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1. DEVELOPMENT AREA CONDITIONS
   1. Locality Map - Map 1
   2. Development Area Boundary - Map 2
   3. Description of Proposed Project
      1. Purpose of this Report
         This report is to outline the conditions that substantially impair development of, and plans and activities scheduled for the area described as the White Pond Redevelopment Area. It sets forth the need for urban redevelopment tax increment funds, under provisions of the Ohio Revised Code, §5709.41 - §5709.43, to finance significant public investment needed to abate conditions which prevent sound economic growth of the area and to bring about needed development for Akron to maintain its job and tax base.
      2. Location and Boundary Description of Redevelopment Area
         Located in the City of Akron, County of Summit, State of Ohio and bounded generally as set forth in Map 1.
      3. Project Summary
         Due to environmental conditions described herein, the White Pond Redevelopment Area is considered undevelopable in the private marketplace.
         The Omni Development Corporation and the City of Akron have entered/will enter into an agreement to develop the former 53.21 acre Telxon property at White Pond Drive and I-77 as a professional office complex. Following the purchase of the property from Telxon, and the adoption of relevant financing arrangements, the City of Akron will construct all necessary infrastructure. This will include grading, draining, paving, water, sanitary and storm sewer lines and the necessary public street system from White Pond Drive to the northerly end of the development. Subsequently, the developer will hold and sell the entire Telxon property within a ten-year period in subdividable plots. The City of Akron and Omni anticipate that three to five buildings will be constructed and tenants in place at that time who will provide a minimum of ten jobs per developable acre within three years of completion of each phase.
   4. Background
      1. Description of Property
         The property is located in a mixed agricultural and commercial area. The White Pond Redevelopment Area consists of five irregularly shaped parcels. The parcels are 6900178 (31.29 acres); 6854280 (8.36 acres), 6734355 (10.67 acres), 6900146 (1.3 acres) and 6900300 (1.59 acres). The property is bounded on the:

         * east by I-77

         * the north by a Norfolk and Southern railroad line

         * the west by private land used primarily for agriculture and residences

         * and on the south by property owned by Center Towers and the Akron Jewish Center on White Pond Drive.
         
         The subject site has been wooded for at least the past 70 years. A waterway called Schocalog Run crosses the lower half of the property in a northwest-southeast direction approximately parallel to I-77. The property is in an area of glacial outwash containing kettle holes initially formed when large blocks of ice remaining from the melting glacial mass were buried. This condition promoted the growth of vegetation which later turned to peat. Soil maps from the Soil Survey of Summit County, Ohio show the property to lie mostly on soils of the Carlisle association. These are nearly level, poorly-drained soils that formed in organic material. About two-thirds of the property is located on hydric soils with the remainder on non-hydric soils. Non-hydric soils are located mostly in the southern part of the property.

      2. History of Project
         1. Land Use
            The property consists primarily of vacant land, however, there is an abandoned brick building in the northwestern portion of the property. There is also a former railroad bed that traverses the entire property, and a railroad track that cuts across the northern corner of the property.
         2. Telxon Involvement
            Telxon Corporation purchased the property in 1984. Originally, Telxon was going to build its own office building complex with a total area of approximately 250,000 square feet in the eastern portion of the parcel. In addition, five locations were selected in the western portion of the parcel as possible future building sites for buildings ranging from approximately 30,000 to 80,000 square feet. The planned development never occurred.
         3. Environmental Surveys
            Telxon authorized a series of environmental surveys to evaluate the property for development. Among them were a 1985 subsurface exploration, a supplementary subsurface exploration later that year, two supplementary roadway explorations, a wetlands evaluation in 1992, and a Phase I Environmental Assessment in 1994. A separate subsurface investigation determined that the property was not suitable for condominium development. Reports of these surveys are contained in the file of the White Pond Redevelopment Plan in the Department of Planning and Urban Development.
            These reports collectively indicated a need to address soil and groundwater conditions as well as wetlands conditions on the property as a precondition for development. The engineering analysis concluded that conventional foundations are inappropriate for the development of buildings on this property and that basements must be avoided. A deep foundation system of driven, displacement piles would be required to support buildings.
2. REDEVELOPMENT PLAN
   1. Land Use and Zoning
      1. Land Use Plan
         1. Land Use (See Map 3)
            The site is within a designated limited business (office) use area in the City's Land Use and Development Guide Plan. The existing use is vacant land.
         2. Land Use Provisions
            Objectives under the Land Use Development Guide Plan include: 1) the provision of well-planned, designed and located business areas in sufficient size and at locations to service the needs of the population; and 2) provide and retain attractive, well-located areas for office development exclusive from retail activity.
      2. Zoning
         1. Existing Zoning (See Map 4)
            The area is zoned UPD-44 for office use exclusively, where no warehousing is done and no merchandise is sold or delivered.
         2. Proposed Zoning
            Zoning for the White Pond Redevelopment Area will be unchanged.
   2. Statement of Development Objectives
      1. Land Use Objectives
         1. Enhance the viability of the project area by encouraging land uses which are of an office type and are compatible with other professional office parks in the vicinity.
         2. Prohibit uses that are incompatible and which would detract from the viable development of the area. This includes any residential or retail use.
         3. To prescribe high development standards to improve the usefulness and appearance of the area.
      2. Environmental Objectives
         1. Improve the functional and physical condition of the project area.
         2. Address environmental deficiencies involving soil and wetlands conditions to enable the property to be developed and environmental quality to be enhanced.
         3. Provide for adequate infrastructure to facilitate the development of office facilities.
         4. Develop an attractive and visually improved environment consistent with the standards of many professional office parks in the area.
         5. Preserve and protect Schocalog Run by restricting development adjacent to it.
      3. Public Improvement Objectives
         1. To correct deficiencies in existing physical conditions on the redevelopment area
         2. To provide the public improvements necessary to correct the development problems of the project area.
         3. To support development of a modern office park capable of increasing jobs and revenue for the area.
         4. To expand public access, utilities, and water management systems to prepare the land for development.
      4. Economic Objectives
         1. Increase the number of employment opportunities within the City of Akron.
         2. Encourage private investment and the development of a modern professional office park within the White Pond Redevelopment Area and the City of Akron.
         3. To enhance property tax revenues through new construction within the redevelopment area.
         4. To encourage the use of underutilized vacant land.
3. PROJECT PROPOSALS
   1. Land Acquisition
      The City of Akron will purchase the referenced parcels from Telxon. The acquisition, public improvements, and disposition of the property is subject to approval by both Akron Planning Commission and City Council.
   2. Infrastructure
      The City of Akron will construct all necessary infrastructure, including grading, draining, paving, water, sanitary and storm sewer lines, and the necessary street system.
   3. Sale of Land to Redeveloper
      The developer (Omni Corporation) will purchase the property from the City of Akron upon completion of the public improvements at the City of Akron's purchase price plus interest. The Building Department must approve siting relative to Schocalog Run.
   4. Redeveloper's Obligations for Land Purchase or Leased from the City of Akron
      1. Developers will be obligated to construct and maintain the structures and facilities in accordance with all codes and ordinances of the City of Akron, and must abide by the development standards prepared for the area.
      2. Construction upon land sold or leased by the City shall be in accordance with all the terms and conditions of a Redevelopment Agreement executed by the City of Akron and the project developer.
   5. Development Standards
      1. All development shall conform to the standards as established in the subchapter on Development and Area district Requirements at §153.285 et seq. of the Akron Zoning Code, except where other standards are noted in this document.
      2. All manufacturing, processing, crating and uncrating service and repair operations shall be conducted within completely enclosed buildings.
      3. All outdoor storage areas and loading or unloading bay areas shall be screened from view by solid walls or solid fences or landscaping at least six feet in height. Such fencing and screening material shall be reviewed and approved by the Department of Planning and Urban Development (DPUD).
      4. Sanitary sewers must be provided for the area prior to construction, and these sewers must be subject to the approval of the City Sewer Engineer according to City of Akron standards.
      5. A storm water management plan for each phase, including storm sewers and possible on-site detention, must be approved by the Department of Engineering.
      6. Building siting in relation to Schocalog Run is subject to Building Department approval and must support the storm water management plan, prevent subsidence and erosion, and provide for the long-term maintenance of Schocalog Run.
      7. The minimum building line shall conform to §153.297(D), but shall be a minimum of 25 feet and need not be more than 75 feet. Each building site shall have a minimum of 30% green space, landscaped according to standards in the Akron Development Guide. The minimum setback from property lines shall be 10 feet. The side and rear yards must conform with §153.287(B) 1 and 2, but shall be a minimum of 10 feet. These areas are to be landscaped according to standards found in the Akron Development Guide and shall require approval of the DPUD.
      8. All sides of buildings shall be faced with brick or masonry, or other suitable material, subject to Building Department and Department of Planning and Urban Development approval. Color shall be integral to the building product. Construction materials for exterior surfaces are subject to approval of the DPUD.
      9. Off street parking areas shall conform to Building Code and Zoning Code Standards in relation to the street right-of-way line or any property line. Interior parking lot landscaping shall consist of shade trees in curbed islands and an approximate spacing of 100 feet. Parking lot and site lighting standards shall not exceed 35 feet in height. The area between the parking area and the street line shall be landscaped according to standards found in the Akron Development Guide and shall require approval of the DPUD. All parking and drives shall be paved to Bureau of Engineering standards. Perimeter of lots and interior islands shall be curbed with either full-depth, poured in place concrete curb or precast concrete curb.
      10. All signs shall comply with the subchapter on On-Premises Exterior Signs at §153.305 et seq., with the additional provision that only flush mounted signs or ground signs less than 5 feet in height will be permitted. Ground signs shall be a minimum 10 feet behind the right of way, and materials shall resemble and be compatible with building material. Information on signs shall be limited to business or project identification, logo and address. Multiple signs shall not be permitted for multi-tenant buildings. The design, size of lettering and lighting of all signs shall be submitted for review and approval by the Department of Planning and Urban Development.
      11. No outdoor advertising display of any nature shall be placed, erected, or located in the Redevelopment Area.
   6. Duration of Controls
      This Redevelopment Plan shall be in force and effect for a period of 30 years from the date of original approval by the City of Akron.
   7. Other Provisions Necessary to Meet State and Local Requirements
      1. Relationship to Local Objectives
         The objectives and proposals of this Redevelopment Plan conform with the General Plan for the City of Akron.
      2. Provision for Amending Plan
         This Redevelopment Plan may be amended upon approval by the City Planning Commission and City Council. Any amendment which does not expand the project boundary shall not require further notice or hearing.