survey of existing conditions was undertaken to determine the degree of deterioration within the area and whether conditions of "blight" exist. The result of this undertaking is the following study.

The Market/Forge Urban Renewal Area study consists of a compilation of factors contributing to the eligibility of this area (hereinafter called "Study Area") as a "blighted and deteriorated area" under the provisions of Chapter 725 of the Ohio Revised Code (ORC).

Data was collected via the following methods:

• A review of Summit County property records for each parcel in the Study Area;
• An exterior assessment of building conditions for every principal structure in the Study Area;
• An interior inspection of specific buildings in the Study Area;
• An assessment of the condition of other known and/or visible features in the Study Area including, but not limited to, accessory structures, streets, alleys, driveways, curbs, gutters, sidewalks, parking lots, water mains, sewer mains, storm sewers and catch basins;
• An assessment of general property conditions for each property in the Study Area, including observation and documentation of debris, litter, vehicles, stray animals, etc.
• An assessment of Census data and other relevant data reflecting general socio-economic conditions within the Study Area.

After thorough examination of the evidence brought forth as a result of the performance of the above, there exists, as of May, 2002, sufficient evidence to declare the entire Market/Forge Avenue Urban Renewal Area a "blighted area" under the provisions of ORC Chapter 725.

The Study Area is identified in the Appendix - Exhibit 1, Map 1 and subsequent maps. A finding of "blighted area" under ORC Chapter 725 for this specific geographic area is based on the following factors:

• 62 of the 71 principal structures in the Market/Forge Study Area were rated as deficient or substandard (87%). This includes 35 structures rated as deficient (49%) and 27 structures rated as substandard (38%);
• 29 of the 71 principal structures in the Market/Forge Study Area are obsolete based on structural condition, building type and/or lot lay outs (41%);
• 21 of the 63 principal residential structures in the Market/Forge area are on lots exhibiting at least one condition associated with overcrowding (33%);
• The existence of incompatible land uses within the project area, including a block of residential property directly across the street from the rear lot of an automobile dealership and service center, separated only by rusty chain link fencing;
• The existence of 27 conversions from single-family homes to multi-family residences, most of which lack necessary parking and receive minimal upkeep;
• The existence of faulty lot layouts in relation to use, size, adequacy or accessibility;
• The existence of unsanitary and unsafe conditions at specific locations within the Study Area and the existence of conditions which would endanger life or property by fire and other causes.

1. Location of the Market/Forge Urban Renewal Area
   The Market/Forge Urban Renewal Area is located in the City of Akron, County of Summit, State of Ohio, and is bounded as described below. The Renewal Area consists of approximately 20.5 acres located north of East Market Street and west of Route 8 northeast of Akron's Central Business District. The area is generally bounded by Perkins Street on the north, Good Street on the east, East Market Street and Forge Street on the south and North Union Street on the west.
   
   Market Forge Renewal Area Boundary Description
   Beginning at the north right-of-way line of East Market Street and the east right-of-way line of North Union Street.
   
   Thence northeast along the east right-of-way line of North Union Street approximately 921 feet to a point being the intersection of the east right-of-way line of North Union Street and the south right-of-way line of Perkins Street.
   
   Thence east along the south right-of-way line of Perkins Street approximately 585 feet to a point being the intersection of the south right-of-way line of Perkins Street and the west right-of-way line of Good Street.
   
   Thence south along the west right-of-way line of Good Street approximately 832 feet to the point being the intersection of the west right-of-way line of Good Street and the north right-of-way line of Forge Street.
   
   Thence southwest along the west right-of-way line of Forge Street approximately 560 feet to a point being the intersection of the north right-of-way line of Forge Street and the north right-of-way line of East Market Street.
   
   Thence northwest along the north right-of-way line of East Market Street approximately 574 feet to the place of beginning.

2. Statement of Development Objectives to be Achieved by the Project
   The goals of the City of Akron in undertaking the project are: 1) to eliminate blight and to prevent the recurrence of blight in the project area; 2) to facilitate the expansion of the car dealership in the project area and attract new businesses to the project area in order to maintain existing jobs, create new jobs, and increase economic activity; 3) increase the attractiveness of the project area.
   
   To carry out project goals, the following specific objectives are proposed:
   1. Land Use Objective
      Enhance the viability of the Market/Forge Urban Renewal Area by encouraging compatible land use relationships within the project area and removing incompatible land uses;
      1. Remove blighted properties within the project area which are deteriorated, or a threat to the public health, safety and general welfare.
      2. Provide a suitable area for the expansion of the car dealership in the project area.
      3. Prohibit incompatible uses from locating in the project area and promote harmonious land use relationships between properties.
      4. Evaluate the potential vacation of selected streets within the project area to facilitate the expansion of retail/commercial development.
   2. Environmental Objective
      Develop an attractive and visually improved environment within the Renewal Area:
      1. 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.
      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 Market/Forge area.
   3. Public Improvements Objective
      Upgrade the infrastructure within the project area to provide streets and walks that are suitable for existing uses while facilitating the expansion of area businesses or institutions.
      1. Evaluate the potential vacation of selected streets within the project area to facilitate the expansion of retail/commercial development.
   4. Circulation and Parking
      Reduce conflicts among all forms of circulation routes, including pedestrian, vehicular, and commercial traffic:
      1. Evaluate the vacation of selected streets within the project area to facilitate the creation of a streetscape oriented toward retail/commercial development.
      2. Provide suitable sites to ensure well-designed parking for retail/commercial establishments.
      3. Provide appropriate and well positioned points of access into the project area from surrounding streets.
      4. Take advantage of the planned upgrade of Route 8 and the access road created on Good Street.
   5. Economic Objective
      Facilitate the expansion of retail/commercial development in the project area to help stimulate the local economy:
      1. Remove blighting conditions and thereby encourage investor confidence in the Market Forge area.
      2. Encourage significant private reinvestment by property owners in the project area.
      3. Provide for redevelopment which will provide new jobs for Akron area residents.
      4. Develop an attractive, well ordered area for successful auto dealerships.

      5. Develop a mix of uses in the project area to promote economic vitality.

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, vacation of streets and other rights of way and additional actions to support new commercial, retail 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. Land Use Plan
   1. Permitted Land Uses
      In order to achieve the objectives of this Urban Renewal Plan, the permitted land uses within the Market/Forge Urban Renewal Plan shall correspond with the proposed zoning for the area as depicted in Map 5. These uses shall include all uses permitted under Chapter 153.108 (U4 Commercial) of the Akron Zoning Code.
   2. Zoning
      1. Existing Zoning Map
         The existing zoning for the Market/Forge Urban Renewal Area consists of a mix of Retail (U3, H1, A3), Commercial and Office (UPD-10) and Apartment (U2, H1, A2). Map 3 indicates existing zoning.
      2. Proposed Zoning
         It is proposed that the area be rezoned Commercial (U4, H1, A3) as found in Chapter 153.108 of the Akron Zoning Code and as indicated on Map 5.
   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, new development in the Market/Forge Urban Renewal Area shall comply with the following:
      1. 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 a hard surface material, curbed and landscape screened.
      2. Outdoor Advertising Displays
         No billboards or outdoor advertising displays of any nature shall be placed, erected or located in the Market/Forge Urban Renewal Area.
      3. On-Premise Exterior Signs
         The following guidelines apply to all exterior signage in the Market/ Forge Urban Renewal Area:
         1. Building mounted signage shall be for business identification only.
         2. Pole signs are prohibited unless prior approval is received by the Urban Design and Historic Preservation Commission and the Akron City Planning Commission.
         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 Design
         Construction of any new buildings within the Market/Forge Urban Renewal Area shall be reviewed by the Urban Design and Historic Preservation Commission and receive the approval of the Akron City Planning Commission.
      6. Building Materials
         The majority of the building materials shall be split face block or brick masonry, and shall be subject to approval by the City of Akron's Department of Planning and Urban Development.
      7. Positioning of Primary Buildings
         Maintaining a strong building presence along East Market Street and Forge Street is desired. Site plans shall be subject to approval by the City of Akron's Department of Planning and Urban Development. Building service/storage areas should not be visible from public streets.
      8. On Site Trash Storage
         On site trash materials shall be stored in a structure or in structures that match the materials of the primary buildings.
      9. Access
         Vehicular ingress and egress to buildings and parking areas shall be approved by the City Traffic Engineer. Multiple buildings should be served by a common access point.
      10. Landscaping
          All new development plans shall include a landscape plan, which shall be subject to approval by the City of Akron's Department of Planning and Urban Development. Existing parking areas shall be landscape screened to be consistent with new development. For car dealerships, landscaping is recommended along the perimeter of all display areas. Landscaping islands are recommended alongside curb cuts.
      11. Exterior Lighting
          All public exterior areas 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.
      12. 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 192.101-.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.
      13. Automobile Display
          For auto dealerships located in the Renewal Area, it is also recommended that display lots incorporate raised platforms to display individual automobiles. The addition of raised platforms and landscaped traffic islands also helps minimize the number of automobiles displayed in unbroken rows. To the greatest extent possible, display areas along East Market and Forge streets should accentuate single automobiles. No more than eight automobiles should be displayed side by side along the periphery of dealership display lots without some sort of visual break (landscaped island, raised platform, etc.) to give variety to the visual atmosphere and highlight individual automobiles. Angling of automobiles in display lots is also recommended.
      14. Fencing
          Decorative fencing material is encourages. If chain link fencing is used, it should be black vinyl coated. The use of security razor wire or barbwire is prohibited.
          
          Existing businesses in the Market/Forge Renewal 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 Market/Forge 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 in and around parking areas, alongside curb cuts, along the building or screening line and between curbs and sidewalks.

          4. Screen exterior storage areas from public view.

5. Project Proposals
   1. Land Acquisition
      1. Identification of Real Property Proposed to be Acquired
         Real property to be acquired to meet development objectives is identified in Map 6, Proposed Acquisitions.
      2. Conditions under which Properties Not Identified to be Acquired may be Acquired
         Properties which are severely deteriorated (substandard or major deterioration) may be acquired in order to remove conditions of blight which constitute a threat to health, safety and welfare in the area. Structures which are not substandard or in a state of major deterioration, may be acquired when they are necessary for public improvements, or when their acquisition is necessary in order to carry out the development goals of the plan, and to permit proper and orderly development in the project area.
      3. Conditions under which Properties Identified to be Acquired may not be Acquired.
         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.
   2. Rehabilitation and Conservation
      There are no structures designated for rehabilitation. Rehabilitation of buildings and properties may be undertaken if determined to further the objectives of the Plan.
   3. Redeveloper's Obligations
      Redevelopment within the Market/Forge 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 preliminary site plans and building plans to the City of Akron, Department of Planning and Urban Development for review. The Urban Design and Historic Preservation Commission and the Planning Commission shall approve site plans, building materials and building elevations prior to commencement of construction to assure compliance 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 all 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 of blight will benefit the general public and the business and property owners adjacent to the Market/Forge Urban Renewal Area.
      
      The land use proposals of the plan will provide for development of commercial/retail 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.
   3. 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.

   4. 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.

7. Legislation to be Utilized to Fulfill Plan Objectives
   1. Ohio Revised Code: Urban Renewal or Redevelopment Tax Increment Equivalent (Sections 5709 et. seq. or Section 725 et. seq.)
      
      Tax increment financing, as permitted by provisions of the above statutes, will assist the City in paying for the improvements which will be undertaken within the Market/Forge Renewal Area and other public improvements necessary to accomplish the goals of the City's General Plan. Sections 5709.41 to 5709.43 permit the City to declare that improvements made on real property owned by the City and sold or leased to a developer to be a "public purpose" and exempt from real property taxation for up to 30 years. The City can thereafter require the owner of any structure constructed on the parcel to make annual service payments in-lieu-of taxes to the City. Chapter 725 permits the City to exempt from real property taxation the portion of the assessed valuation of improvements constructed pursuant to a development agreement. The City can thereafter require the owner of the improvements constructed on the parcel to make annual service payments in-lieu-of taxes to the City.