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HomeMy WebLinkAbout1972 Lansing Urban Design Study Lansing MI Community Renewal ProgramLansing Development Document: Lansing Urban Design Study 1972 1972 Lansing Urban Design Study Permanent Lansing Michigan Community Renewal Program y �r M Y fir.`_ �"' "r', 'i`-'kv'y va�� .3 "F ,w-�.. 1 �Y� � } ^ � ..` yi,..-•fy Cr,. .• Ail -tNe .. I .� a f� •A .l :� r1/ �. - •T S I - +l.L Y ^ t �H. a .' `� '.i ► J�.�' •y}- 1 w �Y r ^1 - N'.1 _., -` , w ,y •a. r +�.r 9 ._ - � �+ r •• - ..,,. "k ^«, aR y...•} �;r. ,,,: ',�� w.Y' %, 'T �• b.; ,�,+...� z4 '.-ram � .. ,.. .- .t. - i %ay,. ` � 'mr � .3.. L :, r ;� •+. .. P-� ..,w•+:;L� ,. a. ....y J" .y+ r a •.r' .� .._ t _ s '' -✓y a. ,hear Pw. ,, ,� •', �" .. f , `�•__-. �,.; ...y, .._,,:�nc... i' >.: i '... - ,... '•• =.N 'a' _-.--`�.Tdc;. ?1<} j mar �.R t - .. � q+ .w. 'N �• <t.-�� -S' .�9 gip.... ^' _ .F+.> - _ _'' •, �.•( � ��, Fir^- t '-'+ F,J �..f•- L' � � ��: .. r � • - .. � 3 ,I . to '" .h�i s � .A I �' / � � .t ~ _ Hr - .. � �.. �•� Y� � i .t � � � c_ ��,.��X��fl }•�,���. 1, _��� L a n s,,,� n U r�baadnD¢es �� Rnl S tu�d: J g� Y ,• -. -^ i- � _. -fit,: ,.' i .,.� � . , j Lansiftq,Mwo h, an. r Communi-ty =Renewal �Prog�ram� " November =1.972 ,. y.r v ` _ � ' - .: y` +-. ',y .• I Fit + � .. ,. _ , r,� by 4{� � �:� 1 M • � ''C' - _ ` .w 4 �r. r:. r.. ,N r z . ssl - LANTSILTG TRBA ;D,FnSIGN ST yi • Y. 3 :off trls replorat _ y ja�rxt�`�°',.{1t9 oug'h, eder;awl g he Urban _ -a ene�a�}AdmntVstttat-on of- Hour- g Deve.opm t De- rr j= ;? partmt' "under Title' l of- the a _ Houses* ng 4ct`.16R 1949 `as amended. - . MAi3'ORa d_• Graves 5�" _e'ra CITY CQIJTCL �` :. Rogera.Tiay; Mayor. P,r.�o-Teen ', r. ,.,�,� .•-, ��t� ,. � '. 'L.u6lle� E. Belen A..:.. B-reuke. Joe - L. Ferguson ,�, •� J.a °D. Gunther ,`r ,• : ; �, . Terry1cRsu,e .Harold' A. More x Prepared' by`"tl-e Consulting Firm of Johnsoa;. Johnsonn& Roy/Inc. } _ 1 and.th'e Community Renewal Staff , ' of ,the Lansing Planning Depart- ment for the Lansing Planning ' Board :,City 'of .Zansing, 1Mlichig.an Community Rene;ial Program } `y No've�mb-er' 1972. O It M, VLnMl'E CMUINS 16 T POM of RMS AND 9MICE6 Vumm?y 'IrVE.- fwftf", MO 7b M 17 IN th WAY INAT 5HAMCC-S VEV. LIVINGEMWRONMft47 " LANSING URBAN DESIGN STUDY - LANSING, MICHIGAN TABLE OF CONTENTS PURPOSE.- Why has this study been conducted? 1 INTRODUCTION - Initiating the study and available background 3 STUDY AREA - Orientation of the three levels of investigation 7 The city 8 The southwest study area 9 The central core area 9 s THE CITY - Brief statement regarding city-wide concerns 11 THE SOUTHWEST STUDY AREA 13 Study approach 16 Problems 17 Resources 19 Corridors 22 Open space 35 Townscape 43 CENTRAL CITY CORE 58 Land use 60 Problems 63 Resources 64 Recommendations 65 ■ WAYS AND MEANS - Methods of implementation 86 PURPOSE S The City of Lansing has produced in the recent past many documents and guidelines which serve to evaluate physical development and changes within the City as they I affect the health, safety and welfare of its citizens. These measures, while r� serving a definite purpose, have failed to provide adequate criteria for aes- thetic evaluation. As a result the visual coherence and organization of the urban environment has evolved over time into a chaos of streets, buildings and empty spaces. Old neighborhoods once clearly identified have been severed by highways or broken up by apartment or commercial development: Downtown areas, shady residential parks or historic houses, once lived in and appreciated, have changed into the same grey wasteland of parking lots, street lights and traffic signs. As one travels down the main streets of Lansing the eye is overwhelmed �a with the confusion of store signs and cars that make a once pleasing experience of neighborhoods, shops and open spaces into a confusing and hectic monotony. Throughout the City, the aesthetic considerations that should have influenced such changes have been inadequately understood or totally and willfully neglected. It is the purpose of this handbook to demonstrate a process of aesthetic evalu- ation so that the potential beauty of anv aspect of the Citv may be clearlv dis- cerned ... discerned on the basis of its psychological, sociological, physical or historical ability to enhance the working -living environment of each citizen. In doing so this handbook establishes guidelines for bringing each element of ,r the urbanscape to its full use potential. ` In approaching the problem of "visual pollution" it is first of all necessary to understand what the problem is ... and why urban deterioration occurs. The intent of this report is not the creation of "one more study to remove signs and plant trees". It is not a study of taste or similarly related values which may work toward the creation of visual uniformity. This is,not merely a hand- book for cosmetic correction of the urban environment. This is an analysis of the City and the factors of growth and life style which influence the visual impressions of the urban observer. This study assumes that values related to visual impression are individual values and that urban design is a process of effecting change for the benefit of the majority. The intent of the handbook is to identify areas of concern and to recommend action oriented solutions. This handbook is aimed at a variety of people that are concerned with the chang- ing urbanscape of Lansing. It is hoped that the contents will help to make the average citizen aware of the visual environment, assist the potential developer in creating appropriate urbanscape additions and suggest to City officials guide- lines for policy -making as it affects the visual environment. 2 INTRODUCTION Lansing, like other cities, has recognized the need to guide its land development procedures. In 1965, the Lansing City Council authorized the undertaking of a Community Renewal Program to provide the basic framework for developing an urban improvement strategy. In the second Community Renewal v Program, a new strategy was planned which included the shaping and redesign of the physical environment to contribute to better health, safety, and welfare of the residents. This strategy, named "redevelopment urban design", is a method of arranging or rearranging parts of,or a whole city,in conformance with the physical, social and economic factors that can make Lansing a desir- able place in which to live. It is the objective of this redevelopment urban design study to develop methods or techniques to create a healthy environment which can generate a feeling of comfort, beauty and satisfaction to the people who live in Lansing. This study identifies the programs and developments leading to the incorporation of an urban design plan and policy as part of the comprehensive renewal process (com- prehensive meaning the consideration of all social, economic and physical char- acteristics). Existing comprehensive plans and various studies relating to the Master Plan have been reviewed to determine design considerations and implica- tions. It is the purpose of this publication to demonstrate the impact that design considerations have within the context of an urban setting. The major product of this study is to develop a "design handbook" which will serve as a guideline document giving direction toward building or rebuilding the City. Through urban renewal, neighborhoods may be improved to provide an identity and consistency for rebuilding the City. The residual effect of creat- ing an awareness of aesthetic considerations in the municipal planning process is more intangible than the handbook, but nonetheless, as important. 3 The following list of planning documents and reports consist of Lansing's efforts at comprehensive planning since 1938. Also listed is the comprehensive plan, which was adopted in 1960, other reports which update the existing Master Plan, and associated studies related to Lansing's development. LIST OF PLANNING DOCUMENTS AND REPORTS FOR BACKGROUND INFORMATION COMPREHENSIVE PLANNING Lansing City Plan, 1938 Harland Bartholomew & Associates Planning Consultant Central City Development Plan, 1966 Vilican-Leman Associates, Inc. (Consultant) Comprehensive Master Plan, 1960-1980, Lansing & Environs Ladislas Segoe & Associates (Consultant) Community Description & Neighborhood Analysis, 1968-69 Community Renewal Program, Lansing, Michigan Community Needs, A Program for the Future, 1968-69 Community Renewal Program, Lansing, Michigan A Master Plan Revision of the Forest View Community, 1969 Forest View Citizens Advisory Committee and Lansing City Planning Board Northeast Street Study, 1970 Northeast Street Citizens Planning Committee and Lansing Planning Board Subdivision Regulations, 1968 Lansing, Michigan Zoning Regulations Revision, 1971 City of Lansing Planning Board Vilican-Leman & Associates, Inc. Planning Consultant The Lansing Municipal Market Study, 1969 Lansing Planning Board The Cedar -Larch Corridor Study, 1968 Lansing Planning Board STATUS Adopted Adopted Adop to d Adopted Adopted Adopted Adopted Tentative Report Submitted to Council Approved by Planning Board Only 4 GTATTTC Parking Survey & Program, 1965 Central Business District Lansing, Michigan E. A. Barton and Associates, Consultants ;� Analysis for Lansing C.B.D., Feb. 1959 '• J & G Daverman Company Kenneth C. Welch, F.A.I.A. Economic Feasibility Study of Proposed Municipal Parking Garage, 1964 Lansing, Michigan E. A. Barton and Associates Lansing Central Business District Study, 1960 J & G Daverman Company Kenneth Welch, F.A.I.A. Land Use & Marketability Study, 1963 Downtown Project #1 Prepared for The City Redevelopment Department City of Lansing, Michigan Larry Smith & Company Traffic Study, 1969 Central Business District Lansing, Michigan T. T. Wiley and Associates Summary Report on Economic Studies, 1967 Community Renewal Program Lansing, Michigan Robert Gladstone & Associates Application for Grant to Acquire and Submitted to HUD Develop Open Space, Sept., 1972 Central City Development Study Inc Draft Report Only State Governmental Complex November, 1971 Doxiadis Associates Inc. Bicentennial Park Plan for Lansing, Michigan Under Study People Movers System Under Study Rapid Transit System for Lansing in Connection with Bicentennial Celebration Historic Preservation Study Submitted to Council Waterfront Development Under Study 5 STATUS South Logan Street Land Use Policy Plan Approved by Planning Master Plan Revision, 1968 Board Only Lansing Planning Board Commercial Land Development Study, 1970 Lansing Planning Board Application For A Grant To Plan A Comprehensive Model Cities Plan, 1968 City of Lansing Model Cities Program Mid -Planning Statement Lansing, Michigan City Demonstration Agency 1st Year Action Plan, 1970 Model Cities Program Lansing, Michigan City Demonstration Agency Lansing Recreation Plan, 1969 Department of Parks & Recreation Lansing, Michigan Growth & Change Preliminary Development Proposals for the Tri-County Region, 1965 Tri-County Regional Planning Commission Progress Report: Urban Renewal Lansing, Michigan Board of Urban Redevelopment The Beginning of Washington Square Board of Urban Redevelopment Johnson, Johnson and Roy, Inc. Washington Square Design Consultants Zoning Regulations, 1968 Lansing, Michigan The Development Process, 1968-69 Community Renewal Program Adley Associates, Inc. Consultants Granted Approved by Policy Board and City Council Approved 1969 Adopted Adopted Submitted to Council No Action 1.1 STUDY AREA The City of Lansing is a 33.6 square mile unit of government located in the "palm" of Michigan's lower peninsula in the northwest corner of Ingham County. Lansing's central location with the State was the basic motivation for its selection as the capital of the State of Michigan. Lansing was incorporated in 1859 with a population of 3,000 by consolidating four separate settlements which started in 1835. The first settlement, laid out in 1835 and named Biddle Town, consisted of sixty-five blocks which was completely under water when the settlers arrived from New York. The other three developments were: Lower Town, established around the site of a saw mill;Middle Town, nucleus of which were several business establishments; and Upper Town, constructed over the Grand River in 1847, consisting of com- mercial establishments, a post office, a hotel and several homes. From the original City Plat of 1420.3 acres in 1847, the City has grown to 21,520 acres in 1971 by means of annexations. The 1970 population consists of 89 percent white, 9.3 percent black and 1.7 percent other races including 5,170 Spanish-speaking persons. Non -white population is expected to triple over the next two decades. Future popula- tion growth of the City will largely depend on the annexation policies in the area. Lansing, with a population of 131,546 in 1970, is a government center, a manufacturing center, a regional trade and distribution center, and a cul- tural and education center. State and City governments employed over 12,500 in 1970. Michigan State University and Lansing Community College are the major educational centers in the Lansing area. The major industrial plants located in the City are the Oldsmobile and Fisher Body Divisions of General Motors -Corporation, Motor Wheel and Diamond Reo Plants. N Lansing serves as the center of an extensive region of Central Michigan which is experiencing substantial economic and population growth as an integral part of the developing Great Lakes Megalopolis. This capital city is also the cen- ter of a retail trading zone of about 400,000 population. Lansing's economic growth during the past has been faster than those of the State as a whole, the Midwest Region or the Region. Future economic growth is projected to be greater than or at least equal to the recent growth. The emphasis of this report has been divided into three areas with the City as a whole being the initial concern. Two areas within Lansing have been selected for more in-depth analysis because of the variety of situations that have been observed. The following descriptions identify the specific boundaries of the selected study areas. The City The City of Lansing is bounded by the following: East Lansing City Limits to the east; Sheridan Road to the north; Waverly Road, Clare Street and Grand River to the west; and I-96 and Willoughby Road to the south. Lansing is experiencing the impact of rapid growth which started occurring during the 1950-60 decade, with implications of: a declining central city core; deteriorating neighborhoods; inadequate housing; inadequate transit system; annexations; incompatible and conflicting land uses and a number of other problems. However, this period of rapid growth also offers the City an opportunity to deal with its major urban problems. E3 V The Southwest Study Area The Southwest Study Area's boundaries are as follows: to the east, a line ex- tending north on South Washington Avenue from Miller Road to I-496; I-496 to the north; Waverly Road and Grand River to the west and northwest; and Miller Road to the south. This study area was selected because it contains situations which are typical in other sections of the City, such as: residential uses mixed with heavy in- dustry; underdeveloped lotting patterns; transitional areas; strip commercial, typical gridiron circulation patterns; huge parking areas without proper screen- ing; and others from which case studies can be evaluated and selected for some design action plans. The Central City Core . The Central City Core Area is bounded by Larch Street to the east, Oakland Avenue to the north, Logan Street to the west and I-496 to the south. This is an area in the City characterized by a declining downtown business center, population loss, poor housing conditions, inadequate public transit, steadily increasing traffic congestions and other problems which are typical of many downtown districts in the nation. On the other hand, this area has the greatest potential because of the downtown urban renewal programs, a developing State governmental complex, and an expanding Lansing Community College Campus. Plans for a bicentennial park development along the Grand River, a people movers system in addition to a proposal for a combined city - county governmental complex, are the new major development proposals in the Central City Core. E .ial PH inR lIj MIR] IN EIJI LIP 'LIC-20:w,i I I T- 0 Ur 13TUPY AREA LOCATIOR W? 'THE CITY ." The problems of urban design become apparent to the observer well before he has entered the City. They begin along the major transportation corridors s to the City. This happens not only in terms of -development which has grad- ually •. ually spread in linear patterns along the highways but in terms of identity ' of the --City itself. The definable City (i.e.-,' Lansing as a visual image) is gradually becoming a blur of overlapping expansion of adjacent communi- ties. The!City is losing its identity to resident and visitor.alike.. The diagrams that follow attempt to define factors that can help to establish -a firmer identity of the City of ,Lansing from a broad overview. This-ini-, ` tial step -of the urban design study is essential to the development of sub- sequent criteria for evaluating the detail of the City.. The purpose here is'to discover, ways of emphasizing a "City image" to those who live in. Lansing, those who visit and those who merely drive past or through on one t of the many1roadways that are part of the metropolitan.transportation sys7 tem. This will include some observations,on-the following. ■ THE PERIMETER - existing characteristics '■ CITY ENTRANCES - obvious as well as obscure ✓ '■ SENSE OF ARRIVAL ■ CENTRAL FOCUS - actual center versus sub -centers ■- TRANSITIONAL CHARACTER - the changes that occur as one moves .. ` from -perimeter to destination ■ NEIGHBORHOODS - the divisions within the City that'are iden- ' tifiable-for physical, social or other reasons and their in- . • fluence upon the City image 'kY W OM ww r r n M 4 tt iNous �, r fy�q coo ONO ' N W n � ww c� OON'I�R r L F GTY W%*CES CeNTMRs THE SOUTHWEST STUDY AREA This study corridor has an area of approximately 5,873 acres and a population of about 31,180. The major source of activity in this area is the Oldsmobile Assembly Plant located south of the freeway. The second major activity areas are the senior high school located in the southern part of the study area and the junior high school located within a residential neighborhood. Other activity areas are the shopping centers and the forge plants along Logan Street. The study area is a composite of a series of annexations from 1859 to 1964, the largest of which, containing an area of 2,012.8 acres, was annexed to the City in 1958. Substantial growth has occurred since that time and up to the present. Major Paths, Nodes and Gates The Southwest Study Area is bounded by a major vehicular path, I-496 Freeway to the north, and a secondary path, Waverly Road, to the west. Logan Street, a major vehicular path extending north beyond Grand River, connect with M-99 southwest to Eaton Rapids and also with I-96 interchange. Miller Road, on the southern boundary is becoming an important path in this study area as well as three other east -west intra-city streets, Mount Hope Avenue, W. Holmes and Jolly Roads which serve as distributors to the residential sections in the study area. Pleasant Grove Road, which is a north -south street connecting Mt. Hope Road with Jolly Road, will be extended southward to Miller Road. SDIS WMT SWDY AR -A 13 There are two major gates to the corridor area: to the north, the crossing of I-496 with Logan Street; to the south, the crossing of Miller Road with S. Logan Street. The secondary gates are the crossings of Mt. Hope Avenue, W. Holmes Road, Jolly and Miller Roads with Waverly Road and Logan Street. Major nodes of vehicular traffic occur at the intersections of Logan Street with I-496, Mt. Hope Avenue, Holmes Road, Jolly and Miller Roads. Minor nodes of vehicular traffic are found at the intersections of Waverly Road with Miller, Jolly and Holmes Roads, and at the intersection of Mount Hope with Pleasant Grove Road. There are no dramatic approaches from the paths in this study corridor except along Moores River Drive along the Grand River. There is a poor view of the Capitol dome and CBD skyline along Logan Street going north of the bridge which can be glimpsed across the huge expanse of the Oldsmobile parking areas as one leaves the corridor area. Major pedestrian -vehicular traffic conflicts occur at the intersection of Logan with Olds Avenue and William Street during work shifts at the Oldsmobile Plant. Urban Texture There are different scales in urban texture identified in this corridor area from the point of view of land subdivision: the Oldsmobile industrial complex north of Grand River, the residential scale of single-family homes, the residential scale of apartment housing, the institutional developments, the strip commercial development along Logan Street, the mobile homes developments in the area, the mixture of residential, commercial and industrial uses. Other scales 14 of the urban pattern also found in this study corridor are the Consumers Power ,r right-of-way with the overhead transmission lines, the golf course and parks, the railroad, the freeway and the Grand River. i River Characteristics Banks adjoining the railroad right-of-way, parking lots and structures are • unmaintained. The river is inaccessible to the public along Moores River Drive due to private ownership of the river front, except in a small area across Francis Park. There is an interesting view of the river from a look -out point in Francis Park and along a short drive from Waverly Road to Francis Park along Moores River Drive. In the summertime, there are water -sports activities on the river. Park and Open Spaces Francis Park, a major recreational activity area during the summer months has formal landscaping in a small area, natural growing plants and trees and a large area covered with grass. A large portion of this park has picnic benches and playground equipment. Other parks adjoining school grounds have a minimum of landscaping, with some wooded areas and natural foliage. The school sites are adequate with ample open space for playgrounds. Commercial Cluster The commercial structures in the large shopping centers are of the one-story type, fronting huge expanse of unused, paved parking areas with no landscaping. Lighting is adequate. Declining businesses and vacant store spaces, unfinished commercial buildings are characteristics of two of the larger shopping centers in the area. 15 Strip Commercial The structures are generally one-story type, small, with inadequate parking and f a conglomeration of signs, well lighted, especially in the open car display sales areas with numerous buntings, display signs and colored lights. Ve- hicular traffic is heavy while pedestrian traffic is negligible. Sidewalks are wide, without landscaping. Study approach In an attempt to sort out the positive and negative elements within the south- west study area, an analysis of its "problems" and "resources" was made. This was done through visual observations, existing maps of the area and aerial photographs. The diagrams that follow are intended to identify in a general way those problems that are contributing to the visual chaos and confusion of •expansion and development. It is through an understanding of why these prob- lems occur that the prospective developer can anticipate similar situations during the early stages of planning. The identification of resources is an analysis that points out the opportuni- ties within the study area for enhancing the environment. While the resources quite often are obvious to the observer, many are obscured, unrecognized or ignored as development mushrooms around them. It is hoped that an awareness of problems and resources will inspire future changes that can add to the enjoyment of the City. W. PROBLEMS-1 fl, YM,W of N0UstN6 ioNS SOME mm, Sen OCtI`mo*n NG 0. C.CMEIxep 4eML AIONS REA OF l7MMORA-nC*4 D. ItmoSION OF AW MEINTS INV 5`T sw stmae "(t-y ARC► E• POORt_'f 7FAI LE , PARK F FNGH CcKc K MA'TtoN c)FSTr4PcvMMEMC(At- 6• MOFTINED DGMLcfMENT AWMG MAJOIC Ron9 owes GfI cno ecez IAM-) CE T tiSiSHM)RHmD H • NO N5Uc A�ESs 1V��ctVER F� "T I . FNGH LY vlsl" cw;g ftz,6ul CF K(vet . J - 013-= .NAPSt.E 1 MP)STRA- W440 USe K .INCOMPA-r(M LANo USE IN LSTAsw%jeo NW,.HWgtW�ppDp L • MANY VNDEVKDMV CM5 fl"GES i LLCOV-W-IN L5 M. LOW fWftj � PMHEDTfgcT DEVELOPMENT. PROBLEMS •2 •\ 1 ' 1 vry J�. ! Or l_diw r—Vgr,w 1 _I1 � i `r �\ i �! 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CoN- TfIAT CHE CM FIND TNROV6VOJT TEE CM OFLANl51N6 - THEY APE LY FELATeP Tb T} gge d5fW Ro OATec-CPes of wANp ft AN9 A= EASILY c1 AqsIr-(ep w..,g5E v" INVO(.VS.... - 7HE LAND WE LIVE ON (TowNS*M)-.--.IMWAIVXAAOVf.AFCL)Nl>(7,ANSfM- 5 7A"rC I COF*IOCRS) ASS At-L *oMe 5 Aczs TAT �R `iH' SE COM4 SP ). WITH IMS SINIMS CIASS- ►PIoAMCM THE =565 of 5000c)N C� DEAL W 17H ` R E WINE Tf 09 CW41=9 MPA5CERWl TOR W.,A E -T U5E fdVMO SSWY AgEA. IW.UJMS SOAPS w DEs 110LUwt� Pry w�,wM �s � uwi E� �� �F� N�t6ti � I vw Vowme TYOP06Ei T � GK� � o�E UM y Y Vsep ROAMS- - 90nn9 u. O� 15E � S11 IN AN NG i MMSS OF 00L�tJ"ttCC�lf� OMK SPACE • Aa C(eAS$6S MP SIM OF 1N0T-SORT- U" IMP I cw t* poet io l pPvAils �04D INS TUTONA OWNW 5W5. MuGH 110 SpAC.S IS p�r�ServTE� IRS * USW V A M It4WVM OF rM PRwnk.. �..,• TM FATTECZN OF 1 'D t71Act. NaGHBpxecWS.. 7ftot I Dopm Y AND 0IZ6M (Zo"lCN MW Ac VISUAL STAW - R7I NT AN 0 V0 5TE?S 7% ft CAM H%? 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TK C,or-Nm S7096 IN 77 M E DEeD TV BE INAUEQU?r(e ANP NoN ��Pen-n vE 'v Tie i.� ) 'CM STCZKG� 150 Mkt KITS ; 'GROVE 78 INa�SE `Mart kmwri G PP�-ISON 5*;FRNCB... ► 0 A-N0 T�I 6ttT Mope- - THE AuTb�Mfte WAS E5S W(At T ONL y�ouu N Na Y To C-d 5t� 6 �'M M NCo f 0ME Tf fS /IMN`f N s Es . 704AMC; ON THE Comm INcgei*s 'D 10 iE 09 �SS MCAME I.MA77= FOR CoM�`f EVE A9O ISING.., D P�5 W ?Ca FVR THEM Cxr� AN SKvr E t N 7 B1lMPV . ` RYICI NCB OF A � os(Ls Btu GHT wRA I o - IN GONVhNrD-NcES. Tt1 RZ W AN A Y F C06'STATIONS, MUD 5H", Ciro MAXM. PRIVE-rN F*5TAo"TS ��CNKs, Cr,�l�5 ,TF�EATERS ETG , ETG.,, , , AU- COMpETINC7 R7_ THR krO,. nCN CIF M M07MST. 23 RESU�T P. FDt- AN e5TAI5(- 5kW MA12-rZT THA f tAS NOW �� NS�E AP� G eNPRNT V('nN T1 AUTAMDBII SM? MO.CPME rAr I3MAME M ►N&TERABCE WAy OF LIFE. MT14 THE PEVEtC MENT GAME THE NEED 'FOR APP17ICNAL UMM&S IN Tf� FORM d LI6hfTS , �t7Le5 i W f �ZES ..., , I NG(�SG� VERTICQrt, aVAENz CUUr(eg, d$VIOUS A$ wets, VA5 G1eA-rM CoM TIYroN IN S(6NAW--.. • APJAceNT 09 R�"(eo PARKING LOTS INEINGTIS- IN6 SIZES ANp gVAN7(-T1Es.....MORE CU(LBCUTS .... INC9EA5ED �PtPFtc. VOW�Ep,.�N �� � NOS�Fo�(L� S Pr'ND s D I 6_ oevEc.aN TRC— OLTIMA-IaE CRAusNcip. Is To ep-oVIc e -rms C-z5 AND 5wvm5 OE/YM PW E�Y TNS AMP To 170 IT IN h WAY THIN I N"ANCES rffE g DIVING ENV RONMeNT- 24 OVAUAIM OF ar*" W TRN TNT Gq =9 Ni / .. ',/ OF 7RV COPPWX • SS 6r�N w ss M NSs Y Tb "V e( INFM*T(oN." Y a�N%MM OF VISUAL-'Fc�SE�ZS T" Cc?-%FPM &T,fR-o%"q;"vjrm orw:g , WOO= C.F S*NS VZO(oP MINIMIZE AWN I ttDIVIDU�► SI63S Wptf Arta 'i w Cw*ve*- # QZ8WW N IN 5I6NA66 WMLV (NG$SE R00044TY0 AN INC dWED USE cF SWRU AW WorAX655 stets woow N�.P it CAMPY MAN'( M564ass • STAKE S60 W PRXSNMO Tft NI"TTCMS GMT TW ITCp r •wtGu"Po wttr44 ? M n E I �R.ChStSD N �MISStoN'�U�E � cABAst.Nt05T C,i4'!t� IZ t � MID HOW�t lip U bfl T ftX'1UC�S An PAD MXtf CF -Rhs %STI HA%O W COI OT 5 tT TKWFM 5ecaKES m �QuE AND A CaAST� PSAIRPM F a*4 � V D��i MINWUZE TW tM�T M T ft ,ATIEW BrI SS "CIE MAL CWrCW OFCaMMRS IS A 9MLT OF MANI SWEIv s T w t� msr Cr- U mc* is NOT �' CAS T# Pam �R CWFMM Tft �16L1 IN T r IT IS Ip IN M THAT M I IT R�IUS 5 NO CoOI�Toa S Fo�c"srm MOVING Roo MINT IRS GQ°t. j� MAoloti► *LB IS 1) A=MMOPAMS t w r IN A WAI TNT mtNmlws ITS (M rt I 2� co Tpot- J ' j}{/ T CAM ITS Mo' 009 -0 DO MORE FWIP # 25 R& 4 1. TgevwTir�. FLF�ONTs vnurt RXZ-s 1FAFFrc �C-hls sTW-Ct u(oHTs SIU)N 5 �o T4e Amao►L-E IT5 F.AIM� SWVaS PAfZWr46 tors cis srAT OMS DRIVE - (N lift$ MD Err. . puYs•ltN 7MT. THESE Rim TftE TwogAM Atoms aF CA�c�RN TfWT cM,O�T56 F �►D� � W A'TIV R�S�RT� ON fMK FI MN INGr It l ` tiM IWO P 9545 �M Ttts AMJDR FVDL A5 TO Pt 1JED 26 ole Onc L r�rs. TMWO tl r A SMP OF LAW AU* A STW WITHIN ITS PMT cF WAY 15 GIVEN OMt 7b VTTt M CCrAPMIES " piST SUMN OF TFIEfR OWPces EI.EMEN ARC R/�E�Y� �� f�5 Tk�EY 9LEND IN W ITH Tfzm 'WNK5 MD DISPcQQEIR AGOVE TFt6 LEAF GPA'OIES . masS'��sr�n� ��sow U6HT INTETIES ARE MMN'TPdN$? NT Mc% A MAJW 7R*sFoRT ON =E(aoR TRH WME U KELI Rw�w As in 5TPMT WAS w wErim- 7M U77UT`f PDLES RWIKED. S W E NUM6M � A I�TF 'i�,1M�5 " GOA59p..6. 516N tZ PAD Vf pMTRIAN BMA INfga�UT, Mp NEW W( RT(MG `Tr o TIME fog THE MUMM D(LE WAS INSTAcLLal") M..faN STI-T. J(s ne%(t 15 A VI W- CWTIW- o f M (Sc 60t1 Tt NAG A �N�510N aLem TS Aso tmRU� ON Ift LMMAM . 27 V. h-WhSQ.41ford�l Ed .� till A i . 'a -It pl, s �Q �►,�II N "P Am I�l,illlll(I l � lliritl,;! �����!�• wain•• � I _. EN e I- � 13U�rINC-5�s � ��pENDENT U(�N Vs AVW0 1LE " ITS cus - TOMc�s, 6"s N O% # MAJOR TIZANSfOKKNON lPOR . Sl&Me7 CpATE PRODL M- 5 WITMN -I'M XF*IPCK TM V(V ocr Tf PAV� IEs #iTrW ON MIA 114S RCP I IRE TCAfi 6 516NAt-5 M40 OONTMLS . 2.1W GGi1gPe'MIN `(bATRACr C,U51WW LBO FO `tb 5010 6166M AW I5FW M 5JON5. " AE- "$U LT IS Wftco =4FO504 W(VWAE5 W N WZ5V4v( To calN' pCL sn MpPt,EMeNT 9;1&NS. t T' "TO DI5Gcx Wefi GWTIVIiY " INMOVAMON OUT TOplr,am4l ( OF PURPo5E H4P 'DIRE (CN . SyMOOLS cm ee AM E�6G'CI\A � � ft �Iz USE R 5 IMP14 (tit. 13U51 e%S5 0 r 194K5 PARE V/57-Twfw 1r I i ice. u I lI - -5 Kc �-,,�»+"i'' '4 F.., .. .. a •'� r .,.Q •� a9F. C t��� j. P � - Sl it ?t) II h ;a,+Y.u� - S avowo Al _ 7!—P r . -VOL, � AA Imo'• �� r 01c) 1 4 0 t C� op AL— 1 � � m r-XIIS"n MA05rAVIC(H6 CAFS,6XfV%V7DTIE CO"(POA TRAMC, 9+NLOI%ScItMED MOM VIP-W, KssAxtzss OF NtWtO LOT "C-T(CM - %FSSN(NG CM 86 MqB WM4 7MS WALLS C9 EA ft" pLMMP W17H GRASS .4 — ,-M��rz , aM��IIS�� tea. err•..+ ". 6 ��� �.. ,..., .. x... .,, .. •. .Y r ew..rrl,. '�aK-'yam a .r{ �o u yr-�n.Y. GTWT .. r ... ..i .. «. FOR iN=MO8ILa9 GPN 1t scmeWm f" 'T+s STILT wmH caw 1 WPcLI�S P�Io E�R7�I�nnS. 'CIS NG�-P5 ?b MORE G-E�R�.Y DEF►r�� In SET ckh1p FREvtce Tke cwtreig or- (was w 17RtA THE ' ��WINGCrw..p �E �iuAoR..E '�I �HI'iEG� � Of aF� E WMve?t VJ"4 � Tb At' NTtW,-Is. M �iPcLS 4MOR, UC�HTIKG P�HD MERCHP�N1715 MG t71gWtPLt�t�"t(C)N 0f n �qe ITEM5 DOSS (qoT N Ec.E5 AP t.1 I M ate., F } 1 ` k jw C 1 S & 9MTfME5T 9=`f ARC -A M fit* WM ft fY415rcAti E f*W$ w(T N T IE CM NT 6MTM IT5 W OBVIOUS FORM, IT 15 (qrM55AZY Tb SM 'RI6 WK S DMU% THESE 05EGTS IN AN 9Mgr TO ti15COM 7ffe OF 7WZ56 PTAs MAD ARM S TNe P)l "CN TtESE OM� SFPQX-S RAVE W rMIN Tf S MEtCMN6 fta 7MN of THE CITY. MOsr OF T?f COAM OF•URaq4 5rWi- 6reM5 NOr F" LAND 5HORTME 5C F" IS fiMLVXS TO 05E =)F(ep LMP ro rr$ FVLL. MTEWWL, MUCH OF rke PDrall-ITWL U56FUL+Z s OF T44E Opr+.I SPtr= AjrEA► UNM25WI IS LOST WAUSE OF 1 VPu-* kw To 0% 17, q;FecT eLy. 5f�a Vu (T{t (N A CITY OPSW75 oN ITS AB(L.IT-( To Po N.-- `CfI'E wLrN *A) comcE cf NG-w (NTn Tf te {GPM CM SCA?S So THAT V($UA*l. AND SENSUAL (MUef I5 AVMLAqLZ ID T+{E �Pc� P� m D 7z� vr� �av �oNn NU= OF DW E LMc.* AR* Fuwy MC-T. 5FAM5 5MEEN U tr rs eW 'FRG�II A VMZt � MD ACE A6 A gestic-T � 1 �� IN CK19ecOz AND sME. t.MWLT OF MAEM(e WNING. fAf-YS, FLAVGROJH05 15MAC95 ETc. 9 - NKTAkt.- M&AGNTS ttM(NG IAMI-MP veveLcrMEST. 'R(Ve Z5, WA'CeRSRMS 'wSav�E 5t.ofes . S . WN" opi SP?m . 5T ?Awls, WtOt cD TgAcKS , UTIUTV eh*mtNTS A4. I.Elr oVEIZ 09 WAS= LONP. VActNT hots, I//�+�zdeP PMs t.M, ,�i rV . M FNLL?Z Ta Fezc&gIzs ITS THE UXILLNESS Of CAN 36 t VMS S C 4CLYIPEPIl5 RtMBuru�NGsD ,nr,,,, �v) L P�I�'461eaM0 uNOE� (�DTtAn ' �♦ eA ter•. / � i � '1 W qval 55 COM IN MANY DIRW To SK"rp I Pp 017,65 ?B*z l.i ob WftittN A Kai, of VE FAIeK 06 iT, OR tE 7:Het R W M%RHXP 10 IT Ev% IF 7hel LWT OBE IT 37 RPM WHO wvs I R WKS M Thu► Po!� MWLhW t FiRW RstoN pm Am PWW of IT AS ftT OF rtf- NE 600t o i IM2 4.0 J " •ol asp goo, 19-1-1 ,4 , � & V ii WIT VMS Us. laj 38 KVJ W%TANeN P Not�SOW � ORFH WS GbwNZWN NmRft4 CUPO NGTWAN fm win 7* � faRM PNDdPtNTA66 OF Y6WrOI LION M* N6S . �Pl 4 WWL &W-JTSW*S Tb 00 AS CUM O ENCODW�EW Of Ofth 5fXE L(t4KWS oil IJG 0 62 �-­ U- GOO WX FAR OffOMITIE-S fq- We?As�iEM� WNW-5 WD TH SS - no] D tb s • NkvgN, Wj6,1NG VXI)QWTep "MECt.E (S NEM FM " 7 t aw Cif ft AVP NAWPt W=Lort #6 PA'R't' OF TR5 c©MMUN(ty DEN SfACS. DNS 50outPG PEE Wt4S SD AS Tn M(NIMlW MONA( OF 'TAG NMUKAko tNw*T(oN Aw* 7Ht WWaVW Ms. IN'tEtZtDl2 OF AAWooDLOT�U�. H'� Tb P��cT 17�E 41 4W IF pr- k Jo Z-11r"2 g A? At 1 11 mn p j7 f XtL Al .1 T rY 00 0� r^,JVQ fr> R rAfquKpn- W= Of"*& "Ki Of 12 .00-AAAAISL li-Al IICr— VlArl ram.. A -A .. IAm r ' TOWNSCAPE TMNSWIF • SM714WCOST STU pY PLEA 05W IN -RS M415 'T OF TN1S STUDY 6 THE PATTERN OF tzE51DEI`ITUd.MaCrMENT `MT WOLVES IN kN URM P WA. IT, IN FACT INOLWE5 C P-9190 ZS MV 44 ` CZ, W CONGE i7- cT s 0 Tf S ,9fwrtcS OF (LE51'DgTrpd• 06 4ADS. vim h%e, OF MUR ,n VE5WT04 OF Au.. N aLMS AS 7W LEAVE TTHE OW SEWeM `rMT M4* T 7K Ql1 A5 A wOe .Tf IE orI S7Eva= (Nm A IOUCAL ON OF NCIOWW XP A?r:�16 T#(r W-#4ME STD' % DES C - UMN4 - asps KIZE WFLUENCM 131 VAKIOUS FAMM CMG Ind., fWS(CPL. WP ERS I LG A4f MS ETC -) `W.56 EAICLIER ORDAN DIVISIONS 9er TKf PATrWN fM RMXEGR A-N AHD cLASS I r-PAT(ON OF N ER,MOR T N IW=Has. 7RM CAN EW DEFtNEO A5 }7%WWSs -inl it it l " ....�-��,' i ( � so i foov— .. , �ma#m amoc Y Qmw wx -05 SWs TIME ARP Is R wW -Ib TA MOBS Coon nW SEAS , r F(eD pY Wts OwEtuNG5, LOW17 rry, low. FOGS %d IR5 Is TiIE A' ` wrD CA *ly IS �Ewor-IL-Y Rest' WAR, NUJ S�sDIVISIGN f4ElQftKHaZ OEV s w+tcc*{ �crtE 571u. MW.v-rym pep � ' APE �aF ti1N�NCyS, W�TN Nge: S N1rc foR7HEMOST PtWT FKZ ` Re STREET. 44 AA Ile ZZ 17 4-1 -lr4r 'Sd�:-TlV%MP'A d.V- lftb wrc=75 IM T"Me AFM^6islxem ruvvl Lo OF sHmme. W"Ll 0q90 Bs , 64�m "4;*6 eNOJ&H 7 MIUPE AM 1PRESM IN NCA4",( ZNSISTERLY OW #NO Sim (l� IN 5 M'T W(off"M A%6 MW= To TEE N IKIT:*(9TY. A 9eNSEAse op KJC-�fje :svftisKr IN lieIVAS WITH newft evvw. r.--rr- 1 e-_ LFA�L%4 op- R k a 4 OF 7, 'r. , A ­1A VLF M TNCiR AWTS �bwvm I mm4F T�m ASS tiA+VE WERE WMEMS-THE f 005ES *MIZ WELL MAINTAM IN 5aME AWz &, ftE i?FT IV DETMCRATE Its Mf MS - M�l HAVE 5i &Az= UQ ME) AD IED. M66-S IN 7RE SMI AL, Rj,,,er,,28 OF ThtESE NSYSAi30t ft6bm RAVEwveq iEC oWN TIME iMTMY peH } ELO +`(EARS MD Tj+cS LOSS %oWS UQ IN Toe ATT(TUOE 'MT n:SIO" HAVC- FOR THE H005E5 -NE-Y LIVE IN - -%5 PWBLeM,-r`IPKAL OF MAtV ImNER-or" AREAS, MAW Fit. cm BE rzo vw o4i- I BY GO/AUTE M57J UMCN ..... A FRESH STA9T RANI TffE C*;ROL)Mp' L)P. T ARE tbwL-VFR 50 MANY Cab FEhloms IN T+tC-$E taiRw THAT II` Pw6T(C CHANGE IS CokL e foR THE G= {EAZURES - 4w, HOULfl PEE SdK-)HT OUT Mq P fRE WNeD W r Dc NEW aoPMeNT eoI * %ILT-of ' Amt4c) Tf tESE FEATU ICES . d N 'dc i t c 1 A �-1 a \A av I WCVC- IK umuc uses mo me% S- -NPIGA L tHmwetTY px&g MO A P)OCS ors WIT O#'16 st 'TizG-ES O)m CUTS MO MMZ $At.VAt6C- A5%WfS 0 ,E..� INF1u. CF NEW VDUeCbPNIENT Nou506 CM or.Al�fi TN'G USE 49 RMHDPMENT... s "•- � _ .1�' G `� r� gip. �ss. Fomq �f OM„,%f�Xe, INS.D c?f: 141 p, v-rple:wtt y b$rf, %oay 0m(Tl W I m �-TeEzr UTI NLe f � _ w COULD m jt yr 08 SUG�N A I6CAE GF I MPI ONSI NT ITS •• �N`i� HOUSES ? N W IMN GI 5�N I '1� A MY, T� AT t� RVaIM T Cif 0A7104 PHEW R I Govw 0E FeWWAMM Im so A NNER W � 7M HEW F Cam► �I �RI�P�cN 5 PtNNpPRIVATE G(Z .. Ailoss. IW fbis(NG coup BE UNDER �°�tivE ss�u CO6 IMiuM �P rc� Pis Cd.1c,o De SMA RV 5Y A tt, • 50 �� oc.� N�;�GN w 7FiE mac. rrl of E + ► ovicost. 0c6 s AND W�tM TIME �I�L S;TmC ge � • MW NI�G,�rf4'ONN W ?1 Sl6NIPl�rIT• STEr5 �I.V Ee '�� By C^960?5 0lz (N DI V (QUk S 1b STRr-NGTHa4 T�i� gENsE 11 11 So Nf�55,AgY FOIC f WTrvi Feslt7Ewroi- ENvI�or1- W:-O°e.o �iiitiivr,� nOF,R • 3�'jnjPAL. K55MTK,, -T05 � � ,�lf . 1 ' ' 4° A �EK OF rZMPENTK CAGY THAT =URs f N POCG ES THFOWCVr TK- c MY. THE RFbS lLW5Tr.AT(NG VfS SWE6T f 5 TAT T 5066e75 �lr WAYS OF CREA-rVG c"ATOcT R iN 7* NEWER SI 7W/V61DNS , TRS-56 A� S%UE AS ffiMet-5 FOR Rime e tious to G"ow , "Thy Ate HumAN Y, IN 7HEI R SSE AND O�E?AtUI Ne , `�. � , 52 i h&L `jam PPL, (ZC-9WlA IL, -PA NWt CTP6 kjL Tw MTrNTV" " A"WW' McKOA O" OW (RONMENT. IT'S E57'MU 5WD cMT4vlEft is Art ABET TO 'RI; M(MM(At. MzIN6E5 OF A CANlIV4UNIT1... M UN FVgUOTE Wft5 cK Is -Me DM(L (ZSIIC N TMT CMS TO 6WWAWI mail IN reE A ►5 , , « . w R40RMION OF '9TRU CruM5 ... } CGOM0IAVm CF OEMs .,- -- UM (, * OVE960O M WrM WEEDS ETC• MINIMAL ON7POLS AC*AST TMS P?TefWW(0tA WILL NAP To OINTMN THIS fM OF W perATIAct, AMA h5 h %'A' O 0.0 iWSIN6 PE50� f. THE COMMUNITY. 6 53 MaWMOA OF 1 -r OSVIC MENT 6/ f 1 l Ext57tWc�G�ROg s oSr �T� �A at�hRE �Cr-�TO Tfi� GULiIVPrrt.'Du+A�"fE2fl'* R��L ENVitoDNMENT sit�Uef( tcNnN OF MODERATE 1ifiWSINC�ChN'fl£ INTU EXISffN6 NL�bH'PJqtF%CWS OF 7fN5 i4QS U1I7HOut'RpKptL VISp/K, 19MUSION- 7+PE SfQ�'ES. ChN N'EcP To ` hI.E t�DUJN Tf1G New 54 r�t�ot otrr 'C use + 1 tm New r�►rNA ~rj oN'T' h 6'N6�-�oNM1xN Ti•It5 DEV�G.- 1' kf�s j-RMIeUt.TUt, t,Ptt� T 5� Vu�DeYoIfD V� PCTtE. I • IS NVr ONL-f �u>z TkTw �',�(L rR�GGS WN1CN IS NOT VNLr( F��N6merrrs MIRES TiM� TD MA '-tY• .tfV T INTs 7K- m" D CT kN OVef�- 1 co 15t1� �tG551 1 OPS oTM-R 5IN6LZ E UNIN �C , S ftf� 1D. UNIFY 13 f0W5K� 4G. „ `( ,, U-rIL n(N •TF�N*sl CGNTINUWST%Mt4C7&*SSSShSWVU.-,AtSAtA,O SS IMILPjtme*•5 OF MaM 1�c� HDU AG •Cum , ';;ram•r .. '• ! OWN , ►Za � ;_ /ice ' � � .. s i ✓IR�>I Ttal� � t -'-- ... �. 'A�i . .� -e_ .. .. ,C�4J,` �t/•. � III �.. 7 , i i I 1 55 w QW-1 ME • --ffivorl, fro, 41TI! �hmo I rl�j mow• - ' 1 CENTRAL CITY CORE The decision was made to use the core area as a case study, for this report. It is totally unlike the southwest study area in that.its•uses are more easily identified and categorized. This characteristic, while establishing a method. of evaluating the•cent"ral city core, compounds the problems of unification. ' identifiable in the core area are these uses., ■• Residential ■ Government, city . •4 Government, state. • ■ Commercial, urban r 0 Commercial, strip r ■ Parkland, general ■ Parkland, river. a _Industry - ■ Transportation corridor, freeway Transportation corridors; general As expansion occurs within'the core area it creates either overlaps of uses or sharply defined edges 'where size relationships tend to conflict visually with one, another. There develops a blurred distinction between places and spaces and a y visual inconsistency along existing land use edges and transitions. The core area as previously defined is_a combination of environments which compete for valuable land. On the one hand the urban°core contains the hard paved spaces that are required for masses of people and cars. Coincident with this 'is the residential area, clinging to its early pattern of -small lot development. These opposite land use types become an awkward part of •• the core and threatens to engulf it. Compound this with the obvious prob- lems of the automobile circulation, storage, control, etc. The answer seems to lie in the handling of the transitional spaces, the rights -of -way that.for the most part separate land uses.. i y ' As an•approach to •recommending solutions in the core area, an analysis based upon "problems" and "resources" was made to better understand the pitfalls and oppor- tunities.that future generations can profit by. Following that is an evaluation ' of the primary land uses that'occur, in the core and their impact upon the area: s 59 Land use = cOtTJzft. 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Ate WIMtA Ift C,eNTF�AL CrN � 41 J 1 it , • tip" G � • • ♦ s FOCAL. -fnt4r FLROU Hame-5 WMOMAL nF TpaE-5 Arm CoMss ..., I WN t: NOWS Cr f It06t-USS .: - � • �'�(5 �'bcIK. - NT AND , a SENSE OF E'u�GE � • Sc Rau G HoMS5. • F A * NC�'�5 OF OO q4 - • NEIGH - . . - C�I�IPrL CttPrR� - P TNT �crty cols 1 •t '•v,+. s . t. �'• Y ,, u y� 1 y 1".3 i 1 :1` t•t. y.: ., I � .,. mod 71 00 • � ,. + v M ''•�K . .•"".yea'. "� • `I� r. � ���' � _ � q a� • l l 1 1 �y f 51 •, . N� J 1 « � r ,. ��p a.'' 1.1 a .. 1. 1'{'CY '�n� .�Ii�.i •..�.t/j���� �; t "N ~ 1 ' f * •I, , y � �1j'•' 1 � � A k. � i� 1"f .1 4f � i .Fi a= 1 ✓ [ , a j h t • R NSA TO ;�' • nri ol ago s `y �,• was F. 1� ! '.,� jji�i ► Jim -i' f �/. a `� .. ITik �'�'►� 11,�� ►r`� '� ►e'� Cv _�`•-��r�,�! !q ,r�l' ��Jlr�� y i/i• a Iwo OW �\ � ���r�� I'�T`�•�all � �'��r�. i' ` �� /� "��/,si.l� 4 '/ - � _ �_ ' +��► " tom. ''�® 1� , 7• >�� - ` It i %�/ �� / Ir i �►=�- �ss L�� Ways and Means Recommended Means for Implementing Urban Design Techniques The following is a listing of the methods which will be utilized in the conceptualization and application of urban design techniques within the City of Lansing. This is not to be considered a complete listing, but rather the major tools by which the public and private sector can have significant impact on the physical development of the urban area within the basic tenets of the 1960 Lansing Master Plan. A. PUBLIC Capital Improvements Program - Historically, municipal facilities and services have been provided on a piecemeal basis as the need arose and as the pressure sufficiently increased for action. The capital improvements program system is a logical programming of public facilities expenditures to delineate municipal policy in regards to long range physical development. The Capital Improvements Program for. Lansing covers a six -year planning period and sets a project priority rating for each phase of service that municipal government provides, i.e., parks and recreation, streets and highways, sanitation facilities, etc. It is the purpose of this Urban Design Study to impact that programming process with specific environmental considerations. Zoning Ordinance - A most important contribution to the future development of the community is the adoption of the new zoning ordinance which is now before City Council. The existing ordinance and map has been amended E1% f so often that there has developed over this period an inclination to zone on the basis of day-to-day legislative decree. There is no longer any relationship of zoning to a comprehensive plan as required by zoning law and it therefore becomes difficult to achieve a necessary stability. In addition to the above reasons for enacting a new zoning law the 3 existing ordinance is dated and does not reflect contemporary planning principles such as site plan review, architectural controls, landscape requirements, cluster housing, etc. We therefore lack the principle legislative device for shaping the urban environment. Mapped Improvements Plan Ordinance - A Mapped Improvements Ordinance would allow the city to establish, f on an official map, the future boundaries of streets, ways, parks, playgrounds, and other public grounds, and provide that no building, structure, or other extensive improvements shall be erected or placed within the lines as shown on the official map. Properties indicated for acquisition would have to be obtained within three years or the City would forfeit the reservation. Advance reservation of lands needed for public use would ascertain that lands would be available when and where they are needed. The acquisition of needed lands would be programmed in the six -year Capital Improvements Program described earlier. 7 The Mapped Improvement Ordinance is now being considered by the c Ordinance Committee of City Council. 87 C Subdivision Regulations - Lansing has just recently adopted subdivision regulations in order to more effectively control the development of residential and non- residential areas. The purpose of establishing such regulations is not to dictate or achieve uniform subdivision layouts, but simply to establish the minimum elements of style, character, and form A that will preserve the health, safety, and welfare of the community. Because of this, such standards will not necessarily guarantee good planning; they will just minimize poor planning. Better subdivisions will result, as always, from the use of higher than minimum standards and personal design innovations in street, lot, and block layouts. It is hoped that by critical application of the subdivision regulations at the municipal level, various innovative design considerations can be incorporated in the developing areas. Historic District Ordinance - Public Act No. 169, State of Michigan, enables municipalities to promote and ensure historical preservation within their boundaries. To accomplish this objective the statute -provides a means for identifying historically significant structures, sites and landmarks within the municipality, and sets forth the legal mechanism and procedure by which the municipality can help preserve them. The principal functions of the ordinance are to establish and specify the property included within the historic district or districts, and to recite the substantive con- siderations and procedural safeguards to be observed to help preserve c the historic structures and properties within the district or districts. The Above mentioned Historic District Ordinance is now located in the Ordinance Committee of City Council. 88 m U t Capital Complex Control Zone Plan - The control zone plan is an agreement between the State of Michigan and the City of Lansing which defines an area bounded by I-496, Bartlett extended, Shiawassee and Capitol Avenues surrounding the present and contemplated location of the capitol complex according to the Master Plan. The control zone plan contains the detailed descriptions concerning the type, size, height and use of structures which may be constructed or not constructed within the control zone. Revision thereto shall be valid only upon approval by both the Division and the Lansing Planning Board. The State of Michigan, in conjunction with the City of Lansing, has retained the firm of Doxiadis Associates to further specify what the control zone plan should consist of. In November of 1971, the preliminary study, now called the Central City Development Plan, was released for initial feedback from the two governmental bodies. The essence of this proposal was that it was responsive to the needs for capitol expansion yet also recognized and accommodated the social and human needs of the adjacent residential community and central commercial area. The state and the municipality are currently selecting new state office building sites Bicentennial Park Proposal - The nationwide celebration of the American Bicentennial in 1976 may find Lansing representing Michigan as the officially designated com- memorative urban center for the state. The State Bicentennial Commission A. is considering Lansing's proposal which has as its theme "that the park be designed to unite the man --made environment embodied in the Grand River and that it complement and promote private and public investment in the area adjacent to the park. The park, as presently conceived, `; encompasses about 130 acres, bounded by Saginaw, Kalamazoo and Cedar Streets and Grand Avenue. Main elements of the complex would be located in about 80 acres of the proposed site between Saginaw and Kalamazoo Streets. About 800,000 square feet of structural floor 6 space is planned. The major building is the Bicentennial Pavilion, which would span the Grand River just north of Michigan Avenue. People Movers System - A People Movers System, planned in conjunction with the Bicentennial Park celebration is under study in Lansing. This .proposed rapid transit system c driverless, electric -powered, computer -operated vehicles operating on an overhead guideway, will serve the state i governmental complex, Lansing Community College, the central business district as well as the Bicentennial Park complex - This proposed People Movers System in Lansing will be part of a proposed rapid transit system under study connecting Lansing, East Lansing and Michigan State University. Construction and development costs will be financed through state, federal and local funding, if approved. Utility Company Policies Based on the Lansing Subdivision Regulations, underground electrical t and communication distribution systems shall be placed entirely under- ground within private easements. This represents a new policy by the Board of Water and Light and must be considered a very positive aspect in the implementation of sound urban design principles. .N Waterfront Development Board - , The Waterfront Development Board is particularly concerned with development i along all waterfront property within the City. Orderly development, a, prevention, reduction, and elimination of blight are the primary areas of concern. To accomplish these, the Board is charged with developing a land use master plan for this waterfront property. Control of private development on non-public waterfront land is gained through review of all waterfront development proposals. This Board has sign off powers over all building permits issued by the City for construction on waterfront land. No building permit shall be issued until the Board determines that the construction conforms with the waterfront land use master plan and that adequate measures will be taken by the builder to assure the aesthetic development and/or preservation of the waterfront. B. PRIVATE Washington Square Coalition - A group of businessmen, professionals, property owners, store managers, city government officials and interested citizens, have formed a coalition to spearhead improvement of the downtown area. Interest generated from this and other groups has lead to the establishment by, Lansing City Council of a special assessment district to develop the Washington Square Promenade south of Michigan Avenue. The plan for the promenade envisions a pedestrian, tree lined walkway, featuring spacious plazas with fountains and sculpture. It is hoped that this private effort can have significant impact on the future , development of the downtown area. E011 Lansing Bicentennial Committee - The Lansing Bicentennial Committee is a citizens committee which is t preparing Lansing's proposal to the State Bicentennial Commission for the 1976 national celebration. Lansing's proposal involves a park complex adjacent to the downtown area and the Grand River. r. Lansing Fine Arts Council - w The Lansing Fine Arts Council is a group concerned with the continued development of the fine arts in the Lansing area. The support of this body could he very helpful in communicating the importance of urban design considerations throughout the urban area. Neighborhood Citizen Groups - The following list of neighborhood citizen groups could have significant impact on individual property owners within their geographic area con- cerning the recommendations contained within this report: 1) West Side Neighborhood Association 2) North East Street Citizens Committee 3) Forest View Citizens Committee 4) Various Model Cities Citizens Task Forces 92