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PHYSICAL DEVELOPMENT PLAN
j� Neighborhood Development
i
Area 1
LANSING MICHIGAN
JUNE 28,1976
ACKNOWLEDGEMENTS
1 The Physical Development Plan for Neighborhood Development Area #1
was prepared by the Lansing Planning Department and Citizen's District
Council #1. The preparation of this plan was financed through a federal
' grant from the Housing and Urban Development Department under the Housing
and Community Development Act of 1974.
We wish to thank and acknowledge the following individuals and City
Departments and Agencies for their assistance in the preparation of the
Physical Development Plan.
Mayor
Gerald W. Graves
City Council
Louis F. Adado William A. Brenke
Richard J. Baker Jack D. Gunther
Lucile E. Belen Robert J. Hull
James D. Blair Terry J. Mc Kane, Mayor Pro Tem
Planning Board
Merle Barnhart Emly Horne
Gordon Cornwell James Nelson
Richard Gaus Edward Remick
Sr. Juanita Gonzales
Citizen's District
Council #1
Mr.
Anthony Brown
*Mr.
Walter Kron
*Mr."Gregory
Byrd
Mrs.
Edrie Findsen
Mrs.
Rosa Chinn
Mrs.
Ocie Hall
Mrs.
Beulah Cross
Mr.
Boyd Lewis
Mrs.
Bernice Davenport
Mrs.
Jean Ruffin
Mrs.
Lela Eaton
Mr.
William Smith
*MP.
Clyde Henson
Mrs.
Mattie Taylor
*Mr. Lawrence Hinton
City Departments and Agencies
Board of Water and Light
Building Department
Finance Department
Fire Department
Housing and Redevelopment Department
Law Department
Office of Community Development Management
Parks and Recreation Department
Planning Department
Public Service Department
Traffic Department
*Resigned
TABLE OF CONTENTS
1 Page
I. EXECUTIVE SUMMARY 1
II. DEFINITION OF TERMS 3
III. INTRODUCTION 4
IV. COMMUNITY DEVELOPMENT GUIDELINES 6
A. Federal Development Objectives and Requirements 6
B. City of Lansing: Development Objectives and
' Requirements 7
C. City Needs, Area Designations, and Proposed
Results 8
V. NEIGHBORHOOD DEVELOPMENT AREA #1: AREA PROFILE 11
A.
Geographical Location
11
B.
Legal Area Descriptions
11
C.
People in NDA #1
13
D.
Land Use
15
E.
Housing
24
F.
Public Facilities
29
G.
Environmental Conditions
31
VI. NEIGHBORHOOD DEVELOPMENT AREA #1: PROPOSALS 33
A. Physical Program Recommendations 33
B. Estimated Physical Development Program Costs 48
C. Future Land Use 50
D. Physical Program Implementation and Relocation 57
APPENDIX
'
Exhibit
#1 Neighborhood Rehabilitation Standards
Al
Exhibit
#2 Estimated Costs
A6
Exhibit
#3 Rehabilitation Loans and Grants Program
All
LIST
OF MAPS
Page
#1
Neighborhood Development Areas
10
#2
NDA #1 and CDC Area #1
14
#3
Existing
Land Use
17
#4
Zoning
19
#5
Street Classification
21
#6
Land Use
Surrounding NDA #1
23
#7
Property
Acquisition - Structures
39
#7a
Property
Acquisition - Parcels
40
#7b
Property
Acquisition - detail
41
#7c
Property
Acquisition - detail
42
#7d
Property
Acquisition - detail
43
#8
Proposed
Sewer Construction
45
LIST OF MAPS (continued) Page
#9
Proposed
Street Resurfacing
46
#10
Proposed
Street Lighting Improvements
47
#11
Proposed
Water Service Construction
49
#12
Future Land Use
52
#13
Proposed
Site Development
53
#13a
Property
Disposition - detail
54
#13b
Property
Disposition - detail
55
#13c
Property
Disposition - detail
56
#14
Traffic
Circulation Changes
58
I • EXECUTIVE SUMMARY
The Housing and Community Development Act of 1974 has provided local
government with the opportunity to concentrate rehabilitation work in
selected blighted areas of the city. The City of Lansing is considering
four areas in old sections of the city for major rehabilitation activities.
The first of these areas to receive treatment is Neighborhood Development
Area #1, located on Lansing's west side.
NDA #1 is a residential area with 837 persons residing in 284
living units. Most of this housing was designed for single family
living, and the majority is still single family. Only 22 structures
now contain two or more living units. And only two commercial uses
are located in the NDA, a beauty shop and a small printing shop.
Most of the housing was built fifty or more years ago and,much of
it now contains structural, mechanical, or electrical deficiencies as
defined by the Lansing Uniform Housing Code. These code related
deficiencies along with many neglected maintenance items are indications
of the deteriorated condition of the neighborhood. In addition, many
of the public facilities in the area are old and have become deteriorated
or outdated in recent years. Both the public facilities and the private
properties need a considerable amount of rehabilitation if the neigh-
borhood is to become a viable urban community which provides decent
housing and a suitable living environment. The development plan for
NDA #1 has been designed to provide these things by detailing the
needed improvements and emphasizing the cooperative role of the city
and the private sector (both homeowners and business) in implementing
changes in the area.
The City will implement all improvements to upgrade public facilities.
Costs will be assessed according to City policy and will be eligible
under the loans and grants program. These improvements include: sidewalk
replacement where necessary throughout the area, separation of storm and
' sanitary sewers, curb and gutter replacement and street resurfacing as
needed, replacement of obsolete water mains and old water services, install-
ation of needed fire hydrants, construction of handicap ramps at all inter-
sections, upgrading of street lighting, improving or eliminating alleys,
modifying street circulation by closing Lenawee to through traffic and
changing Washtenaw and Kalamazoo back to two way streets, eliminating a
' section of Birch Street which is not adequate, constructing a pedestrian
pathway and a small open space, replanting street trees where needed, and
increasing vector control throughout the area.
Individual properties will be improved by offering low interest
loans and/or grants to all homeowners for the purpose of rehabilitating
the 229 eligible structures in the area. All structures and their sur-
roundings will be required to comply with the City of Lansing's code of
ordinances. In addition, those participating in the City's loans and
grants program must comply with the neighborhood rehabilitation standards
for the area to the extent that can be supported by loans and/or grants
under the residential rehabilitation loan program. These improvements
are related to appearance as well as safety and are also eligible for
funding under the program.
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M
In addition, 27 structures (26 residential structures and 1 commercial
structure) and 6 vacant parcels will be acquired by the city to correct
problems of overcrowded parcels, make necessary public improvements
and remove structures too deteriorated to rehabilitate. All persons
living in these structures will receive full relocation benefits as
established by the city's relocation program.
Cost estimates which have been assigned to these proposed activities
include:
Acquisition $ 422,020
Relocation 216,500
Rehabilitation (through loans and grants) 1,125,000
Public Improvements 1,036,400
Reserve for Contingency 370,650
TOTAL $ 3,170,570
The City of Lansing's Housing and Redevelopment Department will be
responsible for the implementation of the recommended programs with other
city departments, financial institutions, contractors and homeowners.
All implementation is contingent upon the availability and continuation
of federal funding as planned.
This development plan has been designed after consultation with the
Citizen's District Council, in conformance with the city 's Master Plan,
and in accordance with State of Michigan Public Act 344 of 1945 as
amended (Rehabilitation of Blighted Areas Act). Act 344 was established
by City Council ordinance as the authority for formulation and imple-
mentation of the development plan and as the guide for citizen participation.
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II - DEFINITION OF TERMS
1. Citizen's District Council. A citizen's organization which
consists o persons iving in or having a substantial interest in'a'
Neighborhood Development area. Each Council shall serve in an advisory
capacity on all phases of the Neighborhood Development Area Plan formulation
and implementation as established under authority of 1945:PA 344, State,
of Michigan, as amended.
2. Code Compliance. The correction of all violations of the Lansing
Uniform Housing Code.
3. Community Development Plan. The plan developed, and a's'it maybe
amended from time to time by the ity of Lansing, which identifies Community
Development needs, demonstrates a comprehensive strategy for meeting those
needs, specifies both short and long-term community development objectives,
and which describes community development programs. -
4. Lansing Uniform Housing Code. An ordinance which provides —-
minimum requirements for the protection of life, limb, health, property,
safety and welfare of the general public and the owners and occupants'
of residential buildings.
5. Neighborhood Design Characteristics. Those features of an area
which are peculiar to it or are particularly identifiable, such -'as
.,architecture, street layouts, landscaping, etc.
6. Neighbhood Development Areas. Those areas which are designated
for housing major rehabilitation, preservation, or acquisition and clearance
in the Community Development Plan.
r 7. Platting. The partitioning or dividing of a parcel of land
which is recorded, mapped, and charted with the County Plat Board. Replatting
is.a process of changing the boundaries of a recorded lot.
8. Rehabilitation Standards. Guidelines for interior and exterior-:,
improvements, of the,,physical condition of,the' individual housing units�-and
"the` surroundi ng - area,' beyond the �acti'ons',--requi red,
to' comply{ wi th`'thel :'
Housing Code. r3:1L01
') 9. , Zoning: The dividing of 'the' community unto` 'di,stri�cts= ji n- order to
U.regulate 'With,-thes'e I di stri°cts the use 'of 1 and-, the use of rstructures; =4 v .
qhe height of buildings, and the area! of buildings in order to" protect
he,general�welfare of the public.
I 3_
III - INTRODUCTION
Congressional adoption of the Housing and Community Development Act of
1974 opened the doors for local governmental management of urban problem
solving programs. Federal government dollars were placed into local hands
in order to provide cities with the incentive and the financial support to
develop ". . . viable urban communities, by providing decent housing and
a suitable living environment and expanding economic opportunities, principally
for persons of low and moderate income."I The details of administration,
planning, design, and implementation of the program were to be initiated
locally.
On May 12, 1975, the City of Lansing adopted a residential rehabilitation
strategy for its Community Development effort. The City also adopted Public
Act 344 of 1945 as amended (Rehabilitation of Blighted Areas Act) as the
legal authority for formulation and implementation of a development plan.
In conformance with the City Charter, the City Council was to act as policy
maker and the mayor as the chief executive and administrative officer of the
program. In addition, the Office of Community Development with an Executive
Assistant to the Mayor was created to manage the resources of Community
Development for Lansing. Other city departments and agencies were designated
to formulate the plans and implement the programs.2
In accordance with Act 344 and federal legislation, a citizen participation
component was built into the plan to insure public input. Citizen's District
Council areas surrounding the designated Neighborhood Development areas were
established to give larger areas representation in citizen participation
activities. The Citizen's District Councils, which consist of both elected
and appointed persons who live in the District Council Areas or the Develop-
ment Areas, are advisory boards which review development proposals. Consul-
tation with these Councils is required before any final development plans can
be adopted by the city.
Lansing's rehabilitation effort will be focused in specified areas of
the city. These areas will be chosen on the basis of defined objectives
which will be detailed later in this report. As designated Neighborhood
Development Areas (NDAs), they will receive the major'portion of the Community
Development grant. Before programs can be implemented in an area, however,
a complete development plan for the NDA must be approved by the Lansing City
Council.
This document, the development plan for NDA #1, will detail the objec-
tives of the Community Development Program in Lansing, the existing features
of Neighborhood Development Area #1 (Westside), and the plan which has been
formulated to improve or solve the physical problems of NDA #1. Since this
document is primarily a summary document of findings, many details have been
omitted. These details are on file in the City Planning Department and are
1Housing and Community Development Act of 1974.
2City of Lansing, Council Proceedings, Ordinance #389, May 12, 1975.
3State of Michigan Public Act 344 of 1945 as amended (Rehabilitation
of Blighted Areas Act).
'SW
available for public perusal upon request. In addition, a separate document
will be prepared to explain the social programs developed for residents of
NDA #1 by the Human Resources Department.
It is important to note that the Community Development Program is a
partnership arrangement between the city government, the federal government,
and the people living in the NDA. The federal government will provide the
programs (after consultation with the citizens in the area) and the citizens
who qualify will receive loans and/or grants for rehabilitation purposes.
In addition, the city will support the selected neighborhoods by upgrading
public facilities in the area. All implementation is, of course,contingent
upon the availability and continuation of federal funding as planned.
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IV• COMMUNITY DEVELOPMENT GUIDELINES
The Housing and Community Development Act of 1974 has been designed
to address the problems associated with the growth of urban blight and
the deterioration of the urban environment. The major focus of the pro-
gram is on physical development activity (primarily housing) with a supporting '
social component tied to this activity. The legislation provides a new
framework for allocating federal housing assistance funds and linking
housing assistance to a local community's comprehensive planning and '
community development programs. The program consolidates existing urban
renewal, model cities, neighborhood facilities, open space, water and
sewer, and public facility loans programs to enable a coordinated local '
effort to improve the urban environment and extend housing opportunities for
persons of low and moderate income. Both federal and City of Lansing objec-
tives and requirements for the Community Development program are detailed
below:
A. FEDERAL DEVELOPMENT OBJECTIVES AND REQUIREMENTS'
Objectives set forth in the national legislation are:
- Elimination of slums, blight and blighting influences.
- Elimination of conditions which are detrimental to the health, '
safety, and welfare of the community.
- The conservation and expansion of the housing stock.
- The expansion and improvement of community services and facilities. ,
- A more rational utilization of land and other natural resources.
- A reduction of the isolation of income groups within the community '
by increasing the diversity and vitality of neighborhoods.
- The restoration and preservation of properties of value for ,
historic, architectural, or aesthetic reasons.
Requirements are: '
- Emphasis is on residential rehabilitation.
- Programs must be aimed at maintenance, revitalization and stabiliza-
tion of blighted, deteriorated and deteriorating neighborhoods.
- Emphasis is on meeting needs of low and moderate income families '
and individuals.
- Consistent short and long-range objectives must be developed within '
a five-year plan.
'All details were paraphrased from the Housing and Community Development ,
Act of 1974.
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' - Project plans must comply with National Environmental Protection
Act regulations.
- The citizen participation plan must be part of the Community Develop-
ment Plan developed by local units of government and must be made
public.
- The citizen participation plan must include the establishment of an
organization or process by which citizens can:
1. articulate their needs
2. express themselves regarding proposed projects
' 3. assist in selection of priorities
4. participate in the development of the Community Development
application according to a timetable developed by that unit
of government
- Allocations must follow normal City budgeting procedures.
' - Applicants must prepare an annual housing assistance plan.
- Social Service programs must be integrated with physical develop-
ment activities. -
The City may shorten or lengthen its program year to expedite the
activities it has undertaken.
- The Community Development plan may be amended to contain new
activities during a program year.
' B. CITY OF LANSING: DEVELOPMENT OBJECTIVES AND REQUIREMENTS
1 City of Lansing - Objectives are:
Long term City wide objectives to address identified Community Develo�-
ment needs as adopted by City Council resolution on December 9, 1974,
are:
Category I (Top Priority): Improve Structural Condition of Homes and
Other Buildings
Category II (Eligible for Funding): Increase Housing Opportunities,
' Community Service and Facilities, Health, Life and Property.
Category III (Supportive Funding to Implement Categories I and II only):
Reduce Isolation of Income Groups; Historic Preservation.
1City of Lansing, Council Proceedings, December 9, 1974, p. 1060.
- 7 -
C.
Requirements:
Several areas within the City are being considered for major rehab-
ilitation efforts. Those currently being considered are outlined
on Map #1. The majority of the funds will be channeled into the
selected Neighborhood Development Areas (NDAs) with a much more limited
program available in certain areas outside the NDAs.
Rehabilitation programs were to be developed to upgrade the housing
quality and the environment of the areas. Programs were to alleviate
health and safety problems through rigorous enforcement of City of
Lansing Housing Codes. In addition, Neighborhood Rehabilitation
Standards, developed by the City with the cooperation of the CDC,
were to further upgrade the structures and their environment.
In order to achieve the above objectives, City Council adopted a
resolution on December 23, 1974,1 which established that the
". policy for Community Development shall be a containment
strategy that attempts to arrest deterioration and blighting influence
in residential areas that are worthy of preservation."
Some of the major activities eligible for funding under the City's
containment strategy are:
- Acquisition of real property;
- Improvement of public facilities and services;
Code enforcement;
- Clearance and rehabilitation;
- Removal of barriers to elderly and handicapped;
- Relocation benefits;
- Provision of public services (health, education and welfare).
CITY NEEDS, AREA DESIGNATIONS, AND PROPOSED RESULTS
Needs:
An assessment of the physical condition of Lansing's housing stock
of 50,000 units in 1974 revealed the following:2
- 30,500 units (61%) were in standard condition
- 15,000 units (30%) were in deteriorating condition
1City of Lansing, Council Proceedings, December 23, 1974, p. 1093.
2The Housing Plan for Neighborhood Revitalization, Lansing Planning
Department, February, 1975, p. 1
- 4,500 units (9%) were in substandard condition
With over one third of the City's housing stock in either deteriorating
or substandard conditions, the need for programs to upgrade the housing
stock was substantiated. Surveys also showed many deficiencies in
public service facilities such as streets, curbs and gutters, and
sewers. Programs to correct these problems were also needed. Since
the needs of the entire city were obviously too large to be met by
C.D. funds, it was necessary to designate the specific areas where
programs would be concentrated.
Area Designations:
Specific residential areas were selected for major rehabilitation treat-
ment based on the following criteria:
- Location in target area census tracts as established by the
Technical Planning Committee and City Council.
- Prior commitment to a neighborhood with regard to major capital
improvement projects.
- General deteriorating condition of the neighborhood and its proximity
to residential areas of sound housing quality (containment strategy
for urban blight).
- Demonstrated interest by residents of the selected areas.
Proposed results:
It is hoped that major rehabilitation efforts in the areas will encourage
stable residential neighborhoods which:
- Meet the housing needs of the residents.
- Provide the necessary supportive facilities.
- Preserve property values and encourage investment potential.
- Produce an environment conducive to human enrichment.
One of the keys to understanding this is to understand the different
implications of the term "stable residential neighborhoods." On
the one hand it means safety and security, equal access and opportunity
to basic public and private services, and an environment that complements
the life style of the residents. It also means that potential economic
risk has not only been reduced, but actually reversed so as to encourage
the opportunity for reasonable profits within the area. And, of course,
it means tax dollar resources available from neighborhoods to pay the
operating costs of the municipality.
NEIGHBORHOOD DEVELOPMENT AREAS
- 10 - MAP 1
V• NEIGHBORHOOD DEVELOPMENT AREA 1
AREA PROFILE
A. GEOGRAPHICAL LOCATION
' Neighborhood Development Area #1 is located on Lansing's west side,
approximately one mile west of the State Capitol and the Central Business
District. The area consists of all or part of fourteen city blocks and has
' a total area of about 51 acres. Geographically the area's location is
desirable. Not only is it close to the large state government complex and
the Central Business District, it is also located between two of Lansing's
largest employers, Oldsmobile and Fisher Body.
On the south, the quiet residential character of the NDA is separated
from Oldsmobile by Interstate Highway 496. To the north and west, the NDA
is separated from Fisher Body by several residential blocks. The close
proximity of the area to such a large portion of Lansing's business, industry,
and governmental offices offers distinct advantages to the residents in terms
of convenience, transportation, and general accessibility.
The area to the west of the NDA is a well maintained residential
neighborhood. Bordering on the northeast section of the NDA is the new
Kingsley Place Park and Recreation facility and the new Vivian Riddle
Elementary School (both currently under construction). The obvious eastern
boundary, Logan Street (and Birch to the south), is currently being redesigned
and reconstructed to serve as a more efficient and adequate traffic artery.
B. LEGAL AREA DESCRIPTIONS
' The legal description entitled "Citizens' District Area No. 1"
describes the boundaries from which area citizen participation for Community
' Development programs shall come.
The legal description entitled "Neighborhood DevelopmentArea No. 1"
describes the boundaries within which the Community Development physical
and social projects will focus.
Following the legal descriptions is a boundary map (Map #2) showing
' Citizens' District Area No. 1 and Neighborhood Development Area No. 1.
Citizens' District Area No. 1: Commencing at the intersection of the
center lines of St. Joseph Street and West Street, in the City of Lansing,
thence northerly on the center line of West Street to Lenawee Street, thence
westerly on the center line of Lenawee Street to Everett Drive, thence
northeasterly on the center line of Everett Drive to the center line
of Kalamazoo Street, thence northwesterly on the center line of Kalamazoo
Street to McPherson Avenue, thence northerly on the center line of McPherson
Avenue to its intersection with the center line of Michigan Avenue, thence
' north along the center line of Spencer Street to its intersection with the
north line extended on Lot #137 of Inverness Subdivision, thence east
on said north line to the west line of Lot #136 of said subdivision, thence
north 35 feet, thence easterly 353.6 feet along the rear lot lines of Lots
140 through 148, inclusive, of said subdivision, thence north to the
southwest corner of Lot 127 of said subdivision, thence easterly along the
south line of said Lot 127 to the west line of Jenison Street, thence
' northeasterly to the southwest corner of Lot 121 of said subdivision, thence
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east 120 feet to the east line of said Inverness Subdivision, thence north
to the northwest corner of Lot 8 of Block 4, J.M. French's Subdivision,
thence east along the north lines of Lots 8, 7 and 4 of said Block 4 to
Lahoma Street, thence south on the center line of Lahoma Street to the
north line of Michigan Avenue, thence southeasterly to the northeast corner
of Lot 19 of Assessor's Plat No. 8, thence south on the east line of Lot 19,
139.42 feet, thence west to the northwest corner of Lot 25 and said Plat,
thence south on the west line of said Lot 25 to the north line of Allegan
Street, thence southerly to the northeast corner of Lot 18, Block 2 of Kempf's
Addition, thence south to the southeast corner of said Lot 18, thence
southeasterly to the northeast corner of Lot 19, Block 1 of Kempf's Addition,
thence south to the southeast corner of said Lot 19, thence west to the
northwest corner of Lot 15 of Taylor's Addition, thence south 148.5 feet on the
west line of said Lot 15, thence south to the southeast corner of said
Lot 29 of Assessor's Plat No. 9, thence south to the southeast corner
of said Lot 29, thence east on the north line of Foster Court Addition
to the northeast corner of Lot #1, thereof, thence south on the east line
of said Lot #1 to Kingsley Court, thence east on the center line of Kingsley
Court to Logan Street, thence south on the center line of Logan Street
to Hillsdale Street, thence west on the center line of Hillsdale Street
to its intersection with the east line extended of Lot 70 of Assessor's
Plat No. 42, thence south on said east line to the southeast corner of
said Lot 70, thence east to the northeast corner of Lot 85 of Assessor's
Plat No. 42, thence south on the east line of said Lot 85 to St. Joseph
Street, thence south to the center line of St. Joseph Street, thence west
on the center line of St. Joseph Street to the place of beginning.
Neighborhood Development Area No. 1: Commencing at a point on the south
line of mi-cTilgan Avenue 90 Teetwes o the west line of Jenison Avenue
(being the northwest Corner of Lot 212 of McPherson's Heatherwood Subdivision
No. 3), thence east on the south line of Michigan Avenue to the west line
of Huron Street, thence south on the west line of Huron Street to the north
line of Kalamazoo Street, thence east on said north line to the southeast
corner of Lot 43 of Assessor's Plat No. 9, thence north to the northeast corner
of said Lot 43, thence east to the northeast corner corner of Lot 51 of said
Plat, thence south along the east line of said Lot 51, extended, to the south
line of Kalamazoo Street, thence east on the south line of Kalamazoo Street
to the west line of Logan Street, thence south on the west line of Logan
Street to the south line of Lenawee Street, thence west 132 feet on the south
line of Lenawee Street, thence south 71 feet, thence west 16.5 feet, thence
south 160 feet to the north line of Assessor's Plat No. 42, thence west on
said plat line to the northwest corner of Lot 10 of Assessor's Plat No. 42,
thence south along the west line of said Lot 10, extended, to the south line
of Hillsdale Street, thence west to the northwest corner of Lot 63 of said
Plat, thence south to the southwest corner of said Lot 63, thence east to
the northeast corner of Lot 61 of said Plat, thence south to the southeast
corner of Lot 93 of said Plat, thence west to the northeast corner of Lot
92 of said Assessor's Plat No. 42, thence south on the east line of said
Lot 92 to the north line of St. Joseph Street, thence west on the north line
of St. Joseph Street to a point 85 feet west of the west line of Jenison
Avenue, thence north along the west lines of Lots 42, 41, 40 and 39 of
McPherson's Heatherwood Subdivision No. 2 to the south line of Hillsdale
Street, thence northerly to the southwest corner of Lot 81 of said subdivision
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thence northerly on the west lines of Lots 81 and 80 to the northwest corner
of Lot 80 of said subdivision, thence northwesterly to the west corner of
Lot 79 of said subdivision, thence northeasterly to the southwest corner of
Lot 76 of said subdivision, thence northwesterly to the northwest corner
of said Lot 76, thence northerly to the southwest corner of Lot 150 of
said subdivision, thence northerly to the northwest corner of said Lot 150,
thence west to the southwest corner of Lot 151 of said McPherson's Heatherwood
Subdivision No. 2, thence north to the southwest corner of Lot 161 of
McPherson's Heatherwood Subdivision No. 3, thence north to the northwest
corner of Lot 165 of said subdivision, thence east to the southwest corner
of Lot 167, thence north to the northwest corner of Lot 167, thence northerly
to the southwest corner of Lot 169 of said subdivision, thence north to the
northwest corner of said Lot 169, thence west to the southwest corner of
Lot 170 of said subdivision, thence north to the northwest corner of Lot
174 of said subidivion, thence east to the southwest corner of Lot 176 of
said subdivision, thence north to the northwest corner of Lot 176, thence
northerly to the southwest corner of Lot 204 of said McPherson's Heatherwood
Subdivision No. 3, thence north to the northwest corner of said Lot 204,
thence west to the west subdivision line of McPherson's Heatherwood
Subdivision No. 3, thence north on said west subdivision line to the south
line of Allegan Street, thence northeasterly to the southwest corner of
Lot 210 of said subdivision, thence north 125.1 feet, thence northeasterly
to the southwest corner of Lot 212 of said McPherson's Heatherwood
Subdivision No. 3-thence northerly on the west line of said Lot 212 to the
point of beginning, City of Lansing.
C. PEOPLE IN NDA #1
' The NDA is almost exclusively a residential area. With the exception of
two small businesses and a day care center, the area is oriented toward the
people living there. The total population of the area is 837 persons.1
For the most part, these persons are black, 88.5%. (City wide average is
11% black.)2
The youth population of the area (18 years and under) forms the largest
' segment of the population, 45%,3 (Lansing's average is 36%).4 The proportion
of elderly, over 65 years, however, corresponds almost exactly with the city
average of 8.5%.5 Family income levels are considerably lower than city
' wide average. City income for families is $12,444 while NDA #1 mean income
for families is only $10,858:6
1Housing Inspection, NDA #1, Fall, 1975.
2Resident Survey, NDA #1, Fall, 1975, and U.S. Census of Population,
Lansing, Michigan, 1970.
4Resident Survey.
5Lansing Planning Department estimate for 1975 based on updated census information.
6Resident Survey and U.S. Census, 1970.
Resident Survey and U.S. Census, 1970.
- 13 -
M.,
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MAP 2
- 14 -
High unemployment rates (20% as compared to city wide average of 11.9p 1
and low education levels (NDA average = 10 years, city average = 12 years)
' help account for the low income. In additiog, the high percentage of female
heads of household (NDA = 24%, Lansing = 9%) also contributes to the low
income levels since female wage earners typically are lower salaried than
male wage earners (Median earnings of Lansing female civilian labor force
' in 1969 = $5,236. Median earnings of Lansing male civilian labor force
in 1969 = $9,629).4
Conclusions that can be drawn from these statistics are that the large
' proportion of non wage earning persons (youth and elderly), the high dependency
of families on female wage earners, and the overall low education levels of
' those living in the NDA, help produce the overall low income levels in the
area. These low income levels are deterrents in the rehabilitation or
adequate maintenance of the housing stock by those living in the NDA.
D. LAND USE
Existing Land Use: Residential development represents the primary
' land use in the Neighborhood Development Area #1. Only two of the 260
structures are not used for residential purposes. One of those two structures
is a day care center and one is a commercial printing shop. Of the remaining
' 258 structures, the 236 detached single-family residential dwellings are the
predominant type of residential structure and give the area its single
family character. The 22 scattered multi -family dwellings (2, 3 and 4
family dwellings) comprise the remaining residential land use in the area.
' Table 1 (below) details the breakdown of units, structures and land area
within the NDA.
' 1Lansing Planning Department estimate, 1975.
2U.S. Census, 1970.
' 3Resident Survey and U.S. Census, 1970.
4Detailed Characteristics, Michigan, 1970 Census, Tables 175 and 1976.
- 15 -
Table 1
NDA #1 Land Use Summary
% of No. of No. of
Land Use Acreage Total Structures Units
Residential - Total
Single Family
Two Family
Three Family
Four Family
Community Services
Day Care
Commercial
Commercial Printing Shop
(Garage)
Vacant Land
Public Right of Way (streets,
sidewalks, etc.)
Total
33.24
64.6%
258
284
29.43
88.5%
236
236
3.16
9.5%
19
38
.41
1.2%
2
6
.23
.7%
1
4
.30 .6% 1 1
.03 .1%
4.71 9.2%
13.1 25.4%
51.46 100.0% 260 286
Map #3 details existing land uses.
Since land use in the area developed prior to the development of a
city master plan and since land use in the area has not changed since that
time, current land use in the NDA is in basic conformance with the
guidelines of the 1960 Comprehensive Master Plan for Lansing, Michigan.
Current Zoning: Current zoning in NDA #1 is A-1, single family residential
(single-family detached, minimum lot size = 5,000 square feet), B-1 single
family residential (single-family detached, minimum lot size = 4,000 square
feet) and C-2, family residential (two family district, minimum lot size =
6,400 feet).
- 16 -
oo
CHELSEA
V%%SHT0VW
LL
KNGSLEY
w K
v 9
GI
bm
W 1: 501
611 11561551
i51
5ki
� I -01
171
160,
201
46j.'f7l 4411
451
211
221
51 241
251
261
271
ON
ON101
:4. fall91
f
%
KALAMAZOO
z
LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
Lr-k3r-NU
ADDRESS
BLOC K NO.
3MO3
PARCEL NO
NDA BOUNDARY I , #1
EXISTING LAND USE
1:1
Single Family
L1
Two Family
Three/ Four Family
Commercial
El
Day Care Center
Q
vacant
T,'l, P 3 1
ST. JOSEPH
17 -
' Table 2
NDA #1
Summary of Zoning Status
' by Acres and Percentage
'
Zoning Acreage Percentage
'
A-1 5.27 13.26
B-1 33.32 83.85
C-2 1.27 3.21
Ninety-two (92) percent of the structures in the NDA conform to the
zoning district in which they are located. The only exceptions are 20
'
structures which have more than one living unit in them. Of these, fourteen
are legal non -conforming uses and six are illegal uses. In addition,
there is one structure used as a printing shop (classified as a legal non-
conforming use), a day care center which was established by a special use
permit, and a small beauty shop operated in a residential structure (non-
conforming use). Zoning districts are designated on Map #4.
Development Patterns:
1. Platting. The Neighborhood Development area was part of the
original city plat and is characterized by over platting practices. These
practices produced crowded housing development and erratic sized and
shaped lots. Fifty-five lots are too small by current standards and
others have excessive lot depth, inadequate side yards, and in some instances,
shared driveways. Inspection of the area indicates that the land has not been
used efficiently. Some houses have almost no yard while others have back
yards too deep for practical use or easy maintenance. There are three
'
residential structures within the area with no direct access to the public
streets. These residences are served by private alleys or easement rights.
It is difficult to provide this type of development with the proper fire
and police protection and ambulance service.
2. Density. Residential density within the neighborhood, if computed on
' a net basisl is 8.54 dwelling units per acre. This figure is somewhat higher
than usually found with single family areas in Lansing. The reason for this
discrepancy is the large amount of "B-1 Family" zoning district (33.32 acres)
found in the neighborhood. This particular district permits smaller lot
size development (4,000 square feet) and, therefore, higher densities for single
family structures. This high density•is not a problem in all portions of the
neighborhood. Housing on Huron, Rulison, Hillsdale and Lenawee Street is
' notably overcrowded. The higher density factor places heavy pressure on
vehicular parking and recreational opportunities within the neighborhood.
1Net density is defined as residential dwelling units per acre minus
public right-of-way.
- 18 -
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w
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KALAMAZOO
LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
Lr—Ur—NLJ
ADDRESS
Ijl
j KOCK NO.
A3
lol
PARCEL NO
NDA BOUNDARY
ZONING
13 A-1
El B-1
E3 C-2
El Legal Nonconforming
[M Illegal Uses
Q Special Use Permit
r TAP 4
- 19 -
3. Community Facilities. There are no parks or other community
facilities within the NDA although a new park and recreation facility
(Kingsley Place) is being constructed immediately adjacent to the area.
(A very small portion of Kingsley Place is within the NDA.) These fa-
cilities are designed to serve the neighborhood.
4. Circulation. The NDA was built on a standard gridiron pattern with
streets running east/west and north/south. The streets which form the eastern
and southern boundaries of the area, Logan and St. Joseph, are both minor
' arterials. Arterials carry traffic to other parts of the community. Allegan
Street, which bisects the neighborhood for only one block, is also a minor
arterial. Otherwise, the area streets are designated as residential col-
lectors which carry traffic into and out of the neighborhood (Jenison Street
' and Kalamazoo Street) or residential streets (Michigan, Lenawee, Hillsdale,
Rulison, Birch and Huron streets) which carry traffic within the neighborhood.
' Kalamazoo, Allegan, Washtenaw and St. Joseph are now one way streets
(which encourage non -local traffic in the area); the remainder are two way.
Parking is being widened to allow better circulation around Vivian Riddle
' School and Kingsley Place. At the present time, Logan Street and Birch
Street are being redesigned as a one way pair system to help relieve congestion
along Logan Street. The new southbound Birch Street will create a hazardous
intersection with Lenawee Street because of poor visibility, and it will
1 also create a hazardous intersection with the existing portion of Birch
north of Hillsdale. Otherwise traffic congestion is not a problem in the
NDA or its immediate surroundings.
The only traffic problem within the area results from the traffic pas-
sing through the area on the way to or from Oldsmobile, Fisher Body, the
Central Business District, the State Capitol and areas west of the city.
Although the volumes of traffic traveling through the area are not higher
than the streets are designed to carry, it is not desirable to use a resi-
dential area such as this for commuter traffic.
Pedestrian traffic utilizes the city sidewalk system which parallels
the street system. The only major exception is that an informal pathway has
developed between Lenawee and Kalamazoo Street in the 1200 block. This pathway
has developed because of the excessively long block between Logan and Huron
Street (1,100 feet). In the future this pathway will become even more
widely utilized for access to Kingsley Place and Vivian Riddle School. However,
the pathway is not public right-of-way. It traverses the side and back yards
of several private properties. Existing circulation patterns are designated
on Map #5.
5. Land Use Changes. The area encompassed within the NDA was originally
platted and developed as a residential area and it is still a residential area.
There have been no significant changes in the land use. The only changes have
resulted in the conversions of scattered single family dwellings, the addition
of a day care center, the printing shop and the beauty shop.
- 20 -
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HILLSDALE
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>= mlrl�a
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
Lr-vuvv
a ADDRESS
151
1w
_ ALOCK NO.
Izl •
01 PARCEL NO.
NDA BOUNDARY 1
EXISTING
STREET CLASSIFICATION
dw�� Minor Arterial
= m � Collector
Local Residential
EXISTING
CIRCULATION PATTERNS
lomp One Way
Act 51
!AP s
mv, m 004 MIAWmvMMAW�m ST. JOSEPH W-��
- 21 -
6. Land Uses in the Areas Surrounding the NDA. The NDA is surrounded
on the east, north and west by residential areas. On the south it is
separated from Oldsmobile by Interstate 496. There are no major commercial
centers in the area immediately surrounding, but a small grocery store
borders the NDA on the northeast. However, the grocery store will be
removed for the construction of Kingsley Place. The nearest major shopping
facilities are in the central business district approximately one mile
east of the NDA. However, no major food shopping facilities are available
in the immediate surroundings. The nearest major grocery markets are several
miles away. The State Capitol buildings, located adjacent to the Central
Business District, are gradually being expanded westward, bringing them
closer to the NDA.
Various community service facilities surround the Neighborhood Develop-
ment Area. Two elementary schools, Main and Michigan Avenue, are just out-
side the NDA on the south and east. The new elementary school, Vivian
Riddle, is currently under construction just north of the area, and Sexton
High School lies approximately two blocks west of the NDA. St. Joseph
Park, a community park, is approximately four blocks west of the NDA.
The new Kingsley Place Park will border the NDA on the north and the West
Side Drop In Center furnishes some additional recreational facilities one
block east of Logan Street. The nearest hospital, St. Lawrence, is located
six blocks north of the NDA.
In recent years land uses surrounding the NDA have undergone considerable
change. The expansion of Oldsmobile and the construction of I-496 removed
an entire area of housing units as did the expansion of the state govern-
ment complex and the Capitol Commons Redevelopment Area (some housing will
be replaced in the redevelopment area). The construction of Kingsley Place
and Vivian Riddle School also removed housing stock from the surrounding
area, and the reconstruction of Logan Street and Birch Street is removing
still more housing. The total loss in housing stock is in excess of 1,600
housing units since 1960. Yet each of these projects has brought new and
better facilities for work, recreation, open space, or transportation to the
area's residents and to the city. In addition, the importance of the area
as a residential community has been strengthened by emphasizing its central
location and its function of providing good housing stock within the city.
Map #6 details some of the important features which surround NDA #1.
Problems: Land use problems in the NDA can be summarized as follows:
- Many lots are crowded because of small and narrow lotting patterns.
- Excessively deep lots are frequently not well -maintained.
- Two non-residential uses in the area are not in conformance with the
remainder of the area.
- Twenty structures have more than one living unit in them.
- 22 -
- Three residential structures have no direct access to public streets.
- There is no existing public recreation space in the NDA.
- The new intersection of Lenawee and Birch will create a visibility
problem.
- The informal pathway between Lenawee and Kalamazoo is not on the
public right-of-way.
- The extension of Birch Street will necessitate redevelopment or
elimination of the existing portion of Birch Street north of Hillsdale.
E. HOUSING
There are 258 residential structures located within Neighborhood
Development Area #1 (NDA #1). These 258 structures comprise 284 residential
dwelling units, ten rooming units, and eight non-residential land uses.
Most of the structures in the area are approximately fifty years old and
most have the architectural characteristics of "older homes." Features
'
such as large front porches, bay windows, and unique roof configurations
are characteristics of this architecture. Although many of the homes are
essentially the same style, they differ enough in appearance that each
house is unique, a feature which distinguishes older neighborhoods such
as this from many new subdivisions.
'
Unfortunately many of the structures have not been adequately maintained
and as a result, the overall neighborhood appearance shows signs of deteriora-
tion. In 1969, the City's Community Renewal Program l recognized the housing
problems in this area and identified it as an area needing extensive rehab-
'
ilitation activity. But only recently have the specific housing problems
been identified.
Ph sical Condition of Residential Dwelling Units: Detailed housing
inspections were conducted in NDA #1 to gather basic information about
the physical condition of the structures, parcels, environment, and the
general characteristics of occupants. The Lansing Uniform Housing Code was the
basis of the inspections which evaluated the primary, secondary and minor
structural elements, the mechanical elements, and the electrical elements
'
of the dwellings. As a result of the inspections (281 of the units were
inspected), a level of physicacondition was assigned to each inspected
structure. These levels were:
1Community Description & Neighborhood Analysis - Community Renewal
Program, Lansing, Michigan, 1969.
2Specific definitions of the various components of the inspection procedure
can be found in "Lansing's Code Compliance Survey" - Housing Inspection
'
Information Booklet, Lansing Planning Department, 1975.
-24-
1. Standard condition
2. Deteriorating condition
3. Substandard condition
4. Critical condition.
It should be noted that these designations are only useful as a
general indicator of housing condition, and do not reflect sufficient
information to make meaningful recommendations on individual dwelling
unit improvements.
Table #3 provides a general physical comparison between all dwelling
units, by structural type, in NDA #1. The percentages in the deteriorating,
substandard, and critical columns show that 32.1% of all units in the
neighborhood are experiencing some degree of physical decline. The
largest percentage is in the deteriorating category where 19.9 percent of
the units are located. This high percentage seems to reinforce the belief
that this area is not totally blighted (i.e. high percentages in the
substandard and critical columns).
- 25 -
Type of Dwelling Unit
1 Family Detached
1 2 Family
DO
3 Family
4 Family
TOTAL
Table 3
NDA #1
Physical Condition of Residential Dwelling Units
Standard
Condition
No.
%
165
58.7
20
7.1
6
2.1
191
67.9
Deteriorating
Condition
No.
%
56
19.9
16
5.7
4
1.55
76
27.15 ,
Substandard
Condition
No.
%
11
2
3.9
0.7
13
4.6
Critical
Condition
No.
%
1
.35
1
.35
Total
No.
%
233.
82.85
38
13.5
6
2.1
4
1.55
281
100
The housing inspection teams from the Building Department, Fire
Prevention Bureau, and Planning Department identified 366 code violations
in Neighborhood Development Area-#1. The majority of these violations
were electrical (38%), with structural violations being the second highest
(36%), and mechanical violations having the lowest percentage (26%).
In addition, the inspection teams found that 144 dwelling units (41%)
contained no insulation -material. One hundred and nine dwelling units
(39%) were partially insulated, while only 59 units t(20%) were completely
insulated.
Occupancy: One hundred and seventy-six dwelling units, or 63% of
the total housing units, are owner occupied. This figure is exactly the
same as the Lansing city wide percentage for 1970, which indicated that
63% of all units were owner occupied.2 In 1976, based on estimates from
the Lansing Housing Assistance Plan, only'61% of all city wide housing
units were owner occupied. Neighborhood Development Area #1, therefore,
seems to exhibit a strong tendency toward home ownership. This factor
is considered, hypothetically, to act as a stabilizing force in main-
taining the physical condition of the neighborhood over time. NDA #1
also contains 74, or 26%, renter occupied dwelling units. This percentage
is considerably lower than the 31% renter occupancy city wide as documented
in the 1970 census for Lansing. In addition, according to the Lansing
Housing Assistance Plan for 1976, it was estimated that 32.6% of all
city wide households were renter occupied.
It is interesting to note the percentage distribution portrayed in
Table 4, which describes the relationship between physical condition and
occupancy. According to the distribution in Table 4, physical condition
declines as the percentage of renter occupied households increases. For
example, 68% of all "standard"3'dwelling units are owner occupied as com-
pared with a renter occupancy of 23.4%. Moving into the "deteriorating"
category, the renter occupancy rate increases to 36% while owner occupancy
decreases to 54%. Finally, the "substandard" category portrays a situation
where the renter and owner occupancy rates are equal at 21%. It has long
been hypothesized that.there is a direct correlation between renter occupied
units and physically declining neighborhoods. Although the above statistics
do not universally substantiate that general hypothesis, there is evidence
to suggest that, at least within Neighborhood Development Area #1, rental
units exhibit a strong tendency toward inferior physical conditions.
Vacancy: The residential inspection program undertaken in NDA #1
during October and November of 1975 found that 8 dwelling units or 2.8
percent of all units were vacant for sale. This percentage is only slighty
higher than the city wide vacant for sale rate of 1.7-percent during 1975.
1Structural elements - wall, roof, floor, foundation, etc.
Mechanical elements - plumbing, heating, etc.
Electrical elements - wiring, electrical service, etc.
21970 Bureau of the Census, City of Lansing, Michigan.
3"Standard," "Deteriorating," "Substandard" and "Critical" are defined
in the document "Lansing's Code Compliance Survey" - Housing Inspection
Information Booklet, page 7, Lansing Planning Department.
4Table I - Lansing Housing Assistance Plan, 1975.
- 27 -
m m m m m m m m m m m W m m m m m
Tenure in
housing units
Owner Occupied
Renter Occupied
Vacant for Sale
N, Vacant for Rent
co
' Vacant - Other
TOTAL
Table 4
NDA #1
Physical Condition and Occupancy
Standard
% of
No.
Stand.
128
68
42
23.4
5
2.7
6
3.2
5
2.7
186
100%
Deteriorating
% of
No.
Deteri or.
43
54
29
36
2
3
5
6
1
1
80
100%
Substandard
% of
No.
Substan.
3
21
3
21
1
8
7
50
14
100%
Criti cal
No.
% of
Critical
1
100
1
100%
When looking at the renter vacancy rate, however, 10 units or 3.6 percent
are vacant for rent. This 3.6 percent figure is substantially lower than
the city wide rental vacancy rate of 6.3 percent. These low vacancy rates
clearly demonstrate the capability of dwelling units in NDA #1 to compete
favorably with other dwelling units in the Lansing housing market. And'since
every neighborhood needs to have vacant rental and sales housing stock to
provide a normal variety of choice in the local housing market, these vacant
units are not an area of concern. However, 14 dwelling units (13 structures)
are vacant, but are not being offered for sale or for rent. These units are
being kept out of the housing market because they are being upgraded for
future occupancy or they are physically substandard and unfit for human
habitation or the owner does not wish the unit occupied. Vacancy for
either of the latter two reasons is of serious concern and must be regarded
as a serious waste of natural and manmade resources. These units were not
considered in the vacancy rate.
Problems: Housing problems can be summarized as follows:
- Deteriorating appearance of the housing stock.
- Electrical and mechanical violations of the housing code.
- Lack of insulation material.
- Poor maintenance of renter occupied structures.
- Housing that is vacant but unavailable for occupancy.
F. PUBLIC FACILITIES
Streets: All streets in the NDA are paved two lane facilities. Only
the two pub is alleys are unimproved. According to the assessments of the
Public Service Department, street conditions are either poor or fair through-
out the area. The only two exceptions are Michigan Avenue and St. Joseph
Street which are in good condition.
Curbs and Gutters: Although all streets in the NDA have curbs and
gutters, repeated resurfacing of the streets has brought the street level
nearly even with the curbs. This, combined with deterioration of the curbs
because of age and repeated driving over the curbs, has made the 'curb and
gutter system ineffective in the area. Replacement will be required to
correct this situation. The Public Service Department has.indicated that
this work should be done in conjunction with street resurfacing. The costs
of curb and gutter replacement are assumed by the city.
Sewers: NDA #1, like many other sections of the city, is served by a
combined storm and sanitary sewer system which is no longer considered
adequate .by the Public Service Department. In addition, State of Michigan
Public Act 245 of 1929, Water Resources Act, as amended, prohibits the
dumping of raw sewage into public waterways. This, combined with the water
standards for the Grand River as established by the Federal Government, makes
- 29 -
' the combined system in NDA #1 illegal since during periods of heavy runoff
the wastes go directly into the river. The only feasible solution is
separation of the sewers. In order to avoid duplicating underground work
and tearing up newly paved streets, this work should be done in conjunction
with water main replacement and street resurfacing.
Water: Most of the water services to individual homes have been
updated, but 139 old services (prior to 1926) still exist. The efficiency
of the water system would be increased by updating those old services.
Water mains are generally adequate in the area for the existing needs,
but two areas are not. Portions of Lenawee Street and Huron Street cur-
rently have only four inch water mains. The Public Service Department
and the Board of Water and Light verify that increased water consumption
in recent years necessitates the installation of six inch water mains.
Two fire hydrants need to be installed, one on Lenawee and one on
Hillsdale. They are needed because of the forthcoming changes in the
Logan/Birch. circulation system.
' Street Lights: The entire NDA, with the exception of Jenison Street,
is served by mast arm mercury vapor type lighting on existing utility
poles. The light produced by these is adequate for residential areas.
Jenison Street is served by incandescent lights on low profile poles.
This lighting is not considered adequate by the Board of Water and Light.
Incandescent lighting is considered inefficient when compared to mercury
' vapor and eventually the Board proposes changing the entire City to mercury
vapor. In addition, the lighting on Jenison needs to be rewired and new
poles installed.
Because of the new Vivian Riddle School and Kingsley Place, low profile
lighting will be installed along Huron and Kalamazoo Streets to conform with
the lighting in the park and school grounds. Then only Lenawee, Hillsdale,
' and Rul'ison will not have the low profile residential lighting fixtures
used throughout the area.
Street Trees: The NDA and the area surrounding it have been distinguished
by an abundance of mature trees. Unfortunately, the loss of many elms
in recent years has left portions of the area without trees. Maintenance and
replacement of the neighborhood's street trees are necessary to revitalize
the environment and appearance of the NDA. But the City's allocation of
funds for street trees has not allowed the City Forestry division to keep
pace with the large number of diseased tree removals and replacements through-
out the city in recent years.
Infestation: The NDA receives city vector control equally with other
areas of the city. However, the City Parks and Recreation Department notes
the NDA as a problem area with increased rodent population. They suggest
that an increased prevention and control program is -needed to bring the
area up to city standards.
- 30 -
Problems:
- Street pavement conditions are in fair or poor condition in most
of the area.
- Curbs and gutters are in deteriorating condition in much of the area.
- The city is required by law to separate the combined sewer system.
- 139 services to individual homes are inadequate.
- Water mains on portions of Lenawee and Huron are inadequate.
- Two new fire hydrants are needed on Lenawee and Hillsdale.
- Street lighting is inadequate on Jenison Street.
- Existing poles and wiring are inadequate on Jenison.
- Seven trees and their stumps need to be removed.
- Nine other stumps need to be removed.
- Thirty-three replacement trees need to be planted.
- The vector control program is inadequate.
G. ENVIRONMENTAL CONDITIONS
The term environment encompasses a wide variety of elements pertaining
to people and their surroundings. These elements include air, noise,
water, soil, flood plain areas, wildlife, people, circulation patterns,
housing, vegetation, sewer systems, water supply, public safety and almost
any other thing that will affect one's life. Several sections of this
document deal with many elements of the environment as described above, such
as circulation patterns, housing conditions and general public facilities
(sewer systems, etc.). It is the intent of this .environmental section to
discuss significant environmental concerns of NDA #1 not discussed elsewhere
in this document.
Air Pollution: The ambient air (surrounding air) standards set by the
Environmental Protection Agency are being met in the NDA for all pollution
types, including: carbon dioxide, carbon monoxide, and suspended air
particles. The Department of Natural Resources has indicated that present
levels of industrial pollution are being decreased through ongoing programs
by the Board of Water and Light and Fisher Body. However, pollutants from
prevailing winds and roads and streets are more difficult to control.
- 31 -
Noise Pollution: The Environmental Impact Statement prepared by the
Michigan State apartment of Highways and Transportation for M-99 (Logan
Street) identified a projected noise problem from traffic along the south -
bound lanes of the Logan/Birch Street system between Kalamazoo and St.
Joseph Streets. Those houses within 75 feet of the center of the nearest
movement lane will be adversely affected. Four homes not being considered
for acquisition are within the distance. The Highway Department has also
stated that houses along St. Joseph Street are adversely affected by noise,
but the degree of the effect has*not been determined.
Water Pollution: There is no identifiable water pollution within the
NDA. However, the combined sanitary and storm sewers in the area con-
tribute to the pollution of the Grand River during times of heavy runoff.
Solid Waste Disposal_: Although NDA #1 is served by the City of Lansing's
solid waste disposal program, solid waste disposal problems still exist.
Housing inspectors indicate "improper storage, disposal and maintenance,"
specifically in accessory structures and immediate surroundings,as a
major environmental problem. The accumulation of debris and improperly
stored or maintained items produces both fire and health hazards in much
of the area. Chances of rodent and insect infestation are also increased
tremendously by the above described problem. In addition to being a health
and fire hazard, the debris and improperly stored or maintained items"
detract from the appearance of the area.
Problems:
- Homes near the proposed Birch Street will be adversely affected
by the traffic noise from the new southbound lanes.
- Homes along St. Joseph Street are adversely affected by traffic
noise.
- Combined storm and sanitary sewers contribute to pollution of public
waterways.
- Improper storage, disposal, and maintenance in structures and on
parcels produce health and fire hazards.
- 32 -
VI • NEIGHBORHOOD DEVELOPMENT AREA 1
PROPOSALS
A. PHYSICAL PROGRAM RECOMMENDATIONS
Housing: All of the dwellings within the NDA are eligible for either
rehabilitation or acquisition treatment. The eligibility of each structure
is based on the physical condition of the structure and/or its relationship
to public improvements proposed for the area and/or development problems
of the parcel.
All structures not being acquired and demolished are recommended for
rehabilitation activities. Twenty-six residential structures and one com-
mercial structure in the NDA are being proposed for acquisition. Of these,
at least ten residences must be demolished because of poor physical conditions.
The remaining sixteen residential structures will qualify for rehabilitation
if adequate parcels can be found on which to relocate them. The remaining
229 residential structures in the NDA, of course, also qualify for rehab-
ilitation.
Rehabilitation requires compliance with the City of Lansing's Housing
Code. Housing codes are designed to require that all structural, mechanical
and electrical components of the structures and all environmental aspects
of the surroundings are not dangerous to the health, safety or welfare of
the residents.) Those elements which are noted by qualified inspectors
as violations must be brought up to minimum standards. The following items
are included:
1. Structural: All repairs necessary to assure that the construction
of the building will provide:
A. Sufficient structural strength and rigidity.
B. Necessary resistance to the elements.
C. Adequate protection against decay, insects, rodents, and
other destructive forces.
2. Mechanical, Electrical, and Plumbing: All repairs necessary to
provide adequate facilities in the dwelling that will meet the needs of the
intended occupants and be of a quality and condition which will assure:
A. Safety of operation.
B. Adequate capacity for its intended use.
C. Protection from moisture, corrosion or other destructive
elements.
1Lansing Uniform Housing Code, February 10, 1975.
- 33 -
'
3. Environmental: All repairs or actions necessary to protect life,
limb, health, property, safety and welfare of the general public and the
owners and occupants of the area to assure:
A. Safety from fire.
B. Security from health hazards.
C. Conformance with zoning code.
'
In addition, the Citizen's District Council is proposing a set of
recommended rehabilitation standards. These recommendations are designed
to guide property owners in their rehabilitation efforts by suggesting
L
additional items which are important for adequate housing and environment.
These rehabilitation activities may be funded through the City's loan and
grant program, and in fact, in order to be eligible for the loan and grant
program owners must agree to satisfy all of these items (to the extent
that can be.supported by loans and/or grants under the residential rehabili-
tation loan program) in addition to complying with the Lansing Code of
Ordinances. These items include:
1. Insulation: Every home shall be insulated, to reduce the amount
of heat loss from the dwelling, to conserve on fuel and reduce fuel costs
and to ,provide comfort for the residents.
2. Storms and Screens: All exterior windows and doors shall be
provided with storms and screens to reduce heat loss through window and
'
door areas, to protect against moisture, and to protect aginst rodents
and insects entering the dwelling.
3.. Fire Detection: Fire detection equipment shall be provided in
each dwelling in order to provide minimum fire safety to residents, to
protect against loss of life and property.
'
4. Cellars and Basements: In every dwelling, cellars and basements
shall be free of potentially hazardous or unsafe conditions and maintained
reasonably free from dampness to prevent conditions conducive to decay .or
deterioration of the structure.
5. Gutters and Downspouts: Each dwelling shall be provided with approved
'
receptacles to carry away water to prevent roof drainage from causing dampness
in walls or interior portions of the dwelling, and to prevent damage to the
property.
6. Site Improvements: All premises shall be maintained in good order
to enhance the overall appearance of the premises and neighborhood and to
provide for the safe use thereon.
A category of optional items has.been added to encourage even more
complete rehabilitation of the area. Homeowners are encouraged to improve
as many of these as needed to further upgrade the conditions of the dwelling
and its surroundings. Details of the items included in the rehabilitation
standards are found in the appendix, exhibit I.
'
-34-
HOUSING REHABILITATION:
1. Rehabilitation Activity I - Rehabilitation to correct code violations,
undertake adopted neighborhood rehabilitation standards and implement optional
items as desired.
1412
W. Allegan
318 S.
Jenison
1226
W.
Lenawee (#1)
1205
W. Hillsdale
321 S.
Jenison
1226
W.
Lenawee (#2)
1224
W. Hillsdale
322 S.
Jenison
1230
W.
Lenawee
1226
W. Hillsdale
324 S. Jenison
1231
W.
Lenawee
1300
W. Hillsdale
325 S.
Jenison
1234
W.
Lenawee
1308
W. Hillsdale
410 S.
Jenison
1235
W.
Lenawee
1310
W. Hillsdale
426 S.
Jenison
1305
W.
Lenawee
1314
W. Hillsdale
500 S.
Jenison
1306
W.
Lenawee
1315
W. Hillsdale
503 S.
Jenison
1309
W.
Lenawee
1316
W. Hillsdale
513 S.
Jenison
1312
W.
Lenawee
1320
W. Hillsdale
517 S.
Jenison
1313
W.
Lenawee
1321
W. Hillsdale
518 S.
Jenison
1314
W.
Lenawee
1322
W. Hillsdale
519 S.
Jenison-
1315
W.
Lenawee
1325
W. Hillsdale
601 S.
Jenison
1316
W.
Lenawee
1330
W. Hillsdale
617 S.
Jenison
1317
W.
Lenawee
1332
W. Hillsdale
1117 W.
Kalamazoo
1320
W.
Lenawee
1402
W. Hillsdale
1119 W.
Kalamazoo
1323
W.
Lenawee
1408
W. Hillsdale
1125 W.
Kalamazoo
1325
W.
Lenawee
108
Huron
1127 W.
Kalamazoo
1403
W.
Lenawee
114
Huron
1137 W.
Kalamazoo
1407
W.
Lenawee
118
Huron
1139 W.
Kalamazoo
1411
W.
Lenawee
122
Huron
1203 W.
Kalamazoo
1401
W.
Michigan
206
Huron
1205 W.
Kalamazoo
1403
W.,Michigan
210
Huron
1301 W.
Kalamazoo
1405
W.
Michigan
224
Huron
1305 W.
Kalamazoo
1409
W.
Michigan
314
Huron
1405 W.
Kalamazoo
1411
W..Michigan
320
Huron
1408 W.
Kalamazoo
508
Rulison
324
Huron
1409 W.
Kalamazoo
510
Rulison
411
Huron
1122 W.
Lenawee
515
Rulison
418
Huron
1124 W.
Lenawee
516
Rulison
419
Huron
1134 W.
Lenawee
520
Rulison
421
Huron
1200 W.
Lenawee
525
Rulison
105
S. Jenison
1201 W.
Lenawee
529
Rulison
112
S. Jenison
1202 W.
Lenawee
1302
W.
St. Joseph
115
S. Jenison
1203 W.
Lenawee
1312
W.
St. Joseph
121
S. Jenison
1204 W.
Lenawee
1314
W.
St. Joseph
216
S. Jenison
1208 W.
Lenawee
1320
W..St.
Joseph
220
S. Jenison
1209 W.
Lenawee
1328
W.
St. Joseph
224
S. Jenison
1212 W.
Lenawee
1334
W.
St. Joseph
228
S. Jenison
1219 W.
Lenawee
1344
W.
St. Joseph
311
S. Jenison
1222 W.
Lenawee
1350
W.
St. Joseph
317
S. Jenison
1224 W.
Lenawee
1500
W.
Washtenaw
- 35 -
2. Rehabilitation Activity II - Undertake
adopted
neighborhood
rehabilitation
standards and
implement optional
items as
desired-1
I
1406
W. Allegan
300
S. Jenison
1404
W.
Kalamazoo
1500
W. Allegan
301
S. Jenison
1412
W.
Kalamazoo
1203
W. Hillsdale
310
S. Jenison
1415
W.
Kalamazoo
'
1209
W. Hillsdale
314
S. Jenison
1418
W.
Kalamazoo
1213
W. Hillsdale
332
S. Jenison
1128
W.
Lenawee
1217
W. Hillsdale
404
S. Jenison
1132
W.
Lenawee
1220
W. Hillsdale
405
S. Jenison
1137
W.
Lenawee
1230
W. Hillsdale
413
S. Jenison
1140
W.
Lenawee
1233
W. Hillsdale
416
S. Jenison
1141
W.
Lenawee
1305
W. Hillsdale
420
S. Jenison
1211
W.
Lenawee
'
1311
W. Hillsdale
421
S. Jenison
1215
W.
Lenawee
1319
W. Hillsdale
425
S. Jenison
1221
W.
Lenawee
1326
W. Hillsdale
428
S. Jenison
1227
W.
Lenawee
1327
W. Hillsdale
434
S. Jenison
1302
W.
Lenawee
1333
W. Hillsdale
510
S. Jenison
1400
W.
Lenawee
'1401
W. Hillsdale
514
S. Jenison
1404
W.
Lenawee
1500
W. Hillsdale
524
S. Jenison
1408
W.
Lenawee
200'Huron
602
S. Jenison
1412
W.
Lenawee
318
Huron
609
S. Jenison
511
Rulison
400
Huron
610
S. Jenison
517
Rulison
'
416
Huron
613
S. Jenison
521
Rulison
417
Huron
616
S. Jenison
524
Rulison
424
Huron
623
S. Jenison
1306
W.
St. Joseph
426
Huron
1107
W. Kalamazoo
1318
W.
St. Joseph
104
S. Jenison
1113
W. Kalamazoo
1336
W.
St. Joseph
201
S. Jenison
1131
W. Kalamazoo
1340
W.
St. Joseph
204
S. Jenison
1207
W. Kalamazoo
1352
W.
St. Joseph,
212
S. Jenison
1215
W. Kalamazoo
1402
W.
St. Joseph
213
S. Jenison
1219
W. Kalamazoo
1500
W.
St. Joseph
217
S. Jenison
1225
W. Kalamazoo
1404
W.
Washtenaw
219
S. Jenison
1231
W. Kalamazoo
1405
W.
Washtenaw
223
S. Jenison
1235
W. Kalamazoo
1406
W.
Washtenaw
227
S. Jenison
1307
W. Kalamazoo
1408
W.
Washtenaw
235
S. Jenison
1400
W. Kalamazoo
1410
W.
Washtenaw
1411
W.
Washtenaw
'
The
by the
three structures listed below
owners. As a result,
they
were not inspected
have not yet been
because
programmed
of refusals
into the
rehabilitation
effort: 1223
W. Kalamazoo,
1301
W. Hillsdale,
and 523 S.
Jenison.
PROPERTY ACQUISITIONS:
Kingsley Place: These structures
are being
acquired to
complete the
'
acquisition needed for Kingsley
Place
Park and Recreation
Center.
These
1No code violations were
found in these structures in the
preliminary
inspection, but if code
violations are found in future
inspections,
rehabilitation will also involve correcting these violations; just
'
as under Rehabilitation
Activity I.
- 36 -
are the remaining properties that the city was unable to acquire with other
funds available for the project. Kingsley Place will provide open space
and recreational area within the NDA and its immediate surroundings. The
following structures will be acquired and either demolished or moved to a
suitable location:
Address # Units
1234 W. Kalamazoo %✓ 1
1300
W.
Kalamazoo 1
1304
W.
Kalamazoo 1
1306
W.
Kalamazoo 1
1308
W.
Kalamazoo 1
1310
W.
Kalamazoo 1
1312
W.
Kalamazoo 1
1316
W.
Kalamazoo 1
Subtotal . 8
Physical Condition: These structures are being acquired to remove
from the housing stock structures which°are not feasible to rehabilitate.
As determined by the City of Lansing's Building Department and Planning
Department, these structures are deficient in areas of electrical, mechanical,
or structural condition or any combination thereof, and the costs of correcting
those problems exceed the worth of the structure. These structures will be
acquired and demolished and the parcels remaining will be used for other
purposes as shown on the future land use map.
Address
# 'Units
218
Huron 1
1211
W. Kalamazoo -/ 1
1214
W. Lenawee (#2) 1
1214
W. Lenawee (0) 1
1216
W. Hillsdale 1
1309
W. Hillsdale 1
1212
W. Hillsdale 1
1223
W. Lenawee 1
214
Huron 2
220
Huron 1
Subtotal 11
Public Improvement: Three structures: at 522 Birch, 526 Birch and 518
Birch will need to be acquired for the closing of Birch Street north of
Hillsdale. The close proximity of the new southbound Birch Street extension
makes the intersection of the small street that serves these three houses
dangerous. In addition, the street is a substandard width and has no other
outlet. The structures at 1214 W. Lenawee and 1217 W. Kalamazoo will be
acquired to provide space for the pedestrian pathway leading from Lenawee
to the entrance of the Kingsley Place Park and Recreational Facility.
- 37 -
Address
522 Birch
526 Birch
518 Birch
1214 W. Lenawee (#1)
1217 W. Kalamazoo Z
(1 commercial)
Subtotal
# Units
1
1
3
1
10 Residential
1 Commercial
Parcel Overdevelopment: Overplatting practices in the area produced
many lots of substandard size. In an attempt to correct this situation,
several structures are being recommended for acquisition and removal.
Address # Units
106 Huron 1
120 Huron 1
326 Huron 1
Subtotal 3
In
addition, six vacant
parcels are proposed
for acquisition and
replatting. They are:
1.
#33-01-17-452-271
Located between 510
and 516 Rulison
2.
#33-01-17-452-181
Located between 524
Rulison and 1300 W. Hillsdale
3.
#33-01-17-454-172
Part of lots 59, 95,
96, Assessor Plat No. 42
4.
#33-01-17-453-161
517 Birch
5.
#33-01-17-453-171
519 Birch
6.
#33-01-17-453-182
521 Birch
Parcels vacated as a result of acquisition and acquired vacant parcels
will be used in one of the following ways:
1. To provide necessary space for public improvements.
2. To be replatted as additions to neighboring parcels to eliminate
overcrowding.
3. As a relocation site for structures moved from other parcels.
Maps 7, 7a, 7b, 7c, and 7d show property acquisition in NDA #1.
PUBLIC FACILITIES AND SERVICES:
Improvements of public facilities in the NDA are being recommended
to carry out the city's responsibility to support the rehabilitation of the
area.
MCHICIAN
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NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
FEBRUARY 1, 1976
r-.-% r- L I
LCIICIVU
PROPOSED
PROPERT ACQUISITION
SHOWING PARTICULAR BUILDINGS
KINGSLEY
0 HOUSING CONDITION
a PUBLIC IMPROVEMENT
Li OVERDEVELOPED PARCEL
• VACANT PARCEL
IAP 7
- 39 -
100
y,
^
ool
1M
ISI
lw
1;1
S 01 121
b
O21
L 3�0 Ill
I=f
�
is 051
ql
M� 1 nsl I
CHELSEA
-X
WINSHTENAW
001
GII
GI
601
591 591
571 sbi
551
91 551
11
521 54511
0
401471
I 451
441
451
421
391
4Q1
411
Oil
i 021
IO
051
m 101
III
121
151 I41
I51
Ibl
I
181
191
201
211
221
it Nl
251
261
271
1
■
OY
011
Ail
1
j11 5O1 211
521
pl Ill 4ZI
131 lot 151
Z
Q
O
KALAMAZOO
LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
—�,l —
LC�3GIfU
a ADDRESS
ISI
Iw
a
d RIOCK NO.
la •
to 1
PARCEL NO.
NDA bOUNDARY
PROPOSED
PROPERTY ACQUISITION
SHOWING PARTICULAR PARCELS
® KINGSLEY
HOUSING CONDITION
PUBLIC IMPROVEMENT
p OVERDEVELOPED PARCEL
• VACANT PARCEL
ALSO REFER TO THE FOLLOWING LARGER SCALE
ACQUISITION AND DISPOSITION MAPS
TSAP 7a
ST JOSEPH
- 40 -
I
NxC HIGAN
Iq 00
ALLrr11EGAN
w im
01
001
191
l81
oO
171
O6
161
10
16
011
151
0
14
17
Ul
141
is
19
031 330
1�1
20
Z3 041
27
051
OS 1
091
III
24
061
35
071
101
14 DD
WASHTENAW
I
Z
O
Cr
D
Z
O
U)
z
WASHTENAW
1400
o
of
001 171 I(ol
It Oil 151
o 141 14
0 17 OZ 1333 131 18
ZI 031 1,21 20
III 2q
25 041 b71 10iijz(
051 06( OSi A
O C] O
m
Z
O
Cr
D
2
OZI
®
031
®®®®
041
051
405
061
071
®®
091
091
1400
KALAMAZOO
1400 -
v' I g I o
Z
Z�
05
001
161
151
141
00
131
Z
121 16
13 011
021
21 380
III 18
25 031
O61
101 24
091 2.6
041
051
071
1001
N o o
LENAWEE
1300
PROPOSED
Property Acquisition
® KINGSLEY
■ HOUSING CONDITION
PUBLIC IMPROVEMENT
OVERDEVELOPED PARCEL
• VACANT PARCEL
BLOCKS 327, 330, 333, 380, 405
MAP 7 b
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
1 = 100
- 41 -
N
01
�I
17
19
21
OF
051
20
7
00
In
z
W
HILLSDALE
VI I T Ur' LMNOINU IVlllall[U/ N
1" = 100' 7
z
Oo
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Z
W
LENAWEE
1200 1100�
to 1 N N — O tn
O
001 (031 591 542 532 522
01l 5Sl 57t 561 551 453
0 11 151 10
(IT
15 021 6�1 ❑ 1710
19
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611 60I
Z, 041 091 10 I 1�
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oo ��
6
HILLSDALE
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o
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321
311
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13 386 021
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1400 I300
ST JOSEPH
Z
Q
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PROPOSED
Property Acquisition
z KINGSLEY
■ HOUSING CONDITION
❑ PUBLIC IMPROVEMENT
❑ OVERDEVELOPED PARCEL
VACANT PARCEL
vo
U BLOCKS 453, 454
Cr
-iAP 7a
m
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
1" = 100'
- 43 -
Sidewalk - Removal and replacement of 40,000 square feet of sidewalk.
Storm Sewer Construction - 1,200 linear feet of new storm sewers will
be built on Kalamazoo, Jenison, and Lenawee Streets to separate the storm
from the sanitary sewers. Map #8 shows proposed sewer construction.
Sanitary Sewer Construction - 4,700 linear feet of new sanitary sewers
will be built which will effectively separate sewers on Michigan, Logan,
Kalamazoo, Washtenaw and Huron Streets. Map #8 illustrates the proposed
sewer construction.
Curb and Gutter - 11,700 linear feet of curb and gutter replacement
will be required to make curbs and gutters functional.
Street Resurfacing - 8,600 linear feet of the existing streets will
require resurfacing. Map #9 shows streets proposed for resurfacing.
Handicap Ramps - All 26 intersections will require ramp or curb cut
construction to meet requirements of the Barrier Free Design Act.
Alley Improvements - One alley (between Hillsdale and St. Joseph
Streets) will be resurfaced.
Street Closings - Lenawee Street will be closed and a cul-de-sac
constructed just west of the intersection with the proposed Birch Street.
The existing portion of Birch Street north of Hillsdale will be closed to
provide an area of open space for recreational purposes.
Pedestrian Pathways - An 8 foot wide pedestrian pathway will be
constructed between the 1200 block of Lenawee and the 1200 block of
Kalamazoo.
Street Lighting - Lighting on Jenison Street will be upgraded to meet
Board of Water and Light standards. All existing poles, fixtures and lines
will be replaced with low profile mercury vapor type lights. Low profile
lighting will also be installed in the remainder of the area, eliminating
' lighting from existing utility poles. Street lighting changes are shown on
Map #10.
Street Circulation Changes - Kalamazoo Street will be changed from a
' one way to a two way residential collector street. Washtenaw will also be
two way.
' Water Mains - Replace 1,100 feet of 4 inch water mains on Lenawee
(Huron to Logan) with 6 inch mains. Replace 800 feet of 4 inch water mains
on Huron (Michigan to Washtenaw) with 6 inch mains. Map #11 shows area of
' water mains that need replacing.
Fire Hydrants - Install two additional fire hydrants, one on Lenawee
Street and one on Hillsdale Street.
-44-
1
MICHIGAN
t
4oa
i—
CHELSEA
WASHTENAWV
�I
621
w 561
71 W551
91551 525550
14
491
461'471
451
391
401
441 451 4L1 1169
Oil
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031
10I III 12:
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Ib1 I71 101 191
251 261 271
201
211
221 251
241
r a4l
M
ow
Oq
osl
I i
I
Z
a
0
KALAMAZOO
LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
LCl]GVI.J
a ADDRESS
\ 151
Iw
�� KOCK NO.
ITI •
1
1 la I
PARLEL NO.
NDA BOUNDARY , to
PROPOSED SEWER CONSTRUCTION
15in.Storm ■1■1■I■It
12 in. Storm
241n. Sanitary
8in. Sanitary
If
Ap FI
ST.JOSEPH
---------------
- 45-
.v00 MICHiGAN
i
KNGSLEY
ii�i�����• KALAMAZOO
�aa
I�
391 f
y01
I501 991 481471! I 4511I 441 431I4Z1141- /
191 201 211 22i ', Z41 251 261 271 / Z
1
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a -
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1 ss� 4rl
1
HILLSQALE
LF
ST.JOSEPH
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
L CUICINU
a X ADDRESS
\ a
B10C K NO.
PARCEL NO.
NDA BOUNDARY
PROPOSED
STREET RESURFACING
Street Resurfacing
Street Widening
m m �
- 46 -
:.Do
I
i
CHELSEA N
LA- -
I
WASHTENAW
== I KALAMAZOO
R !t
I51 IW 131 ,
21 i6
lit o
091 2e T
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201 211 221 2511241 251 261 27i /
am
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ST JOSEPH
z
Q
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LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
L—tUrNU
ADDRESS
\ 15,
iW
UOC K NO.
�21 •
ic,
PARCEL NO.
NDA BOUNDARY 1, -
PROPOSED STREET
LIGHTING IMPROVEMENTS
NEW LIGHTING — LOW PROFILE TO
MEET STANDARDS
REPLACEMENT LIGHTING — LOW PROFILE TO
REPLACE MAST ARMS ON POLES
`AP 10
— 47 —
' Water Services - Replace 139 old plumber installed (prior to 1926)
water services between curb box and house with currently approved material.
' Street Trees - Eight trees (diseased elms) and seventeen stumps must
be removed and thirty-three new trees need to be planted. The new trees
will be four to six inches in diameter and at least twelve feet tall. The
species will be determined in accordance with other street trees in the
area.
Vector Control - Increase the prevention and control program in the
' area.
' B. ESTIMATED PHYSICAL DEVELOPMENT PROGRAM COSTS
Estimated costs have been assigned to each item within the program
recommendations. Public improvement costs were estimated by the department
or agency responsible for implementing each improvement. These estimates
were determined by using costs of similar improvements and allowing for
inflation as well as any significant differences in the project. Housing
acquisition costs were based on the assessed value of the structure multiplied
by a factor of 2.5 to give approximate market value. Relocation costs for
owner occupied units were established at $15,000 (maximum per unit) plus
$500 moving expenses. Renters were allowed a maximum of $4,000 relocation
plus $500 for moving expenses. A total of $1,360 was added for each structure
to cover legal fees involved in closing and taxes. In addition, $1,000 was
added to the acquisition cost to pay for demolition. All of these costs will
be funded by the Community Development grant. In addition, an average cost
of $5,000 per dwelling was assigned for those structures listed under the
rehabilitation strategy. Since rehabilitation involves loans as well as
grants, this cost per structure will be met by both Community Development
and private sector funds (lending institutions). This plan proposes al-
locating $567,283 for rehabilitation. It is anticipated that the remaining
$557,717 needed for rehabilitation will come from the private sector. These
program costs will necessitate an amendment to the Community Development
application.
It should be noted that all of these figures are estimates and that
actual experience will tell us whether or not these costs need to be modified.
Physical Development Program Costs: Estimated costs for proposed
housing activities include:
Estimated acquisition cost of 27 structures and
6 vacant parcels $ 422,020
Estimated relocation cost 216,500
Estimated cost of rehabilitation of remaining residential
(229) and secondary structures and parcel redevelopment
(C.D. funds = $567,283 and private sector funds = $557,717) 1,125,000
Total estimated costs associated with housing 1,763,520
' -48-
ALLEGAN
WASHTENAMV
V T l R
�
591
Oil
021 671
i0 051
17 Ow Otll
I boll W. 5B:
OlII 121
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201 2; 251
41
441 1431 all 41�
251 261 271
j
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8 x
KALAMAZOO
Z
Q
Lf
O
J
LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
L C<] C11I Li
ADDRESS
15�
_ Iw
DOCK NO
303
IZI
NDA BOUNDARY PARCEL NO.
PROPOSED WATER
SERVICE CONSTRUCTION
•���� 6in. Water Main
Fire Hydrant
"AP 1 1
ST JOSEPH -- —
49 -
Estimated cost of public improvements 1,036,400
Reserve for contingency 370,650
Total estimated costs for NDA #1 $3,170,570
All costs are further detailed in Exhibit #2 in the appendix.
C. FUTURE LAND USE
Proposed Land Use: Residential development will continue to be the
primary land use in Neighborhood Development Area #1. The day care center
will be the only non-residential structure remaining in the area. One
mixed use structure will also remain (beauty shop and apartments). As a
result of the acquisition strategy and the development of the proposed
public improvements, 230 residential structures will remain, of which 212
will be single family. The remaining 18 are two-family structures scattered
throughout the area. Table 5 (below) details the breakdown of units,
structures and land area within the NDA.
Table 5
NDA #1
Proposed Land Use Summary
Land Use
Residential:
Single Family
Two -Family
Community Services:
Day Care
Kingsley
Hillsdale Open Space
Vacant:
Public Right -of -Way:
Streets, Walks, Alley
Pedestrian Pathway
TOTAL
Acre
32.03
29.07
2.96
2.22
.30
.80
1.12
4.47
12.74
12.63
.11
Percent
of Total
62%
91%
9%
4%
13%
36%
51%
8%
26%
99%
1%
51.46 100%
No.
Structures
230
212
18
No.
Units
248
212
36
231 249
Since land use in the area will remain largely unchanged, the single
family residential land use will remain in basic conformance with the
guidelines of the City Master Plan. Map #12 details the future land uses.
- 50 -
MICHIGAN
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school espanslcn ;
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NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
FUTURE
LAND USE
❑ SINGLE FAMILY
El TWO—FAMILY
® OPEN SPACE
9 DAY CARE CENTER
"'AP 12
ST JOSEPH
- 52 -
NEIGHBORHOOD DEVELOPMENT AREA 1
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fow.
siawl expansion
--------- CRWL6b�____
COMMUNITY NUR%RY
-470,
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ST JOSEPH
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
PROPOSED SITE DEVELOPMENT PLAN
FOR THE AREA
r'AP 13
- 53 -
MICHIGAN
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LENAWEE
PROPOSED
Property Disposition
BLOCKS 327, 330, 333, 380, 405
oz
`1AP 13a
oO
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
1" = 100'
- 54 -
Iznn
KALAMAZOO
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1300
HILLSDALE
PROPOSED
Property Disposition
BLOCKS 451, 452
HAP 131)
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
1" = 100' - 55 -
Zo
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cr
1400
LENAWEE
1100 00
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F300
ST JOSEPH
PROPOSED
Property Disposition
BLOCKS 453, 454
I "AP 13c
CU
m
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING MICHIGAN
1'I = 100,
- 56 -
- Birch Street north of Hillsdale will be closed and the three
residential structures remaining along that street will be removed.
- Kalamazoo Street will be returned to a two-way street between
Jenison Street and Logan Street. Washtenaw will become two-way
from Logan to McPherson.
- A pedestrian path will be constructed between Lenawee Street and
Kalamazoo to allow better access to the new community facility
at Kingsley Place and the new Vivian Riddle Elementary School.
Map #14 shows proposed circulation in the NDA.
Proposed Land Use Changes in the Area Surrounding the NDA: The most
significant changes in land use in the immediate surroundings are the
removal of residential uses for the construction of Kingsley Place, Vivian
Riddle School, and the Logan/Birch Street system.
D. PHYSICAL PROGRAM IMPLEMENTATION AND RELOCATION
All development activities for NDA #1 will be implemented by the City
of Lansing's Housing and Redevelopment Department, pursuant to the authority
and responsibility of Sec. 2A-22 of the Code of City Ordinances adopted
May 12, 1975. This Department will perform, but not be limited to, all of the
administrative functions described below:
I. The delivery of housing rehabilitation services.
2. The enforcement of the Code of Ordinances for the City of Lansing.
3. The acquisition and disposal of designated structures and parcels.
4. The relocation of displaced persons.
5. The improvement of public facilities and services.
The Office of Community Development Management will provide management
and monitoring service to City Departments to aid the Housing and Redevelopment
Department's efforts to implement the physical development plans. Some of the
details of responsibilities and implementation procedures are discussed below.
Housing Rehabilitation: The Housing and Redevelopment Department is
responsible for administering the loans and grants program (Sec. 2A-22(f))
to provide funds to homeowners in the NDA for all repair and improvement
costs which qualify under the program. The loans and grants program, as
proposed by the City of Lansing, accepted by the Citizen's District Council,
and approved by the City Council will include the following:
1. Bank loans at reduced interest rates for those who qualify for
normal home improvements loans. Interest rates would be either 0% or 3%
depending on ability to pay.
2. Deferred loans (grants) for those clearly unable to repay a loan.
Certain future residency requirements are necessary for complete deferment.
In addition, the property must be maintained to minimum standards of the
Lansing Uniform Housing Code.
- 57 -
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O51 mr
KALAMAZOO
LENAWEE
NEIGHBORHOOD DEVELOPMENT AREA 1
COMMUNITY DEVELOPMENT PROGRAM
CITY OF LANSING, MICHIGAN
FEBRUARY 1, 1976
SECTION 33-01-17
LtVCfVU
ADDRESS
1Sr
\ Iw.
a BLOCK NO.
PARCEL NO.
NDA BOUNDARY
PROPOSED
TRAFFIC CIRCULATION CHANGES
I. WASHTENAW, TWO WAY TRAFFIC
2. KALAMAZOO, TWO WAY TRAFFIC
3. PEDESTRIAN LINK
4. CUL-DE-SAC ON LENAWEE
5. ELIMINATE BIRCH
6. NEW SOUTHBOUND LANE FOR LOGAN
"AP 14
ST.JOSEPH
- 58 -
' 3. Guaranteed loans for those persons unable to obtain a bank loan.
The City would guarantee 80% to 100% of the loan.
' 4. Combinations - Any combinations of the above financial tools can
be used.
' These financial tools may be used for all owner occupied units.
Absentee owners or owners of multiple structures qualify for loans as
specified in the program, but do not qualify for grants. The City will
' attempt to be flexible enough in the program to meet the needs of all in-
dividual homeowners.
Further details of the loans and grants program are in Exhibit #3
' in the appendix.
Other activities and responsible agencies in the implementation of the
' housing rehabilitation services are:
Housing Activity Responsibility
Publicize loans and grants program and Office of Community Development
procedures for obtaining funds Housing and Redevelopment Department
' Second property inspection Building Department
Referral by Housing and Redevelopment
Department
' Application, administration and verifi- Housing and Redevelopment Department
cation of financial status
Assessor's impact statement
City Assessor
Determine method of financial assistance Housing and Redevelopment Department
Amend development plan
Financial Agreements
Prepare Bid documents
Obtain Bids
Assemble Bidder's lists
Select contractor
Review proposed rehabilitation
Transmittal of approval to bank
Notification of acceptance or rejection
Housing and Redevelopment Department
and Planning Department
Housing and Redevelopment Department
Building Department
Housing and Redevelopment Department
Purchasing Department and Building
Department
Housing and Redevelopment Department
Housing and Redevelopment Department
Housing and Redevelopment Department
Financial institution
I - 59 -
Housing Activity
Closing
Perform rehab work
Inspection of work
Final report
Disburse funds
Follow up Counseling
Code Compliance:
Responsibility
Financial.institutions and
Housing and Redevelopment Department
Contractor
Building Department
Housing and Redevelopment Department
Housing and Redevelopment Department
Human Resources Department
Housing Code: Enforcement of the 1975 basic housing code is the
responsibility of the Building Department. The code compliance program
involves not only initial inspections of code violations, but also follow
through inspections to determine that compliance activities have been
correctly followed. Compliance costs to the residents and homeowners within
the NDA are incorporated into the City's loans and grants program. Coor-
dination between housing code compliance activities and the loans and
grants program is the responsibility of the Housing and Redevelopment Department.
Zoning Code: Compliance with zoning districts designated within the
NDA will be required to eliminate all illegal uses. This will include the
elimination of illegal multi -family uses, front yard parking violations, and
wherever possible, will require conformance with acceptable lot sizes,
setbacks, use of accessory structures, building height, and other code
related items. Enforcement of the City of Lansing Zoning Code is the
responsibility of the City Planning Department. The Citizen's District Council
will be notified of any proposed zoning changes within the NDA.
Costs associated with enforcement of the zoning code will be eligible
under the City's loans and grants program and administered by the Housing
and Redevelopment Department.
Property Acquisition and Disposal: The Housing and Redevelopment
Department will be responsible for the acquisition and appropriate disposal
of all structures and parcels, including those acquired for public improve-
ments. It will coordinate all demolition activities and all activities
associated with those acquired structures proposed for relocation to another
site. In addition, it will be responsible for rehabilitation efforts of
those structures prior to their resale. Replatting of parcels for reuse
will be coordinated by Housing and Redevelopment by using an assessor's plat
for the area, in accordance with Act 288, P.A. 1962, State of Michigan,
section 201 through 213 (Subdivision Control Act).
Relocation of Displaced Persons: All persons displaced by Community
Development activity within the NDA will be relocated in accordance with the
relocation program established by the City of Lansing. The overall relocation
' program is the responsibility of the Housing and Redevelopment Department.
Relocation services for families and individuals are coordinated by the
Community Development Housing Relocation Office, a centralized relocation
' agency funded by Community Development and operated under the direction of
the Housing and Redevelopment Department.
' SUPRIY of Relocation Housing: An estimated 21 families (58+ individuals)
Will be sp ace y acqu s t on activities in NDA #1. This represents 8.5%
of the NDA's households. Of these, 20 households are black and 1 is white.
Area wide, the NDA is 88.5% black. Incomes of those displaced families
range from $1,500 to $35,000, and their estimated mean income is approximately
$9,000.
' The City's housing supply indicates that suitable standard condition
relocation housing within the rents or prices affordable by the affected
households is available for those households. According to the approved
Housing Assistance Plan for the City of Lansing (Table 1 - Survey of Housing
Conditions, fiscal 1976) there are 3,670 standard condition vacant dwelling
units in the housing supply. This represents seven percent of Lansing's
total housing supply. Other information on characteristics of Lansing's
housing stock is available in the fiscal 1977 Housing Assistance Plan for the
City of Lansing.
Methodology for Obtaining Relocation Housing:
Sources of Relocation Housing: The Relocation Office has contact with
real estate brokers in the area to secure their rental and sales listings.
The Relocation Office also maintains listings of names and addresses of
real estate agencies, brokers, and boards in the area which deal in property
that may be appropriate as a relocation resource and which is available
on a non-discriminatory basis. The local newspapers are also checked for
advertisements of suitable accommodations. From these sources the Relocation
Office will obtain accommodations to which it can refer relocatees. Before
any referrals are made, however, the property will be inspected to establish
whether or not it meets the relocation standards. The Relocation Office will
utilize the periodic listings of FHA and VA acquired properties which are
available for inspection by all relocation families and individuals. The
list of relocation resources will not include „housing which is scheduled
for clearance under existing or proposed projects or other governmental
activity.
Relocation Standards: The Relocation Office and the Building Department
will inspect each dwelling unit (to which a relocation family or individual
moves) to determine whether the dwelling meets relocation standards. The
inspection will deal in the following areas .. sanitary facilities, cooking
facilities, heating facilities, lighting facilities, structural condition
and occupancy.
Relocation housing, to be acceptable, must be one that is not subjected
to unreasonable environmental conditions, natural or manmade, must be
reasonably accessible to places of employment, and generally not less desir-
able in regard to public utilities and commercial facilities than the
project area.
- 61 -
Temporary Relocation: A family or individual will not be asked to accept
temporary relocation unless it is necessary to accomplish certain project ob-
jectives without unreasonable delay.
Public Facilities Improvements_: The Housing and Redevelopment Department
will ensure that scheduling of public improvements is not in conflict with
housing rehabilitation activities or other public improvements. Responsibilities
for actual activity on public improvements are listed below:
Ar_ti vi ti Ps
Sidewalk replacement
Storm and sanitary sewer separation
Street resurfacing
Curb and gutter replacement
Construction of handicap ramps
Pedestrian pathway development
Street cul-de-sacs and closings
Hillsdale open space development
Rodent control program
Street tree'removal and replacement
Fire hydrant installation
Water main replacement
Installation of water services
Street lighting replacement
Utility pole relocation
Traffic and street changes
Responsible Agency
Public Service Department
Parks Department
Board of Water and Light
Traffic Department
Time Schedule: The time schedule below furnishes general procedural
times for implementation of the Development Plan. In addition to this,
within thirty days of the adoption of the Development Plan by the City
Council, the Housing and Redevelopment Department will submit a work
program with specified dates for implementation to the Office of Community
Development Management.
- 62 -
Time Schedule
Week of February 22, 1976 Environmental Assessment for NDA #1 and NDA #2
is advertised for public review.
February 23, 1976 Council receives recommendations from the Citizen's
District Council #1 and Planning Board and sets
Public Hearing date on the Neighborhood Develop-
ment PTan for NDA #1.
March 13, 1976 Notice of intent to request release of funds for
NDA #1 and NDA #2.
March 19, 1976 Release for funds forwarded to HUD.
March 19, 1976
Loans and Grants Program submitted to City Council.
March 30, 1976
Public hearing is held on Development Plan.
May 3, 1976
City Council holds final Public Hearing in
Council Chambers.
May 4, 1976
NDA plan as revised during Public Hearing submitted
to CDC.
May 12, 1976
Citizen's District Council submits comments
disapproving the Neighborhood Development Plan.
May 17, 1976
Council introduces ordinance for adoption of the
Neighborhood Development Plan.
June 11, 1976
30 day hold period requested by CDC, in conformance
with P.A. 344, 1945, as amended, expires.
June 28, 1976
City Council approves the Neighborhood Develop-
ment Plan and Loans and Grants Program to be
given immediate effect in ordinance.
June 29, 1976
The Housing and Redevelopment Department implements
the Housing Program.
June
29,
1976
Public improvements projects are implemented.
June
29,
1976
Appraisals and negotiations initiated for property
acquisition.
July
1,
1976
The Housing and Redevelopment Department implements
Loans and Grants Program.
December
31, 1,976
Mid -Year program review of Loans and Grants
Program.
June
30,
1977
The total number of the rehab units in NDA #1
will be completed and the remaining units acquired.
- 63 -
APPENDIX
EXHIBIT #1
NEIGHBORHOOD DEVELOPMENT AREA #1'
NEIGHBORHOOD REHABILITATION STANDARDS
I. OBJECTIVES OF REHABILITATION PROGRAM
A. Code Compliance
Since the Lansing Uniform Housing Code provides minimum requirements
for all existing reiidential buildings within the City of Lansing, it is
to be utilized as the minimum guideline for all residential rehabilitation
work to be undertaken in the development areas.
The Code Compliance objective is to correct all violations that
exist, as determined by the building official or his authorized representative,
in order to protect life, limb, health, property, safety, and welfare of the
general public and the owners and occupants of residential buildings.
B. Rehabilitation Standards
The objective of the neighborhood rehabilitation standards is to
provide better housing along with reduced operating and maintenance costs,
improved long term residential values and neighborhood conditions by improving
items beyond code requirements.
C. motional Repairs and Improvements
The objective of the optional repairs and improvements is to
further improve the structure and living environment beyond code requirements
and rehabilitation standards for the occupants and residents of the neighborhood.
II. AUTHORITY
The building official will be authorized and directed to administer,
interpret, and enforce all of the adopted neighborhood rehabilitation standards.
III. REHABILITATION REQUIREMENTS
In order to be eligible for the loan and grant program owners must be
prepared to comply with the following:
A. Repairs Required to Meet Code
All repairs deemed necessary by the building official and/or his
authorized representative in order to correct violations to the Lansing
Uniform Housing Code shall consist of:
1. Structural: All repairs necessary to assure that the construction
of the building will provide:
(a) Sufficient structural strength and rigidity
- Al -
(b) Necessary resistance to the elements,
(c) Adequate protection against decay, insects, rodents, and
other destructive forces.
' 2. Mechanical, Electrical, and Plumbing: All repairs necessary to
provide adequate facilities in the dwelling that will meet the needs of the
intended occupants and be of a quality and condition which will assure:
' (a) Safety ,of operation,
' (b) Adequate capacity for its intended use,
(c) Protection from moisture, corrosion or other destructive
elements.
' 3. Environmental: All repairs or actions necessary,to protect life,
limb, health, property, safety and welfare of the general public and the
' owners and occupants of the area to assure:
(a) Safety from fire
' (b) Security from health hazards
(c) Conformance with zoning code.*
B. Neighborhood Rehabilitation Standards
Items deemed necessary to fulfill requirements (to the extent
' that can be supported by loans and/or grants under the residential rehabilita-
tion loan program) established by the Citizen's District Council in NDA #1
consist of:
1. Insulation:
' Basis - Every home shall be insulated, to reduce the amount
of heat loss from the dwelling, to conserve on fuel and reduce fuel costs
and to -provide comfort for the residents.
' Solution - Insulate attic areas in accordance with approved
standards.
2. Storms and Screens:
Basis - All exterior windows and doors shall be provided with
' storms and screens to reduce heat loss through window and door areas, thereby
conserving energy and reducing operating costs to occupant, to protect against
moisture, and to protect against rodents and insects entering the dwelling.
Solutions - All exterior doors shall be provided with aluminum
combination storm and screen doors, or other approved types, having a self -
closing device. All windows shall be provided with aluminum combination
storm and screen windows, or other approved types.
' -A2-
3. Fire Detection:
Basis - Fire detection equipment shall be provided in each
dwelling in order to provide minimum fire safety to residents, to protect
against loss of life and property.
Solution - Every dwelling shall be provided with approved
detector(s), as specified under Section 1413 of the Uniform Building Code,
1973 Edition, as adopted by the City of Lansing.
4. Cellars and Basements:
Basis - In every dwelling, cellars and basements shall be free
of potentially hazardous or unsafe conditions and maintained reasonably free
from dampness to prevent conditions conducive to decay or deterioration of
the structure.
Solutions - Existing concrete floors which are severely pitted,
cracked, broken -up or otherwise defective or deteriorated shall be repaired.
In cellars or basements where an excessive amount of water accumulates,
sump pumps, drain tile, waterproofing of interior wall surfaces or another
acceptable method of correction shall be provided.
5. Gutters and Downspouts:
Basis - Each dwelling shall be provided with approved receptacles
to carry away water to prevent roof drainage from causing dampness in walls
or interior portions'of the dwelling, and to prevent damage to the property.
Solution - All dwellings shall have gutters and downspouts with
discharge directed away from the dwelling. Discharge extensions and/or
splash blocks shall be provided to prevent soil erosion.
6. Visual and Site Improvements:
Basis - All premises shall be maintained in good order to enhance
the overall appearance of the premises and neighborhood and to provide for
the safe use thereon.
Solutions:
- Exterior wall surfaces,'roof overhangs, and trim around windows
and doors shall be painted in accordance with acceptable standards
or protected with aluminum or vinyl siding and trim. Window and
door frames shall be protected in the same manner as that used
to protect the exterior wall surface.
- Window and door frames in masonry walls shall be painted or
encased in aluminum.
- Fill dirt shall be provided where required to provide drainage
away from the foundation walls.
- Accessory structures shall be repaired as required in accordance
-A3-
' with the Lansing Uniform Housing Code and the neighborhood
rehabilitation standards,'or demolished.
- Openings in accessory structures shall be secured by providing
' adequate doors and windows.
- All existing fences shall be repaired in accordance with
' acceptable standards, removed or replaced.
- Trees adjacent to dwellings and accessory structures shall be
trimmed so that no portion of them contacts the building in
any manner.
- Provide improved drives and parking areas which consist of
' concrete and/or blacktop. Gravel may be used beyond the
rear wall of the dwelling.
- Approach walks and steps for all weather access to the
dwelling shall be provided as required and shall be of either
concrete, blacktop (not to be used for steps) or stone slabs.
All approach walks and steps that run from the city sidewalks
to the dwelling shall be of poured concrete.
- Landscape as required to prevent soil erosion, shall consist
of (A) sod and/or seed, bushes, and shrubs in front yard
' areas, (B) seed in rear and side yard areas, (C) retaining
walls as required.
C. Optional Repairs or Improvements
Repairs or improvements that would be eligible for funding under the
' program, after items (A) required repairs and (B) neighborhood rehabilitation
standards have been met. Owner may select items from this list as needed,
subject to the availability of funding.
Kitchen - Renovate kitchen area, including new kitchen cabinets,
restoration of floor, walls, and ceiling. Sink, stove, or cooktop unit and
oven may be provided if built in.
Bathroom - Renovate bathroom areas, including restoration of
floor, walls, and ceiling. Bathtub, water closets, sinks, and vanities
may be provided.
Interior Restoration - Renovate interior surfaces.
' Electrical - Additional supplied electric convenience outlets
may be provided in each habitable room, not to exceed those required by
' the National Electrical Code.
Mechanical Thermostats of the improved type, with heat anticipator
and enclosed contacts to provide more uniform control of furnaces and
' energy may be provided. Hanley -Brown conversion burners that are adequate
under the code, due to the unavailability of repair parts, may be replaced.
-A4-
Self powered humidifier on gravity type furnaces and non -powered humidifier
on forced air type furnaces, of an approved self flushing, non-combustible
type, surface mounted with no portion of the unit projecting over the heat
exchanger, may be provided in order to conserve on energy and provide
comfort for the occupants.
Plumbing - Water distribution systems that are made up entirely
or partially of older iron piping may have that portion consisting of iron
pipe replaced. Hot water heaters which do not provide an adequate supply of
hot water to meet the demands of the occupants may be replaced.
Cellars and basements - Install poured concrete floors. Waterproof
interior surfaces of existing foundation walls.
Insulation - Insulate walls and floors over unheated spaces and
exterior walls.
Security locks - Install security locks on all exterior doors.
Fire extinguisher - At least one fire extinguisher of a 2A:10BC
rating may also be provided.
Accesstory Structures - Accessory structures demolished under this
program may be replaced with similar structures as permitted by present
codes. Funding under this program would be limited to the amount necessary
to repair the existing structure.
Fences - Install fencing as needed around yard areas.
Landscaping - Premises may be landscaped, to include trees, shrubs,
grass, etc. in order to enhance the overall appearance of the premises.
Deficient code items - Any item covered by the Housing Code which
is determined to be deficient (a potential violation) by housing inspectors,
health inspectors, fire inspectors or zoning inspectors.
-A5-
EXHIBIT #2
NEIGHBORHOOD DEVELOPMENT AREA #1
ESTIMATED COSTS
HOUSING ACQUISITION PROGRAM
Kingsley Place
Estimated
Estimated
Estimated
Address
# of Units Acquisition Cost*
Relocation Costs
Total
1234
W.
Kalamazoo
1
17,250
4,500
21,750
1300
W.
Kalamazoo
1
22,050
4,500
26,550
1304
W.
Kalamazoo
1
20,250
15,500
35,750
1306
W.
Kalamazoo
1
22,450
15,500
37,950
1308
W.
Kalamazoo
1
20,550
0
20,550
1310
W.
Kalamazoo
1
20,750
4,500
25,250
1312
W.
Kalamazoo
1
21,450
15,500
36,950
1316
W.
Kalamazoo
1
17,250
4,500
21,750
Subtotal
8
162,000
64,500
226,500
Physical Condition
218
Huron
1
9,860
Vacant
9,860
1211
W.
Kalamazoo
1
15,360
Vacant
15,360
1214
W.
Lenawee (#2
1
7,110
Vacant
7,110
1214
W.
Lenawee (#fl
1
7,110
Vacant
7,110
1216
W.
Hillsdale
1
11,860
15,500
27,360
1309
W.
Hillsdale
1
15,110
Vacant
15,110
1212
W.
Hillsdale
1
10,610
15,500
26,110
1223
W.
Lenawee
1
11,110
4,500
15,610
214
Huron
2
13,110
4,500
17,610
220
Huron
1
14,860
15,500
30,360
Subtotal
11
116,100
55,500
171,600
Public Improvements
522
Birch
1
13,110
15,500
28,610
526
Birch
1
14,860
4,500
19,360
518
Birch
3
17,110
4,500
21,610
1214
W.
Lenawee (#1)
4
14,110
13,500
27,610
1217
W.
Kalamazoo
1
22,360
12,000
34,360
(1
Commercial)
Subtotal 10 81,550 50,000 131,550
(1 Commercial)
*Acquisition cost is defined as . . . assessed value multiplied by a factor
of 2.5, plus $1,000 for demolition, plus $1,360 for closing costs. Kingsley
Place Acquisition Costs are estimates obtained from Kingsley Place Project
Coordinator, Office of Community Development, January 1976.
-A6-
0
Parcel Overdevelopment I
Estimated Estimated Estimated
Address
# of Units
Acquisition Cost
Relocation Costs
Total
106 Huron
1
15,360
15,500
30,860
120 Huron
1
15,860
15,500
31,360
326 Huron
1
15,360
15,500
30,860
Subtotal
3
46,580
46,500
93,080
Housing Program Totals
31 Dwelling Units 406,230 216,500
27 Structures
1 Commercial Use
622,730
Vacant Lot
Acquisition
Parcel No.
Location
Size
Estimated'Acquisition
Cost
33-01-17-452-231
510-516 Rulison
40 x
109
ft.
2,750 ,
33-01-17-452-181
524 Rulison
36 x
90
ft.
2,250
33-01-17-454-172
Part of lots 59,
95,
4,000
96, Assessor Plat No. 42
33-01-17-453-161
517 Birch
40 x
100
(irregular)
2,780
33-01-17-453-171
519 Birch
40 x
60
ft.
2,025
33-01-17-453-182
521 Birch
40 x
105
ft.
1,985
Subtotal
TOTAL (Housing acquisition and relocation plus vacant
lot acquisition)
15,790
1
$638,520 '
-A7-
PUBLIC IMPROVEMENTS PROGRAM
Total
Estimated
Project and Location
Costs
Remarks
Sidewalk Replacement
40,000
Eligible sidewalk replacement in the
NDA will be paid with public funds; the
remainder will be assessed to the
property owners but will be eligible
for inclusion in the loans and grants
program.
Storm Sewer:
$ 50,000
Jenison
15" sewers
Kalamazoo
12" sewers
Lenawee
12" sewers
Curb and Gutter
$ 74,000
Replacement of 11,700 linear feet
Replacement:
Allegan
Washtenaw
Lenawee
Jenison
Huron
Rulison
Hillsdale
St. Joseph
Sanitary Sewer:
$345,000
Michigan
1901000
24" sewers
Kalamazoo
12" and 8" sewers
Washtenaw
8" sewers
Huron
$155,000
8" sewers
Lenawee
12" sewers
Street Resurfacing:
$ 52,000
8,600 linear feet
Jenison
Huron
Allegan
Lenawee
Hillsdale
Alley
Rulison
Kalamazoo Street
$ 30,000
Resurfacing and replacing curbs
and gutters
Huron Street Widened
$197,000
Kingsley Place Program
Handicap Ramps
$ 8,000
All 26 intersections
Total
'
Estima et d
Project and Location
Costs
Remarks
Pedestrian Pathway
$
15,200
Development -
Kalamazoo Block:
$
4,200
Paving 8 foot path
$
6,200
'
Lighting
$
4,800
Fencing
Street Cul-de-sac
$
2,500
Construction of driveways to 1122 and '
1126 Lenawee
Hillsdale Open Space
$
36,400
Recreation development costs:
Development
'
$
10,000
Play equipment
$.
7,000
Seeding and top soil
$
4,200
'
Path paving (8 foot path)
$
4,000
Fencing
$
7,200
Lighting
$
4,000
Removal of Birch Street fill
Rodent Control Program
$
2,600
Street Tree Removal and
$
8,300
Stump removal, planting
Replacement
Water Mains:
$
22,500
'
Lenawee
1,100 feet of 6" water main '
Huron
800 feet of 6" water main
Fire Hydrants:
$
1,300
New hydrants required because of ,
Hillsdale
street changes
Lenawee
'
Water Services at
$
21,800
139 services must be replaced
$157 per home
Street Lighting Conversion
$
95,800
,
to Low Profile
Jenison
$
26,500
Required to meet Board of Water and
'
Light illumination requirements
Kalamazoo
$
6,000
Provide low profile adjacent to
Huron
$
18,800
Kingsley Place
Hillsdale
$
10,000
'
Rulison
$
5,000
Replace mast arm lighting with low profile
Lenawee
$
16,400
Kalamazoo (Huron to
$
5,300
Jenison)
Replace mast arm lighting with low profile
Washtenaw
$
3,900
Allegan
$
3,900
'
- A9 -
Total
Estimated
Project and Location Costs
Utility Pole Relocation: $ 22,000
Huron $ 12,000
Kalamazoo $ 10,000
Relocation of Electrical $ 12,000
Service Panels on Homes:
Huron $ 8,100
Kalamazoo $ 3,900
--------------------------------------
Remarks
Relocation of poles to rear lot lines
or to south side of Kalamazoo along
front property line
Electrical service drop panels moved
from front of structure to rear corner
of structure
27 homes
13 homes
TOTAL (Public.Improvements)$1,036,400 Total costs for public improvements will
be apportioned between the City of Lansing
and property owners based upon city
procedures for levying of special
assessments.
TOTAL PROGRAM COST ESTIMATES
Total (Housing Acquisition and Relocation plus vacant lot
acquisition)
Total (Rehabilitation - $567,283 C.D. cost + $557,717
Private Sector funds)
Total (Public Improvements)
Reserve for Contingency
GRAND TOTAL
$ 638,520
$1,125,000
$1,036,400
$ 370,650
$3,170,570
-A10-
EXHIBIT #3
NEIGHBORHOOD DEVELOPMENT AREA #1
CITY OF LANSING
RESIDENTIAL REHABILITATION
LOAN PROGRAM
(R.R.L.P.)
GOALS AND OBJECTIVES
Long Term:
The elimination of slums and blight, the prevention of blighting
influences and the deterioration of housing structures and neighbor-
hood facilities of importance to the welfare of the community, principally
for persons of low and moderate income.
Short Term:
To assist eligible property owners and residents in eliminating and
correcting violations of the Lansing Housing and Zoning Codes.
To provide a financial assistance method in meeting Rehabilitation
Standards, as established in the development plan for the Westside
Neighborhood Development Area.
To provide a financial assistance method to meet Optional Work items
desired on an individual structure basis, as established in the develop-
ment plan for the Westside Neighborhood Development Area.
To maximize the impact of Community Development funds by combining
with private financial institutes to rehabilitate and upgrade resi-
dential structures or dwelling units to the City of Lansing Housing
and Zoning Codes and/or defined neighborhood rehabilitation standards
as established in the development plan for the Westside Neighborhood
Development Area.
To improve the condition of housing structures within the Westside
Neighborhood Development Area, and the surrounding district areas, to
the maximum extent feasible within available financial resources by
means of subsidizing the interest of loans, guaranteeing loans, and/or
providing grants (deferred loans) to eligible property owners or
residents.
GENERAL ELIGIBILITY STANDARDS
SECTION I.
(1) The subject residential structure or dwelling unit must
on property within the Westside Neighborhood Development
Areas. Under the R.R.L.P., "adjusted gross income" will
culated as follows:
- All -
be located '
or District
be cal-
' Gross Household Income ( Michigan State Tax Form
Schedule 4, Line 56)
Minus: 5% of Gross Household Income as
a general deduction
' Minus: $300 for each exemption claimed on
the last filed Federal Income Tax
' return.
Minus: $300 additional deduction for each
homeowner and spouse over 65 years of age.
Minus: $300 additional deduction for each
handicapped person as defined by
the Rehabilitation Act of 1973, PL
93-112, 29 USCS §706(6). Appropriate
certification or verification will
be required.
1
Equals Adjusted Gross Income (A.G.I.)
In the event a federal income tax return was not filed for
the last calendar year, $300 will be allowed for each exemption
' which would have been eligible under the U.S. Internal Revenue
Service's regulations.
(2) Asset Limitation. Owner -occupants with assets (cash, bonds,
' savings, etc., but not counting house or automobile equity)
in excess of $10,000 shall be eligible for interest reduced
loans only.
' (3) Owner -occupants shall be eligible for interest reduced loans,
deferred loans or guaranteed loans, or any combination thereof,
depending upon the nature of individual financial situation
pursuant to the R.R.L.P. administrative and processing procedures.
(4) Owners of rental structures shall be eligible only for interest
reduction of loans to 3% A.P.R. only, as defined below under
"Owners of Rental Properties."
' (4) These general eligibility standards are meant to be guidelines
and flexibly interpreted on an administrative basis by the
Department of Housing and Redevelopment pursuant to §2A-22(f)
' of the Code of City Ordinances to effectuate the purpose of
this program, based upon the owner -occupant's ability to pay.
I
-Al2-
FINANCIAL SERVICES OF THE R.R.L.P.
Under the City of Lansing's Residential Rehabilitation Program, three (3)
basic types of financial assistance methods may be utilized. They are:
SECTION II. Commercial Loans at Reduced Interest Rates. (Type A)
(1) For those eligible owner -occupants, excluding non-resident owners
of rental properties, that have the income capacity, employment
history, credit history and other aspects of a financial back-
ground that would qualify them to directly receive a home improve-
ment loan from a participating bank without a guarantee, the
City of Lansing would use Community Development funds to reduce
the interest rate on such a loan by direct subsidization.
(2) Under this financial assistance method, the effective interest
rate payable on a Type A loan would be lowered from the market
rate (normal bank rate) as follows:
Adjusted Gross Income (A.G.I.) Adjusted Interest Rate
Over $12,000 3% A.P.R.
Under $12,000 to $8,000 0%
(3) For those eligible owner -occupants with an income of over $12,000 ,
A.G.I., CD funds would directly subsidize the interest cost of
a loan extended under the R.R.L.P. to 3% A.P.R. For an eligible
owner -occupant with an income under $12,000 A.G.I., CD funds '
will be used to subsidize all interest costs of the loan, if the
owner -occupant is otherwise in a position to obtain a bank loan.
In addition, the City will provide inspection, architectural,
informational, and technical assistance through city agencies
at no cost to the property owner.
SECTION III. Guaranteed Loans. (Type B)
(1) For those eligible owner -occupants unable to obtain a direct
bank loan due to any circumstances, including defects in their
credit history, the City will use CD funds to provide a guarantee
for their performance under the loan. This financial security
would then encourage the bank to make the home improvement loan
to the owner -occupant under its normal lending procedures.
(2) In the event the owner -occupant defaults on a Type B loan, the
City will reimburse the bank at least for the net principle
amount guaranteed, and would develop a repayment schedule with
the concerned owner -occupant. Upon default, the City's interest
in the loan would be secured by a promissory note and a lien
against the property. The interest rate to the owner -occupant
on a guaranteed loan would-be reduced in the same manner as if
the loan were a direct bank loan as outlined in SECTION II above.
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SECTION IV. Deferred Loans - Grants.
Owner -occupants, having an Adjusted Gross Income of $8,000 or less, and who
are unable to obtain a bank loan to improve their homes and cannot afford
additional indebtedness based upon their individual financial status, the -
City will extend a deferred loan - grant directly to the owner -occupant.
Under a deferred loan - grant, the principle would be repayable only in
certain special situations, as follows:
(1) To prevent speculation and encourage long term homeownership,
repayment would be required if the owner -occupant vacates,
sells, transfers or assigns the subject housing structure within
seven (7) years from the execution of the deferred loan - grant
agreement in accordance with the following schedule:
Elapsed Time from Date of Principle Amount of
Execution of Agreement Loan to be Repaid
Within 1 year 100%
" 2 years 100%
3 years 100%
4 years 70%
' 5 years 50%
" 6 years 30%
" 7 years 10%
' After 7 years 0%
(2) The owner -occupant must agree to maintain the condition of the
' concerned structure at least to the standards of the Lansing
Housing Code, until the deferred loan - grant is discharged as
stated in SECTION IV(1) above.
' (3) Other provisions of this financial assistance method are as
follows:
' (a) No interest on the loan will be charged to or payable from
the owner -occupant under any circumstances.
(b) In the event of the death of either a husband or wife
holding title to the property, the deferred loan would be
' discharged at that time.
(c) Only owner -occupants are eligible for deferred loans.
(d) To the extent available deferred loan funds will be used
' to defray the cost of correcting Housing Code violations
and Work Items known as Rehabilitation Standards, but
Optional Work items are not eligible for payment as defined
within this development plan.
(e) A promissory note would be signed by the owner -occupant as
security for the deferred loan, subject to the provisions
as stated by SECTION IV herein.
SECTION V. Combinations.
(1) The three (3) financial tools outlined in SECTIONS II -IV may be
used, at the discretion of the Department of Housing and Redevelop-
ment, in combination with each other. Upon a review of the
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prospective loan applicant's verifiable financial records,
these tools will be used to meet the specific financial needs
shown. For example, if the desired rehabilitation work costs
$4,000 and the applicant has the capacity to repay a $2,000
loan, the City will be prepared to reduce the interest rate on
that loan (either bank loan or guaranteed loan), and also issue
a $2,000 deferred loan - grant.
SECTION VI. Owners of Rental Structures.
(1) Owners of rental structures, when that structure contains more
than one (1) residential living unit, i.e. duplex, and the owner
resides in one of the residential living units located therein,
and where such multi -family structure is in conformance with the
Zoning Code, shall be eligible for a Type A interest reduction
loan. This loan shall be made in the same manner as owner -
occupants having an A.G.I. of over $12,000 per year. The loan
proceeds may be used only for correcting Housing Code violations
and meeting Rehabilitation Standard work items, but not for
Optional work items as defined within this development plan.
Owners of up to two (2) single family detached residential
structures used for rental purposes shall be eligible for a
Type A interest reduction loan. This loan shall be made in
the same manner as that offered to an owner -occupant having an
A.G.I. of over $12,000 per year. The loan -proceeds may be
used only for Housing Code violations and meeting Rehabilitation
Standard work items, but not Optional work items.
(2) Owners of three (3) or more single family detached residential
structures used for rental purposes shall be eligible for interest
reduction loans in the same manner as an owner -occupant having
an A.G.I. of over $12,000 per year. The loan proceeds may only
be used for Rehabilitation Standard work items.
(3) Owners of rental structures are not eligible for guaranteed
loans or deferred loans (grants) as defined in SECTIONS III
and IV herein.
In return for this interest subsidy, the owners of rental
properties must agree, as a condition of the loan, not to pass
the cost of the improvements or the loan by increases in rent
to the tenant for a twelve (12) month period. Increased costs
for utilities and taxes will be specifically excluded from
such a restriction.
GENERAL PROVISIONS
SECTION VII. Flexibility.
Because of the vast number of different family situations that can be'
encountered in the Westside Neighborhood Development Area, the Department
of Housing and Redevelopment will be flexible in developing a financial
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assistance method tailored to meet the needs of any particular family on
an individual basis, within the provisions of this program.
SECTION VIII. Special Assessments.
If any privately owned property is assessed as being benefited by the
installation of any public improvement required to implement this Physical
Development Plan for the Neighborhood Development Area, said special
assessment shall be an eligible work item and the cost thereof shall be
used for loan or grant calculation purposes.
■ SECTION IX. Loan and Grant Limitations.
In order to insure the long term success of the R.R.L.P. and the provision
of its financial services to all eligible owner -occupants, the City must
establish basic financial limitations. They are as follows:
Loans (Type A and B) $6,000 maximum/structure with the
average for the N.D.A. not to
exceed $4,000/structure.
' Deferred Loans - Grants $4,000 maximum/structure.
The Department of Housing and Redevelopment shall have the authority to
exceed these maximum limits in special circumstances if funds are available
within approved budgetary allocations.
' The above stated financial limitations per structure are computed exclusive
of the cost associated with the special assessment defined as eligible
in SECTION VIII above.
I
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Questions about the contents of this Physical Development Plan
may be referred to any of the following persons:
Alan E. Tubbs, Planning Director
James R. Spackman, Deputy Director
Robert G. Harris, Neighborhood Planner
Correspondence may be addressed to
Planning Department
2nd Floor
Washington Square Annex
Lansing, Michigan 48933
or telephone
(517) 487-1400