HomeMy WebLinkAbout1999 Proposed Krentel Bolck Historic District Preliminary Study Committee Report4
David C. Hollister, Mayor
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DEPARTMENT OF PLANNING AND
NEIGHBORHOOD DEVELOPMENT
316 N. CAPITOL AvENuE • SUITE D-1 • LANsiNG, MI 48933-1236
(517) 483-4066 • FAx: (517) 483-6036
PLANNING OFFICE
PUBLIC COM1 MNT OPPORTUNITIES
The public will have sixty (60) calendar days to review the Krentel Block Historic Study
Committee, Preliminary Report. Comments can be made in writing and forwarded to:
Susan Cantlon, Senior Preservation Planner
Planning and Neighborhood Development Department
316 N. Capitol Avenue, Suite D-1
Lansing, MI 48933-1236
Comments can also be made in person at the Planning and Neighborhood Development
Department or by contacting Susan Cantlon at (517) 483-4084. All comments must be received
by 5:00 p.m., January 10, 2000.
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PROPOSED KRENTEL BLOCK HISTORIC DISTRICT
If you are reviewing this preliminary report, please sign in. This will enable us to be aware of
individuals and groups who are interested in the proposed Krentel Block Historic District.
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PROPOSED KRENTEL BLOCK HISTORIC DISTRICT
If you are reviewing this preliminary report, please sign in. This will enable us to be aware of
individuals and groups who are interested in the proposed Krentel Block Historic District.
PROPOSED "KRENTEL BLOCK"
HISTORIC DISTRICT
PRELMNARY STUDY CON METTEE REPORT
November 10, 1999
PROPOSED "KRENTEL BLOCK HISTORIC DISTRICT
Krentel Block Historic District Study Committee Report
November 9, 1999
TABLE OF CONTENTS
TITLE
Request to Establish the Krentel Block Historic District ...................................
Foreword......................................................................................................... .
Preliminary Report and Recommendations, Krentel Block Study Committee.....
The Kestenbaum Report .............................................................. :....................
Historic Building Inventory ................................................................................
Photgraphs and Site Maps
PublicComment.................................................................................................
APPENDICES
Appendix A - Historic District Ordinance
Appendix B - Henry and Henry Architectural Consultants, Report 1998
South Washington Avenue Commercial District
And River Point Park Neighborhood: Area: R-8
River Point: R-8 Recommendations
Appendix C - Shay Ramont, Letter Requesting Inclusion in Study Area
Expanded Area Map
Photographs of Resources: Buildings and Structures
City Directory, Table of Occupancy (Bachelder)
Sanborn Insurance Maps, 1913 & 1934 Revised
Appendix D - Bibliography
Lterman & Associates, P.C.
attorneys at Iau,
City Council
President Tony Benavides
10`h Floor
124 W. Michigan Avenue
Lansing, Michigan 48933
September 21. 1999
Dear Tony,
Subject: Ronald Rycus Request to Establish Historic District by Owner
On September 21, 1999 the property owner Ronald Rycus made a request in writing to Mayor
Hollister and City Council for the establishment of a Historic District to be located at 1000-1006
South Washington Avenue. This request was also given on this day to the Historic District
Commission executive board at their 2:00 p.m. meeting.
It is our understanding that the Committee on Development and Planning chaired by Lou Adado
will'take up this issue at the 2:00 p.m. meeting on Thursday September 23`d, 1999.
We are attaching a copy of the request and report made to the Historic District Commission
executive board at their on Tuesday September 21, 1999.
S i el
./Mark A. Latterman
CC: Mayor David Hollister
Planning Manager Eleanor Love
Senior Preservation Planner Susan Canton ✓
Ronald Rycus
1305 South Washington Avenue. Suitc 101. Lansing. MI 48910
PHONE: (517(484-7723 FAX: (5171484-0082
Ronald Rycus Floor Covering
410 S. Cedar Street Suite C
Lansing, Michigan 48912
September 21, 1999
Request to Establish Historic District by Owner
To Whom It May Concern:
I; RonaldRycus property owner of 1000-1006 South Washington (legal description:
commencing at the northeast corner of Lot 1, Block 196, Original Plat thence south 88.5 feet,
west 79 feet, north 5 feet, west 36.8 feet, north 42.5 feet, west 91.2 feet, north 41 feet to the south
line of Hazel Street, thence east 207 feet to the point of beginning) located on the southwest
corner of South Washington and Hazel Street, south and east of the Grand River in Lansing,
Michigan request under Chapter 1220 Historic Districts section 1220.3 (b) that the Lansing City
Council designate this as an Historic District.
Architectural Signiftcance: The above location is refer to as the Krentel Blook. This building is
a red -brick two story commercial building with four storefronts on the fast floor and eight
apartments upstairs. Despite some fire damage, it retains its historic integrity. The building has
never been moved and remains in its original setting facing South Washington Avenue. The
relation of the building to the two streets is essentially the same as seen in historic photographs.
The materials and workmanship of the brink and concrete facades remains almost completely
intact. The storefronts have been modified, but remain in their original openings. The building
is associated with and represents the early 20`h century expansion of commercial development in
storefront buildings along major thoroughfares and streetcar lines leading way from downtown.
Though this development was an important contribution to Lansing's growth as a city, most of
the storefront buildings have disappeared, making it all the more urgent to preserve those that
remain. The design though in many ways typical of the period, is especially interesting, given
the tension between two seemingly incompatible approaches. The overall concept is a pentastyle
temple front — the five flush pilasters representing columns, complete with capitals, topped by a
reasonably complete classical entablature and a gesture toward a pediment. However, the details
are Craftsman: the deliberately rough red brick, the asymmetrical windows opening, and the
concrete diamonds in the masonry, the plainness of the trim. The stepped gable might be another -
Craftsman detail, or it may reflect Krentel's memories of the old country — Denmark.
Historical Significance: The city assessor's office, and real estate records from the Stebbins
Collection at the Lansing Public Library, it was built in 1918. The Lansing City Directory lists
the same two houses on this site through' 1923, nothing at all in 1924 (not even a note .about a
building under construction), and the entire structure (twelve addresses) in 1925. It appears from
other evidence that the city directory information was gathered in the same year as the cover
date. Apparently the Krentel Block was opened in 1924-25, with perhaps some preparatory work
done before then. This date would entirely consistent with the building's architectural features.
The builder and original owner of the Krentel Block was Alex C. Krentel (1875-1927). Krentel
was a native of Denmark; his parents George P. and Matilda Krentel brought him and his
brothers to Michigan. They settled in Williannston in the late 19"' century, but eventually moved
to what is now East Lansing. George P. Krentel was a carpenter, and probably built houses. His
sons started out raising poultry at a small farm on what is now East Grand River Avenue, under
the name Krentel Brothers. The most successful of the brothers was Christian M. Krentel (1870-
1943), a builder and developer who during a long career was responsible for many subdivisions
in the Lansing area, through the North Highland Company as well as Krentel Brothers. He
served as Ingham County Register of Deeds at the turn of the century. Alex C. Krentel was a
partner in the Krentel Brothers real estate firm, but it appears that the Krentel Block was his own
project — and financial debacle for him. The 1925 city directory shows only one of the four
storefronts occupied — the corner spot, at 1000 South Washington _ by the showroom of the E.
H. Ward furnaces company. In 1926, the southernmost storefront was rented by the Ford
dealership next door. In 1927 and 1928 city directories show all of the storefronts vacant. Alex
C. Krentel died on January 28, 1927, at the age of 51.
In accordance with its history as an isolated row of storefronts, the Krentel Block is a historic
resource very much on its own. Behind it is a parking lot and river; tree growth provides a visual
as well as hydrological barrier. To either side is much newer 'structures or across the street is
wood -frame single family house. The only nearby building that has anything architecturally in
t
common with the Krentel Block is the apartment building at 920 South Washington, which has
some similar brickwork, but plainly a very different kind of history.
The Krentel Block is large enough to be a significant on its own — a kind of mirco-neighborhood
which includes both residential and commercial elements. It has natural historic district
boundaries (river, major street, edge of surviving historic development) on all sides.
The Krentel Block is architecturally and historically significance demonstrating it meets the
requirements of the ordinance.
Sincerely,
Ron Rycus
Attached Report by Lawrence Kestenhaum of August 17, 1999
r
PROPOSED "KRENTEL BLOCK" HISTORIC DISTRICT
Krentel Block Historic District Study Committee Report
November 9, 1999
TABLE *OF CONTENTS
TITLE
Request to Establish the Krentel Block Historic District ...................................
Foreword...'..................................................................................................... .
The Kestenbaum Report ...................................................................................
Preliminary Report and Recommendations, Krentel Block Study Committee.....
Historic Building Inventory ................................................................................
Photgraphs and Site Maps
PublicComment.................................................................................................
APPENDICES
Appendix A - Historic District Ordinance
Appendix B - Henry and Henry Architectural Consultants, Report 1998
South Washington Avenue Commercial District
And River Point Park Neighborhood: Area: R-8
River Point: R-8 Recommendations
Appendix C - Shay Ramont, Letter Requesting Inclusion in Study Area
Expanded Area Map
Photographs of Resources: Buildings and Structures
City Directory, Table of Occupancy (Bachelder)
Sanborn Insurance Maps, 1913 & 1934 Revised
Appendix D - Bibliography
On September 21, 1999, Mark Latterman, attorney representing Ron Rycus, owner of the
property at 1000-1006 S. Washington Avenue made a written request to Mayor Hollister and City
Council for the establishment of a single resource Historic District at 1000-1006 S. Washington
Avenue. The Executive Committee of the Historic District Commission met on September 22,
1999 and recommended the following people to serve on the Study Committee: Todd Branstner,
Ron Koenig, Fred McLaughlin, Robert Morris and Susan or Bruce Stark. Eleanor Love,
Planning Manager forwarded the Commission's recommendations for the Study Committee's
membership to the Mayor September 22, 1999.
The property owner is under a time line pressure to rehabilitate his building by January, 2000. His
representative; therefore, requested that the Study Committee review a report developed and
provided by independent consultant, Lawrence Kestenbaum, on behalf of the property owner.
The Krentel Block Study Committee held their first meeting on September 28, 1999. The
Committee reviewed the consultant's report and requested copies of the bibliography and
supportive research materials. Additional materials were provided to the Committee which they
reviewed on October 27, 1999.
The Committee felt the consultant's report still required more supportive information to meet the
selection criteria for evaluation issued by the United States Secretary of the Interior for inclusion
in the National Register of Historic Places, as set forth in 36 CFR Part 60. The Committee was
requested to forward the preliminary report, without a recommendation if necessary, in order to
meet the property owner's time line needed to begin the rehabilitation of the property.
The Committee met on November 8, 1999 and made their final evaluation for the preliminary
report. On the same date, Richard Shaye Ramont, owner of the property at 1102 S. Washington
Avenue forwarded a request to the City Council to amend the resolution, which established the
Krentel Historic District, to include 1102 S. Washington Avenue in the study boundary.
PROPOSED KRENTEL BLOCK HISTORIC DISTRICT
Study Committee Preliminary Report
November 9, 1999
A. The Charge of the Committee
The charge of the Krentel Historic Study Committee, in accordance with Section 1220.03 of the
Zoning Code, is to:
► conduct a photographic inventory of resources within the proposed Historic District;
► conduct basic research of the proposed Historic District and the historic resources within
the District;
determine the total number of historic and nonhistoric resources within a proposed
Historic District, and the percentage of historic resources of that total, guided by selection
criteria fair evaluation issued by the U. S. Secretary of the Interior, as set forth in 36 CFR
Part 60 and criteria set forth by the Bureau, if any;
► prepare a preliminary Historic Study Committee report;
► transmit copies of the preliminary report to the public and agencies for review and
recommendations;
► after a Public Hearing, prepare and submit a final report with recommendations of the
committee, Planning Board and the Historic District Commission.
B. The Comnosition of the Committee
The composition of the Committee membership included: Todd Branstner, Preservation Planner;
Ron Koenig, Architectural Conservator; Fred McLaughlin, Architect; Robert Morris,
Preservationist, Designer and Builder; and Suzy Stark, resident and owner of commercial
property at 1147 S. Washington Avenue.
C. The Historic District Study
Latterman and Associates, representing the owner of the property at 1000-1006 S. Washington
Avenue, forwarded a consultant's report to the Study Committee to expedite the basic research
required for the preliminary report. The owner's goal is to begin the rehabilitation of the fire -
damaged building by February, 2000.
D. The Pronosed "Krentel" Historic District Boundary
The proposed "Krentel" Historic District boundary includes only the property at 1000-1006 S.
Washington Avenue. The property is located on the southwest corner of South Washington
.Avenue and Hazel Street, south and east of the Grand River in Lansing, Michigan, more precisely
described as: commencing at the northeast corner of Lot 1, Block 196, Original Plat thence south
88.5 feet, west 79 feet, north 5 feet, west 36.8 feet, north 42.5 feet, west 91.2 feet, north 41 feet
to the south line of Hazel Street, thence east 207 feet to the point of beginning.
Page 2 Proposed Krentel Block Historic District: Study Committee Preliminary Report
E. The History of the Proposed Historic District
The applicant, representing the property owner, requested the Study Committee review the
Kestenbaum report and make its recommendations on that report. The applicant wanted to
expedite the study process in order to meet the property owner's. time line to begin rehabilitation
of the property. The Study Committee did not conduct research; that was independent of the
Kestenbaum report to determine the significance of the District.
F. The Significance of the District
The Study Committee has reviewed the Kestenbaum report and supportive research material
submitted on behalf of the applicant. The Study Committee has made a determination that: 1)
there is insufficient substance in the documentation, provided in the Kestenbaum report, to
indicate.the resource meets the Secretary of the Interior's evaluation criteria for listing in the
National Register,of Historic Places, as set forth in 36 CFR Part 60; 2) given more comprehensive
documentation, the property at 1000-1006 S. Washington Avenue, may prove eligible as a free-
standing historic district; and 3) the property may be a contributing resource in a larger district.
The Study Committee; therefore, cannot recommend the property at 1000-1006 S. Washington
Avenue as a single resource Historic District.
Addendum
The Study Committee has received written confirmation from another property owner who wishes
to be included in the study area. The property is located at 1102 S. Washington and appears to
meet the criteria set forth in 36 CFR Part 60. It is the opinion of the Study Committee that a
District that includes this property and other surrounding properties may warrant further
consideration.
Attachments: Kestenbaum Report
Richard Shaye Ramont, Request for inclusion in study boundary area.
Henry & Henry Architectural Consultants, River Point Reconnaissance Level
Report
The Krentel Block:
Historic Resources Evaluation
Lawrence Kestenbaum, August 17, 1999
Location: The Krentel Block is located on the southwest comer of South Washington
Avenue and Hazel Street, south and east' of the Grand River, in Lansing Michigan.
Legal Description: Commencing at the northeast comer of Lot 1, Block 196, Original
Plat thence south 88.5 feet, west 79 feet, north 5 feet, west 36.8 feet, north 42.5 feet,
west 91.2 feet, north. 41 feet to the south line of Hazel Street, thence east 207 feet to the
point of beginning.
Architectural Description: The Krentel Block is a red -brick two-story commercial
building with four storefronts on the first floor and eight apartments upstairs.
The building material is red wire -cut or "scratched" brick, with regular vertical scores to
create a rough texture. Most of it is laid in running bond, with exceptions noted below.
The bricks are probably veneer over structural -tile. The masonry trim elements are of
cast concrete.
The principal or east fagade, facing Washington Avenue, is divided into four equal
sections corresponding to four storefront bays. These bays are separated and flanked by
five two -story -tall flush pilasters, of brick with flat concrete capitals; the lower portions of
these form piers between the storefronts and have been covered with small ceramic the
of variegated colors, beige with blue, tan and white highlights. Historic photographs show
additional concrete trim elements on the pilasters which are now covered by the tile.
The storefronts in the two outer bays are slightly narrower to accommodate openings for
stairways to the second floor apartments.
Above each storefront are two window openings for single and a paired sash. The
placement of the two openings alternates from one bay to the next: the first and third
bays from the left have the larger opening on the left, whereas the second and fourth
have it on the right. In other words, the two bays in the center have the larger windows
toward the center, while the two bays on the end have the larger windows toward the
outside comers. Thus, each bay is individually asymmetrical, while the whole
composition is symmetrical.
Historic photographs show all of the second -floor front windows to have been originally
six -over -one sash windows. Currently, the windows are one -over -one replacement sash.
All of the windows have traditional style concrete sills and are topped with a section of
soldier course in the shape of a lintel. Within each bay, there is a brink soldier course
from pilaster to pilaster below the second -story window sills.
Across the entire front fagade is an entablature, precisely classical in overall form, with an
architrave, wide frieze with framed panels and cornice.
The architrave has two faces, the upper one projecting slightly above the lower, like two-
thirds of a traditional Ionic or Corinthian architrave. The upper is concave at the top,
turning out into a narrow projecting band. The architrave appears to have been cast in
sections, each about 40 inches long,
The frieze is twelve brick courses tall. Each of the two outer bays have a frieze section
divided by.continuation of the flush pilasters across the frieze; the two center bays share
a double section. The frieze is studded with wide panels, three over each of the outer five
and in the larger section over the center two bays. Each panel is framed with half -bricks
with concrete squares at the comers. There are two types of panels: the fancier ones
have a concrete diamond in the center, with the bricks on either side laid in herringbone
fashion; the plainer panels just contain running bond, Above *the outer bays; the center
panel is in the fancy type, the other two plain. Above the two center bays, the second and
fourth panels are the fancy type, the first, third, and fifth are plain.
Above the frieze is a cornice featuring a cyma recta above a narrow corona; like the
architrave it is concrete cast in sections about 40 inches long.
Above the cornice, rather than a pediment, is a very low, broad stepped gable, barely
taller than the frieze below it, forming a parapet wall in front of the nearly flat roof. From
the highest section of the parapet, it is two steps down to the lowest level then a step
back up to acroteria at the comers. Centered in the gable or parapet is a plain concrete
panel, framed in half bricks, bearing the name "KRENTEL" in Roman capitals. There is a
simple cornice at the top of the parapet.
Some of the masonry mentioned above, especially around the 1004 and 1006 storefronts,
has suffered blackening and fire damage; the name panel is broken. The fagade was
apparently covered with aluminum siding before the fire, and portions of that remain.
The Hazel Street elevation, on the north side of the building is a simplified version of the
front. The entablature continues around the comer, with a soldier course instead of the
cast concrete architrave; the cornice is omitted. The wall is topped with clay tile coping.
Above the architrave on the length of the north side are four very wide frieze panels,
framed like the ones on the front; each of these has a central concrete diamond, but the
rest of the panel is simply running bond. Three of the four frieze panels on this side are
pierced by ventilators.
At the second floor level on this side are six single sash windows, regularly spaced.
Rather than a soldier course immediately below the windows, as on the front, there is one
lower, at the level at the top of the storefronts.
There appears to be or have been a mezzanine level above the first floor with five small
four -pane casement windows centered below the rear five second -floor sash. Below this
is a loading dock with an overhead door (the large opening may be original) topped with
its own soldier course lintel — and another casement window below the row just
mentioned.
The grade slopes downward toward the back of the building; basement windows, in
concrete window wells, are steel sash with embedded mesh. A small wooden porch
shelters an entry door at the northwest comer of the building.
The south elevation, which is not a street front, is simpler yet. Only the front half is of the
red face brick. There are soldier courses at the same levels as on the north elevation,
but no frieze panels. The wall is topped with clay tile coping. In the front half, there are
three second -floor single sash windows, and no openings at all on the first floor. The rear
half apparently abutted a now -demolished building; the lower portion, taller than the first
floor, is now covered with concrete stucco. Above that, the wall is plain yellow common
brick with three small windows.
The rear fagade is three stories tall because of the change in grade. It has open porches
across all three levels. The porch structure, now steel, was probably wood originally. The
brick has been painted.
Historical Summary
Historical summary: Sources conflict on when this building was built. The city assessor's
office and real estate records from the Stebbins' Collection at the Lansing Public Library,
say it was built in 1918. The tax assessment roll is somewhat confused, perhaps
because the building was built on parts of what were two separate properties, but the
valuations assigned suggest it was at least partly built in 1921. The Lansing City
Directory, however, lists the same two houses on this site through 1923, nothing at all in
1924 (not even a note about a building under construction), and the entire structure
(twelve addresses) in 1925. It appears from other evidence that the city directory
information was gathered in the same year as the cover date.
Most likely, then, the Krentel Block was opened in 1924-25, with perhaps some
preparatory work done before then. This date would be entirely consistent with the
building's architectural features.
The builder and original owner of the Krentel Block was Alex C. Krentel (1875-1927).
Krentel was a native of Denmark; his parents George P. and Matilda Krentel brought him
and his brothers to Michigan. They settled in Williamston in the late 19th century, but
eventually moved to what is now East Lansing. George P. Krentel was a carpenter and
probably built houses. His sons started out raising poultry at a small farm on what is now
East Grand River Avenue under the name Krentel Brothers.
Perhaps seeing greater opportunities in selling building lots than selling chickens, by 1918
Krentel Brothers was a real estate firm with an office in a downtown Lansing office
building. The former chicken farm in East Lansing became East Lawn subdivision. Later,
the brothers created Ridgely Park in another part of East Lansing, with streets named
Northlawn, Southlawn, Westlawn, and Centerlawn.
The most successful of the brothers was Christian M. Krentel (1870-1943), a builder and
developer who during a long career was responsible for many subdivisions in the Lansing
area, through the North Highland Company as well as Krentel Brothers. He served as
Ingham County Register of Deeds at the turn of the century.
Alex C. Krentel was a partner in the Krentel Brothers real estate firm, but it appears that
the Krentel Block was his own project and financial debacle for him.
The 1925 city directory shows only one of the four storefronts occupied — the comer spot,
at 1000 S. Washington — by the showroom to the E. H. Ward furnace company. But
Ward moved its showroom elsewhere by 1927. In 1926, the southernmost storefront was
rented to the Ford dealership next door. The 1927 and 1928 city directories show all of
the storefronts vacant. The apartments upstairs did only a bit better.
In 1925 or 1926, Alex C. Krentel apparently left the Krentel Brothers partnership and
started his own real estate business. He listed the address as one of the Krentel Block
storefronts, .but the city directory surveyors didn't notice any occupancy there.
Alex C. Krentel died in Edward W. Sparrow Hospital, of a gastric problem, on January 28,
1927, at the age of 51, and was buried on Glendale Cemetery in Meridian Township.
Ownership of the Krentel Block passed to the Michigan Trust Company, which according
to records in the Stebbins' Collection, was actively trying to sell it throughout the 1930s.
The asking price was reduced from $.50,000 in 1932 to $30,000 by 1939.
The building continued to be largely vacant after Alex C. Krentel died, but in 1929, the
Hekman Biscuit Company occupied the comer storefront, and remained there for a
quarter of a century. Also in 1929, the Gross Brothers (plumbing, heating, refrigeration)
moved into 1004. Gradually, spaces filled in. C. W. Kimball, selling the "Silent Glow Oil
Burner," appeared by 1930. A branch of the Lee & Cady wholesale grocery moved here
in 1937, and Clawson Floors (carpets, rugs, linoleum) arrived soon after. Eventually,
Clawson took over more of the storefront, and by the 1950s, the apartments upstairs
became the Clawson Apartments.
About two years ago, the building was damaged in a fire, and has been vacant since
then.
Though located on Washington Avenue between downtown and the commercial district
around the Grand Trunk Railway Station, the Krentel Block was an economic failure at
first; we can only speculate why. Perhaps by the standards of the time, it was isolated —
as late as the 1950s, it was still embedded in a primarily residential area. Perhaps the
building boom of the 1920s had left Lansing with a surplus of storefronts. Perhaps
Krentel was ill for the last several years of life and unable to devote full attention to his
property. Perhaps he had a falling out with his brothers.
The businesses which did finally take space in the Krentel Block were almost all either
household durable goods merchants (furnace, heating, flooring) or specialty food sellers
(wholesale grocery, biscuits). These are not stores which need or generate crowds of
customers at a time, or focus on the immediate neighborhood, rather, they attract a small
number of buyers from larger area. This, too, tends to support the notion that the Krentel
Block was isolated from the usual flow of business traffic, and finally found a niche as a
location for specialty stores.
Architectural and Historical Significance
Architectural and Historical Significance: The Krentel Block satisfies the criteria of historic
significance in a number of ways.
First and most basic, it is over fifty years old. In fact, it is at least seventy-four years old.
Second, despite some fire damage, it retains its historic integrity. The building has
never been moved, and remains in its original setting facing South Washington Avenue.
The relation of the building to the two streets is essentially the same as seen in historic
photographs. The materials and workmanship bf the brink and concrete facades remains
almost completely intact. The storefronts have been modified, but remain in their original
openings.
Third, the building is associated with and represents the early 20th century expansion of
commercial development in storefront buildings along major thoroughfares and streetcar
lines leading away from downtown. Though this development was an important
contribution to Lansing's growth as a city, most of the storefront buildings have
disappeared, making it all the more urgent to preserve those that remain.
Fourth, the building is associated with the lives of the Krentel family — a group which had
a major role in shaping development through the creation of many subdivisions and plats.
Though they had plenty of opportunity, the Krentel Brothers didn't name any streets for
themselves; the only public place in Lansing where their name is visible today is on the
fagade of the Krentel Block.
Fifth, the Krentel Block is architecturally significant. It is one of a dwindling number of
examples in Lansing of early 20th century storefront building. The design, though in many
ways typical of the period, is especially interesting, given the tension between two
seemingly incompatible approaches. The overall concept is a.pentastyle temple front —
the five flush pilasters representing columns, complete with capitals, topped by a
reasonably complete classical entabulature and a gesture toward a pediment. However,
the details are Craftsman: the deliberately rough red brick, the asymmetrical window
openings, and the concrete diamonds in the masonry, the plainness of the trim. The
stepped gable might be another Craftsman detail, or it may reflect Krentel's memories of
the old country — Denmark.
Finally, the Krentel Block, though a single property, satisfies the criteria to be a historic
district" under the Lansing ordinance.
Quite in accord with its history as an isolated row of storefronts, the Krentel Block is a
historic resource very much on its own. Behind it is a parking lot and river; tree growth
provides a visual as well hydrological barrier. To either side are much newer structures
or across the street is wood -frame single family house. The only nearby building that has
anything architecturally in common with the Krentel Block is the apartment building at 920.
S. Washington, which has some similar brickwork, but plainly a very different kind of
history.
The Krentel Block is large enough to be a significant on its own — a kind of micro -
neighborhood which includes both residential and commercial elements. It has natural
historic district boundaries (river, major street, edges of surviving historic development)
on all sides. if it is proposed to encompass the Krentel Block in a larger historic district, it
would have to be a great deal larger and more general to make any thematic sense.
Waiting for the unlikely eventuality would mean losing the Krentel Block forever:
' -
I recommend that the Krentel Block property be designate by the City of Lansing as the
"Krentel Block Historic District".
City of Lansing Ordinance
Ordinance Criteria: The purpose of the City of Lansing's Historic District Ordinance is to
protect historic sites and buildings, "which may be organized into Historic Districts
significant to the cultural, social, economic, political, and architectural heritage of the city."
(Section 1220.01)
The ordinance defines a "historic district" as "geographically defined area, or group of
areas, not necessarily having contiguous boundaries, that contains a resource or a group
of resources that are related by history, architecture, archaeology, engineering, or
culture."
(Section 1220.02[13])
Requests to establish a Historic District may be made to Council by the Historic District
Commission or by any property owner or other person or legal entity.
(Section 1220.03[b])
The ordinance defines a "historic resources," in relevant part, as "a publicly or privately
owned building... that is significant in the history, architecture, archaeology, engineering or
culture of this State or a community with this State, or the United States."
(Section 1220.02[16])
The ordinance also provides that in evaluating the significance of historic resources, the
Historic District Study committee "shall be guided by the selection criteria for evaluation
issued by the United States Secretary of the Interior of the inclusion of resources in the
National Register of Historic Places, as set forth in 36 CFR Part 60, and criteria
established or approved by the Bureau, if any."
The criteria for evaluation appear in 36 CFR 60.4 (see Appendix). In summary of the
characteristics relevant here, a historic building is significant if it:
1. Is at least 50 years old
2. Retains integrity of location, design, setting, materials, workmanship, feeling,
and association; and
3. Has one of the following characteristics:
a. Is associated with events that have made a significant contribution to
the board patterns of our history;
b. Is associated with the lives of persons significant in out past;
c. Embodies the distinctive characteristics of a type, period, or method of
construction
Note that in this connection, the term "our history" and "our past" refers to the history and
past of the relevant community, that is, Lansing.
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PUBLIC COMMENT
In accordance with Section 1220.03(5), the Study Committee transmits copies of the preliminary
report for review and recommendation to the Lansing Planning Board, the Bureau, the Michigan
Historical Commission and the State Historic Preservation Review Board. The report will be
made available to the public also, Section 1220.03(6).
In compliance with the requirements of the Michigan Open Meetings Act, the Committee shall
hold a public hearing not less than sixty (60) calendar days after the transmittal of the preliminary
report and after notice is given. Written notice shall be mailed by first-class mail, not less than
fourteen (14) calendar days before the hearing, to the owners of the properties within the
proposed Historic District as listed in the Assessor's tax records.
COPY RATES
Council Resolution #234 of May 4, 1992, sets copy rates at $.25 per page.
APPENDICES
1218.19
LANSING CODE
(8) A project carried out by the authorized
public agency designated pursuant to Pub-
lic Act 347 of 1972, as amended.
(b) The exemptions provided in this section
shall not be construed as exemptions from the
enforcement procedures specified in Public Act
347 of 1972, as amended, the rules pertaining to
soil erosion and sedimentation control promul-
gated by the Water Resources Commission of the
Michigan Department of Natural Resources or
this chapter, if such exempted activities cause or
result in a violation of Public Act 347 of 1972, as
amended, the rules of the Water Resources Com-
mission pertaining to soil erosion and sedimenta-
tion control or this chapter. In addition, all autho-
rized public agencies designated pursuant to Public
Act 347 of 1972, as amended, shall adhere to the
soil erosion and sediment control. procedures as
approved for an authorized public agency by the
Water Resources Commission.
(Ord. No. 391, 6-23-75)
1218.20. Variances.
Where the applicant for a permit required by
this chapter alleges that there is an error or
misinterpretation in any order, requirement, grant
or refusal made by the City Engineer, the Board of
Zoning Appeals may hear specific applications
and may thereafter amend or change such order,
requirement, grant or refusal so that it is in
harmony with the general intent, purpose and
requirements of this chapter. The procedural re-
quirements for appeals under Chapter 1244 shall
be applicable,to appeals under this chapter.
(Ord. No. 391, 6-23-75)
1218.21. Inspections.
The City Engineer shall inspect the work un-
dertaken pursuant to this chapter and shall re-
quire adequate inspection of compaction by a soil
engineer or by a soil testing agency, approved by
the City Engineer, unless the City Engineer de-
termines that such inspection requirements may
be waived due to the nonhazardous nature of the
work as it pertains to soil erosion and sedimenta-
tion.
(Ord. No. 391, 6-23-75)
1734
1218.22. Certification of completion.
Upon satisfactory execution of all approved soil
erosion and sedimentation control plans, and upon
ascertaining that the applicant has complied with
this chapter, Public Act 347 of 1972, as amended,
and the rules of the Michigan Water Resources
Co*++mission governing soil erosion and sedimen-
tation control, the City Engineer shall issue a
certification of completion.
(Ord. No. 391, 6-23-75)
1218M. Cease and desist orders; revocation
of permits; legal remedies.
Upon making a finding that there is a violation
of any of the provisions of this chapter, Public Act
347 of 1972, as amended, the rules of the Water
Resources Commission pertaining to soil erosion
and sedimentation control, the terms of a permit
issued hereunder, or the soil erosion and sedimen-
tation control plan approved herein, the City
Engineer shall issue a cease and desist order and
shall revoke the permit issued under this chapter.
All violations of this chapter shall be reported by
the City Engineer to the Water Resources Com-
mission of the Michigan Department of Natural
Resources.
Notwithstanding the existence or pursuit of
any other remedy, the City may maintain an
action in its own name in a court of competent
jurisdiction for an injunction or other process
against any person to restrain or prevent viola-
tions of this chapter.
(Ord. No. 391, 6-23-75)
1218.99. Penalty.
Editor's note —See Section 202.99 for general Code pen-
alty if no specific penalty is provided.
OCHAPTER 1220. HISTORIC DISTRICTS*
1220.01. Purposes.
The purpose of this chapter is to provide for the
recognition, preservation and protection of histor-
ical and architectural sites, buildings, structures,
*Cross references Historic districts - see M.C.L.A. Secs.
399.201 et seq.; Variances from the Zoning, Code - see P. & Z.
1244.06, 1284.06, 1288.10.
PLANNING AND ZONING CODE
objects, open spaces and features, hereinafter
referred to as district resources, which may be
organized into Historic Districts significant to the
cultural, social, economic, political and architec-
tural heritage of the City. Further, the purpose of
this chapter is to regulate the construction, addi-
tion, alteration, repair, moving, excavation and
demolition of resources in Historic Districts. In
addition, the purpose shall be to accomplish one
or more of the following -
(a) Safeguard the City's heritage by preserv-
ing Historic Districts that reflect ele-
ments of Lansing's history, architecture,
archaeology, engineering or culture.
(b) Stabilize and improve property values in
each District and surrounding areas.
(c) Preserve neighborhoods.
(d) Strengthen the local economy.
(e) Foster civic beauty and pride and promote
the use of Historic Districts for the edu-
cation, pleasure and welfare of the resi-
dents of the City and the State.
(Ord. No. 905, 12-12-94)
1220.02. Definitions.
As used in this chapter:
Addition means any construction, such as a
porch or attached garage, which increases the
height or floor area of an existing district resource
or adds to it.
Alteration means work that changes the detail
of a resource, but does not change its basic size or
shape.
Bureau means the Bureau of Michigan History,
Department of State.
Certificate of approval means the written ap-
proval of a permit application for work that is
appropriate and that does not adversely affect a
resource.
Commission means the Lansing Historic Dis-
trict Commission.
Committee means a Historic District Study
Committee.
1735
1220.02
Demolition means the razing or destruction,
whether entirely or in part, of a district resource
within a designated Historic District and in-
cludes, but is not limited to, demolition by ne-
glect.
Demolition by neglect means neglect in main-
taining, repairing or .securing a resource that
results in the deterioration of an exterior feature
of that resource or the loss of structural integrity
of that resource.
Denial means the written rejection of a permit
application for work that is inappropriate and
that adversely affects a resource.
District resource means a site, building, struc-
ture, object, open space or feature to be found
individually or in a related group within a His-
toric District. Specifically:
A. "Site" means a district resource that is
related to important historical events, a
prehistoric or historic occupation or activ-
ity, an institution or organization or an
architectural district resource that is ru-
ined or vanished, where the location itself
maintains historical value regardless of
the value of any existing architectural
district resources. Examples: historic,
marker, commemorative plaque.
B. "Building" means an existing or proposed
residential, commercial, industrial or in-
stitutional district resource created to shel-
ter any form of human activity. Examples:
house, courthouse, jail, barn, church, the-
ater, hospital, office building.
C. "Structure" means an existing or pro-
posed district resource made up of inter-
dependent and interrelated parts in a
definite pattern of organization, often re-
flective of an engineering design. Exam-
ples: bridge, dam, water tower, bell tower.
D. "Object" means a district resource of func-
tional, aesthetic, cultural, historical, ar-
chitectural or scientific value that may be,
by nature of design, movable, yet related
to a specific setting or environment. Ex-
amples: statue, fountain, lighting fixture,
sign, sundial.
1220.02
LANSING CODE
E. "Open space" means a district resource
that is undeveloped land, a naturally land-
scaped area, a formal or man-made land-
scape or developed open space, significant
as a connective link or buffer between
other district resources. Examples: natu-
rally landscaped park, formal garden, va-
cant land, parking lot.
F. "Feature" means a prominent or distinc-
tive aspect, quality or characteristic of a
designated Historic District. Examples:
landscaped. boulevard, brick paving, tree -
lined street.
Elevation means a scale drawing of the side,
front or rear facades of a given district resource.
Historic means the age of a district resource;
however, there is no age limit implied by the use
of the term "historic." Rather, the term shall
apply to any district resource that is significant to
the overall appearance of a Historic District and
that plays a role in the evolutionary growth of a
Historic District's streetscape.
Historic District means a geographically de-
fined area, or group of areas, not necessarily
having contiguous boundaries, that contains a
resource or a group of resources that are related
by history, architecture, archaeology, engineering
or culture.
Historic District Commission means the mem-
ber body created to fulfill the duties and functions
established in this chapter.
Historic preservation means the identification,
evaluation, establishment, protection, rehabilita-
tion, restoration and reconstruction of resources
significant in history, architecture, archaeology,
engineering or culture.
Historic resource means a publicly or privately
owned building, structure, site, object, feature or -
open space that is significant in the history,
architecture, archaeology, engineering or culture
of this State or a community within this State, or
of the United States.
Honorary designation means recognition of im-
portant historical events, institutions or organi-
1736
zations related to district resources, where the
district resources themselves are not necessarily
historically or architecturally significant.
Property owner means any individual, business
or association having legal or equitable title in
real property. 1.
New construction means planned district re-
sources that are to be constructed or placed within
a designated Historic District. Such planned new
construction shall be treated by the Historic Dis-
trict Commission the same as older existing dis-
trict resources.
Notice to proceed means the written permission
to issue a permit for work that is inappropriate
and that adversely affects a resource, pursuant to
a finding under Section 1220.08.
Ordinary maintenance means keeping a re-
source unimpaired and in good condition through
ongoing minor intervention, undertaken from time
to time, in its exterior condition. Ordinary main-
tenance does not change the external appearance
of the resource except through the elimination of
the usual and expected effects of weathering.
Ordinary maintenance does not constitute work
for purposes of this chapter.
Preservation standards and guidelines means
preservation principles which shall be considered
by the Historic District Commission in assessing
the appropriateness of activities which will affect
district resources included in designated Historic
Districts. The Commission shall follow the U.S.
Secretary of the Interior's standards for rehabili-
tation and guidelines for rehabilitating historic
buildings. The Commission may develop addi-
tional guidelines within the parameters of the
standards and guidelines.
Proposed Historic District means an area or
group of areas, not necessarily having contiguous
boundaries, that has delineated boundaries and'
that is under review by a committee or a standing
committee for the purpose of making a recommen-
dation as to whether it should be established as a
Historic District or added to an established His-
toric District.
PLANNING AND ZONING CODE
Reconstruction means the process of reproduc-
ing by new construction the exact form and detail
of a vanished district resource, or part thereof, as
it appeared at a specific time.
Rehabilitation means the process of returning
a property to a state of utility, through repair or
alteration, which makes possible an efficient con-
temporary use while preserving those portions
and features of the property which are significant
to its historic, architectural and cultural values.
Repair means to restore a decayed or damaged
resource to a good or sound condition by any
process. A repair that changes the external ap-
pearance of a resource constitutes work for pur-
poses of this chapter.
Resource means one or more publicly or pri-
vately owned historic or non- historic -buildings,
structures, sites, objects, features or open spaces
located within a Historic District.
Restoration means the process of accurately
'recovering the form and detail of a district re-
source as it appeared at a particular period of
time, by removing later work, replacing missing
elements or enhancing original work.
Standing committee means a permanent body
established pursuant to Section 1220.04, to con-
duct the activities of the Historic District Study
Committee on a continuing basis.
Work means construction, addition, alteration,
repair, moving, excavation or demolition.
(Ord. No. 905, 12-12-94)
C1220.03. Procedure for establishment.
(a) Historic Districts shall be established by
ordinance. The Historic District Commission shall
oversee studies and research and make reports on
the historical and architectural significance of
districts, sites, buildings, structures, objects, open
spaces and features in the City. The Historic
District Commission shall be assisted in carrying
out its duties by the staff of the Planning Divi-
sion, including the giving of required notices and
the keeping of records.
(b) Requests to establish a Historic District
may be made to Council by the Historic Districts
Commission or by any property owner or other
1737
1220.03
person or legal entity.- Prior to establishing a
Historic District, Council must first, by resolu-
tion, approve the formation of a Historic District
Study Committee. This Committee shall have
local historicorganization representation and shall
contain a majority of persons who have a clearly
demonstrated interest in or a knowledge of his-
toric preservation. Members of the Study Com-
mittee may be recommended by the Historic Dis-
trict Commission to the Mayor. The Mayor shall
make Committee appointments with Council ap-
proval. The Committee shall do, all of the follow-
ing:
(1) Conduct a photographic inventory of re-
sources within each proposed Historic Dis-
trict following procedures established or
approved by the Bureau.
(2) Conduct basic research of each proposed
Historic District and the historic re-
sources located within that District.
(3) Determine the total number of historic
and nonhistoric resources within ' a pro-
posed Historic District and the percent-
age of historic resources of that total. In
evaluating the significance of historic re-
sources, the Committee shall be guided by
the selection criteria for evaluation issued
by the United States Secretary of the
Interior for inclusion of resources in the
National Register of Historic Places, as
set forth in 36 CFR Part 60, and criteria
established or approved by the Bureau, if
any.
(4) Prepare a preliminary Historic District
Study Committee report that addresses,
at a minimum, all of the following-
A- The charge of the Committee.
B. The composition of the Committee
membership.
C. The Historic District or Districts stud-
ies.
D. The boundaries for each proposed
Historic District, in writing and on
maps.
E. The history of each proposed His-
toric District.
1220.03 LANSING CODE
F. The significance of each District as a
whole, as well as a sufficient number
of its individual resources to fully
represent the variety of resources
found within the District, relative to
the evaluation criteria.
(5) Transmit copies of the preliminary report
for review and recommendations to the
Lansing Planning Board, the Bureau, the
Michigan Historical Commission and the
State Historic Preservation Review Board.
(6) Make copies of the preliminary report
available to the public.
-In compliance with the requirements of the
Michigan Open Meetings Act, the Committee shall
hold a public hearing not less than sixty calendar
days after the transmittal of the preliminary
report and after notice is given. Written notice
shall be mailed by first-class mail, not less than
fourteen calendar days before the hearing, to the
owners of the properties within the proposed
Historic District, as listed on the City Assessor's
tax records.
(c) The Committee and Council shall be re-
quired, in a time period not to exceed one year
after the public hearing date, unless otherwise
authorized by Council to take the following ac-
tions:
(1) The Committee shall prepare and submit
to Council a final report, with its recom-
mendations and the recommendation, if
any, of the Planning Board and the His-
toric District Commission. If the recom-
mendation is to establish a Historic. Dis-
trict or Districts, the final report shall
include a draft of a proposed ordinance or
ordinances.
(2) After receiving a final report that recom-
mends the establishment of a Historic
District or Districts, Council, at its discre-
tion, may introduce and pass or reject an
ordinance or ordinances. If Council passes
an ordinance or ordinances establishing
one or more Historic Districts, the City
Clerk shall file a copy of that ordinance or
those ordinances, including a legal descrip-
tion of the property or properties located
1738
within the Historic District or Districts,
with the Register of Deeds: Usually, His-
toric Districts are designated by street
signs indicating the existence of a His-
toric District. Council shall not pass an
ordinance establishing a contiguous his-
toric district less than sixty days after a
majority of the property owners within
the proposed Historic District, as listed on
the tax rolls of the City, have approved the
establishment of the Historic District pur-
suant to a written petition, pursuant to
Section 3 of Act 169 of the Public Acts of
1970, as amended, being M.C.LA- 399.205.
(3) A writing that is prepared, owned, used or
retained by, or in the possession of, a
committee in the performance of an offi-
cial function, shall be made available to
the public in compliance with the Michi-
gan Freedom of Information Act.
(d) Council may, at any time, establish by
ordinance additional Historic Districts, including
proposed Districts previously considered and re-
jected, may modify boundaries of an existing
Historic District, or -may eliminate an existing
Historic District. Before establishing, modifying
or eliminating a Historic District, a Historic Dis-
trict Study Committee shall be established, as set
forth in Section 1220.03(b), to consider any previ-
ously written committee reports pertinent to the
proposed action. Zb conduct these activities, the
City may retain the initial committee, establish a
standing committee or establish a committee to
consider only specific proposed districts and then
be dissolved.
(e) When considering the elimination of a His-
toric District, a committee shall follow the proce-
dures set forth in this section for issuing a pre-
liminary report, holding a public hearing and
issuing a final report, but with the intent of
showing one or more of the following:
(1) The Historic District has lost those phys-
ical characteristics that * qualified it for
establishment as a District.
(2) The Historic District was not significant
in the way in which it was previously
defined.
PLANNING AND ZONING CODE
(3) The Historic District was established pur-
suant to defective procedures.
(f) Upon, the receipt of substantial evidence
showing the presence of the historic, architec-
tural, archaeological, engineering or cultural sig-
nificance of a proposed Historic District, Council
may, at its discretion, adopt a resolution requiring
that all applications for permits within the pro-
posed Historic District be referred to the Commis-
sion as prescribed in Sections 1220.05 and 1220.07.
The Commission shall review permit applications
with the same powers that would apply if the
proposed Historic District was an established
Historic District. The review may continue in the
proposed Historic District for not more than one
year, or until such time as Council approves or
rejects the establishment of the Historic District
by ordinance, whichever occurs first. .
(g) If Council determines that pending work
will cause irreparable harm to the resources lo-
cated within an established Historic District or a
proposed Historic District, Council may, by reso-
lution, declare an emergency moratorium on all
such work for a perb-d not to exceed.six months.
Council may extend the emergency moratorium
for an additional period, not to exceed six months,
upon finding that the threat of irreparable harm
to the resources is still present. Any pending
permit application concerning a resource subject
to an emergency moratorium may be summarily
denied.
(Ord. No. 905, 12-12-94)
1220.04. Establishment of historic district
commission; membership; chairper•
son; meetings.
(a) The Historic District Commission is hereby
established. The Commission shall consist of nine
members whose residences are located within the
City. They shall be appointed by the Mayor, with
the consent of Council, for terms of office of three
years. Members shall be reappointed at a-rateof
three per year, so that in any one year, no less
than six unexpired terms of office shall continue.
At least two members shall be appointed from
a list of residents submitted by a duly organized
and existing preservation organization, and at
least one member shall be an architect, duly
1739
1220.05
registered in the State with a minimum of two
years experience, if such a person resides within
the City and is available for appointment. A
majority of the members shall have a clearly
demonstrated interest in or knowledge of historic
preservation. Members of the Commission may be
reappointed. A vacancy occurring in the member-
ship of the Commission for any cause shall be
filled, within sixty days, by a person appointed by
the Mayor, with the consent of Council, for the
unexpired term. All members of the Commission
shall serve without compensation.
(b) The Chairperson shall be elected annually
by a majority vote of the members of the Commis-
sion. The Commission may meet at such times as
the Commission may determine or as otherwise
required in this chapter. The Commission shall
adopt its own rules of procedure and shall keep a
record of its proceedings, showing the action of
the Commission and the vote of each member
upon each question considered. All meetings of
the Commission shall be open to the public and
any person shall be entitled to address the Com-
mission before it reaches a decision. The Commis-
sion shall keep a record which shall be open to the
public. The presence of five members shall consti-
tute a quorum. In the absence of a quorum, any
number less than a quorum may recess any
meeting to a later time.
(Ord. No. 905, 12-12-94)
1220.05. Powers and duties of commission.
(a) The Historic District Commission shall re-
view all permits required by City ordinance con-
cerning construction, alteration, repair, moving or
demolition of the exterior features of a District
resource, or interior work only if said work will
cause a visible change to the exterior of the
resource, along with all accompanying plans and
information as they pertain to the exterior fea-
tures only. A permit shall not be issued and
proposed work shall not proceed until the Com-
mission has acted on the application by issuing a
certificate of approval or a notice to proceed.
(b) An applicant aggrieved by a decision of the
Commission concerning a permit application may
file an appeal with the State Historic Preserva-
tion Review Board of the Michigan Historical
1220.05
LANSING CODE
Commission within the Department of State. A
permit applicant aggrieved by the decision of the
State Historic Preservation Review Board may
appeal the decision to the Circuit Court having
jurisdiction over the Historic District Commission
whose decision was appealed to the State Historic
Preservation Review Board.
(c) In reviewing permit applications and plans;
the Commission shall follow the U.S. Secretary of
the Interior's standards for rehabilitation . and
guidelines for rehabilitating historic buildings, as
set forth in 36 CFR Part 67. The Commission
shall also consider all of the following:
(1) The historical or architectural. value and
significance of a structure or building and
its relationship to the historic value of the
surrounding area;
(2) The relationship of the exterior architec-
tural features of the structure or building
to the rest of the structure or building and
to the surrounding area;
(3) The general compatibility of exterior de-
sign, arrangement, texture and materials
proposed to be used; and
(4) Any other factors, including aesthetic,
which it deems pertinent.
(d) The Commission may propose to Council
the establishment and/or elimination of any His-
toric District.
(Ord. No. 905, 12-12-94)
1220.06. Procedure for review of permit ap-
plications; certificates of approval
and denial.
(a) Officials of the Department of Planning
and Neighborhood Development, in reviewing all
applications for permits, shall ascertain whether
or not District resources are located in designated
Historic Districts and, if so, shall advise appli-
cants of the requirements. An application for a
permit required by City ordinance ' to construct,
alter, repair, move or demolish any structure or to
erect any sign within a Historic District shall be
forwarded to the Historic District Commission by
the Department, with all accompanying plans
and information. The Commission shall publish
1740
the hearing notice in an official.paper or a paper
of general circulation in the City, and provide
written notice to the applicant and surrounding
property owners within 300 feet of any point on
the boundaries of the land included in the pro-
posed change, at least ten days prior to the public
hearing.. The applicant or his or her representa-
tive may be heard in person or in writing and may
present evidence, witnesses and arguments. Any
other person or his or her representative may be
heard before the Commission on any matter rel-
evant to the Commission's decision.
(b) Approval of applications for a permit re-
quired by City ordinance shall be evidenced by a
certificate of approval signed by the Chairperson
of the Commission.
(c) If an application is for work the Commis-
sion finds will adversely affect the exterior of a
resource, a certificate of denial will' be issued.
Disapproval will be evidenced by a written state-
ment of findings of fact signed by the concurring
members, which statement shall be attached to
the application and returned to the Department
with any suggestions as to how the plans might be
modified for resubmission and approval.
(d) Any application not acted upon by the
Commission within sixty days of receipt by the
Commission shall constitute approval by the Com-
mission, unless otherwise mutually agreed upon
by the applicant and the Commission, and the
Department official shall proceed to process the
application without regard to an attached certifi-
cate of approval.
(Ord. No. 905, 12-12-94)
1220.07. Removal or demolition of district
resources.
(a) A certificate of approval or notice to pro-
ceed which will allow for the removal or demoli-
tion of a District resource shall be granted by the
Historic District Commission if any of the follow-
ing conditions prevail and if, in the opinion of the
Commission, the proposed removal or demolition
will materially improve or correct such condi-
tions:
(1) The Department of Planning and Neigh-
borhood Development Director or his or
PLANNING AND ZONING CODE.
her designee determines the District re-
source to be a hazard to public safety or
health or to its occupants;
(2) The District resource is a deterrent to a
major improvement program which will
be of substantial benefit to the commu-
nity, and the applicant proposing the work
has obtained all necessary approvals, per-
mits, financing and environmental clear-
ances required by law or regulation of the
Federal, State or City government;
(3) Retention of the District resource would
not be in the best interests of the majority
of the community; or
(4) Retention of the structure would cause
undue financial hardship to the owner
when governmental action, an act of God
or other events beyond the owner's control
created the hardship, and all feasible al-
ternatives to eliminate the financial hard-
ship, which may include offering the re-
source at its fair market value or moving
the resource to, a vacant site within the
Historic District, have been attempted
and exhausted by the owner.
(b) In the case of an application concerning a
District resource which the Commission deems so
valuable to the City, State or nation that the loss
thereof will adversely affect the public purpose of
the City, State or nation, the Commission shall
endeavor to develop with the owner an economi-
cally feasible plan for preservation of the District
resource.
(Ord. No. 905, 12-12-94)
1220.0& Notice to proceed.
(a) Work within a Historic District shall be
permitted through the issuance of a notice to
proceed by the Commission if any of the following
conditions exist and if the proposed work can be
demonstrated, by a finding of the Commission; to
be necessary to substantially improve or correct
any of the following conditions:
(1) The resource constitutes a hazard to the
safety of the public or to the structure's
occupants.
1741
1220.09
(2) The resource is a deterrent to a major
improvement program that will be of sub-
stantial benefit to the community, and the
applicant proposing the work has ob-
tained all necessary approvals, permits,
financing and environmental clearances
required by law or regulation of the Fed-
eral, State or City government.
(3) Retaining the resource will cause undue
financial hardship to the owner when a
governmental action, an act of God or
other events beyond the owner's control
created the hardship, and all feasible .al-
ternatives to eliminate the financial hard-
ship, which may include offering the re-
source for sale at its fair market value or
moving the resource to a vacant site within
the Historic District, have been attempted
and exhausted by the owner.
(4) Retaining the resource is not in the inter-
est of the majority of persons in the com-
munity.
(b) Any property owner or party ordering or
effecting demolition, or continuing work after
receiving written notice of cancellation, or pro-
ceeding in violation of either the scope or the
nature of a notice to proceed, shall be subject to
the penalty set forth in Section 1220.99.
(Ord. No. 905, 12-12-94)
1220.09. Demolition by neglect.
Upon a finding by the Commission that a
historic resource within a Historic District or a
proposed Historic District subject to its review
and approval is ,threatened with demolition by
neglect:
(a) The Commission may require the owner
of the resource to repair all conditions
contributing to demolition by neglect; or
(b) If the owner does not make repairs within
a reasonable time, the Commission or its
agents, if granted prior authorization by
Council, may enter the property and make
such repairs as are necessary to prevent
demolition by neglect. The costs of the
work shall be charged to the owner and
may be levied by the City as a special
1220.09
LANSING CODE
assessment against the property. The Com-
mission or its agents, upon approval by
Council, may enter the property, for pur-
poses of enforcing this section, upon ob-
taining an order from the Circuit Court.
(Ord. No. 905, 12-12-94)
1220.10. Work without permit.
When work has been done upon a resource
without a permit and the Commission finds that
such work does not qualify for a certificate of
approval, the Commission may require an owner
to restore the resource to the condition it was in
before the inappropriate work or to modify the
work so that it qualifies for a certificate of ap-
proval. If the owner does not comply with the
restoration or modification requirement within a
reasonable time, the Commission, upon approval
of Council, may seek an order from the Circuit
Court to require the owner to restore the resource
to its former condition or to modify the work so
that it qualifies for a certificate of approval. If the
owner does not comply or cannot comply with the
order of the Court, the Commission or its agents,
if granted prior authorization by Council, may
enter the property and conduct work necessary to
restore the , resource to its former condition or
modify the work so that it qualifies for a certifi-
cate of approval in accordance with the Court's
order. The costs of the work shall be charged to
the owner and may be levied by the City as a
special assessment against the property. When
acting pursuant to an order of the Circuit Court,
the Commission or its agents may enter a prop-
erty for purposes of enforcing this section.
(Ord. No. 905, 12-12-94)
1220.11. Yard variances.
Due to particular conditions of design and
construction in historic neighborhoods where struc-
tures are often built close tolot lines, and since it
is in the public interest to retain a neighborhood's
historic appearance by making variances to nor-
mal yard requirements where it is deemed that
such variances will not adversely affect neighbor-
hood properties, the Historic District Commission
1742
may recommend to the Board of.Zo_ ring Appeals
that a variance from standard yard requirements
be made.
(Ord. No. 905, 12-12-94)
1220.12. Acceptance of grants and gifts, ac.
quisition and disposal of district
resources.
(a) The Historic District Commission may -ac-
cept, on behalf of the City, grants from the State
or Federal government for historic preservation
Purposes- It may also accept other public and
private gifts for historic purposes. Title to any
such property shall be vested in the City and all
moneys shall be deposited with the City Trea-
surer and designated for Historic District Com-
mission purposes.
(b) If all efforts by the Historic District Com-
mission to preserve a resource fail, or if it is
determined by Council that public ownership is
most suitable, Council may acquire the resource
using public funds, public or private gifts, grants
or proceeds. from the issuance of revenue bonds, if
it considers the same to be in the public interest.
The acquisition shall be based upon the recom-
mendation of the Commission or a standing com-
mittee. Upon recommendation of the Commission
or a standing committee, Council may sell re-
sources acquired pursuant to this, section, with
protective easements included in the property
transfer documents, if appropriate.
(Ord. No. 905, 12-12-94)
1220.13. Enforcement; appeals.
(a) The enforcement of this chapter shall be
the responsibility of the Department of Planning
and Neighborhood Development.
(b) Any person or duly organized historic pres-
ervation organization in the City, as well as
resource property -owners, jointly or severally
aggrieved by a decision of the Historic District
Commission, may appeal the decision to the Cir-
cuit Court, except that a permit applicant ag-
grieved by a decision rendered according to Sec-
tion 1220.05(a) may not appeal to the Court
PLANNING AND ZONING CODE
without first exhausting the right to appeal to the
State Historic Preservation Review Board under
Section 1220.05(b).
(Ord. No. 905, 12-12-94)
1220.14. Review and re -adoption of chapter.
This chapter is presumed to be continuing in
perpetuity. However, Council shall review and
re -adopt this chapter every five years from the
date of its original adoption.
(Ord. No. 905, 12-12-94)
1220.99. Penalty.
Any person, individual, partnership, firm, cor-
poration, organization, institution or government
agency who or which violates any of the provi-
sions of this chapter is responsible for a civil
violation and may be fined not more than five
thousand dollars ($5,000). In addition, any viola-
tor of this chapter may be ordered by the Court to
pay the costs to restore or replicate a resource
unlawfully constructed, added to, altered, re-
paired, moved, excavated or demolished.
(Ord. No. 905, 12-12-94)
CHAPTER 1222. SEVEN BLOCK
NEIGHBORHOOD DEVELOPMENT PLAN*
1222.01. Approval of plan; file copies.
The Seven Block Neighborhood Development
Plan (hereinafter referred to as the Development
Plan), as may be amended, for the Development
Area described in Section 1222.02, having been
duly reviewed and considered, is hereby ap-
proved. A copy of such Development Plan is on file
in the office of the City Clerk.
(Ord. No. 866, 8-2-93)
*Cross references —Blighted area rehabilitation - see
M.C.L.A.. Secs. 125.71 et seq.; P. & Z. 1216.03, •1216.16;
Persons displaced by urban renewal - aft M.C.LA Secs.
125.961 et seq.; Department of Planning and Neighborhood
Development - see P. & Z. Ch. 1210; Planning Board - see R &
Z. Ch. 1212; Substandard, hazardous, unsafe or dangerous
buildings - see B. & H. 1420.02(U.B.C. 203), 1460.07, 1460.20,
1460.21, 1460.24; Repair of substandard buildings and prem-
ises - see B. & H. 1460.22, 1460.23.
1743
1222.03
1222.02. Description tof development area.
Pursuant to Act 344 of the Public Acts of 1945,
as amended by Act- 189 of the Public Acts of 1968
and Act 173 of the Public Acts of 1969, a. Seven
Block Development Area (hereinafter referred to
as the Development Area) was established by
Ordinance 811, passed December 18, 1989, which
area is described as follows:
(a) Part L Blocks 7, 8, 9, 10 and 11, Bush/
Butler/Sparrow Subdivision, commencing
at the intersection of the centerline of
Butler Boulevard and Allegan Street,
thence southerly along the centerline of
Butler Boulevard 2,266:25 feet, plus or
minus, to the centerline of St. Joseph
Street, thence westerly along the centerline
of St. Joseph Street 704.25 feet, plus or
minus, to the northbound centerline of Dr.
Martin Luther King, Jr. Boulevard/Logan
Street, then northerly along the north-
bound centerline of Dr. Martin Luther
King, Jr. Boulevard/Logan Street 2,266.25
feet, plus or minus, to the centerline of
Allegan Street, thence easterly along the
centerline 708.25 feet, plus or minus, to
the point of beginning.
(b) Part IL Portions of Assessors Plat No. 9
and -Assessors Plat No. 42 commencing at
a point 41.25 feet south and 33 feet east of
the southeast comer of Lot 79, Assessors
Plat No. 42, thence northerly along the
northbound centerline of Dr. Martin Luther
King, Jr. Boulevard/Logan Street, thence
southwesterly along the centerline 1,420.25
feet, plus or minus, to 41.25 feet south of
the St. Joseph north right-of-way line,
thence easterly 668 feet, plus or minus, to
the point of beginning.
(Ord. No. 866, 8-2-93)
1222.03. Development strategies.
The Seven Block Neighborhood Development
Plan, as approved in Section 1222.01, is subject to
available financing and reflects and emphasizes
the following strategies:
(a) A housing strategy that emphasizes reha-
bilitation, where feasible, with selective
1222.03
LANSING CODE
acquisition to remove structures because
of overcrowding and/or poor condition, as
well as to facilitate development of public -
purpose projects• where housing rehabil-
itation is not feasible, new housing devel-
opment will be encouraged in conformance
with the Development, Plan. 4b carry out
the housing objectives of the Development
Plan, experienced nonprofit housing cor-
porations with representation from neigh-
borhood residents will be encouraged, and
each will have accessibility to the monies
available for housing rehabilitation in the
Development Plan.
(b) An economic development strategy that
endorses a neighborhood commercial cen
ter at the northeast corner of Kalamazoo
and Dr. Martin Luther King, Jr. Boulevard/
Logan Street north to the south bound-
aries of properties fronting Allegan, east
to the westerly property lines of the prop-
erties fronting on Butler, continued and
expanded commercial use along St. Jo-
seph, and office uses facing the State Park
and State Museum.
(c) A community facilities strategy that in-
cludes the following:
(1) Locating Union Missionary Baptist
Church with a 97,450 square foot
building containing a sanctuaryfor
1,650 persons and a family -life cen-
ter with a gym, classrooms and of-
fices in the Dr. Martin Luther King,
Jr. Boulevard/Logan Street triangle
according to plans on file with the
Planning Division, the construction
Of which will be completed within
four years from the time ofpurchase.
(2) Purchasing and relocating the con-
gregation of the Church of Greater
Joy to a more appropriate location
consistent with the Capitol Loop Plan
and in accordance with Federal guide-
lines.
(4) . Selling or leasing the old Union Mis-
sionary Baptist Church -building to a
nonprofit organization that will be
responsible for renovating the build-
ing to house and operate a neighbor-
hood services facility.
(d) A circulation strategy that endorses the
Capitol Loop Plan and focuses nonlocal
traffic onto major streets by closing both
Lenawee and washtenaw Streets.
(e) A public services strategy that will pro-
vide physical amenities such as street
lighting, curbs, gutters and sidewalk and
street resurfacing to improve the general
aesthetic appearance and functioning of
the neighborhood.
(f) An overall strategy that will retain a
residential character that is compatible
with the many surrounding uses, enhance
the appearance and quality of life for
residents, improve the physical struc-
tures and establish support services and
amenities .that will stabilize future devel-
opment.
(Ord. No. 866, 8-2-93)
1222.04. Findings.
Upon consideration and review of the reports
and recommendation of the Citizens District Coun-
cil, the Planning Board and the Department of
Planning and Neighborhood Development staff,
the public comments made at the hearings held
by the Planning Board on this matter and the
public comments made at the hearing held by
City Council on this matter, it is found that:
(a) The Development Area is a blighted area
and qualifies as an eligible Development
Area under Act 344 of the Public Acts of
1945, ' as amended.
(b) The objective of this Development Plan,
as may be amended, can only be substan-
tially achieved through redevelopment and
construction of the specified public im-
provements.
(3) Establishing, with State and Fed- (c) The Development Plan, as may be
eral funds, a new passive park area amended, for the Development Area con -
along Dr. Martin Luther King, Jr. forms to the Comprehensive Plan of the
Boulevard/Logan Street. City.
1744
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27
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.u» S4UTH'v E SOUTH ST:
Source. Lansing City Plat Maps, Shs. 3301 21-100 & 200
LANSING ARCHITECTURAL SURVEY II, AREA R-8
RIVER POINT PARK NEIGHBORHOOD
Detailed photographic information can be found in the Rusldn files. See Volume ll.
SOUTH WASHINGTON AVENUE COMMERCIAL DISTRICT
AND RIVER POINT PARK NEIGHBORHOOD: AREA:+R-8
Descriptive Overview:
Just southwest of the confluence of the Grand River and Red Cedar River is an area known today as
the River Point Park Neighborhood. This area comprises the R 8 reconnaissance level survey area.
The area is defined by the Grand River to the north and west and the Red Cedar River to the east with
South Street marling the southern boundary of the survey area. The principal street is S. Washington
Avenue which traverses the project area along a north -south axis. Washington Avenue south of the
Grand River was originally called Elizabeth Street; the name was evidently changed by 1874.
East of Washington Avenue, small side streets form a well-defined grid network. One of the original
side streets was Lee Street. It was changed to Grand Avenue around 1936. Gross Court and Hazel
Street appear on some maps as Cross Court or Haze Street, probably a misspelling. Washington
Avenue forms the spine of this part"of Lansing.
Robert O. Christensen, National Register Coordinator, states:
"River Point is bounded on the north and west by the Grand River, east by the Red
Cedar River, and south by the railroad line south of South Street, which forms the
southern edge of the original part of Lansing platted in 1847. The neighborhood is
comprised of two components, the commercial corridor along South Washington,
which spills over slightly onto the side streets, and the larger residential area along
Hazel, Elm, South, Grand, and Platt to the east. River Point's distinct edges define
the neighborhood's character and make it a place apart from the rest of the city.
"The South Washington corridor between the river and the railroad tracks possesses
much visual interest because of the variety of older buildings present -- from one of
the city's largest early twentieth-century apartment buildings to a Spanish Mission
style former gas station to a Moderne enamelled metal panel bowling alley to a
Neoclassical bank building to one of Lansing's Art Deco jewels to a turn -of -the -
century railroad station. The station is located just outside of the survey area; it is
listed in the National Register of Historic Places."
"The corridor's buildings have survived reasonably intact and restorable despite years
of neglect and underutilization. Much of the commercial building stock consists of
early twentieth-century two-story Commercial Brick blocks in which the facades rely
for their decorative interest not on historical styling but on the brickwork itself. The
most commonly seen trademarks of Commercial Brick are panels of brickwork and
corbelled brickwork below the upper cornice or roofline. The range of buildings at
1131-1149 S. Washington, although as simply detailed as any Commercial Brick
blocks in the city, are unusual for the uniform facade design with slightly recessed
brickwork panels in the friezes carried throughout. The four -storefront building at
1000-1006 displays the most intricate brickwork panelling of any of the area's
131
numerous examples. Alternative panels of horizontal stretcher bricks and diagonal
stretchers flanking central lozenge ornaments -- the panels outlined by bands of
headers with square blocks at the corners -- stretch across the facade at frieze.level.
The three -storefront building at 1202-1206 S. Washington (each section of the
building today is treated differently, with the central third clad in a 1960s-looking
metal sheathing that should come off one day) displays a robust Commercial Brick
corbelled cornice in which projecting stretchers alternate with recessed headers. The
popoff Meat Co.'s northerly building employs an even more eye-catching corbelling
technique in its cornice. In the alternating tiers of projecting and recessed corbelled
brickwork, the recessed tiers begin one course above the projecting ones. • This
results, when sunlight falls on the facade, is a checkerboard -like appearance. Like
Commercial Brick buildings elsewhere in Lansing, the South Washington ones exhibit
considerable variety in brick hues and textures."
"Other buildings, mostly dating from slightly later than the Commercial Brick ones,
add variety to the South Washington streetscape. A limestone -clad Neoclassical bank
building with broad arched windows occupies the southwest corner of Elm. Like the
small Art'Deco bank building'on Saginaw in. area R-5, this one is a demonstration of
how little it takes to ruin a fine building and how little it would take to bring it back -
The 1930s former gas station building (most recently Ken's Carburator) at the
southwest corner of Hazel displays a facade that, clad in white brick and with a red
tile pent roof and stepped and pointed gables, reflects an exotic (for these parts)
Spanish Mission theme. The Cosmic Lanes bowling alley with its broad, enamelled
metal -panel facade displaying a figure in the act of bowling, its horizontal canopied
entrance, and glass block windows south of Elm on Washington's east side is also a
visual landmark on the South Washington corridor."
"One of the city's unique structures is the diminutive but jewel-like Art Deco building
at 1136 S. Washington. This symmetrical two -storefront limestone -clad building
displays octagonal shop windows, fluted horizontal banding, chevrons, and dramatic
striping on the facade. The facade is completely intact, including the doors with their
streamlined push bars."
"Another landmark, although not a commercial building,
the Washington Arms apartments located lust south of the Grand River. Along with
The Porter, located on Townsend at Lenawee, the massive red brick Washington
Arms is probably the largest early twentieth-century apartment building in a city which
until well into the twentieth century was almost exclusively a community of single-
family house, with only a relatively small number of two-family and townhouse
buildings."
"The streets east of Washington comprise the bulk of the River Point residential
neighborhood (a few residential buildings are also found west of Washington, and
notice will be taken of one of them in a few paragraphs). The River Point
132
neighborhood is characterized by narrow streets and, except north of Hazel, ,small lot
sizes. Houses stand close by one another and close to the street. Far from being a
drawback, these factors along with the abundant shade from large trees give -the
neighborhood an intimate scale that is one of its most appealing features."
"The houses in River Point appear to date primarily from the 1890s to the 1920s.
There are none of the larger and more elaborately detailed homes found in some other
Lansing neighborhoods. The houses are generally simple and of modest scale. Some
of the larger of the oldest houses are narrow -fronted and deep two-story cross -gable
houses such as 1135 S. Grand and the brick example at 1145 S. Grand. A number,
such as 215 Hazel and 1134 Platt, are gable -front buildings where the entrance stands
at the back of a shed -roof side porch. Among the neighborhood's early twentieth-
century homes, the two-story square -plan "foursquares" found in other Lansing
neighborhoods are present along with a small number of bungalows. The bungalows
tend to display simple Arts -and -Crafts -inspired detailing including exposed rafter ends
below the broadly projecting roofs and, in the case of 1140 S. Grand, door and
window trim with elongated lintels and slanting sides. A small number of Colonials,
including narrow and deep Dutch Colonialswith their gables to the street such as the
one at the southeast corner of Hazel and Grand, are also present. A gable -front turn -
of -the -century -looking Colonial house at 222 Elm stands out among the
neighborhood's dwellings because of its tripartite, with arched center, palladian
window in the front gable."
`Most houses in River Point occupy narrow -fronted and deep lots and thus embody
a similarly narrow and deep form. Elm Street presents virtually the only exceptions
to this general pattern. A stuccoed hip -roof two-family house of Arts -and -Crafts
inspiration, the only building constructed as a two-family house noted in" the
neighborhood, at the southwest corner of S. Grand, and a broad -fronted gambrel -roof
Dutch Colonial with shed dormer, located on Elm's north side between Grand and
Platt, are highly visible buildings because of this broad -fronted orientation."
"The neighborhood's only church stands at the south end of the area on South
between Grand and Platt. It is a cross -gable early twentieth-century auditorium -type
church building with a square -plan tower near the facade's midpoint. Simple
bargeboards mark the eaves."
"The short east -west streets west of Washington retain few buildings. The most
notable of them -- really one of the outstanding buildings of the neighborhood --
stands at 117 W. South This two-story symmetrical -front building, presumably once
an apartment house, sports an Arts -and -Crafts facade of brick of various hues from
red -orange to brown that is divided into three vertical bays by boldly projecting piers,
the central ones rising well above the tiled pent roofs that top each bay. The central
bay's entry and broad windows in either side bay set within segmental arches and
panels of header brick outlined by stretcher brick (itself a reversal of the typical panel
.. 133
treatment) separate the first -floor openings from those above. Another pent -roof
building, a smaller one-story commercial building with arched central entry, stands
next door to the west at 121."
"River Point today all but turns its back to the river. Although some streets and
houses stand close to the Grand and Red Cedar, steep, thickly wooded banks conceal
the water from view. The city has developed the small River Point Park at the actual
confluence of the Grand and Red Cedar, but, it seems, more could be done to make
the rivers' proximity a community asset."
Historical Background:
Robert O. Christensen, National Register Coordinator, states:
"The entire River Point area was platted in June 1847 as part of the original plat of
Lansing that included the south half of Section 9, all of Section 16, and the north half
of Section 21. This large area was platted as one even though the government owned
Section 16 and various private parties owned the rest of the land." .
"Charles P. Bush, John Thomas, and Daniel S. Lee, real estate investors from
Livingston and Oakland counties, were instrumental in developing Upper Town by
building the first bridge across the Grand River in Lansing at Main Street in 1847.
Bush & Thomas soon built a store near the east end of the bridge that also housed the
Lansing post office when it was first established. Before the winter of 1847-48, three
hotels and various shops and stores were in operation in the vicinity of the bridge.
The largest of the hotels was the developers' huge Benton House, the first brick
building in Lansing, at the northwest corner of Main and Washington."
"According to the 1880 Ingham and Eaton County history, the upper village's
commercial life began to ebb after only two years because of the middle village's more
central location, leaving by 1880, according to the history, only "a few scattered
landmarks of the former business thoroughfare of the place." The first Main Street
bridge was washed out and in about 1856 a second one built. In 1860, when it was
again destroyed, it was not replaced."
`Bush, Thomas & Lee, who continued to own considerable property in the upper
village, financed a major share of the cost of construction of the first Washington
Avenue bridge across the Grand in 1857, connecting Washington with Elizabeth
Street. The River Point area south of the river was platted in 1847 as part of the
original plat, the land being then owned by William H. Townsend. Construction of
the Washington Avenue bridge opened this area to development, but the 1859 map
shows only a single building in the area, located at the northeast corner of Washington
and Elm. By 1874 River Point contained about twenty buildings, two-thirds of them
scattered along Washington. C. Woolf's Beer Garden occupied the block bounded
by Elm, Grand, South, and Platt. The railroad line that passes south of South Street
134
The
74 map
was built by the Peninsular Railroad and opened in December 1869•on and
same property east of Washington south of
shows that a depot existed on the s
unused former depot stands. The railroad also
South on which the present, currently
had a short siding north of the main line and west of Washington with an engine house
and turntable."
Commercial development was
slow to appear along this
southern section of Washington
Avenue during the 1880's and
early 1890's. As the century
was ending, a series of events
was about to unfold that would
forever shape Lansing's future.
Working in his fathers engine
shop on River Street was a
young man, a bookkeeper by
day and inventor/machinist in
the evenings. One early
morning in the summer of 1887
Ransom E. Olds ventured forth
i from his father's shop in his first
"horseless carriage." 'Meeting
with limited success, R.E. Olds
would continue to develop his
"horseless carriage" for the next
several years.
The 1874 Alias snap buuwiug
Olds continued his development and in 1892, with the assistanceduce�d. brother � internal-combustion
F. Bates, a skilled machinist at the on
Olds engine factory, p
engine. That same year Olds also built his second "horseless carriage." The next several years were
spent experimenting with the new internal-combustion engine. capital
� to �ri� e his work vOviltti
returned to work on his "horseless carriage- Needing adds P
the internal-combustion engine Olds sold shares in his EngineSamuel ASmong the first Smith. By 1898eOlds
stors
were two prominent Lansing businessmen; Edward Sp
had completed his third prototype and in 1900 the first two seater "curved dash" Oldsmobile was
produced.
Willing to invest in Olds' engine ventures, Lansing businessmen were more skeptical about the
success of the automobile. Olds was forced to seek investment L.Srcuth of Detro tr Production was
several opportunities Olds accepted an offer sewhere, afteconsideration of
from Samuel
moved to Jefferson Avenue in Detroit in August 1900. In 1901, fire destroyed the Detroit factory of
the Olds Motor Works, and trying to entice Olds back to Lansing, the business community offered
the auto manufacturer a valuable piece of property. That property was just northwest of the project
135
area, on the north side of Grand River on what was then the old fairground. Today this is the site
ofOldsmobile's principal assembly plant straddling Martin Luther King Boulevard. Oliginally Olds
o plants. Having built a new plant in Lansing the firm also rebuilt the Detroit plant but
operates tvv
in 1905 moved the entire operation to Lansing. '
In We 1903 a disagreement between R.E. Olds and Samuel L. Smith, the majority stockholder in the
Olds Motor Works, carve to a head. Olds wanted to produce small affordablautomobiles
uto ofor
oWhen
public and Smith and his supporters wanted to continue manufacturing expensiveg cars.
the Olds Motor Works Board of Directors met in January 1904, R.E. Olds, having been passed over
for vice president, resigned and sold his remaining shares in the company he had founded.
Ransom Olds was not to remain idle long. In August 1904, Olds formed a new company, the R. E.
Olds Company, and announced that by January 1905 a new plant would be built in Lansing and 1,000
men would be employed. In September 1904, true to his word, Ransom Olds began construction
of a new plant in which to build his automobiles. Olds selected an undeveloped area along S.
Washington Avenue just south of the Grand Trunk and Western Railroad depot at South Street. By
the end of 1904 Olds had three production buildings and an office completed. In October 1904 the
first experimental Reo was completed, and by March the following year a new Reo was rolling off
the assembly line every 40 minutes. By 1906 the company was producing 2,458 cars, and by 1907
production rose to about 4,000 cars. In 1907 an economic recession occurred which caused the end
of one of Lansing's oldest companies, the Bement Agricultural Implement Company. Olds purchased
the company's assets including the original factory on N. Grand Avenue between Shiawassee and
Ottawa Streets. Forming the Reo Motor Truck Company, Olds began production in the old Bement
factory. During the early part of the century both the Reo car and truck companies continued to
prosper. The southern part of this parcel is now the site of the Ottawa Street Power Plant (I-1
Survey Area).
Commercial Development Along South Washington Street
Before the opening of RE. Olds' S. Washington factory, development in these few blocks consisted
mostly of small frame dwellings. The 1859 Giel's Map shows no. substantial development along S.
Washington Avenue. The 1874 Plat map shows only 12 small dwellings. The early Sanborn
Insurance Maps from 1885 and 1898 do not include this section of Washington Avenue (a good
indicator of a lack of development), but by 1906 several new businesses had emerged, many of which
catered to the men at the Reo factory and the emerging neighborhood. Among the new businesses
were the Reo Restaurant at 1141 and the Snug Lunch Room across the street at 1142 Washington
Avenue. Other businesses included drug stores, grocers, meat markets, a post office and dry goods
stores
A review of the files in the City Assessor's office showed that the earliest surviving commercial block
is located at 1131-1149 on the east side of S. Washington, just north of South Street. Built in 1904,
this block consists of a two-story brick commercial style. Among the first occupants according to
the 1906 City Directory were F.J. Christopher, a grocer at 1149, .and Dr. George Brett, who
occupied the second floor. At 1147 was W.B. Fishbeck who operated a dry goods store, at 1145 was
a postal substation and at 1143 was the Capitol Meat Market. Located next to the meat market at
136
1141 was the Reo Restaurant. No additional occupants were listed suggesting that the block was not
completed or that portions of the building were vacant. Before 1916 the Chapman Brothers had
opened a billiard parlor at 1131 S. Washington and 1133 was occupied by Orin Cook who operated
a grocery. At 1135 Electus I Crawford was proprietor of a jewelry store and Dan Hasbrouck
operated a restaurant at 1137 S. Washington.
Between 1904 and 1913 this remained the only building on the east side of Washington Avenue
between E. South Street and E. Elm Street. In 1913 the area north of Elm Street was still residential
with one and two story frame dwellings. The 1913 Sanborn Map shows frame dwellings along W.
South Street, the south side of Cottage Avenue and both sides of Gross Court.
Two brick hotels were also _
found along the west side ofS. Washington between
South and Elm Streets. They l
included the Snug Hotel at
the northwest corner of S. ,
Washington and W. South "
Street (now the site of
Ramons at 1146) and the
Hotel Schaey on the 1904 Brick Commercial Block at 1131-1149 S. Washington Avenue
southwest corner of S.
Washington and Gross Court (now the site of International Beauty Salon at 1132-1134). Located
between the two hotels at 1142 was the Snug Lunch. These early hotels and restaurants located
along S. Washington provided meals, entertainment, and accomodations for passengers arriving via
the Grand Trunk Railroad, and workers at the Olds Motor Car Company.
The commercial development of Washington Avenue remained slow. The next significant area to be
developed was the 1200 block, between South Street and the Grand Trunk railroad. In 1916 a two-
story brick commercial block was built on the west side of S. Washington Avenue at 1202-1210.
This block consisted of small retail stores. By 1926 the block still was principally small retail
establishments. With the economic problems following the -stock market crash, many stores were
vacant and in 1936 several stores remained vacant. By 1946 most of the stores were again occupied
by small retail and speciality business. Today the block retains small retail businesses and restaurants,
such as My Dad's Resale Shop at 1202, Lansing Electrical Contractors at 1204, the Family
Motorcycle Club at 1206 and Mac's Saloon at 1208-1210.
The block remained unchanged until 1928 when a new bank building was constructed at 1200 S.
Washington (southwest corner of S. Washington Avenue and West South Street). Before 1916 the
Industrial Exchange Company Bank occupied the property, in 1926 it was occupied by the American
State Savings Bank which still occupied the bank in 1946. Today it is occupied by the Prosthetic
Center. This building reflects an architectural style popular in Lansing for branch bank construction
before World War II. The hallmarks of these banks are the large arched windows along the side
facades, such as in the former Lansing State Savings Bank at 329 E. Grand River (R-4 Survey Area)
137
and the building at 2033 East Michigan Avenue (R-9 Survey Area)
In 1938 two additional brick commercial buildings were constructed at 1212 and 1214 S.
Washington. The building at 1212 was originally occupied by the Quality Awning Company. In
1946 the building was fisted as vacant. In 1946, 1214 was occupied by the Armour Meat Company.
Today both are occupied by Popoff Meat Company. .
Washington Apts,
T-shaped plan.
At the north end of the project area south of the Grand River
are two multistory brick apartment houses, Fountain Place at
920 E. Washington and the Washington Apartments at 927 S.
Washington. Built c. 1925, the Washington Apartments are a
7-story brick Colonial Revival apartment block, with a
rectangular plan and flat roof. It and the Porter Apartments
downtown are the largest early twentieth-century apartment
buildings in Lansing. Fountain Place, (formerly called The
927 S. wasn,ngEon Manor. House) was cof>stnicted in 1962 and is a ten -story brick
and concrete block apartment building with a flat roof and
Pierced concrete blocks provide screening at exterior balconies.
This section along S. Washington Avenue is noteworthy for
the number of commercial buildings that remain relatively intact
and the variety of architectural styles present. Notable buildings
include a small 1935 Art Moderne/Art Deco retail building at
1136 S. Washington. This is a single story retail building
constructed of poured reinforced concrete with a stepped
parapet and incised pencil -line linear decoration. The
double-doored entrance is centered below a linear ornamental
lintel and flanked by unusual octagonal windows. This building
is a unique interpretation of the Art Deco commercial style, and
'is especially noteworthy for its small scale. It has few equals in
the city or the state.
Art Moderne/Art Deco Storefront at
1136 S. Washington Avenue
The Mediterranean Revival/Mission style is
represented by the- service station at 1102 S.
Washington. Built in 1939 the building is a
single story with glazed brick walls with curving
shaped parapets between sections of a Spanish
clay tiled 'mansard 'roofs. A garage wing is
located to the side with three overhead doors.
Mediterrnean Revival/Mission Style Service Station The service and sales arease are
lit by large
at 1102 S. Washington Avenue aluminum and glass' storefront windows. A
tapering chimney rises at the rear. This station
is unique for its high integrity and outstanding level of detail.
138
As early as 1907 the first "service station" was in operation, built by the Standard Oil Company of
California. However, the first specifically designed structure for the distribution of gasoline was a
1910 station, built by the Central Oil Company, in Flint, Michigan. Oil companies quickly realized
the advantages of constructing attractive and efficient stations to help attract customers and create
brand identification. Service stations began appearing in a variety of architectural styles, from
Colonial to Spanish Mission. By 1917, Texaco had begun construction of "old mission style"
stations in Texas. Soon to follow were the California -based oil companies like Ventura Refining
Company in Los Angeles, which by the early 1920 had begun building its interpretation of the
mission style (Jakle: 520). Although Michigan is not usually identified with the Mediterranean
Revival/Mission style, examples are present. Another example from the project area is a small pizza
place at 121 W. South Street.
Other notable buildings include the comm cial block at 1000-1004Washington, the two brick
commercial buildings at 1116 and 1118Mashington and the 1944 Cosmic Lanes and Lounge at
1113-1115 S. Washington, an icon to popular culture.
The Housing Shortage and Residential Development
With the growth of the auto industry and other manufacturing businesses, Lansing experienced a
tremendous population growth. From 1890 to 1900 Lansing's population increased from 12,200
to 16,845. By 1901 the population increased to more than 18,000 and by 1905 to more than 29,000.
By 1920, Lansing's population doubled to more than 57,000 and in 1930 reached 78,000.
As thepopulation continued to grow a serious housing shortage emerged. Previously undeveloped
areas, especially those close to manufacturing plants or accessible via the streetcar became prime real
estate for housing development. With Olds' new South Washington Reo plant the area nearby
experienced tremendous growth and development. Within the project area this new residential
development was primarily centered along the side streets between S. Washington and the Cedar
River and north of the Grand Trunk depot. Based on the existing records in the City Assessors office,
23 dwellings had been constructed before 1900. Between 1900 and 1910 36 dwellings were built.
From 1911 to 1920, 20 new dwellings were constructed. In the period after 1921 only eight new
houses were built.
An article in the Lansing State Journal on April 23, 19 10 refers to the "Housing shortage in the south
end" and states that "Contractor Neiler has in the course of construction 29 houses for renting
purposes." The paper goes on to say that "William Schavey of Clinton County is erecting five
comfortable and up to date dwelling houses on Gross Court. Fifty imploring women have applied
for them, but the houses were rented to fiiends of the sheriff before the ground was broken for the
cellars." This may have been a questionable business deal, but a search for any follow up articles
revealed no additional information. Apparently the housing shortage reached such proportions that
some men had to take to tents, and along E. Michigan, sleeping rooms were made out of former
lumber sheds.
Lansing continued to prosper and grow during the period preceding and during the First World War,
many city businesses capitalizing on war contracts. This growth continued. In April 1919, Edward
139
sion
gram that would add
VerLinden of the Olds Motor Works division announced Wmajor Durant coin commenting on the expansion
an additional 2,000 workers. General Motors president
plans issued a warning to city officials and civil leaders.
"Lansing offers the best opportunities of any of the 40 localities in- which General
Motors corporation has established itselt... but there is a shortage of houses everywhere.
There aren't the homes in Lansing for workmen necessary to the Olds Motor Works
expansion."
In part the housing shortage was due to the wartime moratorium on residential construction that
greater than in most areas,
affected the entire nation. However, the housing situation in Lansing was g
te
due in part to the increase in manufacturing of much e needed
89). aAbout this time an intereso the ting
ording
Journal, the city was experiencing a house famine (K
survey was conducted in which mail carriers were asked to count the city's vacant houses. According
to the mail carriers only 152 vacant houses were to be found,
d, and mostwere annexed by the determined
ty d o be
substandard shacks. Most of these were located within areasY
and 1917.
Heeding the warning of General Motor's president Durant theJournal, Chamber embarked of er cep d the
Lansing Real Estate Board, with support from the Lansing
State am
to increase housing construction. The campaign was successful. In 1920 1,401 building permits were
issued for new construction. Between 1920 and 1929 more than 15,000 new building permits were
ket in
issued. By 1930, economic conditions had changed, largely
construction
ori tructioto n continuedure of . The The earlhe stock y 1930 s
1929, but residential construction and commercial co
area with the construction of the New Post
continued to see the city grow, especially the downtownthe
Office Building and the Capitol National Bank Tower. Asentera major cenon was te ifor the productionto World War n
another housing crisis was beginning to emerge. Lansing
of war materials and was designated an official defense area. The War Production Board did not
restrict residential construction as it had during the First World War. Postwar Lansing continued to
prosper, as most of the nation did.
ry
Based on the City Assessor's records the oldest house in the project area is a simle single small single story additionto at one
side
gabled house at 118 Hazel Street built in 1864. The house has a g
side. In our opinion this property requires additional research, as visual inspection of the house's
foundation and other materials does not support this construction date. It is possible that the house
existing at this lot replaced the 1864 house.
The 1874 Atlas shows a house at this location belonging to a Mrs. Teresa Clear, the widow of Ernest
Clear. In 1906, the house is occupied by Caroline Clear, widow of Charles Clear who was a cobbler.
By 1926, the house was sold to Frank Kayson and his wife Caroline.
n Mr. Kayson was ine Kayson. Prior lo ed as
1946
a porter at the Orpheum Theater. In 1936 the house is occupiedby Ca
the house was sold to Roy Becker, a Lansing policeman.
140
Most of the other 19th century houses are one and one-half and two
story framed gable -fronted Folk Victorians. Several of these buildings
are identical or share similar characteristics with other buildings in the
neighborhood, suggesting that they were built for speculation by the
same builder. These include a series of one -and one-half story gable
fronted dwellings with single story shed roofed sections attached to
one side. Examples include 1034 Clear Street, 1134 and 1136 Pratt
Street, 113 and 215 Hazel and 215 E. South Street. Except for 1034
Clear Street which was built in 1896, the others were built in 1890.
Similar houses to this were identified in the R 1 survey area at 100 and
112 E. Dwight Street and 1814 Bradley Avenue in the I-8 survey area.
1034 Clear Street
Other buildings also share similar massing and fenestration, but alterations over time have changed
their similarities to each other. Examples include 1006 (1884) and 1022 (1890) S. Grand Avenue and
1890 houses at 1117 S. Grand Avenue and 227 E. South Street.
The most prominent of the 19ih century dwellings is a large two
::.-- -.... story brick dwelling at 1145 S. Grand Avenue. No information was
found about the original owners, but by 1906 (the first year the City
Directories had occupants listed by address) Harry R. Lewis is listed
as the occupant. Mr. Lewis worked for Olds Motor Works. By
1916 the house had been subdivided into units; three occupants are
listed. They include Roy H. Land and his wife, John and Harriet
Matthews and James Harmon and his wife Laura. Mr. Land was
1145 S Grand Avenue employed by the Olds Motor Works, John Matthews operated a
grocery at 1202 S. Washington and James Harmon was employed by
the Grand Trunk and Western Railroad. In 1939 James Harmon and his wife still resided at this
address, as did Darrel Hart and his wife Margaret. Mr. Hart was employed by the Olds Motor
Works.
Other 19th century residential buildings include:
1880 1130 Pratt St. 1890 1003 Grand Ave.
1885
1032 Clear St.
1888
1122 Pratt St.
1890
1019 Clear St.
1890
1012 Grand Ave.
1890
1033 Grand Ave.
1890
1139 Grand Ave.
1890 1106 Pratt St.
1890 1128 Pratt St.
1895 207 Hazel St.
1896 219 Hazel St.
A random sampling of 26 households (25% of residential dwelling), using the 1906 City Directory,
indicated that 40% of the occupants were employed by the automobile industry ( 32% Reo and 8%
Olds), 12 % worked in the building trades, another 12% worked in other manufacturing plants, 8%
were laborers, 4% worked for the railroad, and another 4% were listed as widows. The remaining
20% had no occupation listed or the building was listed as vacant.
141
88% of the occupants were employed by the automobile industry. Seventy-five percent of
By 1916, these worked at the Reo plant; the remaining 13% worked at either the Ideal or Reliance Engine
Company. The remaining 12% worked as skilled laborers or operated small businesses. In 1926, the
number of occupants involved in the automobileindustry
involved in the storage toage andcartage trade and 6% to °
with 56% working at
Reo and 7% working at Fisher Body, 12% we
worked at Atlas Drop Forge. The remaining 19% were widowed or reported no occupation.
In 1935 only 31% were employed by the automotive industry. Of these, Reo workers accounted for
I S% and 13% were employed by Oldsmobile. Another 31 /o listed no occupation, suggesting a
marked increase in unemployment. Thirteen percent were retired or widowed and the remaining
12% worked at unskilled jobs.
This dramatic change in employment can be attributed in,part to oenationwide
��e �culties for many small,
the collapse of the stock market.. The failure of the market was
and large, automobile manufacturers alike. The larger firms, Ford, General Motors and Chrysler,
with substantial reserves, could weather the storm while many smaller firms like Durant Motors,
Marmon, and Peerless were forced to declare bankruptcy. By 1935, Reo Motors was on the verge
of bankruptcy. To save the company Reo Motor Car Company ceased production of its passenger
cars and concentrated on the manufacturing of trucks. This move to save the company also left many
of its workers, who lived in the neighborhood adjoining the factory, out of work.
In 1946, following World War 11, 31% were employed by Oldsmobile, 13% worked for the city and
38% were listed as widowed, or no occupation listed or the property was listed as vacant. The
remaining 18% worked in skilled and semiskilled occupations.
In 1994, 38% of the properties were listed as "not verified,"�2 ed°had labor.oNo onetion listed, 15% were
in the random survey
skilled workers and the remaining 24% were retired
o
was employed by the automobile industry.
Both the commercial district and the residential neighborhood
and
of 0
th
century period of Lansing's history, when the new automobile industry hanged peoples'way
lif
and drew Lansing's growth into new areas. Lansing's early 20th century housing shortage is made
apparent here with the courtyard houses on the river on Gross Court and Cottage Avenue and the
densely developed and cohesive River Point neighborhood, with its many speculative identical
houses.
Though this neighborhood is modest in scope and scale, we feel it is unique in Lansing for its enclave
character. Tucked into the corner of the Red Cedar and the Grand. rivers and hidden behind the
commercial blocks of South Washington, this area has been insulated from much of the changes that
have altered similar Lansing neighbhorhoods. The neighborhood feels like an island in the midst of
the city.
142
South Grand Avenue Looxmg souin urom nazai JUGcL
The neighborhood's history is closely aligned to the history of Lansing's automobile industry, as
indicated by study of the workplaces of residents. The short and intense period of the neighborhood's
development also creates its cohesive character and makes it a framed "snapshot" of development in
the period. Although many of the houses have had new cladding, their basic "workingman's cottage"
architectural character remains and is evocative of an important period in Lansing's history.
143
Survey Area R-8
This survey area includes the northem part of the South Washington Avenue commercial district and
the River Point residential neighborhood to its north and west. Both the commercial district and the
residential neighborhood illustrate the late 19th and early 20th century period of Lansing's history,
when the new automobile industry changed peoples' way of life and drew Lansing's growth into new
areas. Lansing's early 20th century housing shortage is made apparent here with the courtyard houses
on the river on Gross Court and Cottage Avenue and the densely developed and cohesive River Point
neighborhood, with its many speculative identical houses.
Though this neighborhood is modest in scope and scale, it is unique in Lansing for its enclave
character. Tucked into the corner of the Red Cedar and the Grand rivers and hidden behind the
commercial blocks of South Washington, this area has been insulated from many of the changes that
have altered similar Lansing neighbhorhoods.
The neighborhood's history is closely aligned to the history of Lansing's automobile industry, as
indicated by study of the workplaces of residents (see statistics -in the R-8 context statement). The
short and intense period of the neighborhood's development also creates its cohesive character and
makes it a framed "snapshot" of development in the period. Although many of the houses have had
new cladding, their basic `workingman's cottage" architectural character remains and is evocative
of an important period in Lansing's history. ,
Our recommendation is to pursue a local and national register historic district designation for this area
based on the survey boundaries. The rationale for designation of this area is virtually the same for
designation of the R-5 area, but the Michigan lEstorical Center suggests that further research and
study will be needed to support eligibility requirements.
Survey Area R 5
This ca-1900 working-class neighborhood developed just south of the Michigan School for the Blind
and features a fairly cohesive, though physically debilitated, group of closely spaced houses. The
neighborhood density may be due in part to Lansing's early 20th century housing shortage and the
fairly unusual alley and courtyard houses are an indicator of this period of Lansing's history. It would
appear that this neighborhood may reflect many periods of Lansing's history, but further research is
necessary.
Our recommendations are to prepare an intensive -level study or nomination study of this area to
determine if this neighborhood would qualify as a historic district. Again, the Michigan Historical
Center notes that this area may be part of a much larger historic district as described below. "Much
of the R-5 survey area appears eligible for the. national register and local designation as part of a large
district extending from the Grand River on the east west to Princeton or Martin Luther King.. The
part of the survey area that should be included in this district encompasses the north side of Saginaw
west to Princeton. This would include the historic commercial buildings on the north side of Saginaw
between Chicago and Princeton that include the one gable -roof frame commercial building (a rare
survival indeed in Lansing) at the Chicago corner to the high -roofed old gas station near Princeton.
The entire survey area should be included except possibly the west side of Princeton south of Oakland
and the west side of Princeton north of 1019 (the last house to the north facing Comstock Park)."
Upon further reflection, the Michigan Historical Center proposed to include the frontage on Martin
Luther King Boulevard in this area.
'11/08/1999 17:32 5178879298
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1000-1006 S. Washington Ave., Looking West
1020 S. Washington Ave., Looking South (St. Vincent de Paul Store)
1008-1018 S. Washington Ave., Parking Lot, Looking Southwest
1000-1006 S. Washington., Looking Northwest
W. Elm Street Bridge, Looking Southwest
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1102 S. Washington Avenue, Looking South
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G r a n d
INSURANCE MAP, LANSING, MICHIGAN, (New York: Sanborn Map Co., 1913, rev. 1934). c° Q
Page 94 `'
KRENTAL BLOCK, 1000 S. Washington Ave., Lansing, Michigan
1000
1002
1004 N
1006
year
1'925
E.H. Ward Co
vacant
vacant
vacant
1928
vacant
vacant
vacant
vacant
Apt. ,Andrew P. Krentel
1930
Hekman Co.
Hekman Co.
Gross Bros.
C.W. Kimball Busin.
1935
1940
1945
1955
1959
1965
1971
1975
1981
1985
1990
1992
1996
Pl. & Htng Brokerage
Hekman Co. Hekman Co. Vacant vacant
Hekman Co. Hekman Co. Clawson Floors Lee & Cady Co
Hekman Co. Hekman Co. "
Darnell Auto Supp. Kelkner Realty
u "
Craft Printing Pearson Grover Ins.
vacant "
Clawson Wrhse. "
Custom Kitchens "
Genesee Cut Stone "
& Marble
vacant Mich. Rental Hsing. Assoc.
City Maint.
source, R. L. Polk & Co., LANSING CITY DIRECTORY, 1925 - 1996
(Extract, Glen L. Bachelder, 18 September, 1999)
}
Clawson Floors
u
Rycus Floors
BIBLIOGRAPHY
(Kestenbaum Report)
Property Record Card for 1000-1006 S. Washington, Lansing City Assessor's files, City Hall,
Lansing MI
Ingham County Tax Rolls, entries for Block 196, Original Plat, in. individual annual volumes for
City of Lansing, 1917-40, Local History Room, Lansing Public Library, Lansing MI
Cards for 1000-1006 S. Washington, Stebbins Collection, Local History Room, Lansing Public
Library, Lansing MI
Burial Records for Krentels at Glendale Cemetery, Meridian Township cemetery office, Okemos,
MI -
Death records for A. C. Krentel and C. M. Krentel, Ingham County Clerk's Office vital records,
Courthouse, Mason, MI
Lansing State Journal, microfilm at Library of Michigan, obituary and funeral notice for Alex C.
Krentel (1/29/1927 and 1/31/1927) and obituary for Christian M. Krentel (3/24/1943)
Entries for 1000-1006 S. Washington, Lansing City Directory, R. L. Polk & Co., individual
annual volumes for most years from 1921-89
----------------------------------------------------------------------------------------------------------------
Note: The Study Committee was provided copies of the Abstract of Title for their review as well
as copies of the Sanborn Insurance Maps for 1913 and 1934 revised, and summary of Polk
Directories for occupancy.