HomeMy WebLinkAbout1977 Lansing the Capital City of Michigan the American Institute of ArchitectsDocument:
1977
Lansing the Capital City
of Michigan the
American institute of Architects
Regional/Urban Design Assitance Team
Lansing -urban renewal proposal
1977
Permanent
LANSING
THE CAPITAL CITY OF
MICHIGAN
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_DUNE 75 1977
THE AMERICAN INSTITUTE OF ARCHITECTS
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The Urban Planning and Design Committee of
th3 American Institute of Architects has
been sending Urban Design Assistance
Teams to various American cities since
1967.
The Lansing Team is the 43rd such team to
be i nvi'ted into a spectfi'c area to deal
with environmental and urban problems
which range in scale from a region to a
small town, and i'n type from recreational
areas to public policy -and implementation
methods.
The teams respond to the problems as
described by the local AIA Chapters and
their sponsors from the community leader-
ship.
Each Regional/Urban Design Assistance
Team is specially selected to include
professionals experienced in the part-
icular problems of the area under study.
Members are not compensated for their
service and agree not to accept commis-
sions for work resulting from their
recommendations.
The Team acquaints itself with the com-
munity and its people... develops its
analysis, from a fresh perspective... offers
its recommendations ... and presents a new -
approach for planning and action.
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"The fact of Lansing's being the capital is
but very slightly reflected in the appear,
ance of the ci'ty," Harland Bartholomew,
• a city plan engineer, said in a 1938 study
of Lansing. "The best city that could have
been built upon the site has not been real-
ized."
Today, unfortunately, Mr. Bartholomew's
observation still holds true. The state
capitol building, the real and symbolic
center of government of one of the nation's
largeststates, and the focal point of the
City of Lansing, is surrounded by a hodge
podge of ugly, multi -decked parking garages,
vacant land that for years has been awaiting
development, a -mall; and Michigan Avenue,
the main thoroughfare to the capitol area,
is cluttered with unsightly traffic signs
• and utility lines. A visitor's attention
is caught, not by the capitol building,
but by the taller Michigan National Bank,
nearby.
It is not the sort of area that beckons one
to linger. Many of the thousands of persons
who work in and around the capitol building
depart after 5 o'clock simply because there
is nothing to do.
•
Tourists, on completing a visit to the capitol,
jump in their cars and leave town because
they are told there isn't much else to see
in Lansing.
Yet the persistent newcomer discovers what
some long-time residents know well: that
there is a rich and diverse city life
beneath the prosaic surface. Lansing, the
capital city since 1847, is populated by
descendants of Italians, Greeks and other
ethnic and racial groups. Many residents
work for the state, the largest local employer,
or in the Oldsmobile and Motor Wheel Corp.
factories. Strong and vibrant neighborhood
organizations involve many citizens in
housing rehabilitation, street fairs, art
shows and other community activities.
Lansing is a prosperous community, with a
.per capita income, in 1976, of $5,390, and
a city treasury that has the good fortune to
be debt free and to enjoy a top credit
rating. Its elementary and secondary
schools are widely praised as are the
local community colleges and the Michigan
State University campus in East Lansing.
The city has an abundance of attractive
narks, and,th,- Grand River area is beina
developer: as a major recreational facili-
ty.
Despite enjoying their life style, however,
many residents complain that their community
has no sense of collective identity or common
purpose. Were Mr. Bartholomew around to-
day, he would probably agree.
Since Mr. Bartholomew's study was published
55 years ago, dozens of other studies have
been done which attempt to analyze the
city's problems and to suggest solutions.
As the result of those studies, and the hard
work of some deeply concerned and involved
public officials and ordinary citizens,
Lansing has made slow but uncertain move-
ment toward developing a common purpose
and a sense of direction. But much remains
to be done.
The latest of these studies is by the
R/UDAT (Regional/Urban Design Assistance
Team). Members of the R/UDAT have spent'
three days in Lansing, engaged in inten-
sive studies and public hearings. To
summarize the findings of the R/UDAT:
Lansing is a beautiful city. Its focus
is one of the great buildings of Michigan,
the State Capitol, but as a city, it does -
not hang together. It should be the Capital
City of Michgian, but i't is not. It is
merely the city which houses the Capital.
It has not realized the image of a Capital
City. It certainly has not realized the
image of the Capital City of Michigan, a
state of potent and distinct characteris-
tics. One reason is that it has no
single collective image of itself.
Lansing is a convention city. It has a
convention hall. It has nothing for con-
ventioneers to do, apart from visiting
the Capitol building. It has no modern
hotels. The best it has to offer are the
statutory, suburban motels on the metropol-
itan edges. It has no downtown of appeal-
ing pedestrian beauty as befits a capital
city. It has no museums and no public
art galleries. It has no unique shopping
areas. It has no public art and no
festivals. For years its river has been
neglected, and only now is it beginning to
develop a river frontage park system.
At one time the downtown of Lansing was the
• core of the metropolitan area. Today the
Lansing metropolitan area has decentralized
its core among several suburban shopping
centers. The downtown merchants have lost
heart. And the downtown shopping center
shows tt. Washi-ngton Avenue has an air of
uncaring. Worse, it has an air of despair.
The proposed Dayton Hudson Mall rings like
a somber death knell to the proud core of
Michigan''s Capital City.
One of the many reasons for the deteriora-
tion of the Capital City is its political
structure. The political structure of
Lansing is designed to guarantee an absence
of leadership. Its weak Mayor system
guarantees a failure of executive power.
Its agencies are not directly responsible
to the Mayor or council, but to boards.
The proliferation of public agencies, each
with tts own board, insures that there is
no meaningful comprehensive interrela-
tionship between the various branches of
local government. To make matters worse,
there is no effective political interrela
tionship between the City and the State.
At the comprehensive planning level, there
is no comprehensive planning relationship
between the City Planning Department and
that of the State, resulting in the State
Capital Complex being a tax-free island
within the City.
But in spite of these drawbacks, Lansing
has some wonderful things going for it.
At the R/UDAT hearings, it immediately
became clear that Lansing has inner city
neighborhoods in search of identity and
image. North Lansing, with its historic
buildings, many of which are on the
National Register, has found an environ-
mental character on which to base a sense
of self awareness. The west area, chal
lenged by the proposed extension of the
State Capital Office Complexes into its
residential core, has responded with a
powerful sense of multi -racial cohesive-
ness and consensus.
The downtown merchants have also begun to
fight for their lives. The Downtown
Development Authority, and the recently
formed Economic Development Corporation,
are vigorous organizations. Each is
developing programs, and each has asked
the R/UDAT to assist them with its recom-
mendations.
It is frustrating to these movements to
find a pol ittcal system which, by its very
political character, is unable to effectively
respond to this effort. One of the purposes
of th.ts R/UDAT is to offer a description of
processes and a series of recommendations
which may assist in bridging the gap.
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Lansing and the'Metropolitan Area
Lansing, capital city of Michigan, is in
the center of the state. Its metropoli-
tan region has grown very rapidly since
World War II. Already,.440,000 in pop-
ulation and 1,702 square miles in extent,
it occupies parts of Ingham, Eaton and
Clinton counties.
The la'argest employer is government. Over
1/3 of the population are employed by
federal, state, or local government.
Nearly 1/3 of the work force is employed
in industry, among which Oldsmobile is
by far the largest.
Of the remaining 1/3, higher education is
dominant. Michigan State University
serves over 40,000 students and Lansing
Community College serves 11,000 and is
still growing.
The employment picture is revealing.
Almost 2/3 of the population works direct-
ly for government or in public institu-
tions.
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City Boundaries .
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1-7
Basic City Structure-
The Context of the Cit
Most central areas are taken for granted
and Lansing's central area is no excep-
tion. It has always been a business,
financial;shopping, civic and entertain-
ment center, and there are probably many
residents who presume that the central
area will continue to function as the city
• center. In the past decade central busi-
ness districts across the nation have
begun to crumble in a distinct pattern
which has repeated itself at an alarming
rate.
Competition from decentralized regional
shopping centers is usually identified
as the cause of the CBD's troubles, and
this in turn has caused or accelerated
deep rooted central area problems in the
form of obsolete buildings, traffic con-
gestion, inadequate parking and unattrac-
tive environments.
• Lansing is no exception. Since 1960 three
regional shopping centers have sapped the
traditional commercial strength of the
central city. Expressways supported by
wide one-way street systems have made com-
muting a way of life for Lansing. People
take to their cars for their journeys to
work, shop, school, church and recreation.
The recently proposed Dayton -Hudson mall,
larger and more luxurious than the pre-
ceding three regional centers, poses a
new threat to Lansing's central business
district.
A major asset to the central city has
traditionally been the Capitol. This
beautiful building, with Michigan Avenue
as its axis, dominates the downtown. It
is its focus.
But for years the State has planned to
expand behind the Capitol in a westward
direction, away from the central business
district. With these expansion plans in
mind some 75 acres of west side residen-
tial neighborhood have been cleared for
new state office buildings. But instead
of building new office buildings there,
the State has developed a "secondary
campus" on a decentralized suburban site
eight miles to the south-west. Today
the acreage west of the Capitol is still
vacant.
7
Perceptions of the Problem by the People
of Lansing and the-R/UDAT Team
On the evening of June 3rd and all day
June 4th the R/UDAT team heard testimony
from various citizens of the community
expressing a combination of love, aspir-
ation, concern and anger. Bringing the
people together to express themselves
• and discuss openly their concerns for
their city, their central areas, their
neighborhoods, and their own families and
neighbors, was a notable accomplishment.
At the initial meeting on June 3rd with
elected representatives, various govern-
ment officials, and citizens a number of
concerns were outlined to the R/UDAT
team.
1) The Capitol and the State offices
are an "island in the City". How
can a comprehensive planning process be
is developed in which common goals are ex-
plored and mutually reinforcing programs
are implemented?
2) Is there a future for the central
business district? If so, what is the
future of the 100 block" and S. Washing-
ton Avenue?
3) The clearance of 75 acres of residen-
tial acreage for state office buildings
which have not been realized has caused
considerable blight in the so-called
"fringe" areas, i.e., the residual resi-
dential areas around the now vacant site.
What is the future of these areas?
4) What can be done with Lansing's river
to provide a greater use and attractive-
ness as a natural resource related to the
central area?
5) What can be done to improve the strip
commercial areas along Michigan Avenue
and industrial areas which border the
central area?
6) Several neighborhoods within Lansing
have become organized and articulate.
They have an increasing sense of identity
and citizenship. They have goals and are
pressing the City to take action. What
mechanisms can be adopted to develop
"do -able" programs based oh city -citizen
cooperative efforts in comprehensive
planning and the definition of priorities?
7) The City has traditionally been domin-
ated by one industry, Oldsmobile. In the
past ten years some 12 industries have
moved out of Lansing, and with them 4,500
jobs were lost. Meanwhile Oldsmobile
expanded by about 5,000 jobs, making
Lansing more than ever a "one -industry"
city. What can be done to encourage
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Oldsmobile to continue to grow while
simultaneously diversifying the city's
industrial base?
8) Lansing is a city without a public art
gallery, museum or performing arts center,
in spite of the fact that one of the
largest universities in the nation and a
growing college are located in the metro-
• .politan area, the latter in Lansing's
downtown. What can be done to remedy this
situation?
9) Lansing has fine neighborhoods and
historic buildings. How can these be
maintained and become the tradition for
future growth?
10) Traditionally the central areas of
Lansing were residential as well as
commercial. Would a return of residen-
tial development in the central areas be
desirable and feasible?
At the meeting on June 4th Lansing's citi-
zens were at once concerned and outspoken.
• Their comments reinforced again and again,
as the day wore on, the need for open
communication, comprehensive planning, and
joint action on "do -able" projects.
Comments and perceptions are grouped as
follows.
State Capitol
The State's decision to locate the Capitol
in Lansing is primarily a result of its
central location. Its grand plan is re-
flected by the early 1921 study by Harland
Bartholomew indicating the classic mon-
umental open space in the center of the
city enclosing the various governmental
complexes. The State's decision to
focus a large portion of the state
employment in central Lansing should have
a positive economic influence. Yet if
the State proceeds with its present plans
to expand to the west, away from the CBD,
and if the State continues to decentral-
ize, its positive impact in the area
should be greatly reduced.
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Some of the other perceptions about the
state Capitol are:
--"The Joint Capitol Outlay Committee
controls the funds and is exempt from
local development codes."
--"The governmental state offices are
basically an island in itself and the
• city has no control."
--"Does the State Capitol Complex have
to be built on vacant land or are we too
far committed to the existing site?"
--"We need a new concept for the state
offices which will better interrelate with
the downtown complex."
--"The city needs a good lobbyist in
defining its problems and interrelating
with the state government."
--"The City has lost 1.3 million in tax
dollars from state acquisition of land
• adjacent to the state complex."
-•-"The 'secondary complex' has caused a
dispersal of state services and inconven-
ience to the citizens."
--"The Supreme Court has supported the
City in opposition to the state's sec-
condary office complex expansion."
--"The State has no up-to-date compre-
hensive plan for Lansing, reflecting its
poor and inadequate office planning, con-
gestion of traffic, lack of parking, and
poor commuting patterns."
--"Doxiodis said the state office complex
is 'anti -people'."
--"Various task forces are needed to ed-
ucate legislators on a state-wide
basis on the needs of the City."
--"The Joint Capitol Outlay Committee
and the Mayor of Lansing have no close
working relationship."
--"The vacant land next to the state
complex is a blight on the environment."
--"He who destroys our Capitol building
will rot in the marshes of watery hell
a day beyond forever."
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Central Areas Perceptions
-"The pending Dayton -Hudson suburban mall
• has caused deep concern."
--"The morale of the downtown merchants is
very low."
--"The downtown merchants don't talk to
each other."
--"Downtown shopping should be a social
event, a fun place to come to, but it
isn't."
--"After five p.m. the downtown is dead,
except for a couple of night-spots on
Michigan Avenue."
-"Absentee ownership of commercial
buildings in the central areas undermines
the incentives of merchants."
--"The downtown has no theme."
--"The landscaped areas of Washington
Avenue are not used."
-"The Convention Center and the down-
town have little interrelationship. Most
of the hotels are suburban."
--"The downtown has no culture."
--"Most of the commercial activity in
the downtown occurs during the lunch hour
of the office workers. After 5 p.m.
they have commuted to suburbia."
--"Unique high-class specialty shops do
well in the downtown. More are needed."
-"We need a convention facility for
5,000 people,and 500 rooms should be
available for hotel. Existing hotels
charge $20-$24; a convention hotel
would charge $30 per day."
--"In a city of extreme climatic condi-
tions some protection for pedestrians
is needed, such as covered walkways."
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--"Merchants are not willing to support
free parking. The parking ramp situa-
tion is not only unattractive but it
should be free if the downtown is going
to compete with the suburban malls."
--"Most of the upper floors of commercial
buildings are not occupied. Many could
be converted as apartments. Others would
make excellent studio space for artists,
craftsmen, and architects. These uses
should be encouraged by the City so as
to infuse the downtown with new life."
--"Some merchants want to remodel but don't
want to be the only one. That is a waste of
investment. We need a comprehensive plan
and commitment to action."
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Neighborhood Perceptions
--"There is a growino sense of neighborhood
self-awareness. Many neighborhood or-
ganizations have been formed. The oldest
is the west side organization. Some or-
ganizations, such as North Lansing, have
centered on historic preservation. Others,
such as the east side have centered on the
quality of street environments. The west
side neighborhood is concerned about the
blight arising from the demolition of
75 acres and the absence of new develop-
ment."
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--"The neighborhoods have articulated
social goals, but planning is not related
to them."
--"The broad one-way street system is
designed for commuters. It destroys the
residential scale and character of the
neighborhoods."
• -"Public programs in the past have spent
capital funds on neighborhoods, but there
are no funds for maintenance. There is
no protection for the gains we have made
in the past."
--"Many of the gains in neighborhoods
have been made by individuals acting in
determination rather than planning.
Attitude is everything."
--"Zoning and code enforcement are relaxed
in areas which the City has written off.
Yet these are the areas most in need of
regulation and reinforcement."
--"Students are transients. They do
• little for a neighborhood. Back yards are
filled with parked cars. Landlords are
leeches."
"There is little public transportation.
A more dependable and enlarged transit
system would help neighborhoods."
--"We assume that those agency officials
who still deny the value of citizen parti-
cipation in planning and the definition
of priorities are now near retirement."
--"Citizen organizations are regarded as
having negative power. We can stop
things. But we have no creative inter-
relationship with government."
--"We need to have some people selling the
City. Lansing is a great place to live.
The schools and our neighborhoods are
integrated. We have a positive attitude.
But the City doesn't listen. And the
State doesn't care."
--"Because of the one-way street systems,
you have to fight heavy traffic in our
neighborhoods. Two-way streets discourage
through traffic in residential streets."
--"Our public school children are exposed
to rich multi -ethnic associations. In
Lansing at least 30 different languages
other than English are first languages in
the homes of children who attend our
schools. This presents us with wonderful
inter -cultural opportunities on which
we must build a richness of community life."
--"No sidewalks means a no to old people,
no to children, no to the casual contact
of neighbors, and yes to automobiles
with people in them going somewhere else."
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The Arts
--"The arts make the City interesting.
Absence of art and the city is a bore."
c-%Nor --"The Michigan Theatre is one of Lansing's
architectural masterpieces. It is failing
as a commercial enterprise. Please,
R/UDAT, suggest how it can be saved and
become a center for the performing and
visual arts."
--"Since the river has begun to be opened
up, the citizens have begun to feel that
the City is theirs."
"The river is a thread weaving the City
and its neighborhoods together."
--"The river should be for beauty and for
fun."
--"When the river is cleaned up how about
salmon fishing?"
--"The Popular Arts Workshop in North
Lansing works with the communities. The
murals are an art experience for people
all the way through."
--"A downtown building owner wants to
convert his building for artists studios.
He is naive. Doesn't he know that the
City will not help him because it does
not care about the arts."
--"The hope of artists is to move into
old buildings with good space where they
can live and work. Many old buildings have
barrier free spaces. Isn't it better to
have buildings gainfully occupied than
standing empty except for the pigeons."
--"Art and artists are not the frills of
society. They are at the core of its
culture."
92
Perceptions about Industry
--"Twelve industries have moved out in
ten years causing a loss of 4,500 employ-
ees."
--"Olds' high salary has brought standard
worker salaries very high --power of the
union."
• --"The abondonment of the Diamond
Reo Truck Co. leaves 45 acres vacant
in a strategic location."
--"There's a lack of diversity for
industry."
--"We need a broad based industry."
--"There's a need for policies with
incentives to allow industries to expand
and remain."
--"There's a need for locally owned
industries."
• --"There's a perception that the City
doesn't support manufacturing, therefore;
manufacturing is slipping."
--"Olds has asked for tax abatement --
has no response from the City."
"The public feels that the government
is anti -business."
/7
I. The Economic Context
Based on the material we have read, the
figures we have reviewed, the testimony
we have heard, and the communities we
have seen, we conclude that Lansing en-
joys a strong economy with good growth
potential. We assess its strengths and
weaknesses as follows:
A. Strengths.
1. High income. Median per capita
income levels are well above the
national average. Although part of
this advantage is offset by the added
living costs associated with a nor-
thern climate, the net effect is to
pump more than the average amount of
discretionary income into the com-
munity.
Table I
Median Per Capita Incomes,
Lansing SMSA 1969-1985
Year
1969 $ 3,265
1976* 5,390
1980* 5,720
1985* 6,165
* 1976 dollars
Source: Realty Development Research, Inc.
Table II
Median Family Incomes)
Selected Areas, 1969
Lansing
Detroit
Michigan
$ 11,039
12,117
11,032
United States 9,590
Source: U.S. Censuses of PoDul.ation
Tri-County Regional Planning Commitsion
0
2. Population growth. During the 1960's
3. Stabilizing features. Unlike most in -
and early 70's, the area grew rapidly.
dustrial cities in the Northeastern part
This growth included the central city,
of the country, Lansing is blessed with
which is contrary to the pattern for
a "four -legged" economy. The high wages
most cities in Lansing's size range and
in the automobile industry are accom-
above. Much of the growth was imigra-
panied by a highly cyclical pattern, but
tion by families who were also making a
this is moderated by stability in govern -
radical change in living patterns, which
mental and educational payrolls. In ad -
caused unrest before assimilation. As
dition, Lansing's role as a marketing
• migration slowed, these problems re-
center for the surrounding region adds
ceded and the slower rate of population
breadth and stability to the economy.
increase gradually became an asset.
The rate, which was about 2.4% per year
4. Capital and campus. In economic
during the 1960's is now about .5%.
terms, being the capital and a major
learning center is important; first,
Table III
as a source of jobs; second, as a
stabilizing force in a cyclical envi-
Population, Lansing Area, 1950-1985
ronment; third, as something of a drain
(In thousands)
on the civic purse; and forth, as an
attraction for large numbers of people.
Lansing City Ingham County
SMSA
1950 92 173
244
Expanding the last point: government at-
tracts a large body of people and agencies
1960 108 211
299
who have direct business with it; it in-
directly attracts those who deal with
1970 132 261
378
these agencies; its "centripetal force"
creates interest in being near the seat
.1976 135 267
397
of power for meetings and conventions,
and its more dramatic aspects (monumen-
1980 138 290
428
tal buildings, visible power and autho-
rity, a sense of history) attract tou-
1985 140 305
455
rists. Likewise, the University attracts
not only those who attend or instruct,
Source: U.S. Census of Population and Tri-
but those who have business with or
County Regional Planning Commission
serve the primary groups.
51
B. Mixed Blessings. Things that are
definite economic strengths in one con-
text can be weaknesses in another.
1. Wealth. Lansing today apparently has
few large accumulations of wealth. No
doubt a higher -than -average share of the
population is quite comfortable, but no
one commands really large amounts of
• capital. This has benefits, but it also
reduces the possibility of undertaking
large ventures without governmental or
outside participation.
2. LevelTing down. This point differs
from the preceeding one largely in de-
gree. A relatively narrow range of in-
comes tends to produce a correspondingly
narrow range of expenditures. Hence
there is a somewhat greater concentration
in mass merchandising and fewer specialty
stores than in a "normal" community. It
appears the same effect may influence
the range of services and recreational
opportunities available to Lansing re-
sidents.
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3. An aging population. In Lansing, as
in the country as a whole, the birth
rate which rose in the early sixties
has been dropping for almost a decade.
This means among other things (a) a de-
cline in the number of children to be
educated, (b) a gradual drop in the
crime rate as a bulging population of teen-
agers moves on into their twenties, (c)
a turn -around in college enrollments by
1980, (d) a rising number of persons
entering the job market in the next few
years and hence more unemployment un-
til they can be placed, and (e) a gra-
dual increase in the average age of the
population to something like 37 years
by the turn of the century. The secon-
dary effects will be (f) a gradual in=
crease in the rate of household forma-
tion but (g) more two -person households
with two incomes (i.e. more, smaller,
better -financed family units).
4. Unionization. Unions have brought
great benefits to Lansing, the state,
and the nation. None would have achieved
the economic well-being of the 1970's
without them. Yet the Union can and
does impede some economic development
activities unless they proceed on the
Union's terms. In addition, right-to-
work laws in other states have attracted
some growth companies, while the high
wage levels prevailing in the communi-
ty have made it difficult for non -auto -
related companies to gain and maintain
a place in the Lansing economy. These
are all time -worn observations, but that
does not diminish their significance.
5. Proximity to Detroit. We are struck
by the apparent readiness of Lansing re-
sidents to head for Detroit (occasionally
Grand Rapids or Chicago) to shop or for
recreation. Considering the time and
distance involved we think this is most
unusual. Either Detroit, (Grand Rapids,
M
Chicago) is a real attraction and Lans-
ing is fortunate to be within easy
driving range, or the city is not pro-
viding all the goods, services, and/or
variety demanded by its inhabitants, and
opportunities exist.
C. And then there are definite weak-
nesses.
• 1. Absentee management. Except for the
State government which is a special
case, major activities housed in Lans-
ing are managed elsewhere. Motor Wheel,
Oldsmobile, Knapp's,penney's, to some
extent the banks and.most.other econo-.
mic activities take direction from peo-
ple who do not live in Lansing. In
this situation a special regard for the
City based on intimate knowledge is not
likely to enter into profound decis-
ions affecting it. This does not
deny that local administrators may be
vitally involved in community affairs
or that their contribution isn't crucial.
• The point involves corporate, not per-
sonal, resources.
2. Location.
Lansing is in the belt of northeastern
states where growth has been modest while
the sunbelt states have surged ahead.
This phenomeneh is powerful bnough to
have been labelled "the second war between
states," although the facts suggest a
less emotional appraisal. Anticipation
of energy shortages, the relative availa-
bility of regulated and unregulated na-
tural gas, various subsidy programs, and
perhaps our national perception of the
good life are causing more industries to
locate in the south to the discomfiture
of northern cities that for a century
have considered themselves the center of
national economic life. The movement is
not a flood, nor is it likely to
become one and to some observers it is
simply a redressing of a long-standing
imbalance. But it is important be-
cause it changes migration patterns,
shifts economic power, and redistributes
wealth for Lansing. It will mean not so
much a,loss of industry as a reducti.dn
of expansion or diversification opportu-
nities to near zero.
3. Cycles.
The U.S. automobile industry is highly
cyclical, a feature that will be exacer-
bated if a larger share of the low -price
market goes to foreign producers. Lans-
ing has the advantage of partial stabi-
lity in educational and govermental jobs,
but the high proportion of automobile -
related jobs makes the effect of swings
in the national economv more pronounced
here than in a highly-diversfied city.
f15
4. Declining enrollments.
The age pattern mentioned previously
will cause declining enrollments at
MSU starting about 1980. A slack eco-
nomy with substantial unemployment
about that time could delay the effect
but would not eliminate it.
• 5. First jobs.
Like any .college town, (East) Lansing
exports as one of its products a veri-
table army of talented youth with great
potential for leadership. While this
is clearly what it is supposed to do, we
suspect that the atmosphere of the future
being elsewhere also drains away local
talent that would otherwise stay and
become leaders and concerned citizens.
This then is the economic context in
which Lansing operates. We believe these
are its main features, To recapitulate in
somewhat different terms:
• 1. Relative high median family incomes
but with fairly narrow range.
2. A growing population, but with the
rate of growth decreasing.
3. Greater stability than most indus-
trial cities but less than most head-
quarters cities.
4. No large concentrations of wealth.
5. Unionization which may cause some
narrowing of options in the interest
of preserving jobs and incomes.
6. Proximity to Detroit, which reduces
Lansing's opportunity to control its'fu-
ture and increases dependence on govern-
mental leadership.
7. A population that is gradually grow-
ing older with all that implies for
education, social structure, income levels,
and interests.
8. Less opportunity for economic expan-
sion or diversification as industry
shifts to the southern states.
9. Absentee management, which reduces
Lansing's opportunity to control its
future and increases dependence on govern-
mental leadership.
II. Applications
The ramifications of these economic
strengths and weaknesses roll on and on,
touching every human event in Lansing.
They establish the potential and set the
limits for every undertaking, and eventual-
ly determine what will last and what will
pass away. They themselves are not im-
mutable, but they change slowly so that
it is well to heed them.
We wish to comment specifically on four
situations where the economic principles
are paramount: three briefly and one at
considerable length.
21-
A. The Economic Development Corporation
We don't know of a city in the nation which
is content to let the economy --and specif-
ically industry --go its own way, growing
or shrinking, with complete indifference.
Jobs and tax base are too important to
the community as a whole to leave their
nurture completely to laissez faire (or
• the lazy fairy as some have it). In
Lansing the Economic Development Corpora-
tion has specific responsibility for this
task, and we see it as the primary tool
for maintaining the community's economic
health. In this central role it should:
1. Work directly with the State to
provide their future office space in down-
town locations, thereby contributing to a
robust shopping area, and avoiding duplica-
tion of service facilities.
2. Be a prime factor in retrieving the 100
block, planning its development as a
convention complex, and bringing it to
• rapid completion.
3. Acquire a sufficient interest in the
Reo property to assure its early redevelop-
ment as an industrial park. While industrial
growth and Oversifi.cation will not be
easy tasks, the city must make an earnest
effort to provide a wider range of jobs and
a secure tax base.
4. Act as a facilitator or catalyst for
Central Area improvements. It does not
appear to us that lack of money is the
prtnci'pal problem downtown: Rather, the
confusion, frustration, delays, and shift-.
ing signals have created a sort of every -man -
for -himself spirit that, under the circum-
stances, may well be warranted. Here strong,
dependable leadership provided by EDC would
be invaluable.
B. The Convention Center
In our opinion a Convention Center worthy
of that name is essential to Lansing's
economic future. Without it a major
asset the community already has, its
attractive power as the capital city, goes
only half realized. Not only that, but
the lack of a convention center frustrates
full development of other assets that
depend on it in a sort of symbiotic re-
lationship: hotels In particular, but
also entertainment spots and restaurants,
specialty shops, and even the City's revenue -
producing parking garages.
Considering the central function of a
convention center in a capital city like
Lansing, we believe a central location
for it'is absolutely necessary. Econ-
omically -its revenue -producing capability
is directly proportional to its convenience
in two ways. First, the more it has to
offer in terms of easy access, parking, and
movement to related facilities the more
Zs
patronage it will generate. Second, the
closer it is to related activities, the
more partonage they will enjoy. Both ways
the ultimate beneficiary is the City,
which has to this extent fulfilled its
responsibility for making Lansing a pleasant,
enjoyable, economically workable capital
city.
• In our opinion no site would serve as a
convention center as well as the 100 block
on Washington Mall. It is central; a facil-
ity there complements and is supported by
the surrounding activities, it makes resur-
rection of the Olds Plaza Hotel possible;
It forms a fitting approach to the Capitol,
and the pedestrian traffic generated by
the center would go a long way toward re-
vi:tal iz ng downtown business.
The facility should be multipurpose to
make maximum use of the property. By this
we mean i't should include a convention
oriented hotel with meeting rooms and ban-
• quet capacity, and retail shops that serve
convention participants while taking ad-
vantage of the highly visibile location.
Impulse shops including candy stores,
florists, a drugstore, and a paperback
bookshop would be ideal. A'self-service
post office --a very present need in down-
town, should also be included.
We are not prepared to recommend a size for
the hotel facility, or a specific area
for the retail shops. In general, how-
ever, we believe the shops should be
limited to the Plaza frontage exclusive
of the major entrances to the Con-
vention Center and hotel, in view of the
surplus space that will soon come on the
downtown real estate market. Their
economic role is to serve the needs of
center users, and to create a more complete
retail frontage on the plaza rather than
to be a major attraction themselves.
As for the hotel, it should be scaled with
a partial use of the renovated Olds in mind.
It should be a first class --not to say
luxury, establishment, bespeaking its role
as the principal hotel in the capital city
of a leading state.
C. Downtown Parking
We are neither parking or traffic experts,
but we do have strong feelings and inclina-
tions based on experience in commercial
analysis. First, in a city the size of
Lansing with a downtown that has its
problems, parking should be as trouble -
free as possible. Meters combined with
diligent enforcers who produce a parking
ticket on the 61st minute have no place.
Whatever situation led to ramp parking
meters plus- meter maids plus a ticketing
system plus attendants should be forgotten
in the interest of shopper convenience
and reduced frri.tation. We urge immediate
reversion to the single system of tickets
plus attendants,
Z*
•
•
Second, a better system of signs directing
shoppers to parking ramps is needed. The
problem may not be apparent to natives of
the city, (we suspect, however, that it is)
but it is very real to visitors. It is
compounded by the one-way system and wide
streets which produce a 50-50 chance of
winding up sixty feet from the ramp entrance
in a lateral direction, requiring four
blocks and four turns to correct the error.
Third, some ramps afford easy access to
stores on Washington Avenue, but others
are removed by well over a block since
there are no mid -block cut-throughs
for pedestrians. Compared to a shopping
center situation, the lack is unacceptable.
K
1Mt AIW-i 7_11'" % -
WAKUMENT i 65XLW SFOKE' Lahti N
D. Retailing in the Lansing Area
Much of a community's character is ex-
pressed, for better or for worse, in its
major shopping areas. Be they town squares,
plazas, gallerias, agoras, main streets, or
LANSING, MICHIGAN
DEPARTMENT AND DISCOUNT STORE
COMPETITIVE ALIGNMENT
Gross
Square
Mop Key
Location
Footage
1•
COD
320,000
Knopps
250,000
Penney
70,000
2.
Frandor Mall
140,000
Sean
140,ODO
3.
East L5 (CBD)
143,600
Jaco n: inc es store
For the home)
143,600
4.
Lons ,Moll
308,000
Wartl
128,000
Knopps
100,000
Robert Hall Village
.80,000
5.
Meridian Mall
224,000
Knopps
105,D00
Woolco
119,000
6.
Meijer's Thrifty Acres - East
196,000
7.
Meijer's Thrifty Acres - West
156,000
8.
Meijer's Thrifty Acres - South
140,000
9.
K-Mart - East
80,0p0
10.
K-Mart - West
80,000
i f .
K -Mart - South
80,000
12.
Woolco -West
115,000
Total Square Footage
1,982,600
Department and Discount Store Space
Per Capita
4.5
Discount Store Space Per Capita
2.4
2?
complexes --here is where people come to-
gether --here is where the action is. For
visitors but also for townfolk, this is
where impressions and images are formed.
Occasionally something else --like a Capitol --
is primary (this is certainly the case in
Washington D.C.) but more often even this
gives way to the character imprinted by
the retail area (as in Saint Paul,
• Minnesota).
1. The Situation
The principal shopping areas of Lansing
are determined by history, geography,
settlement patterns and chance, more or
less in that order. The orginal center,
Lansing being more a child of chance than
design, was where the original settlers'
cabins were. Later it was moved for
convenience to a highly arbitrary spot in
the town plat, where Washington crossed
Michigan. Here it grew and prospered
while a small second center appeared to the
east adjacent to the state agricultural
• college. This situation 'continued essential-
ly unchanged until 1954 while the parent
communities grew mainly to the west, south,
and northeast.
In 1955 Frandor Center opened at the inter-
section of the major routes connecting
Lansing and East Lansing, to be followed
more than twenty years later by Lansing
Mall (1969) at the western edge of the
city and Meridian Mall (1971) at the far
eastern edge. Development also occured
at the southern fringe with K-mart and
Meijers stores, and land assembly began
in 1969 for a center in the northeastern
area.
While the basic geography determined that
east -west routes would predominate, no
real logic dictated the virtual absence of
through north -south streets in the city,
or the extreme convergence of routes half-
way between Lansing and East Lansing. The
retailing result, however, was to line up
shopping areas on a virtual east -west axis.
Frandor was in the theoretically ideal
position, sitting astride the major traffic
arteries, and it intercepted traffic from
all directions. Both Lansing's and East
Lansing's downtowns were less favorably
located, being central only to limited trade
areas, while the centers lying outboard
of them could only succeed ultimately if
(.1) population continued to grow at a high
rate, occupying subdivisions in the sur-
rounding fields, and/or they captured
trade from the downtown areas. The first
condition failed to materialize as planned;
the second did occur.
The new center to the northeast is a
logical solution to providing maximum
retail opportunities to the Lansing
shopper from the retailer s point of view.
At the present time the Lansing area is
actually understored when compared to other
areas with its market characteristics. This
28
is not to say that every existing general
merchandise store is.doing maximum volume --
clearly they are not --but, rather that there
are segments of the market area poorly
served by existing stores.
Given the configuration of the freeway
system, residential development patterns,
and the location of existing centers,it
seems probable that a new center somewhere
on or just west of route 127 will pick up
business that is currently going by de-
fault to other locations. Diagramatically
the situation looks like this:
1."Wta MA"
First, given its location, its trade area,
its fragmentation (as opposed to a
modern, first-class center) and relative
lack of convenience facilities (free
parking, one -stop shopping, all-weather
comfort) we do not believe it can continue
to compete head-to.head with the outlying
centers. What it can do is capitalize on
its locational advantage as a convenience
center for state employees, a partial
shopping goods center for the surrounding
community, and a specialty center for the
entire region. Its variety of low-cost
space is ideally suited to this last role,
as is its central and familiar location.
DONNTCWN
• MEf�i Dias
2J
Second, we believe downtown retailing should
be concentrated on the two -and -a -half blocks
south of Washington and the block north of
Michigan. This supplies about as much space
as the future market can absorb, and pro-
vides the opportunity to focus activity.
In this we anticipate the removal of the
Penney's store and the reuse of the struc-
ture for offices.
Third, the state should insure the continued
utility of downtown and simultaneously
provide employees with retail services by
occupying major new office buildings in the
downtown area.
Fourth and finally, the Economic Development
Corporation in cooperation with the down-
town merchants should seek a major women's
ready-to-wear unit for the mall. This is
a major gap in present activities and could
go a long way toward insuring the future
viability of downtown. Even better would
be a Jacobson's or comparable quality store.
• Downtown's present problems are the community's
future opportunities. A center organized to
take advantage, while simultaneously support-
ing Lansing's role as the capital of a major
state,�wi:ll be a unique, profitable, and excit-
ing venture.
If the center is located on the northern
axis it will have the added advantage of
more disposable income per family; if it
is located to the south it will be closer
to more people who have somewhat less to
spend. Either way, it is a better loca-
tion than either of the extremes, and from
the developer's viewpoint it is superior
to either downtown because it offers the
possibility of a pristine site where an
ideal center can be laid out.
From the community's point of view there
are two major problems: traffic handling
and the effect on existing centers. Be-
cause eastwest routes north of Saginaw
Street are not continuous a high propor-
tion of customers will necessarily pass
through the Frandor area, and virtually
all will move through a single corridor
on Lake Lansing Road. This demands
attention to forestall the extreme con-
gestion that will otherwise occur=at the
intersection of Michigan, Saginaw, Oakland,
Grand River, Coolidge, and 127; and also
at Wood Street.
So far as the effect on the other centers
is concerned, downtown Lansing will be
hit the hardest by the diversion of
customers: We anticipate Penney's re-
location thence, which we believe will be
more a reaction to economic opportunity
than dissatisfaction with their present
business. Also affected will be the stores
in other centers, primarily Meridian Mall
which is weak anyway. East Lansing will
loose some shopping goods business, but
not its specialty activities; Frandor
will be more affected by the increase
in traffic around it than by -a direct loss
of business; and Lansing Mall will be
affected only minimally. All except
downtown will gradually recover and suepass
their previous volumes, although Frandor
• will necessarily make major changes in
order to remain competitive.
Downtown Lansing, as we see it, has grave
problems, but with a reorientation in
thinking and all the cooperation it can
muster from governments, property owners
and merchants, the community, and the EDC,
we believe it will recover and have an
opportunity to plan a major new role in
Lansing.
51
• THE CITY SHOULD MAKE LANSING A CAPITAL
CITY WORTHY OF BEING-MICHIGAN'S HEART
The Goals: What Should Be Accomplished
These goals, if accomplished would sign-
ificantly contribute to the quality of
life in the capital city.
1) Make the central business district
unique in its own right. By building on
its own resources, Lansing can improve its
position as a major focus for retailing,
entertainment, conventions, and office
• employment.
2) Establish a forum where the city,
state, and business community can commun—
icate about a planning strategy for the
downtown.
3) State expansion should proceed in a
manner which supports the quality of life
of the city: economically, socially and
environmentally.
32
4) The city should simplify its admini-
9) There needs to be more concern for the
strative structure so that responsibili-.
interrelationships, context and human
ties for program operation are clearly
felicity which contribute to making an
assigned to specific office holders.
exciting city. In short, urban design
concepts should be incorporated into all
5) The community should find ways of
development activities.
"enfranchising the unenfranchised." For
the community development process to be
10) Every effort should be made to replace
successful it must be open to all seg-
the trees which once lined all the city
• ments of the community, not just those
streets. This natural element can con -
who are normally organized into forceful
tribute tremendously to the aesthetic
interest groups.
quality of the city.
6) The city should celebrate its neigh-
11) The transportation and circulation
borhoods. Efforts should be made to re-
system must be put in better perspective
inforce the special identity and char-
with other elements of the city. The goals
acter of each of these vital residential
are:
districts.
--not to sacrifice intimately scaled
residential streets to commuter auto
7) Preservation of the existing housing
traffic
stock is of vital importance to the
--not to use key building sites for
future of the community. All segments of
parking lots
the community must work to establish an
--not to demolish historic buildings
atmosphere in which citizens and institu-
for parking lots
tions feel positive toward urban reinvest-
ment.
12) The community should move in numerous
ways to strengthen the cultural life with-
8) Lansing's Rivers should serve as a
in the city.
living spine that link all parts of the
city. These waterways can be beautiful
13) The media and the community should
natural areas that provide recreation
develop a new sense of self --awareness about
opportunities, a setting for civic hap,-
Lansing's situation. In this process the
peni.ngs and alternative access ways bet-
city should shed its undeserved stereotyped
ween nefghborhoods,
image of a decaying urban center and
develop a realistic appreciation of its
positive community values.
33
• An ongoing open dialogue must be opened in
the community. It must focus on ways to
improve the quality of life in Lansing.
No static plan will "solve all the problems,"
but the efforts of numerous individuals
and organizations working as a group can
resolve many of the problems that impede
Positive change.
Government must bring the disenfranchised
into the planning process. The system
must respond to all possible community
interests. Previous planning efforts have
remained'ineffective'because the old, the
young, the minorities, the handicapped,
t the children, the poor --these and other
groups not normally consulted have been
handled roughly. Many of them helped
formulate plans for programs they were
allowed to operate for a while. But
gradually control was taken away, and as
revisions became necessary to meet changed
circumstances, programs were cancelled or
left unchanged by those who did not under-
stand the need to change. This l.ed to
their discrediting.
34-
In Lansing the focus of the planning dia-
logue must be on "do -able things." Other-
wise, the citizens will remain frustrated
and alienated from participation in their
community.
In Lansing, the City and State governments
must not continue to implement programs
that lack the contributions and support
is
of the local communities.
Here we stress a planning process that oper-
ates as a dialogue. This dialogue is open
to all. No one in it is only a "private
citizen;" no one runs things because he is
a "public official." All are responsible.
All must contribute to the community up-
grading and maintainence that benefits all,
both public and private.
The confrontation between government and
citizen groups must cease. In failure,
all are critics, and criticism debilitates
all. In the open dialogue we advocate -
here, existing programs would be reviewed
• by neighborhood organizations and public
officials working together. From the ex-
perience of operating programs together can
come the ability to reach a consensus
about the modifications those programs
need.
REORGANIZATION OF THE CITY PLANNING PROCESS
Lansing must establish a clear hierarchy
of administrative responsibility. Having
responsibility spread between appointed
citizen boards, numerous Department Direct-
ors and the Mayor's office produces the
disorganization that inhibits the commun-
ication of neighborhood groups with the
city government.
We support the proposed charter revision
although many of the goals of the revised
charter could be implemented even if it
does not pass. The revised charter identi-
fies the Mayor as the Chief Executive
Officer, giving him clear authority and
responsibility for supervisind the admin-
istration of city departments and agencies.
It makes Department Directors responsible
to the Mayor. With its clearly assigned
responsibilities they zan follow clear
communication between citizen and official.
The City .Council could concentrate on its
legislative and policy responsibilities.
Its members are in close contact with
citizens and political organizations;
hence, they can evaluate the administra-
tion's proposals and allocate funds to
deal with those problems the citizens
bring to them.
The planning Commission, composed of private
citizens appointed by the Mayor, is to
assist both the City Council and the ad-
35
•
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COMO&* dC*J40M&1t PmjnW
°ministration in'formulatine overall planning
goals. It also has certain legal respon-
sibilities for master planning, zoning,
urban renewal plans, and housing policy.
The city must carefully revise these during
the ongoing dialogue with citizens and
neighborhood organizations. Similarly,
the neighborhood organizations must inter-
pret city-wide development issues for their
members as they all search for consensus
through the ongoing dialogue.
The City must give neighborhood organi-
zations an expanded role in formulating
community development plans. This is
required when funds are provided by the
Department of Housing and Urban Development,
but it is a good principle no matter
where the resources came from.
In a neighborhood as in a business, in-
dividuals invest their time, their money,
indeed, their life in a place, and they look
for an adequate return. The businessman's
investment strategy guides his limited
resources to maximum return while running
certain risks. Neiborhoods also need an
investment strategy. The neighborhood
organizations working with the planning
staffs must formulate a strategy for using
scarce resources. But because needs always
exceed resources, priorities must be made
clear, and that must'be done by the neigh-
borhood organizations.
The City as a whole can also be thoughtof as
34
a business. The City adminstration must
review all the suggested priorities for
community development, sort out the con-
flicting demands, and set the overall
priorities. If the total C.ommunity Deve-
lopment program is conceived in a truely
cooperative, open atmosphere, the program
will receive broad acceptance even though
not all projects forwarded by the various
• interest groups can be funded.
The Planning Board should review the ad-
ministration's Community Development program
to assess its ability to satisfy the City's
long term development goals. The Planning
Board could hold several town meetings
where the people can see and discuss the
administration's response to the neighbor-
hood proposals.
The Community Development program can now go
to the City Council for discus.lion, review,
modification, and adoption.
The New sunshine law will assure open
• access for the people and the media through-
out this process. All can be satisfied
that all have had the chance to participate.
Everyone can know how everyone acted.
Specific administrative departments would
now implement the program. City employees
must be given clear responsibility for doing
specific tasks. Departments may find that
decentralization helps some of their oper-
ations; code enforcement is a possible
example. A balance must always be struck
between decentralization, which allows
adaptation to particular neighborhood
programs, and centralization, which allows
the enforcement of city standards.
Responsibility for success in any com-
munity development program is shared,
Both the neighborhood residents and the
public officials must observe, analyze,
and evaluate the operation of their pro-
grams and modify them as needed. Con-
tinuous evaluation in the field will
produce new suggestions by the neigh-
borhood organizations about future com-
munity development activities. The
process is an ongoing one. It requires
an ongoing dialogue.
37
�J
ct
Reorganization Of Central Business Dis-
trict Planning
The City is the capital and should cele-
brate that fact. It is unique in the
State. The capital must be perceiv--d as
being the entire city, not just a few iso-
lated buildings.
Normally, city goverment determines land
use issues. In Lansing, however, the
City government must make a partner-
ship with State government if there is to
be reasonable development. But further --
there must be a tripartite partnership.
The City, the State, and the business
community must work together to make the
central business district viable.
To form this partnership all three sec-
tors must surrender some independence.
We propose an ongoing forum where the
central business district's develop-
ment receives the attention of the lead-
ing representatives of each of the three
sectors. Like the dialogue used by re-
sidents of neighborhoods and in turn be-
tween them and the City when priorities
are established, this one would allow
the public and private institutions to
formulate and implement commawly held
goals.
This forum might be called the Capital
City Development Commission. To be sanc-
tioned by both the City and State govern-
ments it should have its mandate and re-
sponsibilities set forth in State enabl-
iing legislation. This legislation would
form a contract between the three sec-
tors, helping to assure the continued
good faith of all involved.
The Capital City Development Commission
must be a partnership between -the City,
the State, and the business community.
While we cannot predict the most appro-
priate membership, we suggest the follow-
ing for purposes of discussion:
Nine (9) members appointed ex-officio
with the Mayor acting as chairman.
• City representatives:
Mayor
City Council President
Chairman of the City Planning
Commission
State Representatives:
Governor, or his personal appoint-
ment
Chairman of the Joint Capital Out-
lay Committee
State Senator from Lansing area
(24th Senate District)
Business Representatives:
President of the Lansing Chamber
of Commerce
Major employer of Lansing area ap-
pointed by the Chamber of Commerce
Chairman of the Economic Develop-
ment Commission
Perhaps others should be brought into
the Commission. For example, repre-
sentatives elected from neighborhood
organizations might allow the neigh-
borhoods to have a stronger voice in
central business district issues. But
whatever the membership, the Commission's
open public meetings and extensive dia-
logue with the media would provide an
opportunity for the community to con-
tribute to its decisions.
The enabling legislation would charge
the Commission with developing an over-
all strategy for downtown. While lack-
ing the power to force any one of the
partners to act in a certain way, it
should provide the setting where consen-
sus can be achieved.
Each of the three partners have staffs,
and each would be required to contri-
bute staff time to Commission projects.
By using existing staffs no new burea-
cracy would be formed.
To begin its work together, each partner
would have-:to.do its own preparation.
For example, the State would have to de-
fine its specific program expansions,
and these would have to be reviewed
by both the Executive Branch and the ap-
propriate State legislative committees
before being submitted to the commis-
sion. After each partner has defined
its view of downtown, the dialogue
cammM in t t957�r
ad�vat� Ic�l lax �
KedLad cylm�Fl
5upu lw -- yOol S,34W
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pjt%vuat460 CP ftatv►al assEts
Effill�nf z � EmulKnout
rvmmolkn of a)&M land 49� val&ES
v��xms�tath�c�iu� fo ��x, yeEs day &04
ccp7seruftil cf EAe jy
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sty f-etas/ kwekel-
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E pandlij awoo/esimm f lie
ad�Ycat£ access
rA
aimed at reconciling conflicts and
agreeing on a development strategy could
proceed.
A unified strategy would -adequately ac-
commodate the interests of each partici-
pant. Once formulated, the implementa-
tion powers of the partners can be pres-
sed into action. Which vehicle to call
• into play depends upon the objectives.
For example, if the State were to lease
buildings from the Economic Development
Corporation, the EDC could provide mixed
use buildings that had only partial State
occupancy; at the same time, the EDC
could provide an annual tax payment to
the City.
No matter the means, the goal remains
the same --to satisfy the development in-
terests of all three partners united in
finding a common view and proper form
for downtown.
U
41
•
Planning Concept Synopsis:
Capital complex expansion is direct-
ed away from the west by means of a fu-
ture goaernment building placed on the
primary axis west of the capital.
• With the area north of the Capital
residential, the complex expansion is
thus directed to the south in a concen-
trated manner of discreet buildings and/
or to the east as leased space in pri-
vately owned office buildings.
4-
y3
•
•
NEI cA$oRNovbS
0
CAP L EXPANSION CoN67PAI
Vie
LAN6in6 cmmnnuNrn catI;GE
40
MALt
CAMOL ,
100
�Ss
lVVk L
MONUMENTAL
M
lQuax
MIwok
KMW
6.
h Aw u mll
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view C01*r
CQ�f�
The civic center is expanded to ac-
comodate the necessary program and is
oriented toward the capital by means of
a plaza, and shares the government of-
fice buildings parking.
lbThe vacant land west of the Capital
omplex reverts to residential usage, with
housing ,types ranging from moderate den-
sity at Pine Street to low density hous-
ing at Butler Street. Conflicts of scale
and/or use are reduced -by sens,iti ve land-
scaping.
10 The mall is completed with more dense
edges. With retail space at grade, the
upper floor offices support both pri-
vate and government employees. Multiple
focal points of activity, sculpture and
streetscapeinspire the pedestrian's in-
terest.
is
re"w
tIGUSiNo
•
•aw
•
CNIG _
% RF1"
WITH qVFw
PAAVNO.
SMTE eI 51ON
Conceptual Development Plan
MNMZCW
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MhTgz NaIV SM
MONUMEMAI' QkRTq, AM7q:ta1
WO FEM.r MoVMs
P161NE95- / COVC
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•
•
N. CAF170L AVE,
Y
Y
Axis e WASITT'7 !4
f
west side of 300 Block
y9
•
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WA6 IN qN-
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0
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� �ANsINO FIAs f�N R18UC
WORD OF Mr.1'f I3 UN 1�F
UNAM THAT 'i'FFE RIAERA
a7it4'fvls is so snn" IN
Ie. 8EOU5E IT IS 5p
SihAi,l, iN IHE LAIC SFFM
cF' h5 tie, TNT RUT-
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spar/
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53
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•
r4, 5 4
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E
71he /004vxk
;he 100 block is developed as the
most feasible of the following major
uses:
a. hotel -convention center with
subgrade exhibition facili-
ties, ground floor retail and
upper floor hotel facilities.
b. cultural center with subgrade
parking, multiple theatres,
dining facilities, exhibition
space, and a terraced belve-
dere, which spans Grand Ave-
nue to the water's edge.
55
E
n
U
•
100 Block: Performing Arts Center
SG
•
•
100 Block: Hotel- Convention Center
67
• fir/
mirfd
0
A major retail facility is added as
a f southern terminus of the Washington
Street mall, with government/private
office space over the retail floors so
that the work force can both support the
retail facility and enjoy the waterfront
vistas.
The Washington Street Mall is con-
tinued to the south, with incorporated
canopy shelters and a people mover sys-
tem.
99
n
U
•
Riverfront Retail Potential---
I"
•
iMichigan Avenue becomes a densely
landscaped boulevard to emphasize the
major vista of the capital from the
east.
0 The Michigan Theatre is renovated,
its marquee removed and erected as a
free standing sculpture within the mall.
The other buildings are renovated either
by returning their facades to their ori-
ginal historic state, or by adding graph-
ic facades of suitable color and de-
sign. Arcades and graphic identity are
incorporated into the facades.
0
•
r1
U
Michigan Avenue Approach to Capitol
61
n
U
Pt�
,M.7 ,_I✓�� _ � '! _ 6 Ili; itq_ I ` ^�.
Monumental Approach to the Capitol
4 �
South Washington Mall at the Michigan Theater
65
•
ON S. WASRI AVM. MkMt'
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Ate LOW 1 7ft5 Sill-T is %A" VE"1eSIcN5 Op 1NMNGS
opr% urtrcE ems. LANs- fi;katl"Lo r"rO.
INe� �ktr� �t1pUG -ME HOME cN -INS t.F�?'I PRWD-
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70
•
� A Ps`ID C4Oi.E mom
1,CWIN19CEtV7' aF ?MWr'f-
tGNAL MANSIGNS IN LAW
SlNE3 7HkN 'Ii4E V4KY
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71
• Turner Street, in North Lansing, is about
to be rehabilitated under HUD Community
Development funding. The R/UDAT proposals
show Turner Street as a pedestrian mall,
linking Grand River Avenue to the Dodge
mansion.
Two parallel routes flow northward, one
through the Turner Street commercial
pedestrian street, and the other along
the landscaped riverbank.
The Turner pedestrian street is terminated
by a new community center building housing
a library, an art center, a local histori-
cal museum, and a transit station.
79
North Lansing Community Center
T�E� LINES .,lT
$OULIF--iIAqr C>
l.�MMVNt1Y G�+�c
A L,TUCAI- tisr
T�11J�.>IT bTPfRt�l
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NVE;<AVE.
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NOftT" UNS1110 STIVAL
n
LJ
•
To the south of the new community center
is an open air amphitheater for summer
performances, and a sunken garden leading,
by way of a broad flight of steps and
terraces, to the riverbank.
The existing railroad line bfcomes a
transit route linking north -south across
the city. The transit vehicle could be
a steel on steel transit system; or the
tracks could be removed, and a concrete
guideway for electric or diesel cars
could be built.
The Turner pedestrian mall should be partly
planted with trees, with paved open spaces
for outside restaurants and markets.
75
•
Tree -Lined Mass Transit Boulevard
�G
•
North Lansing Recreation Center
Sunken Garden on River Walk
77
U
An imaginative spirit has already been
demonstrated by the North Lansing residents.
Turner Street has already become the loca-
tion of a neighborhood fair, and the Project
Workshop, working with the community, has
decorated the walls of the buildings adja-
cent to Grand River Avenue with murals
depicting, on blank gable end walls, the
illusion of townhouses, automobiles, and
porches.
n
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1
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G
•
•
ONE HUNDRED TWENTY FMT STREET
FINAL. DEVELOPMENT IN RESIDENCE DISTRICT
CP-055 SECTIONS OF PROPOSED STREETS.
L,ANSING NO MICHIGAN
HARI-AND BHARTHOLOAIM CITY PLAN ENGINEER..
IN iR22, A
"'� RAW�hI Nr'
7W 1196N%TWAY15 HAVO ell
GIMMINI9HM TO a PUMt' MPp-
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WITH 'r"SIT' aR WhH01R'1
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MOM M . JUsi'
4'llhNtr '�5 AOON.
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In 1972, the Lansing Planning Commission
approved a report of the Lansing Historic
District Study Committee.
The result of the committee's intense
and well informed work was a lengthy and
useful report about buildings built
before 1920 and the stimulation of a few
people to take an interest in a few struc-
tures and a single district.
A few years ago a request for a zoning
change in the area that the committee had
called the North Lansing Historic District
provoked an outcry in the immediate area.
The Council denied the request, and the
neighborhood established a sound associa-
tion that continues to look out for its
interests "against the world", as a commun-
ity leader there put it.
But such an action is exceptional in
Lansing by both the City and the communities.
Official Lansing is in the process of
frittering away its valuable legacy of
historic structures and districts. The
citizens are becoming ever more exasperated
with city officials and alienated from
official city processes.
The State Capitol stands isolated from the
city even though it is its capstone. The
downtown looks shabby, although it need not.
One of Lansing'•s three National Register
properties, the Turner -Dodge House, was
vandalized by the ill-informed and ill -
administered use of federal funds in its
supposed restoration. For example, the
mansion's life was shortened by sandblast-
ing its brick. The city remains ignorant
of the fact that to sandblast brick in the
name of restoration is like skinning your
favorite cat to lengthen its life. That
is a technical fact, one of many thAt people
in Lansing seem ignorant of despite their
enthusiasm, isolated and disjointed as it
is, for the preservation of the rich heri-
tage of architecturally significant land-
marks and familiar old buildings that make
the city more than a dormitory on an express
way, more than a city defined by its
statistics.
Lansing has a tremendous potential for
using its historic structures and districts
for economic benefit if it simply chooses
to do so.
1�
They can become key parts of the tour program
discussed elsewhere, where the potential
for profit is discussed.
They can provide the locations for marginal
and community facilities that require the low
costs that only old buildings offer.
They can provide the flexible space needed
• by organizations and groups that undertake
programs which, by their very nature, must
adapt their space from time to time --museums,
community activity centers, small-scale
shops, artists' studios, etc. --all of which
fit better in old buildings than in new
ones.
They can provide their owners with impor-
tant tax relief when adapted to commercial
functions under the provisions of the 1976
revisions to the internal revenue code,
but only if they are listed on the National
Register, and only if the costs are incurred
before 1981.
• Old buildings have often provided the kind
of adaptable space and low cost that make
it possible for an entrepreneur to operate
a marginal enterprise, or for a library to
pay for more books because it pays less
for rent. When properly handled architec-
turally, an old building, even when it
lacks special architectural significance,
is often a good home for such a center.
Retaining handsome old buildings that
are well adapted to their use and that
are properly maintained help a community
to see that there is life and vitality
in the old, and that the past continues
into the present in ways that are useful
and interesting. The suggestions for
Turner Street in North Lansing show how
old and new can be brought together for
the service of a community interested
in the past and the future.
But official Lansing has acted poorly.
Valuable time has been lost, and with lost
time comes attrition. Economic opportunity
has been lost. Citizens have devoted energy
to "fighting city hall" when it should have
been spent in saving, rehabilitating,
restoring, and savorying their legacy. All
have lost, especially the city as a commun-
ity.
It is essential that the initiative that
began more than half a decade ago and
was quickly lost, be.siezed once again.
Some of these ideas are contained in the
1972 landmarks committee report. Others
are not, but are based on the experience
of other communities that have much less
of value to preserve but a willingness,
nay, a drive to preserve even that.
Lansing can do no less than the best for
the ci,ty's great structures and districts.
Unfortunately, they could hardly do less
for them than they, have already done.
0
• . i • �i
hL r
•
f
i J
Cw�
To the visitor from other cities of the
United States, Lansing immediately pro-
claims its own traditional architectural
style. 19th century buildings are intri-
cate assemblages of peak roofs and gables,
truncated pyramids, half moon fan lights,
triangular bay windows, intricate porches
and steps, corbels, dentils, and other
intricacies, to offset the larqer subt-
leties of mass.
The three photographs on the left show a
timber house, a brick house, and a stone
office building downtown.
There is no need for modern architecture
to be as disrespective of the great
vernacular inheritance of the past as the
building in the lower photograph. The
old buildings of Lansing should fill the
modern architect with a sense of vocab-
ulary and occasion enough to kindle
enthusiasm in the coldest Bauhaus eye.
Q
•
Tours, Festivals, and Special Events
Tours, festivals and special events tie
a community together. They also celebrate
Lansing as Michigan's capital. They can
be produced at little expense and can earn
money for community organizations.
In 1976, 227,000 people took the standard,
one -hour, conducted tour of the capitol.
They included school children, senior
citizens, baseball teams and the handi-
capped. They came from throughout the
country.
Unfortunately, visitors are not always
made to feel welcome. They are frequently
given parking tickets. They cannot find
adequate food and drink facilities downtown.
There are no organized activities other
than the Capitol tour.
Lansing has sites and buildings that are
important in the history of the State and
the City. They should be shown to visitors
by those who know them best, the citizens
of the City.
Neighborhood groups could form an organi-
zation with responsibility for conducting
tours of the capital city. These tours
could supplement those of the State Capitol
conducted by the State itself and could
become an integral part of a tourist's
visit to the Capitol.
e5?
Volunteer or paid tour leaders from Lansing
could conduct visiting groups around
the Capitol building area, the Central
Business District, the river parks, Lansing
Community College, and other sites within
easy walking distance. The visitors also
could be taken by public transport or
private auto on neighborhood tours.
• A brochure of the central area and the City's
neighborhoods should be prepared and given
to tourists. The brochure would include a
map of suggested tour routes, a description
and photographs of things to see, and informa-
tion about where to eat and shop.
In preparing this material, citizens would
learn more about their own community. The
tour program should be made a part of the
festivals held periodtcally to Lansing's
neighborhoods, such as the Fun Fest of
North Lansing. This festival shows off
• more than Turner Street; it opens up all
of North Lansing for understanding and enjoy
ment.
Children's Tours
Children experience their city in a way
quite different from their parents.
As a part of a school program, or as a
neighborhood assocr.ation activity, a
children"s tour of the Capitol and of the
neighborhoods should be organized. Older
children could take younger ones about the
city.
The tour could be illustrated by material
prepared by the children themselves. How
do I get to school? What is the most fun
way to get to downtown? What are the limits
of the area I play fn?
An important consultant for this activity,
if not its sponsor, might be Impressions
Five, an organization devoted to developing
the sensory awareness of children. The
city could be a display which the organiza-
tion presents to the children. Sensory
Five probably could receive a great deal of
volunteer support from members of neighbor-
hood organizations that are participating
in the Capitol tour program.
Special .Civic Festivals
City officials and the downtown merchants
should encourage and support citizens
groups in the use of open spaces and down-
town facilities for festivals such as
antique fairs, square dances, blue grass
singing competitions, or water events on
the Grand River. It is important that
each festival or parade be held fn its
own special part of the city. This
gives each event a distinctive character.
The Inauguration
Every fourth January, the public inaugura-
tion of the governor takes place, usually
on the east steps of the Capitol building.
To participate in this important event,
the citizens of Lansing could organize
special activities which would call
attention to the fact that the seat of
state governement is in Lansing. The
activities could include cinema histories
and photographic displays, plays and parades
(in January:).
For example, a FARMERS' FAIR, possibly
held at the city market, would remind the
people of Lansing that the city is the
center of an important agricultural area.
Arts festival
A major annual event would be the arts
festival. It would bring together, in
• a festive atmosphere, the best that the
region has in the visual and the performing
arts. Public spaces would be key activity
spots. Public and private funds could be
combined to purchase or to commission works
of art for public enjoyment.
Mardi Cart
Now here's an idea:' How about Oldsmobile
underwriting the grandest annual civic
festival, MARDI CARS, the introduction
of their new -models each year, the products
of Lansing's continuing creative and
engineering genius and productivity. A
grand parade of cars through the city,
accompanied by entries sponsored by Olds-
mobi'le's suppliers, and by antique cars,
bands, and marching units would terminate
on the downtown mall.
As everyone inspects the new cars, the
workers would celebrate with fireworks
the hope for a year of personal prosperity
after the five week retooling layoff, and
the citizens would celebrate the antici-
pation of another year of abundance that
flows from the city'-s principal industrial
activity.
FESTIVALS IN THE NEIGHBORHOODS would be
rlelq in conjunction with oca y important
events. The festivities could include
special tours of the neighborhoods, awards
and citations for the contributions of citi-
zens, and the inauguration of new activities
and projects.
Mil
)WeehRt110 es
A discussed above, the capacity to co-
ordinate
and manage urban development that
exists in the Capital City must be increased.
Specifically, the City, State and business
community must develop a unified approach
to the development of downtown. As soon
as a consensus has been reached on the
objectives of this plan, a variety of
existing mechanisms can be used to implement
various projects. The Capital City Develop-
ment Commfsston should recommend the imple-
mentation mechanism which can best meet
the objectives of each individual project.
In what follows those mechanisms that we
believe are of parttcul ar significance to
•
the situation in Lansing are highlighted.
Financing and Development Capabilities
within the Capital City
1. Economic Development Corporation (EDC)
Recently Lansing has established an
Economic Development Corporation (EDC)
under State enablfnglegislation, This
potentially vital organization has the
authority to acquire, develop and maintain
V
buildings to issue revenue bonds and to
carry out related development activities.
The corporation +s now reviewing ways in
which it might help to reduce unemployment,
expand the local tax base, and provide an
impetus for industrial and commercial in-
vestment.
As the State ponders on how it wishes to
• expand, it -might consider the concept of
leasing office space from the EDC to
provide for its expansion needs. Following
are some of the advantages which might accrue
from this approach:
a. By com,bi'ning a long term lease from the
State with leases from private parties
(.either retailers and/or office tenants),
the EDC could finance mixed use building.
This type of structure could have ground
floor commercial uses and, above that,
provide much needed first class private
office space in the downtown. The result
would be a more attractive environment for
both State employees and local business
• interests.
b. It may be possible for the EDC to
provide an in -lieu tax payment from the
buildings they lease to the State.
c. The State would benefit from this rela-
tionship by preserving its available
capital funds for other projects and yet
secure in a timely fashion the office space
they need for expansion.
d. The private sector would benefit by
having the State provide a solid base for
capitalization of a new mixed use develop-
ment. This construction activity -should
generate new investor confidence in the
downtown.
2. State Bui'ldtng Authority
Recently the State legislature approved a
$400,000,000 bond issue for use by the
State Building Authority. We were advised
that there are numerous projects both here
In Lansing and throughout the State that
might be considered for funding under this
issue. In those cases where the State
building program requires total public
occupancy, it may be most appropriate to
use the Authori-ty's financing.
We would hope that the State and the Capital
City Development Commission proposed here
would give serious and positive consideration
to using funds available through the State
Building Authority bond issue to construct
cultural facilities for the Capital City
that are desparately needed.
3. City of Lansing and Its Agencies
The city has a variety of methods by which
it can create a web of public improvements
in the downtown area adjacent to the Capitol
that will contribute directly to the viability
of the business community. These tools in-
clude urban renewal improvements, publicly
C/!
financed parking structures, and direct
appropriation for public construction. To
date the city has been very conservative in
its use of its own bonding capacity. Now may
be the time for the City to make some
prudent investments of its own funds in its
downtown to improve the quality of life.
• Monitoring Change
Neighborhoods are dynamic entities. In
order to provide services according to
needs, the city should set up a mechanism
for keeping tabs on socio-economic and
physical changes within neighborhoods.
This monitoring effort, perhaps as a
function of the Planning Department working
with neighborhood organizations, would
provide an information base for helping
neighborhood policies. It would also
assist in measuring how well city policies
and programs were doing. For example, if
such a tool had been available, when
Lansing instituted its multitude of one-way
• streets and couples, it would have found
that solutions to the one problem of city
traffic handling created great problems
in the city neighborhoods.
The East Side Neighborhood Association
has, on its own, developed an information
base and is monitoring changes and pro-
grams within its neighborhood. This good
example should be supported and encouraged
by the city in all neighborhoods. In
addition a local, neighborhood planner
should be assigned to each neighborhood
to assist in local self-determination of
plans, programs and priorities.
Clinics
Lansing's Community Design Center is a
mechanism that is effective in "keeping
up the stock" by providing design assis-
tance to neighborhood groups, businesses,
institutions and various interest groups.
This unique tool needs to be supported
and used. Self-help maintenance programs,
such as those offered by the Housing
Assistance Foundation, and in a limited
way, by the CDC need to be expanded.
Design assistance should be provided to those
undertaking individual rehabilitation
efforts. Part of this assistance should
deal with housing quality objectives (how
to obtain the most liveable qualities
within the structural and budget constraints
of the owner), and part with exterior
design considerations (guidelines for
sensative rehabilitation that retains the
greatest amount of the architectural in-
tegrity -of the house and thus, through
accumulation, of the neighborhood).
4. Urban Reinvestment and
Rehabilitation Capabilities
The following mechanisms apply to the
city's residential areas and could be
titled "Keeping up the stock".
0
Urban Rehabilitation and Code Enforcement
The city needs to continue to expand the
efforts to rehabilitate and maintain its
residences. Community development funds
need to be channeled into those neighbor-
hoods that now have clear needs, and they
also need it where minor investments will
maintain the environment before decay sets
• in. The use of these funds needs to be
streamlined and effective; it also
needs to be adequately funded to do more
than "play around."
Neighborhoods where rehabilitation is
going on could make good use of a local
community -based service office. Locally
based rehabilitation inspectors could be
trained to evaluate building maintenance
and rehabilitation proposals to ensure that
work is sound. They could also act as
ombundsmen for the community when building
code enforcement policies need interpreta-
tion in courts or agencies.
• Careful and consistent zoning code review
enforcement is another mechanism that
should not be overlooked. Insuring
residential neighborhood stability will
often require that Lansing eliminate the
shot -gun developments of commercial and
small apartments in predominantly single
family areas. This can be accomplished
by maintaining the integrity of ordinances,
by changing ordinances to better reflect
valued neighborhood conditions, and to
review requested changes to assure the
proposed changes are compatible with the
small-scale local context.
5. Historic Preservation and Conservation
Ordinance and Code
The City should enact a historic preser-
vation ordinance that establishes a stand-
ing commission that can designate, through
the council, official Lansing landmarks.
14ficia.11 designated landmarks need special
treatment if they are to survive. Latitude
in the building code and non-compliance to
the zoning code often make the difference
between survival and demolition. The
ordinance should provide for a review pro-
cedure to consider proposals for changing
or removing the landmark and, if necessary,
provide the time to allow for purchase of
the landmark if threatened with destruction
or major change.
The commission should also conduct contin-
uous investigation, evaluation and desig
nation to protect what exists and stimu-
late. continued public interest in the
legacy of Lansing.
Preservation and Conservation Districts
Preservation seeks to allow significant
structures and districts to maintain
their original character and design fea-
tures. Conservation is a little different,
0/3
it seeks to allow for the retention, in so
far as possible, of the general character-
isti:cs of older structures. One is more
strict,but each allows the old to continue
to serve the new.
Lansing should designate historic districts
to be carefully administered through the
Landmarks Commission, wherever necessary.
• Conservation zones, set aside by zoning in
most cases, should be designated wherever
the city and neighborhood groups identify
areas that have a significant, unique image
that should be maintained as change takes
place.
Revolving Fund
The City or a private group enjoying the
city's support should establish a revolving
fund for historic preservation. With as
little as $10,000 in the fund, structures
can be preserved for continued use. A non-
profit corporation fn Lansing should be
established to buy, adapt or rehabilitate
• structuresthreatened with change (such as
the Michigan Theatre) or to otherwise
protect historic structures or areas from
adverse development.
Assessment Policies
The existence of a historic structure is
a public good. But the maintenance of
that structure in authentic condition
sometimes imposes a hardship on the owner.
Therefore, a form of tax relief is advisable
to protect the public interest. Lansing
should get the State to pass enabling
legislation to allow it to grant tax re-
lief of some sort on historic properties
when necessary.
6. Inner-city Housing Development
Two mechanisms are recommended to supple-
ment those currently used in developing
inner-city housing in Lansing. One is to
use the leverage of the EDC, when possible,
to get mixed use developments of commercial
and residential character. The other
pertains to the -State-owned/cleared land
immediately west of the present Capital
Complex.
Here we recommend that a program, similiar
to urban renewal, be instituted whereby
the land is offered, through a competi-
tion, to bona fide development groups
that can demonstrate a plan and building
capability that meets City, and State
objectives. Neighborhood groups must be
involved in the selection of the successful
proposal.
Design and Development Guidelines
Urban design guidelines should be adopted
to ensure that Lansing's inner-city
residential neighborhoods remain unique
for the qualities they contain even as
new development takes place. The objective
g¢
of the guidelines, as a mechanism, should
be to maintain the fabric of the neighbor
hood.that has been established over time,
and to ensure that new infill development
reinforces and enhances this fabric. Such
urban design guidelines might be adopted as
policy by the Planning Commission and
neighborhood groups. The criteria could
include consideration for scale, for con-
sistency of density, for fitting the new
into the old by attention to building forms,
to spatial characteristics, to circulation
patterns, or to details such as materials,
or building -to -street relationships.
7. Promotion of Image
Lansing, in order to promote its role as
the capital city, should use various means.
Some of these have been discussed previously,
including festivals. Local newspapers
should be encouraged to point out special
qualities of the place, its neighborhoods,
events and histories.
• A tree -planting program, adopted by each
neighborhood and also carried out in the
central area, is another recommended way
to reinforce the identity of the whole
city.
8. Cultural Components
Cities are expressions of collective
cultural achievements and ideals.
Lansing needs to catch-up to its role as
the capital and its potential for
cultural center of the region.
A "1% for art" program is recommended
for Lansing. This is a program that
has been successful in many cities includ-
ng Philadelphia, Seattle, and Pittsburgh.
Budget 1% of all city capital expenditures
for the arts. The "1% for art" program
should apply to EDC projects as well as
the City's capital improvements budget
(power and light, streets, etc.). Such
a program would enable the city to acquire
works of art, sponsor events,or even
acquire property such as the old Michigan
Theatre.
C7S
Museums and Libraries
Both the state and city should act to
provide adequate library facilities. A
great state like Michigan should have a
suitable repository for the collection,
interpretation and display of historical
memorabilia. A new state library -could be
built in the capital area. It would be
conveniently- accessible to tourists and
• Lansi-ng residents.
The city should have a main reference
library -,-which could complement the city
college library. Ideally-, this central
city- library should be part of a complex
which includes a museum and a community
arts gallery and a theatre for repertory,
concerts, lectures and special events,
Tapping Academic Resources
"There are experts available at Lansing
Community College and Mi-chi,gan State
University to help us with neighborhood
problems, but we never see them."
This common complaint of Lansing residents
should not go unresolved. Both Lansing
Community College and the State University
could find the community a rich place for
field work and special projects. But the
citi'zens do not know how to ask for assist,
ance, and members of the academic community
do not know how to contact the community.
Therefore, a special liaison group should
be formed of respresentatives from each
neighborhood organization and the major
educational i'nsti-tutions. Through periodic
meetings, members of this group could learn
to match needs to resources. Representa-
tives of Oldsmobile, the State government,
and other businesses or institutions could
be added as needed.
It
u
p4eluRilts
NANOV 0
MAdZVA NO iaN
Y SALTZrAM
RAW. LANG
NWO RP-EDY
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•
David Lewis, A.R.I.B.A., A.I.A., A.I.P. Team
Chairman, Architect and Urban Designer
His firm is Urban Design Associates which
founded in 1964 in Pittsburgh, Pa. Author
of many articles and books on planning.
William Henry Bishop Visiting Professor in
Urban Design at Yale University
Third R/UDAT participation
Dennis Ryan, Ph.D, A.I.P.
Educator and Urban Designer
he Chairman, Urban Desiqn Program,
Jerry Pollak, A.I.A., A.I.P.
Formerly Chief Planner/Urban Designer
with Victor Gruen Associates.
Member, AIA Urban Design Committee
Team Leader, AIA Hollywood Urban Design Study
Founder, Partner, Jerry Pollack Associates,
Architects/Planners/Developers, Los Angeles.
College of Architectureand Urban Planning,
University of Washington, Seattle.
Peter Hasselman, A.I.A.
Architect
Skidmore, Owings & Merrill
B.A. Architecture, University of Illinois, 1960.
Member, AIA Urban Design Committee
Fourth R/UDAT participation
•
•
Carroll William Westfall
Ph.D. Columbia University, 1967.
Currently Associate Professor of the History
of Architecture and Art, University of Illinois
at Chicago Circle.
Author of numerous articles and IN THIS MOST
PERFECT PARADISE (Pa. State Univ. Press, 1974)
James Carberry
Journalist for the Wall Street Journal.
John E. Cummings
Planner and Economic Consultant
Manager of Functional Plans Section for the
City of Minneapolis Planning Department.
B.A. University of California
M.B.A. Stanford Graduate School of Business.
John P. Clarke, A.I.A., A.I.P.
Architect and Planner presently Director of
the Department of Planning and Development,
Trenton, N.J. Visiting Lecturer, Cooper Union
School of Architecture
14O
n
U
•
LOCAL COMMITTEE
John E. Crouse, AIA, Co -Chairman
Pat Smith, Director, Community Design
Center, Co -Chairman
Bob Smith, AIA President, Mid -
Michigan Chapter
Duncan Black, AIA
EPILOGUE
The Lansing R/UDAT experience is the
culmination of an invitation by the Mid -
Michigan Chapter, American Institute of
Architects, in March, 1977. The local
architectural community wanted a fresh
look at Lansing, its problems and oppor-
tunities, with particular attention to
the Central Business District, its
relationship to the State Governmental
Complex, the residential fringe and
general targets of opportunity. The
actual process began in April when Jules
Gregory and Ron Straka, national co-
ordinators for the R/UDAT program, visited
Lansing for the initial reconnaissance.
After identifying the problems, David
Lewis was chosen as team leader, and he
proceeded to select his team based on
their expertise in the area of stated
concerns.
The Lansing visit is the beginning of a
state-wide series of R/UDATs in other
cities which will result in a final com-
bined effort at identifying common con-
cern and dealing with them on a state-
wide basis with recommendations to the
Governor and legislature for problem
solving.
The eventual success of the Lansing
R/UDAT will be the result of partici-
pation by a broad cross-section of the
local citizenry. We are eternally
grateful to the many citizens who gave of
their time and effort to provide input
without which the process would have
proved meaningless. It is hoped the
following list is inclusive of all. If
it is not, we offer our most humble
apology.
to /
0
SPECIAL EFFORTS ON BEHALF OF R/UDAT
Economic Development Corporation
Oldsmobile Division, General Motors
Community Design Center
Alan Tubbs, Director, Lansing Planning
Department
Lansing State Journal
LOCAL ACADEMIC HUMANISTS
Barry E. Gross, MSU
Dale M. Herder, LCC
L. Eudora Pettigrew, MSU
D. Gordon Rohman, MSU
Richard W. Thomas, MSU
PRODUCTION SUPPORT STAFF
Denise Dyktor, Graphics
Kathy Goodwine, Typist
Chris Graham, Graphics
Diane Hennesey, Typist
John Howell, Photography
Jennifer June, Typist
Craig Lang, Graphics
Wendy Martin, Typist
Roberta McLaughlin, Typist
Sharon Reedy, Typist
Ben Saltzman, Photography
Judy Saltzman, Graphics
Martha Sudberry, Typist
Bert Seyfarth, Graphics
Fred McLaughlin, Graphics
Mary Ann Watkins, Graphics
Drew Ramsey, Photography
John Smith, Typist
Jim Zarka, Graphics
Vernon Ruble, Graphics
Willex Merritt, Graphics
Maria Fox, Typist
Patty Collins, Typist
Shirley Walsh, Typist
Bob Hodorek, Graphics
Nancy Watkins, Graphics
/D Z
OTHER PARTICIPANTS, ALPHABETICALLY
Ed Alberty, Lansing Regional Chamber
of Commerce
Lucille Amon, Lansing Public Library
Terry Anderson, U. of M. Gaming Serv.
Rick Anselmo, Mid -MI Chapter AIA
Richard Baker, City Councilman
A. Bechhoefer, U. of M., Ann Arbor
Lucile Belen, City Councilman
• Gaye Benson, Community Person
Mary Ann Bishop, City Planning Dept.
Robert Black, Mayor's Office
James Blair, City Councilman
A. C. Boyd, State Building Commission
Ken Browand, Lansing Public Library
Edwin Brown, Community Person
E. F. Brush, Board of Water & Light
Ford Ceaser, Historian
Dick Carroll, Convention Bureau
Gene DiLaura, AIA, MSA
Darnell Dudley, E.L. Planning Comm.
Al Durkee, State of MI - Bar Facilities
Marty Eichinger, Mid -Michigan Assoc.
for Working Artists
Joel Ferguson, F & S. Development Co.
Luther Flannagan, River Island
Planning Commission
Mary Flood, Lansing State Journal
Henry Francis, Chamber of Commerce
Mabel French, Housing Assistance
Foundation
Tim Goyt, Mid -Michigan AIA
Turney Gratz, Housing_ & Redevelopment
David Hollister, State Representative
David Huhn, Bank of Commerce
Robert Hull, City Councilman
Ann Kron, Community Person
Phillip Kruger, MSU
J. R. Land, Eastside Neighborhood
Donald Lowell, Lansing Metropolitan
Development Authority
Elmer Manson, AIA
Bernard Mayotte, Mid -Michigan AIA
Rick Moxley, Mid -Michigan AIA
Eileen McCollough, Metropolitan
Lans i rrg Fine Arts Council
Richard Neller, Walter Neller Co.
Earl Nelson, Senator
Janet Nesin, Westside Neighborhood Assoc.
Steve Osborn, Lansing Area
Fred Perry, EDC, DDA
Don Price, Liebermann's
Grace Radelet
Gordon Rohmann, MSU
Mitch Rycus, U. of M. Gaming Service
Veronica Smeltzer, Historical Society
of Greater Lansing
Barbara Steinwachs, U. of M. Gaming
Service
Ed Vogt, EDC
Jacqueline Warr, Human Resources
Dept, City of Lansing
Geneva Wiskeman,, Historical Society
of Greater Lansing
Don Wilson, North Lansing Community
Association
/03
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