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HomeMy WebLinkAbout1976 Physical Development Plan-Neighborhood Development Area 2Lansing Development Physical Development Plan - Neighborhood Development Area 2 1976 Permanent Document: 1976 /sical Development Plan )hborhood Developmer Area 2 gal ��!► � ,fir. ��l ,� � ...... L I PHYSICAL DEVELOPMENT PLAN � Neighborhood 1 1 Development Area 2 LANSING MICHIGAN SEPTEMBER 7,1976 "I 1 ACKNOWLEDGEMENTS The Neighborhood Physical Development Plan was prepared by the Planning Department and the Citizen's District Council #2. 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 Neighborhood Physical Development Plan. MAYOR Gerald W. Graves CITY COUNCIL Louis F. Adado William A. Brenke Richard J. Baker Jack D. Gunther Lucille E. Belen Robert J. Hull IJames D. Blair Terry J. McKane - Mayor Pro Tem PLANNING BOARD Merle Barnhart Emly Horne Gordon Cornwell James Nelson Richard Gaus Edward Remick Charles Lyons Sr. Juanita Gonzales 11 1 CITIZEN'S DISTRICT COUNCIL #2 Mrs. Linda Adams Mrs. Caroline Heath, Secretary Mrs. Jannis Black Mr. Paul Kyburz Mr. Carl Bolles, Jr. Mr. Frederick Lamb, Vice Chairman Mr. Gerald Brown Mr. Richard Lucas, Chairman Mr. Jack Burris Mr. Thomas Regan Mrs. Esther Gonzales Mr. Vance Sims Ms. Carolyn Thomas Mrs. Pat Thocher 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 Traffic Department I 1 TABLE OF CONTENTS Page I. EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . 1 II. DEFINITION OF TERMS . . . . . . . . . . . . . . . . . . 3 III. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . 4 IV. COMMUNITY DEVELOPMENT GUIDELINES . . . . . . . . . . . . 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 D. Neighborhood Level Objectives . . . . . . . . . . . 11 V. AREA PROFILE A. General Area Description . . . . . . . . . . . . . . 12 B. Legal Area Description . . . . . . . . . . . .. . . . 12 C. NDA #2 Residents . . . . . . . . . . . . . . . . . 15 D. Land Use . . . . . . . . . . . . . . . . . . . . . . 15 E. Housing . . . . . . . . . . . . . . . . 27 F. Neighborhood Urban Design . . . . . . . . . . . . . . 31 G. Public Facilities . . . . . . . . . . . . . .. . . 33 H. Environmental Conditions . . . . . . . . . . . . . . 36 VI. NEIGHBORHOOD DEVELOPMENT AREA #2 PROPOSALS A. Housing Rehabilitation . . . . . . . . . . . . . . . 39 B. Property Acquisition . . . . . . . . . . . . . . . . 43 C. Public Facilities . . . . . . . . . . . . . . . . . 45 D. Circulation Improvements . . . . . . . . . 46 E. Estimated Physical Development Program Costs . . . . 57 F. Future Land Use Plan . . . . 57 G. Physical Program Implementation and*Relocation. 66 APPENDIX LIST OF MAPS #1 Neighborhood Development Areas . . . . . . . . . . . 9 #2 Citizen's District Council Area #2 and Neighborhood Development Area #2 . . . . . . . . . . 14 #3 Existing Land Use . . . . . . . . . . . . . . . . . 18 #4 Zoning . . . . . . . . . . . . . . . . . . . . . . . 21 #5 Transportation System . . . . . . . . . . . . 23 #6 Land Use Surrounding NDA #2 . . . . . . . . . . . . 26 Page #7 Property Acquisition - Buildings . . . . . . . . . 47 #8 Property Acquisition - Parcels . . . . . . . . . . 48 #8a Property Acquisition - Detail . . . . . . . . . . 49 #8b Property Acquisition - Detail . . . . . . . . . . 50 #8c Property Acquisition - Detail . . . . . . . . . . 51 #8d Property Acquisition - Detail . . . . . . . . . . 52 #9 Proposed Sewer Construction . . . . . . . . . . . 53 #10 Proposed Street Resurfacing . . . . . . . . . . . 54 #11 Proposed Street Lighting Improvements . . . . . . 55 #12 Circulation Improvements . . . . . . . . . . . . . 56 #13 Proposed Land Use . . . . . . . . . . . . . . . . 60 #14 Property Disposition . . . . . . . . . . . . . . . 61 #14a Property Disposition . . . . . . . . . . . . . . . 62 #14b Property Disposition . . . . . . . . . . . . . . . 63 #14c Property Disposition . . . . . . . . . . . . . . . 64 015 Proposed Site Development . . . . . . . . . . . . 65 APPENDIX Exhibit #1: Recommended Neighborhood Rehabilitation Standards NDA #2 . . . . . . . . . . . . . Al Exhibit #2: Acquisition Data . . . A7 Exhibit #3: City of Lansing - Residential Rehabilitation Loan Program . . . . . Exhibit #4: Recommended Public Improvements . . . . . . A16 J LI 1 I • EXECUTIVE SUMMARY The Housing and Community Development Act of 1974 has provided local government with the opportunity to concentrate rehabilitation work in selected deteriorating areas of the City. The City of Lansing is considering four areas in older sections of the City for major rehabilitation activities. The second of these areas to receive treatment is Neighborhood Development Area #2, located on Lansing's east side. NDA #2 is a residential area with approximately 1,155 persons residing in 413 living units. Most of this housing was designed for single family living, and the majority is still single family. Only 17 structures now contain two or more living units. In addition, there are four commercial uses, three churches, and two industrial type uses located in the NDA. 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 neighborhood is to become a viable urban community which provides decent housing and a suitable living environment. The Development Plan for NDA #2 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 home owners and businesses) 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, construction of multi -purpose pedestrain ramps at all intersections, upgrading of.street lighting along Holmes Street, construction of a pedestrian path between Holmes and Lathrop Streets along the railroad property, and replanting street trees where needed. Individual properties will be improved by offering low interest loans and grants to all homeowners for the purpose of rehabilitating the 367 eligible structures in the area. All structures and their surroundings 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 they 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. In addition. twenty eight structures 27 residential structures and one obsolete commercial cture) will be acquir-ed by the City to correct ms of over - ,crowded (werdevelaped) parcels and remove structures too deteriorated to rehabilitate. All persons living in these structures will receive full relocation benefits as established by the i y s Relocation Program. Cost estimates which have been assigned to these proposed activities include: Acquisition $ 366,830 Relocation 204,500 Rehabilitation (through 1,622,000 loans and grants) Public Improvements 712,527 Reserve for Contingency 245,000 TOTAL $3,l-5U; 857 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 home owners. 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 has with the City's 1958 Master Plan, and in accordance with the State of Michigan 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 implementation of the Development Plan and as the guide for citizen participation. - 2 - II • DEFINITION OF TERMS 1. Citizen's District Council. A citizen's organization which consists of persons living in or having a substantial interest in a Neighborhood Development area. Each Council shall serve in an advisory capacity on ' all phases of the implementation as Neighborhood established under Development Area Plan authority of 1945 formulation and 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 as it may be amended from time to time by the City of Lansing, which identifies Community Development needs, demonstrates a comprehensive strategy for meeting those needs, specifies both short and long-term community development objectives, Iand 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. Neighborhood Development Areas. Those areas which are designated for housing major rehabilitation, preservation, or acquisition and clearance ' in the Community Development Plan. 7. Pl,atting. 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 surrounding area, beyond the actions required to comply with the Housing Code. 9. Zonin9. The dividing of the community into districts in order to regulate with these districts the use of land, the use of structures, the height of buildings, and the area of buildings in order to protect the general welfare of the public. 1 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." 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 agIncies were designated to assume other Community Development responsibilities. 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 Development Areas, are advisory boards which review development proposals. Consultation with these Councils is required before any final development plans can be adopted by the City. Several areas within the City are being considered for major rehabilitation efforts. Those currently being considered are outlined on Map #1. The majority of the Community Development funds will be channeled into the selected Neighborhood Development Areas (NDA's) with a much more limited program available in certain areas outside the NDA's. This document, the Development Plan for NDA #2, will detail the objectives of the Community Development Program in Lansing, the existing features of Neighborhood Development Area #2 (east side) and the plan which has been formulated to improve or solve the physical problems of NDA #2. Since this 1 Housing and Community Development Act of 1974. 2 City of Lansing, Council Proceedings, Ordinance #389, May 12, 1975. 3 State of Michigan Public Act 344 of 1945 as amended (Rehabilitation of ' Blighted Areas Act). ' 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 available for public perusal upon request. In addition, a separate document will be prepared to explain the social programs developed for residents of NDA #2 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 1 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. I 11 1 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 deteriorating of the urban environment. The major focus of the program 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 City of Lansing and neighborhood objectives and requirements for the Community Development program are detailed below: A. FEDERAL DEVELOPMENT OBJECTIVES AND REQUIREMENTSI 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 stabilization 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. 1 All details were paraphrased from the Housing and Community Development Act of 1974. 1 I F 1 - Project plans must comply with National Environmental Protection Act regulations. - The citizen participation plan must be part of the Community Development 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 the unit of government. 5. participate in evaluation of citizen participation structure of process. - Applicants must prepare an annual housing assistance plan. - Allocations must follow normal City budgeting procedures. - Social Service programs must be integrated with physical development 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 City of Lansing - Objectives are: Long term City wide objectives to address identified Community Development 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. 1 City of Lansing, Council Proceedings, December 9, 1974, page 1060. - 7 - Requirements: Several areas within the city are being considered for major rehabilitation efforts. Those areas already selected as well as 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 t�e above objectives, City Council adopted a resolution On December 23, 1974, which established that the " . . . policy for Community Development shall be a containment strategy that attempts to arrest deteriora- 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). C. 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: - 30,500 units (61%) were in standard condition - 15,000 units (30%) were in deteriorating condition - 4,500 units (9%) were in substandard condition 1 City of Lansing, Council Proceedings, December 23, 1974, page 1093. 2 The Housing Plan for Neighborhood Revitalization, Lansing Planning Department, February, 1975, page 1. NEIGHBORHOOD DEVELOPMENT AREAS 1 1 9 MAP 1 With over one-third of the City's housing stock in either deteriorating or substandard condition, 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 rehabiliation treatment 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. - 10 - 11 11 11 D. NEIGHBORHOOD LEVEL OBJECTIVES Neighborhood Development Area #2 objectives are: - To conserve and expand the life of the existing housing stock through residential rehabilitation. - To eliminate conditions which are detrimental to the health, safety, and welfare of the neighborhood. - To more rationally utilize land and natural resources for a single family neighborhood setting. - To eliminate or contain land uses which are detrimental to the visual and living environment. - To upgrade the quality of public facilities in NDA #2. Activities programmed for the Neighborhood Development Area #2 are consistent with federal and city guidelines. The activities involve the following: - Rehabilitating homes up to selected neighborhood rehabilitation standards. - Enforcing the Lansing Uniform Housing Code. - Improving the streets, sidewalks, sewers, and lighting. - Acquiring and clearing substandard homes and inappropriate structures. - Acquiring and clearing substandard homes on inadequate sized lots. - Improving vehicular circulation at the dead end streets. - Providing relocation benefits. A. 91 V• NEIGHBORHOOD DEVELOPMENT AREA 2: AREA PROFILE GENERAL AREA DESCRIPTION Neighborhood Development Area #2 is located in the southwest corner of Lansing's east side. The area is isolated by several definitive boundaries. The Interstate 496 and Main Street define the northern boundary of the area. The western boundary is marked by a fairly stable residential neighborhood, Holmes Street School, and an industrial warehousing district in the southwest. The southern boundary is sharply defined by the railroad and Potter Park. Walsh Park and the Martin Block complex comprise the eastern boundary of the NDA. The area consists of about 64 acres of sixteen city blocks. (See Map 2.) The geographic isolation and sharply defined boundaries emphasize the homogeneous and cohesive character of the neighborhood. Particularly characteristic of the NDA is its rolling topography and trees. The area has a well defined residential street layout, with Holmes Street and Main Street functioning as collectors. The close proximity to the interstate system, Pennsylvania Avenue and other major arterials offers distinct advantages to residents in terms of greater accessibility to Lansing's business, industry and governmental offices. The area is undisturbed for the most part by blighting influences of traffic and non -compatible uses, with the exception of the Martin Block complex and the railroads. LEGAL AREA DESCRIPTION The legal description entitled "Citizen's District Council Area No. 2" describes the boundaries from which area citizen participation for Community Development programs shall come. The legal description entitled "Neighborhood Development Area No. 2" describes the boundaries within which Community Development physical and social projects will focus. Following the legal descriptions is a boundary map (Map #2) showing Citizen's District Area No. 2 and Neighborhood Development Area No. 2. Citizen's District Council Area No. 2 Beginning at the intersection of the east line of Holmes Street and the south line of the Chesapeake and Ohio Railway right-of-way, thence southeasterly along said right-of-way to its intersection with the west line extended of Leslie Street, thence south on the west line of Leslie Street to its intersection, if extended, with the north line of the Grand Trunk Western Railroad right-of-way, thence west on said north right-of-way line to the Lansing Connecting Railroad, point being 70 feet west of the southeast corner of Lot 2, Haco Subdivision, thence northwesterly on the - 12 - northerly right-of-way of said Lansing Connecting Railroad to Pennsylvania Avenue, thence north on the east line of Pennsylvania Avenue to a point 120 ' feet north of the north line of Climax Street, thence east to the northeast corner of Lot 6, Block 7, of Manufacturer's Addition No. 2, ' thence north to the northwest corner of Lot 23, Block 5, of Manufacturer's Addition No. 1, thence east on the south line of Main Street to the center line of Parker Street, thence north on the center line of Parker Street to a point 116.25 feet north of the north line of Main Street, thence east along north lot lines extended to the east line of Holmes Street, thence north to beginning, Section 22, City of Lansing. Neighborhood Development Area No. 2 Commencing at the southwest corner of Excelsior Land Company Subdivision, ' thence north on the east line of Holmes Street to its intersection with the south line extended of Lot 11 of Stanley Heights Subdivision, thence west to the southwest corner of said Lot 11, thence north on the west line of Stanley Heights Subdivision to the north line extended of ' Perkins Street, thence west to the southwest corner of Lot 2 of said subdivision, thence north to the south line of Huntington Heights Sub- division, thence east to the southwest corner of Lot 89 of said sub- division, thence north to the southeast corner of Lot 73 of said sub- division, thence west to the southwest corner of said Lot 73, thence north to the northwest corner of Lot 29, Huntington Heights Subdivision, thence east to the southwest corner of Lot 29 of J. H. Moore's Hazel Street Subdivision, thence north to the northwest corner of said Lot 29, thence east to the west line of Holmes Street, thence north on said west line to the north line of Mechanic Street, thence west to the southwest corner of Lot 34, Block 10, of Manufacturer's Addition No. 2, thence ' north to the northwest corner of Lot 3, Block 6, Manufacturer's Addition No. 2, thence east to the northwest corner of Lot 2, Block 6, Manufacturer's ' Addition No. 2, thence north 48 feet, thence east 35 feet to the west line of Lot 1, Block 5, of Manufacturer's Addition No. 1, thence north to the northwest corner of said Lot 1, thence east on the south line of Main Street to its intersection with the west line extended of Lot 8 of Excelsior Land Company Subdivision, thence north to the northwest corner of said Lot 8, thence southeasterly to the northeast corner of Lot 13 of'said subdivision, thence south on the east line extended of said Lot 13 to the south line of Main Street, thence easterly on the south line ' of Main Street to the northeast corner of Lot 262, Excelsior Land Company Subdivision, thence southeasterly to the northeast corner, Lot 385, Excelsior Land Company Subdivision, thence south on the east line, Excel- sior Land Company Subdivision, to the north line of Gray Street, thence east to the northeast corner of Lot 93 of Parkview Land Company Subdivision, thence south on the east line of Parkview Land Company Subdivision to the southeast corner of Lot 47 of said subdivision, thence west on the south lines of Parkview Land Company Subdivision and Excelsior Land Company Subdivision, being the north line of the Grand Trunk Western ' Railroad right-of-way, to the place of beginning, City of Lansing. I - 13 - NEIGHBORHOOD DEVELOPMENT AREA 2 I I I COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN "I 5r ,OSEPR Li <00 1 I ❑ ^ I �I r _ _ .f I..�^ 1 ❑ U J(-J Ll ❑ U •E45) `-- °❑ Li li„ 1J 1 0❑ ❑� �� o r -UL 11�C%ter 1. ❑ o o Qp ED ❑ ❑] n l I� I I �'�� ^'`Li��E=-, '�-i- �' 4�I T � O ,.• of o p t O❑ ❑ O ] C� Ll [ t L 1 ] ( - _ _ -_., ❑ r . CJF) ]N CD o o ` o o • 4'J l ❑ oo d V' i• • Do Q ❑❑ Q I(l �.,,— �� 7. [i r o l r �iJ - ❑ 0 ❑ 0 C'I 11 I( ❑ Q ❑ d � r ❑... — i — �' RAY J STREET l ❑ o E ❑❑ ❑ ] r L� O (. , 1 !< ' J • ^PEt�t„�_ `r i�REE• ° E✓-1 ^ O LJ o❑ ❑ 0 [ n n� �W ,,,, I "❑ O)st( C o op'-' �- n �((Q p ��-( C�1� N ❑ / Q' [ IEJe„E�J 4� 4 a O )I Q i �] )-1 O o ` l j^ Qom) , • O ❑ n rL1 ❑C n u �o Qo J' Qo f�o)�C o❑ p ❑ ❑ c ',� �,.,�❑ �g ��n ri, �� p n ❑ rlICD (� o p❑ 1 / p� )'(( (❑ p "f C' ❑ 4.. ❑ ❑ ❑ ❑ C]. 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The black population represents.28% of this total and another 5% are Spanish speaking persons. (The City average is 11% black and 3% Spanish speaking.) These 1,555 persons comprise the 363 households within the NDA. The youth population of the area (18 years and under) form the largest segment of the population, 57% (Lansing's average is 36%). The proportion of elderly (over 65 years) is significantly higher than the City average, 28% for the NDA compared to 8.5% for the City. Family income levels are somewhat lower than city wide average. Yearly mean income for all families in the City is $12,444, but NDA #2 mean income for families is estimated at only 11,755 per year. More than 50% of the families in the NDA have incomes below the mean. The high percentage of female heads of households (NDA=26%, Lansing=9%) contributes to the low income level 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). Thirty percent of the female heads of households in the NDA are supporting children; despite probable low salaries. Implications for Rehabilitation: These statistics indicate that the higher proportion of non -wage earning persons (youth and elderly) and the high dependency of families on female wage earners 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. Home improvement costs at current market rates are out of reach of many households. ' In addition, the older homes in which many lower income residents live in the NDA require heavier investments in maintenance and improvements than newer units. D. LAND USE The NDA was part of the city's original incorporation in 1859. The area developed as a small isolated community with the small commercial complex serving as its nucleus. The majority of the area was developed during the 1920's, with later development occurri,ng during the 1940's and the late 1960's. Most of this development in the late 60's consisted of public housing that was part of the scattered site public housing program. 1 1976 Housing Inspection Survey. 2 Lansing Planning Department estimate for 1976 based on updated census information. 3 US Census of Population and Housing, 1970, Lansing, Michigan I - 15 - Existing Land Use: Residential development represents the primary land use in Neighborhood Development Area #2, although there are several non-residential uses. The non-residential uses consist of two neighborhood grocery stores, a used furniture store, a beauty shop, a motor and freight garage storage area, and three churches. The non-residential uses are generally concentrated in the northern section of the NDA, with the commercial uses centered at the intersections of Main and Holmes Street. Table 1 and Map 3 detail the breakdown of units, structures, and land area within the NDA. Residential Land Uses: There are 393 residential structures, of which 376 are single family detached units. The 16 scattered two family dwellings and one five family dwelling comprise the remaining residential land uses in the area. Most of these structures are approximately fifty years old and were built in a uniform architectural style. About 57% of the housing units are owner occupied. See Section E, for a more detailed description of NDA housing. The scattered site public housing program, adminstered by the Lansing Housing Commission, consists of 238 units on sites scattered throughout the City. Thirteen of these units are located within the NDA. The units are designed to supply low income families with decent low cost housing within a single family neighborhood setting. The homes were built on minimum sized lots, 4,000 square feet, in a modern architectural style unlike the older housing. Commercial and Industrial Land Uses: The commercial land uses are oriented towards the Main Street and Holmes Street intersection, with the exception of the vacant furniture store on the corner of Lathrop and Walsh, and the vacant grocery store on Perkins. D.J.'s Party Store is the largest store in the area and is located on Main Street. Built in 1973, it is a convenience drive-in food store serving the NDA and the adjacent areas. The smaller grocery store, Kittles, located on Perkins, was built in the 30's and is presently vacant. It is unlikely that a viable business would locate in the store, since its lot size is inadequate to accommodate parking, and its buildinq size would be inadequate to compete against that of D.J.'s. The vacant used furniture store is a cement block building which is architecturally different from neighborhood structures. It is unlikely that a viable business would be attracted to this site because of its location and the unsuccessful experiences of past business ventures. - 16 - TABLE 1 LAND USE SUMMARY - NDA #2 Primary Housing Land Use Structures Units Acres Residential Uses Single Family and One Rooming Unit 376 376 45.34 Two Family 16 32 1.43 Multiple Family 1 5 .14 Total Residential 393 413 46.91 Commercial Uses Grocery Stores 2 .21 Beauty Shop 1 .09 Used Furniture Store 1 .10 Total Commercial 4 .40 Industrial and Warehousing Motor and Freight Garage 2 .77 Storage (Martin Block) Institutional Uses Churches 3 .84 Potter Park Methodist Church Macedonia Missionary Baptist Church Rose of Sharon Church of God in Christ Street Right-of-Wa Public Right -of -Way 10.80 Railroad Right -of -Way .68 11.48 Vacant Land 4.23 TOTAL 402 413 64.59 - 17 - 201 - I-496 .a \ , Ralf y �I Rail Road NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN r—r%r—ur% LCl7CIV V ADDRESS 71 bo 177- 8 SI ai w BLOCK NO. jl NDA BOUNDARY \ PARCEL NO. EXISTING LAND USE ❑ SINGLE FAMILY E3 TWO-FAMILY El MULTIPLE FAMILY ® COMMERCIAL ® INSTITUTIONAL p INDUSTRIAL 0 VACANT MAP 3 IN ' There are two industrial land uses which are located outside the NDA, but are adjacent and have a direct influence on the residential environment. The one industry, located on Main Street, is Martin Block Company. It is a ready mix concrete plant and block manufacturer. The ' excavated gravel pit, truck and block storage areas and the maintenance area have a blighting effect on the neighborhood. The major detrimental ' factors include the general lack of property maintenance, the noise and dust from the truck traffic and the incompatability of the land use relationship. ' The other industrial use is a vacant manufacturing plant at the end of Holmes Street. The large paved parking lot in front of the building is an eye sore to adjacent residences and subject to frequent acts of vandalism. The potential for truck traffic, factory noise, materials storage, and employee traffic could become a blighting influence on the adjacent properties. ' Institutional: There are three neighborhood churches within the area, of which the largest ' is the Potter Park Methodist Church. The Potter Park Methodist Church (located on Dakin and Walsh) serves as a focal point for the entire area. In addition to its religious services it serves as a neighborhood meeting place and outreach center oriented toward social service programs. The ' program, staffed by a community worker, provides food, clothing, and furniture, as well as providing a referral service to neighborhood residents for contacting other city wide social service agencies. Potter Park Church has limited on site parking and utilizes neighborhood streets extensively. ' The Macedonian Missionary Baptist Church is utilizing an old grocery store located on the corner of Lathrop and Perkins. The Rose of Sharon Church ' of God in Christ is located on Lathrop near Walsh Street. The major problems associated with these churches are the inadequate parking areas. The Rose of Sharon and Macedonian churches have no on -site parking ' and parishioners must park along neighborhood streets. Vacant Land: ' There are over four acres of vacant land in the area. The majority is owned by adjacent property owners and used as additional outdoor living and storage areas. The exceptions are those lots which are corner lots along Perkins Street where homes once stood. These lots offer some visual relief to the tight development of the neighborhood. ' Zoning: Zoning in the Neighborhood Development Area is predominately B-1, single family residential. The exceptions are the C-2, two family residential, the F ' commercial, and the H-light industrial zoning. The commercial and industrial zonings are oriented towards Main Street. There is an excessive, but unused, ' - 19 - amount of commercial zoning on the corner of Lathrop and Walsh which existed prior to the adoption of the City's Zoning Code. Table 2 provides a summary of zoning information. Non -conforming uses and lots are numerous throughout the area. The more frequent departures from the code are the two family dwelling units in a single family district. The majority of these non -conforming uses were deemed legal because they existed prior to the City's adoption of the Zoning Code in 1941. Only two of the two family structures are illegal. Kittles Grocery Store is also a legal non -conforming use. The B-1 single family zoning district classification requires a minimum of 4,000 square feet of lot area. Several structures are on properties of inadequate size, under the requirements of the zoning code. Because of this condition, parking and outdoor recreation and storage space are severely limited and in some cases non-existent. Map No. 4 illustrates the magnitude of non -conforming uses and lots. TABLE 2 ZONING SUMMARY Zoning District Acreage Percentage 6-1 50.70 95.5% C-2 .23 .5% F-1 1.29 2.4% H 86 1.6% .08 0'f 0.0% Non -Conforming Status No. of Structures Housing Units Lot 43 43 Use 16 30 Development Patterns: 1. Platting. The East Side Neighborhood Development Area was part of the initial incorporation of the City and is characterized by overplatting practices within a uniform street grid pattern. There are many situations where certain blocks and corner lots were platted or split in such a manner that crowded housing development and erratic sized lots resulted. Forty-three lots are too small by the current zoning and development standards. Most often the homes on these lots have inadequate side and rear yards in addition to shared driveways. In two cases, a second house was built behind the original, without direct access to the public streets. It is difficult to provide this type of development with proper, police, fire, and ambulance service, and street maintenance. - 20 - 1-496 %ad ---- VK)OOMAN Rail Road NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN r/\r& Ir% - LCUCIVU a �sl VI N ADDRESS 21 The extreme narrowness of the lots also produced undesirable parking situations for the public housing units. Lots were too narrow to build ' driveways along the side of the house. Consequently, they were placed in front of the houses, a condition which is inconsistent with the rest of the area. 2. Density. The overall residential density within the neighborhood, if computed on a net basis, is seven dwelling units per acre. This figure ' is typical of what is usually found within inner city neighborhoods in Lansing. The "B-l" family zoning district permits smaller lot size development (4,000 square feet), and, therefore encourages higher densities for single family structures. However, several blocks within ' the NDA have higher densities than the seven units per acre. These blocks range from 9 to 16 dwelling units per acre. Particularly high ' is the 1100 block of Holmes Street, and the 900 and 1000 blocks of Holmes and Bensch Streets. The higher residential development is prevalent in those blocks where there are overplatted lots and two family structures. Additional pressures in providing adequate room for off street parking and open space within the neighborhood have resulted. ' 3. Community Facilities. There are no community facilities located within the NDA, altough Waslh Park and Holmes Street School are located adjacent to the project area's boundaries. ' 4. Circulation. a. Street System. Neighborhood Development Area #2 was built on a ' standard grid pattern with streets running east/west and north/south (see Map 5). The neighborhood is served by two collectors, Holmes and Main Streets. The existing is adequate to handle the low volume traffic needs of the residential area. However, the southern terminus of the north and southbound streets dead end without adequate "turn around" for vehicles. Access to the area by non -local, non-residential traffic is difficult, except via Main Street and Holmes, because of the natural and man-made barriers surrounding the area. ' Main Street is a one-way street (eastbound) as it enters the NDA from the west and becomes a two-way street between Holmes and Bensch ' Streets. There are no signalized traffic controls in the neighborhood. Most of the streets have either stop signs or yield signs at inter- sections. The only one-way street is Main Street which is one-way eastbound from Pennsylvania west to Bensch Street. Off street parking is restricted to one side of the street and as in the rest of the Traffic city, is prohibited on all streets from 2 to 5 a.m. accidents have been low for the area (26 in the last three years). Most of these accidents occurred at the intersections crossing Walsh and Main Streets. Analysis of the traffic data and field checks of the area indicate there are no serious problems relating to traffic flow. The CDC described conflicts resulting from school children in competition with parked and moving cars to cross Holmes Street. They suggested that additional ' -22- ono3i-,�,�,, • '1 201 1-496 „P MAIN mmw /wn _ JOz �--- . - -- 1 L�4] Ij I1 211 Yi -7 6 ^5 23 12 - m ' 1 07 Otl z(11 ,e „2 91 -. 3 2 — ;z 42, 129 a 041 s i• —_ 19 051 Ibl-5r-T- 391 IzOo ■ ■ ■ ■ obi 151 26 is '.61 371 301 so ( 07I1,41 so ZQ L7a5, 26 :e. 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TRANSPORTATION SYSTEM LOCAL STREET COLLECTOR MINOR ARTERIAL ■ ■ ■ BIKE PATH BUS ROUTE MAP 5 I� warning signs (school children crossing) and stop signs should be installed. The CDC described the intersection at McCullough and Walsh as particularly hazardous because the trees and hill reduce the visibility of that intersection for westbound Walsh traffic. The CDC suggested that stop signs be installed on McCullough street and that Walsh be made a through street. b. Bikepath System. The east side NDA has a signed bike route on existing streets. The route utilizes Gray Street from Holmes to Dakin, Dakin Street south to Perkins, then east from Dakin to Leslie. This bike route also provides access to Potter Park via j the Dakin Street Bridge. The route connects Holmes Street School, Potter Park and Walsh Park and is part of the overall City Bikeway System. c. Bus Route. Bus service is available to the NDA residents. The bus has a forty minute headway on the Lansing central business district to East Lansing route. The bus enters the NDA along Holmes Street and travels east on Walsh Street to Clemens Street. Weekend and night .bus service is unavailable at the present time. d. Railroad. The area is bounded by two major railroads: The Chessie system on the north and the Grand Trunk Western Railroad on the south. The Grand Trunk is the more visible barrier in the neighborhood. The railroad has a direct impact on the physical environment of the neighborhood. The Grand Trunk carries 23 trains per day on this track. It has been identified by the Michigan Transportation Council as a high speed, high frequency passenger/freight line. It is one of the two most important rail lines in the Tri-County Region. The Grand Trunk railroad track is accessible at grade at two points in the NDA: Holmes and Lathrop Streets. A ravine is created between Bensch and McCullough Streets and rises to 30 feet in height at Dakin Street from the railroad grade. e. Pedestrian Circulation. The majority of the NDA streets have a paved sidewalk system, with the exception of Main Street and some areas of Gray and Walsh Streets. None of the intersections are accessible to the handicapped via ramps. An informal pathway 1 system has been created by residents along the Grand Trunk right-of- way. 5. Land Use Changes. There have only been a few changes in land use since the construction of Interstate 496 and the public housing scattered site program. The NDA has remained a predominately residential area since it was platted. The changes include, the conversion of several single family structures to two family homes, a beauty shop, and two churches. A new grocery store (D.J.$) at the corner of Holmes and Main Streets and the changing occupancy of uses in the block structure at the corner of Walsh and Lathrop Streets are major land use changes. The major impact of the public housing units has been the visibility and lack of conformance with the existing construction and architectural styles of other homes. I - 24 - 6. Land Uses Surrounding the NDA: The NDA is bordered on the north by Interstate 496, the Chessie Railroad tracks, the Martin Block Industrial Complex, and the few non-residential uses or businesses at Holmes and Main Street. These businesses consist of a laundry, a credit union, and an auto parts business and two vacant stores. Residential land use and Hunter Park are the predominate land uses north of I-496. (See Map 6.) The land uses immediately west of the NDA consist of single family with a few scattered two family units, Holmes Street School, and the Haco Drive industrial park. Further west to Pennslyvania are more retail uses, service stations, wholesale and industrial land uses. Holmes Street School one of the oldest schools in the City, is the only elementary school serving the NDA and the adjacent area. It had an enrollment of 353 pupils in 1976. The school site is 2.13 acres and has no adjacent park. In addition to the regular school program, there are several educational and recreational programs operating after school hours. Land uses east of the NDA consist predominately of single family homes with scattered two family dwelling units. The only non-residential uses are the Martin Block sales building and lime pit, a small grocery store located on Walsh and Shepard Streets, a'truck repair shop and Walsh Park. Walsh Park is a neighborhood park facility acquired by the City in 1953. It consists of 4.0 acres, which is below the national standard for neighborhood parks. It is accessible to pedestrian and bike traffic, but lacks on site parking facilities. The Grand Trunk Railroad and Potter Park define the southern boundary of the NDA. Potter Park, a regional park facility, is accessible to the NDA pedestrians and bike riders by the Dakin Street Bridge, which is closed to vehicular traffic. No major shopping facilities are located either in the NDA or immediately adjacent to it. In fact, the nearest major shopping centers are in downtown Lansing and at Frandor. Problems: Land use problems in the area can be summarized as follows: - Unmaintained and inadequate non-residential structures. - The crowding of homes on small and narrow lots. - The lack of adequate parking and screening of parking areas at non-residential uses (Martin Block, used furniture store, grocery stores) that detracts from the living environment. - Inadequate lot width and space for parking at public housing units and other homes. - The lack of adequate turn -around at dead end streets for emergency and maintenance vehicles. - 25 - SURROUNDING LAND USE U �\� U U ui I I I I II I I KALAMAZOO '-" I U U U U I U �J �II""IuUI�II II�'fuI'"j1I u u U U UU � II u� I(� IuI�I� D UU ®�.�r1 u ULJ UU �U LJLJ •��' U IENAWEE E 1A HILLSDALE 000 ST. )OSEPH °lCi ❑ ❑ MAIN �j HAZEL ❑ ® • Q II((IIIII��II�I�'�' t ❑©❑a D .1 ELM ❑ ULJO M SOUTH�� a �• 4, ® ,�d�i.'k�'t.�p�� a�i 4�G4'f�" ���`�t�K �� �Z 4 • .... . . 1 1 . .. r_a_i i °�W�`uL�`Ys�h�`rN o-4k`"}yt c%+�,'..t•w.r�.�f!,•�cs.q..��� R��Cvtw4`�u►'�Y2�ti�4�=. PARKDALE PERSHING DOD Dad _ ONE &TWO FAMILY RESIDENTIAL ® INSTITUTIONAL MULTIPLE FAMILY RESIDENTIAL INDUSTRIAL COMMERCIAL PARK s; 26 1.496 co MAP 6 - The lack of maintenance of vacant parcels and private storage areas between Perkins and the NDA boundary. - Problems in pedestrian circulation in the southern end of the NDA. Recommendations: It is recommended that the unstable non-residential uses and illegal uses revert back to single family uses. In addition, the overcrowded lots containing deteriorating structures should be acquired and the land divided between adjacent properties to provide additional living area in those blocks where high development densities are prevalent. Providing for adequate parking areas for commercial operations and installing appropriate screening is strongly recommended. In addition, homes adjacent to the Martin Block complex should be provided with adequate screening for visual and noise privacy. Facilities for emergency and maintenance vehicle turn -around maneuvers at Bensch, Dakin, McCullough, and Lathrop should be developed. A traffic control sign should be installed at McCullough and Walsh Streets. A pedestrian pathway should be built along the southern boundary to facilitate circulation. Additional plant screening and maintenance of the railroad right-of-way should be encouraged. E. HOUSING There are 393 residential structures located in Neighborhood Development Area #2 (NDA #2). These 393 structures comprise 413 residential units, and one rooming unit. Unfortunately, many of these structures have not been adequately maintained in the past, and as a result, the overall appearance show signs of deterioration. In 1969, the City's Community Renewal Program recognized the need for housing rehabilitation activity. But only recently have the specified housing problems been identified. 1. Physical Condition of Residential Dwelling Units: The City of Lansing's Building Department, Fire Prevention Bureau and Planning Department conducted a house to house structural inspection survey in' NDA # 2. The purpose of these inspections was to gather information on the physical condition and general characteristics of the occupants, the parcel and environment. The Lansing Uniform Housing Code was the basis of the inspections which evaluated the primary, secondary and minor structural elements, the mechnical elements, and the electrical elements of the dwelling. As a result of the inspections, a level of physical condition was assigned to each structure. These levels were: a. Standard condition b. Deteriorating condition c. Substandard condition d. Critical condition 1 Community Renewal Program, Lansing, Michigan, 1969. - 27 - It should be noted that these definitions are only useful as a do general indicator n.f housing condition, and not reflect sufficient information to make meaningful recommendations on individual dwelling unit improvements. Table 3 allows a general physical comparison between all dwelling units in NDA #2. After totaling the percentages in the deteriorating, substandard, and critical columns, it is apparent that 53.6 percent of all units inspected in the neighborhood are experiencing some degree of physical decline. The largest percentage ,is in the deteriorating category, where 41.9 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 column), and, therefore, is an excellent neighborhood in which to concentrate rehabilitation efforts. There were 368 residential structures inspected in NDA #2, out of a total structural count of 393. The inspection teams identified 1,758 code violations in the NDA; 504 structural violations, 285,mechnical violations, 291 electrical violations, and 678 environmental infractions. Of the 368 residential structures inspected, 78 have no insulation material, 213 are partially insulated, and 77 are completely insulated. 2. Occupancy: The data the structural inspections for NDA #2 revealed that 215 a a from o p dwelling units, or 55.7 percent, were owner occupied. This ownership rate is considerably below the city wide 65.4 percent figure which wa:s estimated in the 1976-77 Housing Assistance Plan for Lansing. The renter occupied figure, on the other hand, is approximately 37 percent and only slightly higher than the 34.6 percent renter occupancy estimated 76-77 figure for the city. From an implementation standpoint, this indicates that the "Residential Rehabilitation Loan Program" -will deal with a substantial. number of absentee owners. It is also interesting to note the percentage distribution portrayed in Table 4, which describes the relationship between physical condition and occupancy. According to the table, only 29.1% of all rental units in the neighborhood were in standard condition. Forty-four percent (44%) of all dwelling units in the deteriorating category were occupied by renters. In the substandard category, 50% of all units were occupied by renters. By contrast, 67.6% of all "standard" and 32% of all "deteriorating" dwelling units were owner occupied. Only 35.7% of all "substandard" dwelling units were owner occupied. The statistics indicate that rental units exhibit a strong tendency toward inferior physical conditions. 3. Vacancy: The Residential Inspection Program undertaken in NDA #2 during late 1975 and early 1976 showed that 12 dwelling units were vacant for sale. These vacant units represent over 3 percent of the total dwelling units inspected in NDA #2. The owner vacancy rate of 5.3 percent for NDA #2 -28- TABLE 3 HOUSING CONDITIONS BY TYPE OF STRUCTUREI (Housing Inspections December 1975 to January 1976) Structural Conditions Standard Deteriorating Substandard Critical Total No. of # of No. of # of No. of # of No. of # of No. of # o Type Structures Units Structures Units Structures Units Structures Units Structures Units Single Family Detached 165 165 149 149 35 35 3 3 352 352 Two Family 7 14 6 12 1 2 0 .0 14 28 Five Family 0 0 0 0 1 5 0 0 1 5 Mixed Residential 0 0 1 1 0 0 0 0 1 1 Totals 172 179 156 162 37 42 3 TABLE 4 PHYSICAL CONDITION AND OCCUPANCY Y Tenure in Housing Units Standard Deteriorating Substandard Critical No. No. o. % No. Owner Occupied 121 67.6 78 48.2 15 35.7 1 33.3 Renter Occupied 49 27.3 72 44.4 21 50.0 0 Vacant for Sale 2 1.1 7 4.3 3 7.2 0 Vacant for Rent 3 1.8 4 2.5 1 2.4 2 66.7 3 368 Totals 179 100.0% 162 100.0% 42 100.0% 3 100.0% 1 Does not include 23 single family detached structures and two of the two family structures not inspected. - 29 - KW- I is much higher than the 1.9 percent owner vacancy rate estimated in the 1976-77 Housing Assistance Plan for the entire city. Of the 12 units vacant for sale, two were in standard condition, seven were in deteriorating condition, and three in were substandard condition. The vacancy rate for rental type housing, as indicated by the inspection data is about 4.1 percent. This figure is considered low compared to the estimated city wide figure of12.6 percent for 1976-77. Of the six vacant for rent dwelling units, three were found to be in standard condition, one in deteriorating condition and two in substandard condition. In addition to those units vacant for sale and for rent, 11 dwelling units (11 structures) are standing vacant and have not been offered for sale or for rent. These units are being kept out of the housing market because they are physically substandard and unfit for human habitation or they are being upgraded for future occupancy or the owner does not wish the unit occupied. The 11 dwelling units represent 2.8 percent of the total units inspected in NDA #2. Summary of Housing Conditions: The housing code violations in Neighborhood Development Area #2 consisted of structural violations (26.6 percent), electrical violations (16.6 percent), and mechanical violations (16.2 percent). In addition, environmental violations constituted 38.5 percent of the total. v The physical conditions in the renter occupied units, declined more so than owner occupied units. The inspection teams found 21% of the residential structures inspected contained no insulation material. About 59 percent of the structures were insulated, 20 insulated. partially while only percent were completed Eleven dwelling units are vacant but unavailable for occupancy. Vacancies of this nature are regarded as serious waste of natural and man made resources. Housing Recommendations: lThe following recommendations are being made to improve the housing in NDA #2. - Correcting code violations as defined in the Lansing Uniform Housing Code. Adopting Neighborhood Rehabilitation Standards to correct deficiencies above the minimum code requirements in an attempt to improve the physical appearance and increase the longevity of the neighborhood. - Acquiring homes in substandard or critical condition where the costs for code compliance and improvements exceed 40 percent of the appraised value of the home. In addition, 60 percent or more of the total rehabilitation costs (code compliance plus improvement cost) in a structure must involve correction of code violations to qualify for acquisition and demolition. - Acquiring homes in substandard condition where the costs for code compliance and improvements exceed 30% of the appraised value of the home and in -30- addition, the homes are situated on inadequate lots. F. NEIGHBORHOOD URBAN DESIGN The Community Design Center conducted an urban design survey of the area. The urban design survey described the physical characteristics which are peculiar or unique to the NDA. Many factors make up the aesthetic or visual quality of a neighborhood. Among these factors are the style of housing, the building materials, and the standard of maintenance of homes, lawns, sidewalks, shrubs, and street trees. These factors create the visual identity of the neighborhood. 1. Housing Character and Maintenance. The majority of NDA homes are two story with frame construction. Many of the homes are bungalows, but a few from Dutch and English colonial architecture. The modern brick construction of the public housing units is the most significant depature from the general style of the NDA. The majority of the structures were constructed on lots averaging 4,000 square feet and many lots widths are only 33 feet. The homes built on these narrow lots detract from the uniformity of the area development patterns. With narrow side and inadequate rear yards, the front of the house.is used for the storage of vehicles and other items. This situation is a major detraction from the visual appearances of both the individual home and the entire block. Unfortunately, the majority of the public housing units were built on these inadequate lots. Most of the homes are landscaped with shrubbery, trees and flowers. There are a few homes, especially the public housing units where additional landscaping and fencing of the public housing units should be improved to coordinate and blend with the character of the neighborhood. Visual screens of shrubs and hedges are needed in the rear yards of homes adjacent to Martin Block on Dakin and McCullough, as well as those homes adjacent to the industrial complex in the 1200 block of Holmes Street. Main Street serves as the entrance to the Neighborhood Development Area. The general area of Main Street is devoid of landscaping or street trees. In addition, the lack of paving in the Martin Block complex degrades the appearance of the building and provides a negative impression of the neighborhood to outsiders. Additional landscaping, curbing, paved parking areas, and opaque fencing would improve the appearance of this portion of the neighborhood. Many of the homes in the NDA lack proper maintenance. The lack of a standard for maintenance destroys the continuity and appearance of the neighborhood. An overall standard in maintaining lawns, painting and storage of unneeded articles and machinery will improve the appearance of the entire neighborhood. - 31 - A it 1 2. Street Trees. The NDA is fortunate to have numerous mature trees. n addition—, the NDA is one of the few areas in the city with large stands of red oaks. The large stand of mature trees is considered an asset to the neighborhood because they beautify the area, in addition to adding shade to homes, streets and play areas. They also serve an environmental function in reducing the glare, wind, heat, noise, storm runoff, and visual blight. There are many areas where additional trees are needed to improve overall neighborhood appearance: Main Street and Holmes Street, in particular. Trees in these locations will help unify the neighborhood. 3. Focal Points. Focal points are those physical features which help residents identify their neighborhood. There are three such focal points: the commercial uses of the Holmes and Main Street intersection, Holmes Street School, and Potter Park Methodist Church. The commercial complex containing a collection of stores offers neighborhood shopping services. Holmes Street School is the only elementary school within the entire neighborhood and is also the focal point of recreational and community service activities. Potter Park Church acts as a spiritual and community service focal point. Additional focal points in the neighborhood are the cement tower of Martin Block which is part of the visual landscape of the area and Walsh Park. Walsh Park, which borders the eastern boundary of the NDA is the major recreational facility for the neighborhood. The park is typical of older, inner city parks where the play areas and equipment are relatively unimaginative. The design and activity area lay out could better utilize the terrain and tree cover located at the park. In addition, equipment and grounds maintenance could be improved. Jointly, these items would promote the park as a stong recreational focal point. 4. Design Summ ry The NDA has several resources which add to its visual environment: housing character, street trees, Potter Park Methodist Church, the commercial complex, Walsh Park, and Holmes Street School. These resources tend to unify the physical layout of the area. However, there are several problem areas which could be corrected to improve the overall appearance of the neighborhood.. These include the following: a. Landscaping and street trees for barren areas of the NDA: 1100 and 1200 block of Holmes and Main Street. b. Increasing the level of maintenance of lawns of homes. c. Improving the appearance of parking areas in the Martin Block Complex through pavement, sidewalks, street trees, and fencing. d. Developing Walsh Park as a strong recreational focal point. 1 - 32 - G. PUBLIC FACILITIES Streets•. All streets in the NDA are in poor condition according to the investigations of the Public Service Department. In addition, there are dead end streets along the Woodman Street right of way. All neighborhood streets should be improved up to city standards and the dead end streets should be modified to accommodate emergency vehicle traffic. Curbs and Gutters: All streets in the NDA have curbs -and gutters with the exception of Main Street and Walsh Street between Lathrop and Shepard. The majority of these curbs and gutters have deteriorated with age. Replacement will be required to correct this situation. The deteriorated condition makes the curb and gutter system disfunctional. 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. New curb and gutter is assessed to adjacent property owners. Sewers NDA #2, like many other sections of the City, is served by a combined sewer system which is no longer considered adequate by the Public Service Department. In addition, the 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 the combined system in NDA #2 illegal, since during heavy rains, storm and sanitary wastes go directly into the river. One solution is the separation of the sewers. In order to avoid duplicating underground work and tearing up repaved streets in the near future, this work should be done in sequence with street resur- facing and curbing. Water• Most of the water service meters and lines to individual homes have been updated according the Board of Water and Light's standards. However, 256 older plumber installed services (installed prior to 1926) still exist in the neighborhood. These services, installed with iron or lead piping, are subject to corrosion and do not meet the Board's standards. The Board recommends that deteriorated water services be replaced along with other home improvements. Street Lights: The entire NDA, with the exception of Holmes Street is served by mast arm mercury vapor type lighting on existing utility poles. The mercury vapor lighting is adequate for residential areas and meets Board of Water and Light standards. Holmes Street is currently served by incadescent lighting on low profile poles. Incandescent lighting on low profile poles. Incandescent lighting is inadequate and inefficient when compared to mercury vapor, and - 33 - I r 1 n over time, the Board of Water and Light proposes changing the entire City's lighting to mercury vapor. In addition, the lighting on Holmes Street needs to be rewired and new poles installed. Recommendations for Public Facilities: Improvements of public facilities in the NDA are being recommended to carry out the City's responsibility to support the rehabilitation of the neighborhood. Sidewalk Replacement: Replacement of 14,630 square feet of sidewalk. (This includes new sidewalks along Gray and Walsh Street between Lathrop and McCullough Street.) Storm and Sanitary Sewer Construction: 13,500 linear feet of separated sewer construction will be built in the NDA. Curb and Gutter Replacement: 4,500 feet of curb and gutter replacement will be required to make curbs and gutters functional to residents. Street Resurfacing: 9,477 linear feet of street will require resurfacing. Street Lighting: Lighting on Holmes Street will be upgraded to meet the Board of Water and Light standards. Low profile on new standards and mast arm on existing utility poles are options at this time. In addition to public facilities, the following public improvements are recommended: Circulation Improvements: To facilitate access to pedestrian, as well as emergency and street maintenance vehicles, a pedestrian walkway with ramps will be constructed. The walkway, averaging eight feet wide, will be constructed along the Woodman Street right of way. At each street intersection, a fifteen foot wide all purpose sidewalk ramp will be constructed enabling emergency vehicles to back up and turn around with more ease. The Woodman Street combination walkway/turn around will be lighted, fenced and landscaped. (See Sketch 1) Also, yield signs should be installed on McCullough at its intersection with Walsh, giving traffic on Walsh the right of way. - 34 - I 1 1 11 Multi -Purpose Sidewalk Ramps: All 64 intersections will require ramps or curbcut construction. These will be installed in coordination with sewer separation and new curb and gutter projects. H. 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 and public safety. 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. Vegetation: NDA #2 is fortunate because it is one of the few heavily wooded areas in the city. Due to the sandy soils, it is one of the few areas with large stands of white, black and red oak trees. In addition there are elm, soft maple, beech and other softwoods. Many of the trees are owned by the landowners, but the city installed street trees in the area. The city is responsible for the maintenance of those trees. Through a federally funded project, the city is planting over 7,000 trees in older sections of the cities.' As a result, the city will be planting needed replacement trees throughout the neighborhood. In addition, there is a need to install street trees on Main Street. Topography: The land surface of the Eastside Development Area is characterized by the gently rolling slopes. In fact, the area has some of the highest elevations in the City. The highest point in the area is located at McCullough and Gray Streets, reaching an elevation of 880 feet above sea level. Fire Safety: In 1975, the Lansing Fire Department responded to two building fires, which had a combined fire loss of $20,579.87, seven rubbish fires and two car related fires. In addition, the Fire Department responded to calls to flush flammable liquids from the streets and to assist ambulance calls. There were two cases in the area which were caused by arson, along with numerous false alarms. In 1976, a building survey identified 46 homes with fire hazardous conditions. These include structural, mechanical, electrical and environment elements which create fire hazards. The fire hazard elements found in NDA #2 were the following: -36 - - inadequate fire resistant construction. - improper storage of combustible materials or flammable liquids. - worn or improperly used electrical applicances. - excessive use of extension cords. - improper ventilation of water heaters, clothes dryers and furnaces. - inadequate or lack of fire fighting equipment. - inadequate exits or blocked stairways. - improper burning of trash. Health Conditions: The Lansing Housing Inspections of NDA #2 identified ten housing units with health hazards. The health hazards in the area include the following: - infestation. - dilapidation or deterioration of the unit. - unsanitary, excessive or illegal maintenance of pets and animals. - unsafe storage of old refrigerators, dangerous chemicals, etc. - improper storage of equipment or machinery. - failure to remove garbage, debris and rubbish. - overcrowding of persons in homes. - inadequate plumbing, heating, electrical systems. - flooding or dampness of rooms or basements. Air Pollution: The ambient air (surrounding) standards determined by the Environmental Protection Agency are being met in the NDA for all types, including: carbon monoxide, carbon dioxide, and suspended air particles. The Air Pollution Monitoring Division of the Department of Natural Resources notes that the source of existing levels of industrial pollution, specifically the Martin Block Concrete Mixing Complex, is decreasing because the manufacturer does have pollutant control equipment on the cement storage silo. Also, low neighborhood traffic volumes and the City's ban on trash burning have contributed to a relatively low pollutant atmosphere. WYM u 1 I Noise Pollution: Sound levels are measured in decibels. One decibel is approximately equal to the threshold of hearing in man. In the NDA, ambient "noise" was 65 decibels, a level which is a normally acceptable level of sound for residential neighborhoods. Basically, ambient noise consists of the accumulation of sound from neighborhood activities by man made and natural sources. The Martin Block complex, Grand Trunk, the Chessie railroads, and automobile traffic are the four major sources of noise pollution. The trucks and equipment operated by the Martin Block industry reached noise levels of 75 decibels, a level which is disturbing. Vehicular traffic, such as diesel trucks, motorcycles and improperly muffled or defective automobiles produce objectionable noises, especially during quiet periods. The Grand Trunk Railroad freight and passenger services pass through the NDA on the average of 20 times per day. The train registers 75 decibels, a noise which may interfere with sleep. The Chessie Railroad passes through the area 24 times per day producing 75 decibels. The noise from the Chessie Railroad often blends with noises generating from freeway and automobile traffic on Main Street. Water Pollution: There is no identifiable water pollution within the NDA. However, the combined sanitary and storm sewers in the area contribute to the pollution of the Grand River during times of heavy runoff. Although the river is not utilized directly as a source of City or industrial water supply, it is a source of induced recharge to underground water reservoirs. Solid Waste Disposal: At the present time there are about 140 homes participating in the City's solid waste program. However, solid waste disposal problems still exist. Housing inspectors indicate "improper storage, disposal and maintenance," specifically in accessory sturctures and immediate surroundings as environmental problems. The accumulation of debris and improperly stored or maintained items produce both fire and health hazards in much of the area. Summary: Overall, the environmental quality of the Eastside NDA is adequate, but attention should be given to the fire and health hazards of individual homes. According to the Lansing Housing Inspection Survey, 35% of the dwelling units in the NDA have environmental hazards relating to fire, safety and health. Several blocks within the area need new street trees, especially along Main Street. For the most part, the NDA is relatively free of air and water pollution, but the noise and solid waste pollution detract from the living and visual environment. ownl* E k VI - NEIGHBORHOOD DEVELOPMENT AREA 2 PROPOSALS A. HOUSING REHABILITATION 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 problems of the parcel. All structures not being acquired and demolished are recommended for rehabilitation activities. Twenty eight structures in the NDA are being proposed for acquisition. Of these, twelve must be demolished because of poor physical condition, twelve for poor condition and crowded lots, and four for obsolete or inappropriate development. The remaining 367 residential structures in the NDA will qualify for rehabilitation treatment. Rehabilitation activities require compliance with the City'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 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. - 39 - I 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 r 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 additional items which are important for adequate housing and environment. These rehabilitation activities may be funded throu h the City's loan and grant program, owners must satisfy all of these items Fo the extent that can be supported by loans and/or grants under the rehabilitation loan program), in addition to complying with the Lansing Housing Code. 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. t2. 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 against rodents and insects entering the dwelling., 3. Fire Detection. Fire detection equipment shall be provided in each ' dwelling in order to give increased 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. - 40 - Housinq Rehabilitation Activities: 1. Rehabilitation Activity I. Rehabilitation to correct code violations, undertake adopted neighborhood rehabilitation standards and implement optional items as desired. 907 S. Holmes 1114 S. Holmes 1043 Bensch 917 S. Holmes 1118 S. Holmes 1101 Bensch 919 S. Holmes 1124 S. Holmes 1103 Bensch 925 S. Holmes 1134 S. Holmes 1115 Bensch 931 S. Holmes 1208 S. Holmes 1121 Bensch 935 S. Holmes 1212 S. Holmes 1125 Bensch 937 S. Holmes 1218 S. Holmes 1129 Bensch 1001 S. Holmes 1224 S. Holmes 1131 Bensch 1011 S. Holmes 900 Bensch 1135 Bensch 1013 S. Holmes 904 Bensch 1143 Bensch 1017 S. Holmes 906 Bensch 1201 Bensch 1023 S. Holmes 916 Bensch 1211 Bensch 1025 S. Holmes 926 Bensch 1006 Bensch 1029 S. Holmes 930 Bensch 1016 Bensch 1031 S. Holmes 934 Bensch 1018 Bensch 1035 S. Holmes 940 Bensch 1022 Bensch 1103 S. Holmes 942 Bensch 1028 Bensch 1113 S. Holmes 1000 Bensch 1030 Bensch 1129 S. Holmes 1004 Bensch 1040 Bensch 1131 S. Holmes 1229 S. Holmes 1042 Bensch 1135 S. Holmes 1231 S. Holmes 1104 Bensch 1137 S. Holmes 1235 S. Holmes 1110 Bensch 1143 S. Holmes 1237 S. Holmes 1118 Bensch 1201 S. Holmes 1241 S. Holmes 1136 Bensch 1207 S. Holmes 1243 S. Holmes 1140 Bensch 1211 S. Holmes 1245 S. Holmes 1200 Bensch 1213 S. Holmes 901 Bensch 1204 Bensch 1223 S. Holmes 913 Bensch 1208 Bensch 1225 S. Holmes 925 Bensch 1212 Bensch 910 S. Holmes 935 Bensch 1216 Bensch 912 S. Holmes 937 Bensch 1218 Bensch 1000 S. Holmes 943 Bensch 1222 Bensch 1004 S. Holmes 1001 Bensch 1224 Bensch 1008 S. Holmes 1005 Bensch 1230 Bensch 1050 S. Holmes 1011 Bensch 1234 Bensch 1062 S. Holmes 1013 Bensch 1240 Bensch 1100 S. Holmes 1019 Bensch 1242 Bensch 1104 S. Holmes 1-029 Bensch 900 Dakin 1108 S. Holmes 1037 Bensch 904 Dakin 916 Dakin 1041 Bensch 912 Dakin 922 Dakin 1142 Dakin 1121 McCullough 924 Dakin 1206 Dakin 1124 McCullough 940 Dakin 1210 Dakin 1141 McCullough 942 Dakin 1222 Dakin 1213 McCullough 1219 Bensch 1224 Dakin 1217 McCullough 1225 Bensch 1230 Dakin 1032 McCullough 1233 Bensch 1234 Dakin 1036 McCullough 1241 Bensch 1242 Dakin 1038 McCullough 1245 Bensch 928 McCullough 1100 McCullough 930 McCullough 1118 McCullough 41 1 1247 Bensch 934 McCullough 1124 McCullough 905 Dakin 936 McCullough 1128 McCullough 911 Dakin 940 McCullough 1134 McCullough 913 Dakin 1000 McCullough 1136 McCullough ' 935 Dakin 1004 McCullough 1140 McCullough 941 Dakin 1106 McCullough 1206 McCullough 943 Dakin 1012 McCullough 1214 McCullough 1011 Dakin 1016 McCullough 1216 McCullough ' 1015 Dakin 1018 McCullough 1218 McCullough 1017 Dakin 1024 McCullough 1224 McCullough 1019 1023 Dakin Dakin 1028 1205 McCullough Dakin 1228 1240 McCullough McCullough 1027 Dakin 1219 Dakin 1246 McCullough 1033 Dakin 1225 Dakin 1022 Lathrop 1037 Dakin 1227 Dakin 1034 Lathrop 1041 Dakin 1229 Dakin 1036 Lathrop 1101 Dakin 1239 Dakin 1038 Lathrop 1105 Dakin 1243 Dakin 1114 Lathrop ' 1117 Dakin 923 McCullough 1120 Lathrp 1121 Dakin 925 McCullough 1136 Lathrop 1127 Dakin 931 McCullough 1208 Lathrop 1131 Dakin 937 McCullough 1222 Lathrop 1135 Dakin 941 McCullough 1234 Lathrop 1137 Dakin 943 McCullough 1236 Lathrop 1139 Dakin 1005 McCullough 1223 McCullough 1141 Dakin 1007 McCullough 1245 McCullough 1201 Dakin 1011 McCullough 1003 Lathrop 1000 Dakin 1015 McCullough 1007 Lathrop ' 1004 Dakin 1017 McCullough 1021 Lathrop 1008 Dakin 1021 McCullough 1025 Lathrop 1022 Dakin 1025 McCullough 1029 Lathrop 1024 Dakin 1029 McCullough 1101 Lathrop 1042 Dakin 1035 McCullough 1111 Lathrop 1104 Dakin 1037 McCullough 1115 Lathrop 1108 Dakin 1041 McCullough 1117 Lathrop 1112 Dakin 1045 McCullough 1127 Lathrop 1114 Dakin 1101 McCullough 1133 Lathrop 1118 Dakin 1113 McCullough 1141 Lathrop 1128 Dakin 1117 McCullough 1143 Lathrop 1201 Lathrop 1324 E. Main 1420 E. Main 1209 Lathrop 1327 E. Main 1312 Gray ' 1215 Lathrop 1301 Gray 1338 Gray 1217 Lathrop 1409 Gray 1300 Walsh 1219 Lathrop 1409 Walsh 1334 Walsh 1225 Lathrop 1313 Perkins 1416 Walsh 1315 E. Main 1230 E. Main 1430 Perkins 1317 E. Main 1302 E. Main 1432 Perkins 1321 1323 E. Main E. Main 1336 E. Main 1438 1511 Perkins Walsh ' -42- The structures listed below were not inspected because of refusals by the owner. They have also been programmed into this category. 1035 Lathrop 1231 Lathrop 1001 McCullough 1042 McCullough 1426 Perkins 1012 Dakin 929 Dakin 1010 S. Holmes 922 Bensch 907 Bensch 923 Bensch 1249 Climax 1229 Lathrop 1226 Lathrop 1031 McCullough 1234 McCullough 1218 Dakin 928 Dakin 1107 S. Holmes 910 Bensch 905 Bensch 911 Bensch 1412 Walsh 2. Rehabilitation Activity II. Undertake adopted neighborhood rehabilitation standards and implement optional items as desired. 1207 Bensch 1139 Bensch 1106 Bensch 1223 Bensch 1113 Dakin 1112 Bensch 1105 McCullough 1023 Bensch 1116 Bensch 1435 Perkins 1025 Bensch 1122 Bensch 1137 Lathrop 1031 Bensch 1124 Bensch 1219 McCullough 1035 Bensch 1128 Bensch 1225 McCullough 1246 Dakin 906 Dakin 1207 Dakin 1006 Lathrop 910 Dakin 1211 Dakin 1128 Lathrop 918 Dakin 1205 S. Holmes 1218 Lathrop 932 Dakin 1019 S. Holmes 1230 Lathrop 1200 Dakin 1119 S. Holmes 1242 Lathrop 1020 Dakin 929 Bensch 1246 Lathrop 1028 Dakin 1015 Lathrop 1012 Bensch 1034 Dakin 1031 Lathrop 1312 Gray St. 1036 Dakin 1107 Bensch 1100 Bensch 1338 Gray St. 1211 Bensch B. PROPERTY ACQUISITION Twenty eight structures (27 residential and 1 commercial) have tentatively been proposed for acquisition. Twelve of the structures will be acquired because of poor physical condition. Eleven housing structures and one commercial structure will be acquired for lot overcrowding as well as poor condition. Four housing structures will be acquired because they are out of character and of poorer quality than other homes in -the NDA. Acquisition Activity 1: Physical Condition. The properties listed below are being required to remove homes which are not feasible to rehabilitate. As determined by the Lansing Building Department and Planning Department, these structures are deficient in areas of electrical, mechanical, and structural elements or a combination of these conditions. These structures will be acquired and demolished, while the remaining parcels will be used for purposes shown on the future land use plan (see Map 13). 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. 1 - 43 - I Address Units 937 Dakin 1 1107 Dakin 1107 2 Dakin 1 1 1024 Bensch 1 1132 Bensch 1 1121 Lathrop 1 1122 Lathrop 1 1140 Lathrop 1 919 McCullough 1 1129 McCullough 1 1241 McCullough 1 1437 Walsh 1 12 Acquisition Activity 2: Lot Overdevelopment. Older platting practices created lots of substandard size and resulted in crowded housing development. In many cases, homes have inadequate side and/or backyards, as well as shared driveways and inadequate parking area on the lot. The majority of these homes are in substandard condition, where the costs of repairing them exceed 30% of their appraised value. In an attempt to correct this situation several structures are being recommended for acquisition and removal. ' Address Units Comments ' 1217 Bensch 1 1213 Bensch 1 Two homes on one lot Two homes on one lot 1142 Bensch 1 Substandard on small lot 1304 Perkins 0 Obsolete vacant store on small lot 901 Dakin 2 Inadequate parking small lot 1209 S. Holmes 1 Substandard house small lot 1010 McCullough 1 Substandard house small lot 913 S. Holmes 1 Substandard - no driveways small lot 1016 S. Holmes 1 Substandard house on small lot 1043 Dakin 1 Substandard house on small lot ' 1117 S. Holmes 1 1112 S. Holmes 1 Substandard house on narrow lot Substandard house on small lot 12 I - 44 - Acquisition Activity 3: Inappropriate Structures. The homes in this category have been recommended because they do not visually or architecturally conform to the general housing character of the neighborhood. These structures ,are also poorly maintained and require significant improvement. Address Units 1041 S. Holmes 1 1122 Dakin 1 1124 Dakin 1 1212 Lathrop 1 rii W Parcels vacated as a result of acquisition and acquired vacant parcels will be used one of the following ways: 1. To provide sites for new construction. 2. To be replatted as additions to neighboring parcels to eliminate overcrowding.. Maps, 7, 8, 8a, 8b, 8c, and 8d show the proposed acquisition for NDA #2. C. PUBLIC FACILITIES Improvements of the public facilities in the NDA are being recommended to carry out the City's responsibility to support the rehabilitation of the area. Public Service Department - Sidewalk Reconstruction - 14,630 feet of sidewalk replacement - Sanitary Sewer Construction - 13,500 linear feet of sewer separation(Map 9) - Curb and Gutter Reconstruction - replace 14,600 linear feet - Street Resurfacing - repave 9,477 linear feet(Map 10) - All Purpose Sidewalk Ramps - 64 each - Driveway Reconstruction - 175 each - Circulation Improvements - construct a walkway along the Woodman Street right of way with all purpose ramps Board of Water and Light I - Street Lighting - install mast arm mercury vapor lighting on Holmes Street (Map 11) Parks Department 1 - Street Trees - install 114 street trees on Main Street, Holmes, and other appropriate areas. t -45- - Protective Screening - install 1,300 square feet of evergreen shrubs in the rear yards of homes adjacent to Martin Block complex D. CIRCULATION IMPROVEMENTS The dead end streets at the southern end lack adequate space for "turn around" for emergency vehicles. A solution to the problem would be to construct an eight foot pedestrian walkway with ramps at the street intersections along the Woodman Street right-of-way. At each intersection, a fifteen foot wide all purpose sidewalk ramp will be constructed, enabling emergency vehicles to back up and turn around with more ease. The Woodman Street combination walkway will be lighted, fenced, and landscaped. (Map 12 and Conceptual Sketch 2) Yield signs will be installed on McCullough Street at its intersection with Walsh Street to provide, a safer intersection. 1 11 1 1 .'A"08. Conceptual - 46 - I re 8 a a will 6411: )a looQ�ad M,�jJ ❑❑ � ' � 1 �`'�� __mil u ! -. ,,,• 1'4y .` ❑ Jk_. J p a n ❑0 ❑ ) o) ( \ l E• DO 060 � a o� < < Q° 1 J:��� •�� a o 0 ID 0dO0QndO0 o 'oT ^ �° �❑ ❑ �v M 11 ❑ ❑. ❑ . t a `Coo J Q o �) ❑ , �❑ El, 1.� EIV. 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IbI 071 171 w 35 101 171 34 IBI sv » — 09� 5 sr 081 ICA r+ s1 57 ill --'ol i71 39 p; - ---- 041 151 91 121 16i 401 41 III 161 -- — — - '- i4 14. vo 'H lil I51 4z 45 _ _ IZI 151 u 45 41 131 4t 45 NN 47 t31 141 vb '3' 45 111 121 M(OODMAN Rail Road 48 NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN 1 thrum L"%ALI\V ADDRESS I71 17 8 151 •41 14 BLOCK NO. 31 NDA BOUNDARY \ PARCEL NO. PROPOSED PROPERTY ACQUISITION SHOWING PARTICULAR PARCELS ■ CONDITION • OVERCROWDING • INAPPROPRIATE STRUCTURES REFER TO THE FOLLOWING LARGER SCALE ACQUISITION AND DISPOSITION MAPS MAP 8 271 255 252 2y 2N 221 211 201 191 00 2H ran 01 ca 271 00 05 Oil 2-0 0q 251 08 07 OZI 09 - 031 Z141 Iz II OY1 231 i6 13 05 12ZI 18 23 064 2,55 211 22 �5 71 2ol zq 29 061 191 31 091 I81 30 35 101 171 3`1 37 III 91 121 to q0 10 131 151 yz 115 141 o V U z w m PERKINS 01 001 271 07 Oil 2(01 0(0 l l 0� 251 10 2yl Iff 17 r► 031 23I 19 6y1 2ZI IS 23 oil 2 56 211 2z 25 0701 201 29 071 191 30 031 I81 39 33 l of 171 yl !I1 I(ol �5 121 151 yz jy7 151 /L11 q& WOODMAN Y 0 49 01 001 zyl 05 0fl 231 07 021 Z21 0(a 1t 031 211 Iq 0qI 201 1(0 19 051 191 131 IS 24 0&12 25 07► 171 Zg z7 08l 161 29 091 151 34 39 l01 i I I l41 4o y3 121 f31 ti(p NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY ACQUISITION 0 CONDITION LOT OVERDEVELOPMENT INAPPROPRIATE USES MAP 8a WOb 001 251 2141 FIR Z51 221 08 13 011 211 • t2 17 Ozl 19 031 201 18 z3 1 I91 � z5 051 I al 20 GYd 071 171 30 081 161 39 091 151 3& �► 101 Iy1 #0 1-51 tie �15 III I21 40 a_ w J 01 001 0? Oil ►5 021 1? 031 r9 041 051 25 U(d 719 071 31 OBI 091 101 III l21 1 1 1 1 1 1 1 1 1 1 1 i 1 1 1 I81 00 171 0`1 I l W or mrOS o o J 151 '1 ' O 141 Ift I�jl IS Finn 001 271 00 03 011 2(ol 04 07 021 251 616 031 2111 10 13 (A 231 17 051 221 16 ►q C(ar Z 211 201 z5 071 191 Zq 29 0.91 IN 28 31 091 171 ■ 3z 35 101 37 1II Ifo1 %, 131 � 1511 ti0 y i21 3 Iy ,& 4t Ip U co m ►300 01 001 2� I 212 os 0-� 00 07 021 2ol 08 191 1z 15 031 21 OqI 181 1�1 171 la 25 low% 051 PAID I�r � 22 151 z4 23 061 IT 28 31 071 1 I 35 051 121 39 091 111 �2 `13 101 Z Y 0 M WALSH ►-400 Of 001 221 2J 05 070 021 03I 201 10 04 i7 051 191 21 ON 161 1s �7 071 171 29 (61 28 31 081 35 091 151 3y 37 (01 I�{ I 3(0 39 I I1 y0 I 121 50 PERKINS NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY ACQUISITION N CONDITION LOT OVERDEVELOPMENT INAPPROPRIATE USES MAP 8b 01 001 101 to 05 Oil 021 171 W 17 031 041 101 20 21 051 256 15m a �5 061 29 . 071 141 28 131 41 081 091 12J 3(a 111 ■ 40 1p1 47 01 001 11 O( 15 021 17 031 21 0 m 27 276 051 33 0o 35 071 V 081 �1 091 �13 l01 w 0 Obl N Y- Off 25/ Iw 11 0�1 0& 13 03122-Z IZ 17 M1 221 16 19 051 V1 18 23 0%1 2o/ 1z 25 D71 191 Z� V OS( lot Zs 31 091 171 30 35 10 ( 1(01 M All 1 z1 151 qo I�f 1411 92 1-�16 n 01 001 I? 25 f a 05 Oil 231 08 11 07-1 13 031 221 12 �I I z l l zo 19 0 1 z3 obI 201 22 z5 071 A zy Z9 001 I SI z$ �1 091 L71 �5 101 37 111 Ill 36 1) lz1 15 i 13 1 �1 ICI I 4z GRAY 01 6101 2101 � v zyl 23l c6 11 011 1214A 16 15 021 211 12 17 ON 201 1(0 tq l81 9I 1s z� z3 051 27 0101- (71 33 071 151 3z 37 081 1�11 3� ,ql 111 g I'71 36 93 101 (ZI 412 WALSH 51 0 0 J U U NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY ACQUISITION CONDITION LOT OVERDEVELOPMENT INAPPROPRIATE USES MAP 8c 01 001 231 oN 05 Oil 07 ozl zz( 06 11 031 15 DqI 21( Z051 �-5 0�1 zol 22 681 191 2q 2.9 691 31 (ol ISI 3H 35 III 37 17-1 151 k 171 ,qI 010 Ilvl �8 qg 1111 0- 0 J �zI 03 -511 cq -�01 291 15 2Sl zl z5 271 2a zy 251 31 2y 1 35 231 221 211 IC700 n O 0 % a 0 00Z 221 00 211 04 07 021 201 06 191 13 A 031 181 )7 041 171 16 19 051 161 151 22 2G 25 of / 31 071 141 30 35 0� 131 }1 37 091 121 40 101 0 III �f2 MAIN U z m E V. 01 00( 251 M I 00 05 0(I 251 c! 07 021 221 11 031 Z11 to 13 Oy l 201 12 l91 (b �3 051 203 IN 18 171 z5 001 1(1 zq z9 071 151 �$ 1`f I 3z 35 OSI 37 09► 131 ZI �Ib 93 (01 III 42 u.j 52 z Q 0 NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY ACQUISITION m CONDITION LOT OVERDEVELOPMENT INAPPROPRIATE USES MAP 8d 01� 001 z CD 05 Q12 'i21 11 031 3 OBI 171 U U �01 19 1 rq 051 4 23 381 S 25 Olol l�l20 31 392 15(10 J�1 34 57 226 351 35 071 37 OS1 131 121 3 40 ail 93 331 91 091 ►11 L3 101 0 031 20t i '� I-496 Rai R o J02 221 00\ 0 x 1 211 1 n 0 Z51 23 1 1 07 ozi 201 w C7 OZ 227- ' .91 35, 2 Ibl n '3 031 I& -- 0+' 20 i - - 1 411 I=il '7 091 .71 m 1 3; 9 -.--- 1 to ''KI 161 1z 25 C5 0 - B 9- --J5, ro 391 Ily z5 061 202 - 203--_ a mo — 204 1 i3 381 1 151 Zb n 061{Ilb N -- 25 $71 g01 a' 31 071 141 ' 29 "7i l t5i ze C6• 16.. } — 291 35 OBI �� .. 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WALS'H /�/ a 00. 271 m 0 001 x of 0014`' $ a 001 lot 1 m oil 26I - =e 011 231 2i2 0e 05 Oil 1 05 011 171 1 m OZi 251 20 :6 of ozl 2zl 211 _4181 a 161 031 24I w •' 021 _ m 8 _ -- 031 1 ,3 021 041 231 5 051 :9• _ - 041 Z01 ro _ 171 w 141 W n 051 221 �Ilg •4 u—051191 1 .7 031i 31 IB 1 c 2U B . 7 e - - - - T-- 19 Obl 251 - n o -_.- 252 - 12 ZI O611181 g 0 i � Ibl 29 t5 051 = zs 071 l91 e 8 - — 253 24 �e 25 — 0254 151 a' A 081 is, 19 _061 14_ to 11 071 26 Hi 1 sI 171 .,t i O71 1331 OBI . -- -� 161 ri 29 071 51 s5 10, v, OBI 21 55 091 151 sf 081091 791 N 57 Ill IN 36 49 091 0' 37 10I l41 3b 21 sb 1 121 131 41 151 +9 42 s9 lil 11 440 2B1 43 „ 14, Y3 IOIj yt 12I 131 •19 � 10 4L 20 I �'O° I400 /ice!///--AW PERKIN �AM 00 .400 1 01 ODIJAI271 00 0, 00• ; 27• w 0- 001 241 Ot .( x Oil 20 91 A 0. 251 1 Z51 w 1 OS 07 _016 01 02 221 ae 0011251 241 co 07 021 251 08 02. 2Si A 221 ag g 09 031 Z41 ,2 ' 24, ;i 24 4 13 011 w '1 It Ofl 251 Ib 7 Q3: 25, -- n, ZC:_ Ib r Ozl ZII Iz ro 113 0511 221 18 .9 pr; ,."2 .e 9 Jl: i9 9 031 201 le $ z3 ObI 2u tz o zs _ 05. 256 Z • zz F E Cb, 257 - 9 r5 ,;1 l a n 255 g � - zs 258 07 OI i4 ° z5 Olin 201 t4 -� 24 29 0911i9l C.' 0611 it 18i 30 „ql 50 n -_08; 07, 171 so 1 35 lot 01 171 iN 181 s4 zv 691 OBI Ibl rs I 43 IJ, 117, s9 ,CI i5 sr 1 -WWI151 W 121 Ibl yo v5 41 I„ I61 :� i4 +r 4 10 141 40 IVI 151 41 n Iz1 15, ` 1 Ijl 41 ,31 I -If 'W •3' 45 ui 121 WOODMAN Rail Road . 321 0s 3ti 0r 501 291 s 281 zl 271 -226- 73 261 29 .05, u 241 55 251 a 001 H Welsh Puk oil �s OII r 031 z 041 I7 O51 s; 276 061 n 071 sr O81 4I 09, 3 lot 001 9 Oil oz1 031 041 _ O51 280 061 9 oil 081 091 101 III 121 53 NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN 1 r/111-11, sr� LCl]CIVL) _ a__ ADDRESS 171 -t 8 151 m N BLOCK NO. •3l NDA BOUNDARY PARCEL NO. PROPOSED SEWER CONSTRUCTION MAP 9 025031 , d1 0510b p1 I-496 �1W44~- MAN Mo JOZ 221 f n 00 1 211 I D5 0 2S1I2;_ 1 a' .. 1 07 Otl 201 a ,r— Ot 22 1 91 1 J3 2 D 1 i tzl 20 _ 2 5 4I1 KI'29 '7 041 �71 1b 1 _..9 ,9 1 ;)SI 61 It 15 :5 .. ¢ 9 )5 ro -- 391 ixoo 1� 29 061 202 _ 203 - i2 1$ _ — 204 1 �5 391 1 151 Zb ri _ Ob•116 2+ 25 571 01 co it 071 I ;41 1 20 "7. f �5� `6 '6' 31 392 291 01 55 091, 1 35 �. - -- i2' --- lit �-..v1 1 226 281132 °o $7 091 91 5• 091 .31- + 1 3' JB ,3' 1 57 351 Z71 10 sl 121 k 1 2 - _ 21 41 _ 341 261 It�3 45 331 GRAY 1 ao 001 n„ 1 9 0- 225; 57 i 251 at 001 231 95 311 OII C 61 24. k 1 [ YJ1 i2W 01 a5 __ 011 25u 021 271 2v1123, _Ob N 021 1 or j01 —T3: ;A t•-- — Hohmit Sc1bd 1 231- - __ "c c -051 221 1 291 .s 031 ZZZ 1 5 _3 22 t 1 0Z1 2„ ❑ ,5 01; .r 011 ?Z1 - r ?1 .— 7 031`20, lb 17 - O51 , `s 291 19 0 1 i1i E 1 9 _. p5, 2D io 1 a 04120,7 191 18 $7 x, _- _ obi 211 n 27I W 8 t5 ---0bi �1- - gU(� s --- Q� - tt 1i -t1<'' 18' -----745J2 oT1 201 n 226 2 25 071 191 n �lA �' )'.. :9: , -Z- '.1, U-261 Q -- Z Y 2' Oi'` 1 91 24 ~ i 29 _ 0�' $- _ tF W 'a _ 6 16 .9 -- 161 ffi 1..i M tJ9 I - a 29 25t 1 n 09. 7 i, m -- 071 •51 ix � --� 1Et 3v 7 31 _ 241 V s 251 06.141 1 i' 2T-5t 41 i 1 135 1 4. -_ _- 5 - - 131 -- - - _ -- ` -- 09i :''' 13t _ 58 _ 3 1Cr 21, '2l1 E 12' t 1 ,t 1 _ 001 271 aD D 001 2.2 t>! D1 9 - 0011 001 1 a 001 1& 04 Oil:5 - 011 231t 261 0+ 1 - 07 1 011 ' 7i - 011 171 1 01 021 251 021 ZO' JB �1 07 Ozl 2Z11 211 i61 '0 161 031241 031 0211 011 177 1c - ' - 1 13 a 15 a ' 1 'i 011 231 1 .5 031 '9� 2 d41 201 1D f — �5 071 141 W 1 '7 051 221 1 t —_ 18 .4 1 -7_051-1(19, -- 1 17 - 031 17 031 ,31 19 9 061 251— - 1B --- -452 - 9 l0 21 061I IB1 B L 041, bI P 1 21 041 N 20_ tt o o It 02 ft 1, W� ft1k n sl �--- --2 - -- 251 151 u � v I 1 s n _ 071 19. 1151 x�t IT H `= n_ Obl1 29 OBI 1B -- 29 ----- 06I 14 xg'o t7 JTI, 16: rs � t9 071 1ti1 ze 1- si 276 51 091 171 s< 1 5. ---017 -- i1 - 3 06I _ 1 1 _� _ 1 T1 1 071 55 101 i5 0311'.21 +�, D91 151 St OBI 091 291 H 57 111 161 1 49 091 7 1 1 57 101 14, 36 1 41 ZI 56 ' 37 081 121 1-61 ISt m 4i 9 1.1 ❑I Vo 41 091 201 43 41 R 5 10,t 4; 121 lil 40 101 4t 1 43 101 �!/- PERKINS nl 09 ' a 0D1 12,1 27, 00 D D• 00, N 231 001 m 1 05 011 ZW a J_�— --_0. 1 .>5 _- 0 251 1 Tm 26 ab ar r:. 22 oe M 2511241 221 011 252 2n 07 D21 25, Do 1 D2:* 'D . -- ce z41 g ;5 09 031 241 t 1 —24, TII 1 ° D21 231 "1 _1 a 041, Z51 ro 7 :5, ZC m 1 7 OL , 031 _- 15 061 ZZ1 10 1 .9 _04 e o 3 9 -- 9 031, Z01 19 1 4 041 221 is 1 $ zb a.1 211 22 A is 05 256 2. 2t < W 257 - -- B 2$ Ov1, -- a " 8 051 211 25 025201 t4 �I 2s 0u L0r t• t5 0-�t-6 I~ is - 0" to,2e h 2� 061 201 24 1 79 OBI 191 .--07 ----- 1 n DOS. 191 51 091 is, 50 1 � 0 :91 4 -� 1 -----7+--- 1 It- 071 — 9 1a 07; 1r1 so 35 101 171 91 1 10-' w 1 74 OBi bl sf 1 i1 OBI sr i5 _ _'_J 111 171 _ 1 59 5 1 + 09 '51 1 5.1 091 41 121 161 40 9� _ .� 161 . � "1 4. 0 101 vs 131 151 4z 151 ,5 3' 42 III 95 141 ,31 141 w, 2 3' ,5 .1 :2, 121 WOODMAN Rail Road NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN LCl7C1VU a _ ADDRESS 7 .61 -17 8 1St .41 BLOCK NO. . 31 NDA BOUNDARY,_---- OUNDARY \ PARCEL NO. PROPOSED STREET RESURFACING MAP to 54 OZS031' 201 ' I - 496 Adrl /?,_ MAIN A � »_ Z71 D Jp2 221 w 0 x 24 - 0. 25, 23- 01 OZI 201 x ,2 • OZ 22 0s J or 91 J3 2 c -- t3' ? 13 ON is( --_.� 20 i •fzl Lill .T! 1b 3 _ 9 � yDl 19 `Y'I ibl tt 73 _5 4- s 9 J5. ro 391 25 O61 202 $ _. - 203 - _ 2t $ — 204 is '.491 151 Tb-- 06'16 2e Jb. Ib29 3 39t 35 p81 lil 34 4 Yi •�' .4. -226 ?1 sT 091 3• — 09..5: __- 351 IV k 2, �p .Zt r1 341 a 1 �wc 'r .3 +3 0 43 331 300 3oc GRAY 321 25. 01 1231 _ Q�I ZS 24, ?. 00' : 24 n m1 ry 03 311 11 1 OZI' 271 2v: x -23'' �3_ _— 021 23I - 26r, 22! A 031 221 w 291 3 1 pi 31 n -- 3 .3 jj 7 L = _ 021 2„ 17 '5 04i ' of, 221 - - OBI za b 04 • "1 :9 7-- 061 201 lb = - 20 'S 281 o 205-- e y 05' 206--- a Ni 91 1B 2. ply, W 8 25 —p6+DO- --- -i TS -- J(• z0 :r $ g i3 -207-- 05I 9: r4 $�8 25 o� I r2 2I g 271 226 m-- 07' 191 r D5 ,� (WA :9. t4 Z- __ 17. V _ �; 2- 75 261 Q p s-- OEM 81 09i rE ;C m _ `' IE .a 7 1 161 IB 29 �; 191 2M J 29 251 7s IC• - ' 9 - „ :. �. OR 51 3 BI 34 211 35 .1, --- _. - tb i' 08, 141 3' -_ 12' ,51 171 Zil . .�'5 - - - _ ogv. 11�, i31 38 i I 16l 72I n 2 4r •; .31 4 ,3 _ 10!_ 5 121 .r .5 - --� 1 300 30e WALSl ° O01 271 ao 001 x 2:2 01 001 e00 0 001 03 O11 261 'S 0'1i 23: 05 pll 05 011 a 001 07 021 z51 -� 021 z0 78 07 Ozl 121 21i __ i81 '0 031241 �' 031 13 pzl 1I 011 3 011 231 5 0 31 - 041 0201 10 �. r m 2zl - 04I 18 .4 t _ � 191 n 1 171 031 14 :5 11 OZI 03, 19 061251---. 2u a r -_- - 252 - n 0611101 B 011. 1b1 20 2t 041 N g 25 071 ZO_ 191 iro 24 _ - - 15 O51 •bi 15; 22 2y °o__ --- 253 N ' L OSI, 254 151 ss o _ 27 054 1, W"h Park >9 001 is - 29 06i 14. to zi J7, n1 - - 25 O61 - - 276 I S1 091 171 u 3' 071 16 i1 QBI 161 m 79 071 i41 151 28 33 061 93 101 35 OBI 121 35 091. 151 YI 081 D91 55 071 I 57 111 161 30 091 " 31 101 141 36 121 37 OBI 121 31 ISI ,d 42 59 Itf 41 1 49 41 0911 I 43 � _ 141 � *3 ID V1 121 lil 40 101 42 43 lot l01 PERKM woo I300 a ODI 1271 00 00J 77:. 0 001 2w 0: 011 261 of et 00 A 01 131 251 0 001 05 07 01; ' 2b ON. 0' C: _ 221 ee 001 1 251 1241 Or @I 251 08 .1 - CZ25, i0 — Zzl ce 0 Oil 09 I 031 141 2 24. 3 211 4 13 011 n 0}1 ?3I 1b 7 03. 15, _ n. m: 021 211 a 1 021 ON 13 051 2ZI 18 .9 01.1A23 9 0?'il':2 0I 1 041 Ob 21 20 23 05.2562 Ob 257-255 R 8 8 051 07 20 i4 0. n 28081 061 081 191 p,,.-T. 091 19, 30 '9' w :+ 081 Ib - - 071;171 �0 N 071 101 17r y2 1�OBI 1 w IN -- w 31 061 j57 II » $D, -�_ 39 ,. _ .. 091 151 s 091 1N Ibt 40 r I1 161 141 W 101 lil �'141 'S 1j1 42 4r 131 141 4b 3' 45 u1 121 121 -- WOODMAN — — Rail Road NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN LLULNU — ADDRESS 71 6_ _. 1S1 a1 . BLOCK NO. �31 NDA BOUNDARY PARCEL NO. PROPOSED STREET LIGHTING IMPROVEMENTS MAP 11 55 J x855.5 863.3 B�i.B 88i.4 PERKINS '.875.7-T I� 11 882f 3, El W - _ 882.5 t: F � q 1 O , r C VO _ 890 : 1= CL V Jcr z_� Y a 860.E m � J b71.8 r JOEEl = -i , = , ?:. " ❑ i _ -� V 6S.- 876.E ❑ i 9�G ,Q ] e, ❑ J C;EDM El ,❑ (, ❑ : e6` q J C a q.: ---� El CD 70' ❑ w a .e. �840 GRAND T� WOODN STREET CIRCULATION rMA'°° ° '°° =—= IMPROVEMENT - PEDESTRIAN PATH/SIDEWALK RAMPS , - 56 - Map 12 E. 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 are 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 are established to $15,000 (maximum per unit) plus $500 moving expenses. Relocation costs for renter occupied units are established at $4,000 (maximum per unit) plus $500 moving expenses. A total of $1,360 is added for each structure to cover legal fees involved in closing and taxes. In addition, $1,000 is added to the acquisition cost to pay for demolition, fill, and landscaping. All of these costs will be funded by the Community Development grant. An average of $4,000 per dwelling has been assigned for those structures listed under the rehabilitation strategy. Since rehabilitation involves loans as well as grants, this cost will be met by both Community Development (grants, guaranteed loans, and the cost of reducing the interes-t-rate. This plan proposes $9283700 for rehabilitation. It is anticipated that the remaining $693,300 needed for rehabilitation will come from the private sector. It should be noted that all of these figures are estimates and that actual experience will tell us whether these costs need to be modified. A program contingency of $245,000 has been established. A portion of this may be needed to relocate gas mains in the development area if that is necessary. Physical Development Costs: Estimated costs for proposed housing activities include: I - Estimated acquisition of 28 structures - Estimated relocation costs - Estimated costs of rehabilitating 367 residential structures and secondary structures and parcel redevelopment (CD funds and private sector funds) - Total estimated costs associated with housing - Estimated costs of -public improvements - Reserve for contingency - Total estimated costs for NDA #2 Plan F. FUTURE LAND USE PLAN Proposed Land Use: $366,830 204,500 ' 1,622,000 2,193,330 ' 712,527 245,000 3,15D,857- ' Single family residential development will remain the primary land use in the Neighborhood Development Area #2. The large grocery store and beauty shop, ' the Martin Block Storage Area, the used furniture store, and the three churches - 57 - will be the only non-residential uses remaining in the area. As a result of the acquisition of the substandard homes and the development of public improvements, 367 residential structures will remain, -of which 350 will be single family. The four family structure will remain. The fifteen two family uses scattered throughout the NDA will also remain. (See Table 5 for a breakdown of units, structures and land area devoted to the uses.) TABLE 5 NDA #2 PROPOSED LAND USE SUMMARY Land Use Residential: Single Family and One - Rooming Unit Two Family Four Family Total Residential: Commercial Uses: Grocery Store Beauty Shop Used Furniture Store Total Commercial: Industrial and Warehousing: Motor and Freight Garage Storage (Martin Block) Institutional Street Rights -of -Way Vacant Land Grand Total: Percent No. of Acre(s) of Total No. of Primary Housing Area Structures Units 44.00 .68 351 350 1.36 .02 15 30 .14 .002 1 4 46.38 .72 367 384 .18 .003 1 .09 .001 1 .26 .004 1 1 .53 .008 3 .77 .011 2 .84 .013 3 11.84 .18 4.23 .065 64.59 100% 375 385 I. In addition, there will be vacant lots available for relocating homes within the NDA. However, the Planning Department strongly discourages the use of these lots for the future development of public housing. The single family residential land use will remain in basic conformance with guidelines of the City's 1958 Master Plan. Map 13 details the future land uses. Proposed Zoning: Zoning in the NDA will remain B-1 single family district. In addition, four properties will be rezoned from F-1 commercial to B-1 single family. The three illegally used structures will be returned to single family uses by zoning code enforcement to conform with the current zoning district. The zoning of the remaining non-residential uses will remain unchanged. (See Table 6.) . TABLE 6 PROPOSED ZONING SUMMARY (Excluding rights -of -way) Zoning District Acreage Percentage B-1 51.81 97.6% C-2 .23 .5% F-1 .18 .3% H 86 1.6% Development Patterns: 1. Platting. The problems of overcrowded lots will be corrected through the acquisition of the structures and replatting the parcels and dividing them among adjacent properties. This action will create additional space for homes as well as bring many lots into conformance with the requirements of the zoning district. The proposed site development plan and the details of property disposition that will result from acquisition and replatting are shown on Maps 14, 14a, 14b, and 14c. 2. Density. The density of the area will remain at seven dwelling units per acre. The small lot size (4,000 square feet) development for this particular district will continue to predominate. The attempt to reduce the density will be concentrated in those blocks where the parking and personal living area is most severe. 3. Commercial Facilities. There will be no additional community facilities located within the project boundary. However, the following three community facilities adjacent to the area --Potter Park, Walsh Park and Holmes Street School --will continue to serve the area. 4. Circulation. Proposed Changes in Circulation: The Woodman Street walkway - 59 - o91 051 O7 �\ I I I I 201 4� Rail Road f, NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN LCl]CIVU a _ ADDRESS 71 •f r 17 8 S ai W BLOCK NO. NDA BOUNDARYJ \ PARCEL NO. PROPOSED LAND USE MAP SINGLE FAMILY TWO FAMILY MULTIPLE FAMILY IBM COMMERCIAL M0����� INSTITUTIONAL N INDUSTRIAL VACANT NEW HOUSING SITES ■ ■ ■ CIRCULATION IMPROVEMENTS MAP 13 • v 1' 15,60 I 00Z Z21 00 211 al 07 021 201 00 (91 17 oql t91 19 0/ 151 Z1 2(P 2S 0(0/ 2d 31 071 lyl 30 35 131 3# 37 091 (21 qo 10l III y2 MAIN U z W m of CO/ Z51 241 00 o5 01l 231 Of 07 OZ122( iyz II o31 211 10 13 091 201 12 191 f �3 051 10 1 22 �5 GY01 1(01 zq 29 071 ►5/ is 35 37 091 1� I Izl qo 101 1 I ( qz GRAY 61 NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY DISPOSITION MAP 14 05 O/Z z 1I 031 Y Q t3 Cal I91 I I9 051 0(d Ili 15! -� — — llI �311 091 y3 /01 0 o tiz1 J J �i11 1401 23 31 �Z 226 q1 391 y3 331 ------ Lot line prior to change i;k An 60 00f N 2? 12yl 2/vl ON 251 11 021 a� 231 10 0 D31 222 IZ 17 221 !6 19 Q 2i � 23 0(ol 201 ----2 z5 071 I81 zy 601 3r 091 IT 30 35 101 Ild I11 Iy I yZ U z uj m 0l Gbl z51Cb 05 Dll z�1► oy z31 06 u OZI 13 03) 2zl Iz DqI 211 ZA 19 1 z3 GPI 25 071 29 Al of Zg -9 091 ►71 35 101 37 111 /&1 yv All 121 151 y3 131 141 4z GRAY Z t� 01 OO/ Z44 25 2y1 &I 231____ 221 NO 10 II OR 15 ozl 211 12 ►7 03 11 zod i6 19 191 23 05 81 2 27 0601171 1101 zs -�3 071 15) 32 37 O81 1141 y1 6qI III 131 -V Iz1 yz NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY DISPOSITION MAP 14a 01 00/ 231 o'f 05 011 01 621 2zl II 031 15 61I ►7 01, 211 Zl z5 071 � u ml 191 4 69, � 31 IDI 1 �I 3�1 35 III 37 121 I 171 �5 W1 311 63 311 07 3b1 291 I� 2SI zti 271 2�1 29 251 31 291 35 2 31 221 zu WALSH 1100 I S°0 ------ Lot line prior to change 62 IS 00 171 I (01 w 177 o 2. 1`II I�f 131 fS 001 271 00 03 011 2r01 ON 07 021 zy l 06 031 2y) to z21 1 Za z5 071 191 2_q z9 061 101 2 3� 01 171 32 3510/ 37 III 1ld �' 131 151 y0 121 13va U z m WALSH 1300 01 001 4z. 01 212 oB 3 011 07 0z1 201 09 191 12 15 031 21 0q1 161 19 71 !a 25 051 10 _ _ _ _z2 zq 1 z$ 3I 071 01 W 001 l21 �9 091 1rl yZ q3 101 PERKINS 1400 01 001 221 21 I D5 -- --�i1 031 201 io OqI 17 051 191 zl ON 121 101 53 Is 2.7 071 171 zq 1N z 31 081 35 091 151 iy 37 101 HI 3(0 39 111 1)1 90 yl IZ.I 63 NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY DISPOSITION MAP 14b 0 001 10 10 oF7 011 13 OZI 171 14 17 031 041 lid 20 ZI Z5 00 ly► zz 29 071 ly1 24� 131 yl 001 091 IF 121 3/0 101 y2 0- Il off Q 15 021 J 17 031 o a 0 217 D51 33 06 N 071 37 081 41 091 4+ 101 l9ob ------ Lot line prior to change 24 lxnn of 001; 271 00 011 2 z51 08 07 — — — OZl rl ONI 231 Im 13 051 Z2( 10 23 0�1 211 22 250 zol 2�1 29 081 191 31 091 101 3O 35 101 i71 3`I 37 111 �11 121 10 Ho 't3 131 151 y2 ti5 1�11 U Z W 00 PERKINS a( 001 Z7/ 07 Ol l ZIDI 06 !I 04 �51 ro 2j11 031 231 19 0'f l 221 I$ z3 oX 6211 2z 15 04,l Z/ zy Q71 191 30 OSI I81 39 �3 101 171 �11 rl i I (d � I21 151 `Jz '17 131 1ti1 q(o WOODMAN 01 001 N 05 011 231 07 0�1 22I O6 i1 031 Z1I hf Oyl 20171 Ili W 051 ! I 18 o(,a le 2q �5 071 171 Z$ 27 001 I(ol 2g 091 IS I 39 101 111 �yl ya 131 ym 64 NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN PROPERTY DISPOSITION MAP 14c iuns 001 MI M 241 OR Z31 221 0$ 13 011 Zl l 12- 17 021 19 031 201 10 z5 O51 181 Zo 0" 671 171 30 OSJ I(ol 3�1 091 151 3 yl 101 11,11 40 131 qz 5 III 1z1 ti a- Ir H J a 00/ 09 011 r5 0zl 17 031 17 01g1 ojok^051 2s qwlmw061 z9 071 31 GAY 091 101 III (21 ------ Lot line prior to change Fm ea NEIGHBORHOOD DEVELOPMENT AREA 2 COMMUNITY DEVELOPMENT PROGRAM CITY OF LANSING MICHIGAN MAP 15 PROPOSED SITE DEVELOPMENT W 1 will improve the access for emergency and maintenance vehicles, and pedestrians in the area. Yield signs on McCullough at Walsh will. increase traffic safety at that intersection. Proposed Land Use Changes in the Area Surrounding the NDA: There will be no significant changes in the immediate surroundings. G. PHYSICAL PROGRAM IMPLEMENTATION AND RELOCATION All development activities for NDA #2 will be implemented by the City of Lansing's Housing and Redevelopment Department, pursuant to the authority and responsibility of Section 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: 1. 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. IHousing Rehabilitation: The Housing and Redevelopment Department is responsible for administering the t loans and grants program (Section 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 percent or 3 percent depending on ability to pay. ' 2. Deferred loans (grants) for those clearly unable to repay a loan. Certain future residency requirements are required for complete deferment. 1 1 - . 66 - 1 In addition, the property must be maintained to minimum standards of the Lansing Uniform Housing Code. ' 3. Guaranteed loans for those persons unable to obtain a bank loan. The City would guarantee 80 percent to 100 percent 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 1 to be flexible enough in the program to meet the needs of all individual 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 procedures for obtaining funds Second property inspection Application administration and verification of financial status Assessor's impact statement Determine method of financial assistance Amend development plan Financial Agreements Prepare Bid Documents Obtain Bids Assemble Bidder's lists Select Contractor Review Proposed Rehabilitation Office of Community Development Housing and Redevelopment Department ' Building Department Referral by Housing and Redevelopment Department ' Housing and Redevelopment Department City Assessor Housing and Redevelopment Department ' 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 I -67- Housing Activity_ Responsibility ' Transmittal of approval to bank Housing and Redevelopment Department Notification of acceptance or ' rejection Financial institution Closing Financial institutions and Housing and Redevelopment Department Perform rehab work Contractor Inspection of work Building Department Final report Housing and Redevelopment Department Disburse funds Housing and Redevelopment Department Follow up counseling Human Resources Department Code Compliance: 1. 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 eligible for funding in the City's loans ' and grants program. Coordination between housing code compliance activities and the loans and grants program is the responsibility of the Housing and Redevelopment Department. f2. 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. 3. Costs associated with enforcement and the zoning code will be eligible under the City's loan and grants program and administered by the Housing and Rehabilitation Department. 4. 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 improvements. It will coordinate all demolition activities. 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, - 68 - State of Michigan, Section 201 through 213 (Subdivision Control Act). 5. 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. 6. Supply of Relocation Housing. An estimated 19 families and/or individuals will be displaced by acquisition activities in NDA #2. This represents 5 percent of the NDA's households. Of these, five households are black and fourteen are white. Area wide, the NDA is sixteen percent black based on 1970 census data. Incomes of those displaced families range from $3,000 to $35,000 and their estimated mean income is approximately $11,755.33. Methodology for Obtaining Relocation Housing: 1. Sources of -Relocation Housing. The Relocation Office has contact with real estate brokers in the area to secure their rental and sales listings. The Pelocation 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. 2. 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 faciliti.es, 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 desirable in regard to public utilities and commercial facilities than the project area. 3. Temporary Relocation. A family or individual will not be asked to accept temporary relocation unless it is necessary to accomplish certain project objectives without unreasonable delay. i4. 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: Activities Responsible Agency Sidewalk repair Public Service Department ' Storm and sanitary sewer separation Curb and gutter reconstruction Street resurfacing All purpose sidewalk ramps ' Driveway reconstruction Circulation improvements Housing and Redevelopment Department Street tree removal and replacement Parks Department ' Protective screening Street lightinq Board of Water and Light Yield signs on McCullough at Walsh Traffic Department ' 5. 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. July 12, 1976 City Council receives recommendations from Citizens District Council #2 and Planning Board and sets Public Hearing date on the Neighborhood Development Plan for NDA #2. August 16, 1976 City Council holds public hearing on Development Plan. ' August 30, 1976 City Council introduces ordinances for adoption of the Neighborhood Development Plan. August 25, 1976 Citizens District Council meets to approve Development Plan. September 7, 1976 City Council adopts Neighborhood Development Plan for NDA #2. September 13, 1976 The Housing and Redevelopment Department implements the Loans and Grants Program - September 13, 1976 Public Improvements projects are implemented. September 20, 1976 Appraisals initiated for property acquisition. December 20, 1976 Negotiations initiated for property acquisition. ' April 1, 1977 Public improvements implemented. -70- 1 September 1, 1978 The total number of rehab units in NDA #2 completed and 28 structures acquired. November 5, 1978 Public improvements completed for NDA #2. 7 L - 71 - I 11 11 I 1 APPENDIX EXHIBIT #1 RECOMMENDED NEIGHBORHOOD REHABILITATION STANDARDS N DA #2 OBJECTIVES OF REHABILITATION PROGRAM 1. Code Compliance: Since the Lansing Uniform Housing Code provides minimum requirements for all existing residential buildings within the City of Lansing, it is herein to be utilized as the minimum guideline for all residential rehabilitation work to be undertaken in the development area. 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. 2. 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. 3. Optional Repairs and Improvements: The objective of the optional repairs and improvements is to provide alternative ways to further improve the structure and living environment for the occupants and residents of the neighborhood. AUTHORITY The Building Official will be authorized and directed to administer, interpret, and enforce all of the adopted neighborhood rehabilitation standards. REHABILITATION REQUIREMENTS In order to be eligible for the Loan and Grant Program, owners must be prepared to use Loan and Grant Funds to provide the following: 1. Repairs required to meet code: All repairs deemed necessary by the Building Official and/or his authorized representative in order to correct violations -of the Lansing Uniform Housing Code, and shall consist of: A. Structural. All repairs necessary to assure that the construction of the building will provide: 11 - Al - (1) Sufficient structural strength and rigidity. (2) Necessary resistance to the elements. (3) Adequate protection against decay, insects, rodents,_ and other destructive forces. B. 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: (1) Safety of operation. (2) Adequate capacity for its intended use. (3) Protection from moisture, corrosion or other destructive elements. C. 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: (1) Safety from fire. (2) Security from health hazards. (3) Conformance with zoning code. 2. Recommendations for Neighborhood Rehabilitation Standards. In'order to be eligible for the Loan and Grant Program owners must agree to satisfy all of the items stated under this section in addition to complying with Section "I" - Repairs Required to Meet Code. Items deemed necessary to fulfill requirements to the extent that can be supported by loans and/or grants under the Rehabilitation Loan Program, established by the Citizens District Council. A. Insulation. (1) 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. (2) •Solution. Insulate attic areas in accordance with approved standards. B. Storms and Screens. (1) Basis. All exterior windows and doors shall be provided with storms and screens in order to reduce heat loss through windows 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. (2) Solutions. -A2- (a) All exterior doors shall be provided with aluminum combination storm and screen'doors, or other approved types, having a self -closing device. (b) All windows shall be provided with aluminum combination storm and screen windows, or other approved types, except basement windows. C. Fire Detection. (1) 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. (2) 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. D. Cellars and Basements. (1) 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. (2) Solutions. (a) Existing concrete floors which are severely pitted, cracked, broken up or otherwise defective or deteriorated shall be repaired. (b) In cellars or basements, where an excessive amount of water accumulates; sump pumps, drain tile, waterproofing of interior wall surfaces or other acceptable method of correction shall be provided. E. Gutters and Downspouts. (1) Basis. Each dwelling shall be provided with approved recepticals to carry away water so as to prevent roof drainage from causing dampness in walls or interior portion of the dwelling, and to prevent damage to the property. (2) Solution. All dwellings shall have gutters and downspouts with discharge directed away from dwelling. Discharge extensions and/or splash blocks shall be provided to prevent soil erosion. iF. Site Improvements. (1) Basis. All premises shall be maintained in good order so as to enhance the overall appearance of the premises and neighborhood and to provide for the safe use thereon. -A3- (2) Solutions. (a) Exterior wall surfaces, roof overhangs, and trim around windows and doors shall be painted in accordance with accepta- ble standards or protected with metal 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. M Window and door frames in masonry walls shall be painted or incased in metal. (c) Fill dirt shall be provided where required in order to provide drainage away from the foundation walls. (d) Accessory structures shall be repaired as required in accordance with Lansing Uniform Housing Code and the neighborhood rehab standards, or demolished. (e) Openings in accessory structures shall be secured by providing adequate doors and windows. (f) All existing fences shall be repaired in accordance with acceptable standards, removed or replaced. (g) Trees adjacent to dwellings and accessory structures shall be trimmed so that no portion of them contacts the building in any manner. (h) Provide improved driveways and parking areas which shall consist of concrete, blacktop, gravel, or any combination thereof. Existing concrete, blacktop, and gravel driveways and parking areas must be brought up to acceptable conditions. (i) 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. (j) Landscape as required, to prevent soil erosion, and shall consist of (1) sod and/or seed, bushes, and shrubs in front yard areas, (2) seed in rear and side yard areas, (3) retaining walls as required. (3) Recommendations for Optional Repairs or Improvements. These would be 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 and the conditions set forth in the loan and grant program. -A4- (a) Kitchen. Renovate kitchen area, to include new kitchen cabinets, restoration of floor, walls, and ceiling. Sink, ' garbage disposal, stove, or cooktop unit and oven may be provided if built in. ' (b) Bathroom. Renovate bathroom areas, to include restoration of floor, walls, and ceiling. Bathtub, water closets, sinks, and vanities may be provided. ' (c) Interior Restoration. Renovate interior surfaces. (d) Electrical. Additional supplied electric convenience outlets may be provided in each habitable room, not to exceed those required by the National Electrical Code. ' (e) Mechanical. (1) Themostats of the improved type, with heat anticipator and enclosed contacts, so as to provide more uniform control of furnaces and energy may be provided. ' (2) Hanley -Brown conversion burners that are adequate under the code, due to the unavailability of repair parts, may be replaced. (3) Self powered humidifier on gravity type furnaces and non -powered humidifier on forced air type furnaces, of an approved self flushing, non-combustable 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. (f) Plumbing. (1) Water distribution systems that are made up entirely or partially of older iron piping, may have that portion ' consisting of iron pipe replaced. (2) Replace plumber installed water services. (g) Cellars and Basements. I(1) Install poured concrete floors. (2) Waterproof interior surfaces of existing foundation walls. (h) Insulate exterior walls; floor areas over unheated spaces. (i) Fire Extinguisher. At least one fire extinguisher of a 2A: ' IOBC rating may also be provided. (j) Security Locks. Install security locks on all exterior doors. -A5- (k) Accessory Structures. Accessory structures demolished under this program may be replaced with like structures as permitted by present codes. Funding under this program would be limited to the amount necessary to repair the existing structure. (1) Fences. Install -fencing as needed around yard areas. (m) Landscaping. Premises may be landscaped, to include trees, shrubs, grass, etc. in order to enhance the overall appearance of the premises. (n) Storms and Screens. All basement windows may be provided with storms and screens of metal or other approved types. (o) Awnings. Awnings of metal or other approved type may be installed over exterior doors or windows. (p) Shutters. Shutters of metal or other approved types may be provided on exterior windows. -A6- 11 fl EXHIBIT #2 ACQUISITION DATA Acquisition Activity 1: Condition No. Persons No. of Estimated Maximum to be Living AcquisiV on Relocation Estimated Address Relocated Units Assessed Value Cost Cost Total Costs 937 Dakin 0 1 $ 2,100 $ 7,610 $ 0 $ 7,610 1107 Dakin 2 1 $ 4,670 $ 14,035 $ 4,500 $ 18,535 11072 Dakin 0 1 $ 1,830 $ 6,935 $ 0 $ 6,935 1024 Bensch 0 1 $ 600 $ 3,860 $ 0 $ 3,860 1132 Bensch 2 1 $10,300 $ 28,110 $ 15,500 $ 43,610 1121 Lathrop 1 1 $ 3,800 $ 11,860 $ 15,500 $ 27,360 1122 Lathrop 5 1 $ 4,200 $ 12,860 $ 15,500 $ 28,360 1140 Lathrop 1 1 $ 3,100 $ 10,110 $ 15,500 $ 25,610 919 McCullough 0 1 $ 3,400 $ 10,860 $ 0 $ 14860 1241 McCullough 7 1 $ 5,200 $ 15,360 $ 15,500 $ 30,860 1129 McCullough 5 1 $ 4,400 $ 13,360 $ 15,500 $ 28,860 1437 Walbh 2 1 $ 4,500 $ 13,610 $ 4,500 $ 18,110 TOTAL 25 12 $46,100 $148,570 $102,000 $250,570 lAcquisition Costs = assessed value x 2.5 plus $1,000 for demolition and $1,360 for closing costs. -A7- Acquisition Activity 2: Lot Overdevelopment No. Persons No. of Estimated Maximum to be Living Acquisition Relocation Estimated Address Relocated Units Assessed Value Cost Cost Total Costs Residential: 1217 Bensch 1 1 $15,500 $ 5,800 $ 19,220 $ 39,220 1213 Bensch 3 1 $ 4,500 1142 Bensch 0 1 $ 6,200 $ 17,860 $ 0 $ 17,860 901 Dakin 6 2 $ 8,300 $ 23,110 $ 9,000 $ 32,110 1043 Dakin 5 1 $ 5,400 $ 15,860 $15,500 $ 31,360 913 S. Holmes 0 1 $ 5,800 $ 16,860 $ 0 $ 16,860 1016 S. Holmes 0 1 $ 2,100 $ 7,610 $ 0 $ 7,610 1117 S. Holmes 5 1 $ 6,800 $ 19,360 $ 4,500 $ 23,860 1209 S. Holmes 2 1 $ 3,800 $ 11,860 $ 4,500 $ 16,360 1010 McCullough 4 1 $ 4,900 $ 14,610 $ 4,500 $ 19,110 1112 S. Holmes 5 1 $ 3,900 $ 12,110 $ 4,500 $ 16,610 Subtotal 31 12 $53,000 $158,460 $62,500 $220,960 Non -Residential: 1304 Perkins Grocery Store $ 2,500 $ 8,610 $ 0 $ 8,610 Total $55,500 $167,070 $62,500 $229,570 lAcquisition Costs = assessed value x 2.5 plus $1,000 for demolition and $1,360 for closing costs. Acquisition Activity 3: Inappropriate Structures ' No. Persons No. of to be Living ' Address Relocated Units Assessed Value 1122 Dakin NA 1 $ 4,100 1124 Dakin 1 1 $ 2,900 1041 S. Holmes 8 1 $ 5,500 ' 1212 Lathrop 8 1 $ 4,200 ' Total 17 4 $16,700 Grand Total for Acquisition 73 27 $118,300 1 Estimated Maximum Acquisition Relocation Estimated Cost Cost Total Costs $ 12,610 $ 4,500 $17,110 $ 9,610 $15,500 $25,110 $ 16,110 $ 4,500 $20,610 $ 12,860 $15,500 $28,360 $ 51,190 $40,000 $91,190 $366,830 $204,500 $571,330 1 'Acquisition Costs = assessed value x 2.5 plus $1,000 for demolition and $1,360 for closing costs. EXHIBIT #3 CITY OF LANSING RESIDENTIAL REHABILITATION LOAN PROGRAM (R.R.L.P.) Long Term The elimination of slums and the deterioration of importance to the welfare and moderate income. Short Term Goals and Objectives and blight, the prevention of blighting influences housing structures and neighborhood facilities of of the community, principally for persons of low 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 Eastside Neighborhood Development Area. To provide a financial assistance method to meet Optional Work items desired on an individual structure basis, as established in the development plan for the Eastside Neighborhood Development Area. To maximize the impact of Community Development funds by combining with private financial institutions to rehabilitate and upgrade residential 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 Eastside Neighborhood Development Area. To improve the condition of housing structures within the Eastside 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 be located on property within the Eastside Neighborhood Development or District Areas. Under the R.R.L.P., "adjusted gross income" will be calculated as follows: -A10- 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 eligible exemption claimed on the Federal Income 1 Tax return. Minus: $300 additional deduction for each homeowner and spouse over 1 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 Subsection 706.(6). Appropriate -certification or verfication will be required. 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. 1 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. 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 Subsection 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. n n 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 backgound that would qualify them to directly receive a home improvement 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 information 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 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. - Al2 - I 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 require 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: iElapsed Time from Date of Principle Amount of Execution of Agreement Loan to be Repaid Within 1 year 100% Within 2 years 100% Within 3 years 100% Within 4 years- 70% Wi thi.n 5 years 50% Within 6 years 30% Within 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 eilgible for deferred loans. d.. To the extent available deferred loan funds will be used to defray the cost of correlcti ng 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. Senior Citizens and legally certified handicapped owner occupants eligible for grants may under this section use up to $1,000 for Optional Items 1, 2, 3 and 10 (refer to Exhibit 2, Rehabilitation Standards) not to exceed the maximum under the Loan and Grant Limitations in Section IX. I - A13 - f. 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 Redevelopment, in combinat ion with each other. Upon a review of the 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 $2,000 deferred loan - grant. Section VI. Owners of Rental Structures. 1. Owners of rental structures, when the 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.violation, and Rehabilitation Standard work items, and 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 loan. This loan shM 1 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, Rehabilitation Standard work items, and 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 ower-occupant having an A.G.I. of over $12,000 per year. The loan proceeds may only be used for Rehabilitation Standard work items and Optional 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. All landloard participants, must give (60) days notice to tenants describing what improvements will be made, and what rent increase, if any, will be required to restore parity with market conditions. Such an increase may only be imposed in accordance with the current lease agreement. -A14- Genera] Provisions Section VI I.. Fl.exi bi l i'ty Because of the vast number of different family s:ituatfons that can be: encountered in the: Eastsid'e Neilghborhood Development Area, the Department. of Hous.i.ng and- Redevelopment„ wiT: be flexi-ble in developing a financial assi stance method' tailored: to meet the needs of any parti.cul ar fam`1'y on: an i ndi vi dual basis, wi thi`n: the provi s,i ons of this: program.. Secti',on VIII'. Special' Assessments If any privately owned. property i.s assessedas being benefited by the 1 installation of any, public improvement required to i'mpl'ement this: Physical' Development plan for the Neighborhood Development Area, said special' assessment. shall' be an eli`gfbl`e work i.tem and' the cost. thereof shawl be used` for loan. r or• grant caTcOationl pruposes .. " Sexti on IX. Loan and Grant. Limi;tat.i ons In order to insure: the7 l ong term- s..uccess, of the.R'. R. L.. P. and: the provi ston of its ftnanctaT services to, all:' el'i gi bl'e owner - occupants, the. City must establish- bas1c financial l i mi`tations,. They, are; as. foI l ows.: Loans (-Type A and B) $6,;000' maximum/s:tructure., 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' Redevel opment. shall have the auth'ori'ty to exceed! these, maximum l imi is i n special; c.i rcumstan.ces i f funds are> avail abTe. wi`thi*n approved budgetary al`locations.. The above- stated financial` l'imi.tations per structure are computed exclusive of the cost assoctated' with the specia assessment defined as: eligible in Sections VIII above. Section X. Smoke Detectors All property owners whose: homes meet the Code and rehabi,li'tation standards wi`11 be provided with one smoke detector at no cost. If additional detectors: are recommended or desired,, the cost will be provided according to the: provi`s,ions. of the -loans and grants program. -All 5- EXHIBIT #4 RECOMMENDED PUBLIC IMPROVEMENTS Project Costs Sidewalk Reconstruction $ 22,000 Sewer Construction $405,000 Curb and Gutter Recon- struction $ 36,000 Street Resurfacing $113,727 Circulation Improvements $ 39,600 Street Lighting $ 9,500 Street Trees $ 5,700 Protective Screening $10,000 All purpose Sidewalk Ramps $19,000 Driveway.Reconstruction $52,000 Total Estimated Costs for Public Improvements $712,527 Comments Replacement of 14,360 square feet of side- walk 13,500 linear feet of sewer separation Replace 14,600 linear feet Repave 9,477. I i near feet Walkway along the Woodman Street right- of-way with all purpose ramps; yield signs on McCullough at Walsh Install mast arm mercury vapor lighting on Holmes Street Install 114 street trees on Main Street, Holmes and other appropriate areas Install 1,300 square feet of evergreen shrubs in rear yards of homes adjacent to Martin Block complex 64 each 175 each -A16- I� rI I 1 t Questions about the contents of this Physical Development Plan may be referred to any of the following persons: Alan E. Tubbs, Planning Director IJames R. Spackman, Deputy Director Lillian Randolph, Neighborhood Planner Correspondence may be addressed to: Planning Department 2nd Floor Washington Square Annex Lansing, Michigan 48933 ' or telephone: (517) 487-1400 �z