HomeMy WebLinkAbout1980-1981 Physical Development Plan-Neighborhood Development Area 4Document: Lansing Development
Physical Development Plan - Neighborhood
19 80 -19 81 Development Area 4
Physical Development Plan 1980 - OV
Neighborhood Development Permanent
Area 4
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PHYSICAL DEVELOPMENT PLAN
Neighborhood Development
Area 4
LANSING MICHIGAN
OCTOBER 27,1980
REVISED MAY 18, 1981
PREFACE
The Physical Development Plan for Neighborhood
Development Area Number 4 was adopted by Lansing City
Council on October 27, 1980 as Ordinance Number 582
and was revised on May 18, 1981 by Ordinance Number 595.
The recommendations in this plan are consistent with
the guidelines in the City Master Plan, including Master
Plan revisions for the Southwest Area of Lansing. The
Lansing Planning Board approved these revisions on July 15,
1980 and Lansing City Council concurred on May 26, 1981.
Copies of these plans, as revised, are filed in the
Lansing City Clerk's.office.
The Lansing Planning Department
1
ACKNOWLEDGEMENTS
The Neighborhood Physical Development Plan was prepared by the Planning
Department and the Citizens' District Council #4. The preparation of
this Plan was financed through a federal grant from the Housing and Urban
Development Department under the Housing and Community Development Act of
1974.
We wish to thank and acknowledge the following individuals and City
Departments and Agencies for their assistance in the preparation of the
Neighborhood Physical Development Plan.
MAYOR
Gerald W. Graves
CITY COUNCIL
Louis F. Adado Jack D. Gunther
Lucille E. Belen Patrick E. Lindemann
James D. Blair Terry J. McKane
William A. Brenke Sidney P.-Worthington
PLANNING BOARD
Merle Barnhart Virgil Langworthy
*Gordon Cornwell
Richard Gaus
Emly Horne
*Resigned
James Nelson
Edward Remick
Alice Wieland
ii
CITIZENS' DISTRICT COUNCIL #4
Sue Eby Howard Jones, Vice Chairperson
Sarah Feighner Gertrude Ludwick
Robert Finney. Tom Onderko
Robert Hall Ann Phillips
Fred Henderson Ken Tableman, Secretary
Priscilla Holmes, Chairperson Lewis Wood
Former Members
Rick Carter Inez Powers
Thelma Dunkle Christine Ryal
Jean McDonald Lucille Walsh
CITY DEPARTMENTS AND AGENCIES
Board of Water and Light
Building Safety and Development
Finance
Parks and Recreation
Planning
Public Service
iii
TABLE OF CONTENTS
Preface
Acknowledgements
Table of Contents
I. EXECUTIVE SUMMARY
II. DEFINITION OF TERMS
III. INTRODUCTION
IV. COMMUNITY DEVELOPMENT GUIDELINES
A. Federal Development Objectives and Requirements
B. City of Lansing: Development Objectives and Requirements
C. City Needs, Area Designations, and Proposed Results
V. NEIGHBORHOOD DEVELOPMENT AREA #4: *AREA PROFILE
A. General Area Description
B. Legal Area Descriptions
C. NDA #4 Residents
D. Land Use
E. Housing
F. Public Facilities
G. Enviornmental Conditions
H. Neighborhood Urban Design
VI. NEIGHBORHOOD DEVELOPMENT AREA #4: PROPOSALS
A. Housing Rehabilitation
B. Property Acquisition
C. Public Facilities
D. Estimated Physical Development Program Costs
E. Future Land Use Plan
F. Physical Program Implementation and Relocation
APPENDIX
Exhibit #1: Neighborhood Housing Improvement Guidelines
Exhibit #2: Community Development Financial Services
Exhibit #3: Estimated Projects Costs
Exhibit #4: Land Disposition Policy
Exhibit #5: Questionnaire and Results
Page
i
ii
iv
1
3
5
9
10
11
13
13
17
17
36
43
46
47
55
60
77
78
91
99
A- 1
A- 9
A-18
A-21
A-23
iv
LIST OF MAPS
'
Map #1:
Designated Neighborhood Development Areas
7
Map #2:
Citizens' District Council No. 4 Area and
Neighborhood Development Area No. 4
15
Map #3:
Existing Land Use
21
Map #4:
Existing Zoning
25
Map #5:
Existing Traffic Circulation
31
'
Map #6:
Land Uses Surrounding NDA #4
33
Map #7:
National Register - Eligible Historic District
41
Map #8:
Urban Design Features
53
'
Map #9:
Property Acquisition - By Buildings
63
Map #10:
Property Acquisition - By Parcels
65
Map #11:
Property Disposition
67
'
Map #lla:
Property Disposition Detail: Island and Washington
69
Map #11b:
Property Disposition Detail: Reo Ave., McIntyre,
and Woodlawn
71
Map #llc:
Property Disposition Detail: Moores River Dr.
73
'
Map #lld:
Property Disposition Detail: Mt. Hope, Davis & Todd
75
Map #12:
Street Repairs and Alley Surfacing
79
Map #13:
Curb & Gutter Repair
81
'
Map #14:
Driveway Approach Improvements
83
Map #15:
Tree Planting Sites
85
Map'1#16:
Woodlawn Avenue Cul-de-Sac and Moores Park School
'
Parking. Area
87
Map #17:
Future Traffic Circulation_
'89
Map #18:
Future Land Use
93
Map #19:
Future Zoning
97
Map #20
Future Site Development
103
'
LIST OF TABLES
Table 1:
Summary of Existing Land Use
19
Table 2:
Summary of Existing Zoning
24
Table 3:
Physical Condition of Residential Structures
38
Table 4:
Summary of Future Land Use
92
Table 5:
Summary of Future Zoning
95
1
Table 6:
Summary of Eligibility Criteria
A-17
EXECUTIVE SUMMARY
The Housing and Community Development Act of 1974 has provided local
government with the opportunity to concentrate rehabilitation work in
selected deteriorating areas of the city. The City of Lansing has considered
four areas in older sections of the city for major rehabilitation activities.
The fourth of these areas to receive treatment is Neighborhood Development
Area #4, located on Lansing's south side.
NDA #4 is a residential area with approximately 1180 persons residing
in 424 housing units. Most of the residential structures were built before
1920 and were designed for single family living. The majority are still
single family in use, although approximately 55% of all the housing units
are renter occupied. One hundred structures contain two or more living units.
In addition, there are ten business and wholesale uses, one church, and one
fire station located in the NDA.
The housing that has been inspected contains structural, mechanical or
electrical deficiencies as defined by the Lansing Uniform Housing Code.
These code related deficiencies, along with many neglected maintenance items,
are indications of the declining condition of the neighborhood. In addition,
many of the public facilities in the area are old and have become deteriorated
in recent years. Both the public facilities and the private properties need
a considerable amount of rehabilitation if the neighborhood is to.become a
viable urban community which provides decent, safe and sanitary housing and
a suitable living environment. The Development Plan for NDA #4 not only
describes the needed improvements in detail; but also defines a means of
providing many of them.
The development Plan for NDA #4 emphasizes the cooperative role of the
City and the private sector (both home owners and businesses) in implementing
changes in the area. Individual properties will be improved by offering
principal rebates or deferred loans/grants to all residential property owners
for the purpose of rehabilitating the 263 eligible structures in the area.
All structures and their surroundings will be required to comply with the
City of Lansing's Code of Ordinances. In addition, those participating in
the City's Financial Services Program must comply with the Rehabilitation
Standards for the area. These improvements, which are related to appearance,
safety and energy efficiency, are also eligible for funding under the program.
The City will implement all improvements to upgrade public facilities.
Costs will be assessed according to current City policy. These improvements
include: replacing sidewalk where necessary throughout the area; replacing
curbs, gutters, and drive approaches as needed; constructing multiple
access ramps at all intersections; surfacing all alleys; modifying traffic
circulation to eliminate excess through traffic in the area and to promote
pedestrians' and motorists' safety; replanting street trees where needed;
providing for vector control throughout the area; constructing an environ-
mental berm; and rezoning properties as specified in the plan.
In addition, 18 residential structures (containing 21 housing units)
and 4 vacant properties will be acquired by the City to remove structures too
deteriorated to rehabilitate, to correct overcrowded parcels, and/or to
assemble property for the purposes of constructing an environmental barrier
and providing land for residential redevelopment. All persons living in
acquired structures will receive relocation benefits as established by
the City's relocation program. -
Cost estimates which have been assigned to these proposed activities
include:
Acquisition and Demolition $ 385,800
Relocation 151,500
Rehabilitation (both private and public funds) 1,319,704
Public Improvements 500,127
Contingency 497,881
Total $2,855.012
The City of Lansing's Redevelopment Division of the Building Safety
and Development Department will be responsible for implementing the recom-
mended programs with other City departments, financial institutions, con-
tractors and home owners. All implementation is contingent upon the
availability and continuation of federal funding as planned.'
This Development Plan has been designed after consultation with the
Citizens' District Council, in conformance with the City's Master Plan,
and in accordance with the State of Michigan Public Act 344 of 1945 as
amended (Rehabilitation of Blighted Areas Act). Act 344 was established
by City Council ordinance as the authority for formulating and implementing
the Development Plan and as the guide for citizen participation.
2
DEFINITION OF TERMS
1
1. Citizens' District Council. A citizens' organization which
consists of persons living in or having a substantial interest in a
Neighborhood Development Area. Each Council serves in an advisory
capacity on all phases of the Neighborhood Development Area plan formu-
lation and implementation as established under authority of 1945 PA 344,
State of Michigan, as amended.
' 2. Code Compliance. The correction of all violations of the Lansing
Uniform Housing Code.
3. Community Development Plan. The plan developed, and as it may
be amended from time to time by the City of Lansing, which identifies
' Community Development needs, demonstrates a comprehensive strategy for
meeting those needs, specifies both short- and long-term community
development objectives, and which describes community development programs.
This plan is commonly known as the Community Development Block Grant
' Application.
4. Housing Unit. A house, apartment, group of rooms,.or a single
room intended for occupancy as separate living quarters. Each housing
unit in a structure has access to the outside either directly or through
a common hall and has complete kitchen facilities for the exclusive use
' of the occupants. A residential structure may contain one, two, or
several housing units.
5. Lansing Uniform Housing Code. An ordinance which provides
minimum requirements for the protection of life, limb, health, property,
safety and welfare of the general public and the owners and occupants of
residential buildings.
6. Neighborhood Design Characteristics. Those features of an area
which are peculiar to it or are particularly identifiable, such as archi-
tecture, street layout, landscaping, etc.
' 7. Neighborhood Development Areas. Those areas which are designated
for housing major rehabilitation, preservation, or acquisition and clearance
in the Community Development Plan.
8. Physical Development Plan. A document describing existing conditions
in a Neighborhood Development Area, proposals for physical improvements to the
area, a budget, maps, and statements indicating the expected results.
9. Platting. The partitioning or dividing of a parcel of land which
' is recorded, mapped, and charted with the County Plat Board. Replatting
is a process of changing the boundaries of a recorded lot.
10. Rehabilitation Standards. Guidelines for interior and exterior
improvements of the physical condition of individual housing units and
the surrounding area, beyond the actions required to comply with the
' Housing Code.
11. 'Zoning. The dividing of the community into districts in order
to regulate within these districts the use of land, the use of structures,
the height of buildings, and the area of buildings in order to protect the
general welfare of the public.
4
INTRODUCTION
1
Congressional adoption of the Housing and Community Development Act of
1974 opened the doors for local governmental management of urban problem
solving programs. Federal government.dollars were placed into local hands
in order to provide cities with the incentive and the financial support to
'
develop ". . . viable urban communities, by providing decent housing and a
suitable living environment and expanding conomic opportunities, principally
for persons of low and moderate income." l The details of administration,
planning, design and implementation of the program were to be initiated
locally.
On May 12, 1975, the City of Lansing adopted a residential rehabilitation
strategy for its Community Development effort. The City also adopted'Michigan
Public Act 344 of 1945 as amended (Rehabilitation of Blighted Areas Act) as
the legal authority for formulating and implementing a development plan. In
conformance with the City Charter, the City Council was to act as policy
maker and the Mayor as the chief executive and administrative officer of the
program. In addition, the Office of Community Development, with an Executive
Assistant to the Mayor, was created to manage the resources of Community
Development for Lansing. Other city departments and agencies were designated
'
to assume other Community Development responsibilities. 1 3/
As a result of Lansing's new City Charter, adopted August 8, 1978 and
effective September 7, 1978, and the subsequent adoption of the Mayor's
'
reorganization plan on December 18, 1978, the Office of Community Development
was dissolved q9d its responsibilities were -divided among various departments
4/ �
and agencies. In addition, the Housing and Redevelopment Department and
the Building•Department were combined to create a new Building Safety and
Development Department. Community Development functions now reside primarily
'
in the Planning, Finance, and Building Safety and Development Departments.
In accordance with Act 344 and federal legislation, a citizen partici-
pation component was built into the process to insure public input. Citizens'
District Council Areas surrounding the designated Neighborhood Development
Areas were established to give larger areas representation in citizen parti-
cipation activities. The Citizens' District Councils, which consist of both
elected and appointed persons who live or have a substantial interest in the
district council areas or the development areas, are advisory boards which
review development proposals. Consultation with these Councils is required
'
before any final development plans can be adopted or amended by the City. 6 /
1/
Housing and Community Development Act of 1974.
2/
City of Lansing, Council Proceedings, February 3, 1975, page 85.
'
3
City of Lansing, Council Proceedings, Ordinance #389, May 12, 1975, pp. 373-379.
4/
Revised Lansing City Charter, adopted August 8, 1978, pages 7-9.
5/
'
6/ City of Lansing, Council Proceedings, December 18, 1978, page 1124.
State of Michigan Public Act 344 of 1945 as amended (Rehabilitation of
Blighted Areas Act).
5
Several areas within the City have been the targets of major rehabili-
tation efforts (see Map #1). A majority of the Community Development funds
are channeled into the selected Neighborhood Development Areas (NDA's) with
a much more limited program available in certain areas outside the NDA's.
This document, the Physical Development Plan for Neighborhood
Development Area #4 (south side), will detail the objectives of the
Community Development Program in Lansing, the existing features of NDA #4,
and the plan which has been formulated to improve or solve the physical
problems of NDA #4. Since this document is primarily a summary document of
findings, many details have been omitted. These details are on file in the
City Planning Department and are available for public review upon request.
It is important to note that the Community Development Program is a
partnership between the city government, the federal government, and
the people living in each NDA. The federal government provides the pro-
grams (after consultation with the citizens in the area), and the citizens
who qualify receive rebates and/or grants for housing rehabilitation. In
addition, the City supports the selected neighborhoods by upgrading public
facilities in the area. All implementation is, of course, contingent upon
the availability and continuation of federal funding as planned.
1.1
Designated Neighborhood Development Areas
• L•• MAP 1
7
1 COMMUNITY DEVELOPMENT
1
GUIDELINES
NES .
The Housing and Community Development Act of 1974 was designed to address
1 the problems associated with the growth of urban blight and the deterioration
of the urban environment. The legislation provided a.new framework for allo-
cating federal housing assistance funds and linking housing assistance to a local
1 community's comprehensive planning and community development programs. The pro-
gram consolidated existing urban renewal, model cities, neighborhood facilities,
open spaces, water and sewer, and public facility loan programs. This consolida-
tion enabled a coordinated local effort to improve the urban environment and ex-
tend housing opportunities for persons of low and moderate income. The program
has focused on housing and other physical development activities. A supporting
1 social component has been permitted when tied to these activities. Both federal
and City of Lansing objectives and requirements for the Community Development pro-
gram are listed below.
1 A. FEDERAL OBJECTIVES AND REQUIREMENTS FOR COMMUNITY DEVELOPMENT
1 Objectives
Objectives set forth in the national legislation are:
1 - Elimination of slums, blight, and blighting influences.
1 - Elimination of conditions which are detrimental to.the health,
safety, and welfare of the community-.
1 - Conservation and expansion of the housing stock.
- Expansion and improvement of community services and facilities.
1 - More rational utilization of land and other natural resources.
1 - Reduction of the isolation of income groups within the community
by increasing the diversity and vitality of neighborhoods.
1 - The restoration or preservation of properties of value for historic,
architectural, or aesthetic reasons.
1 Requirements
- Emphasis is on residential rehabilitation.
1 - Programs must be aimed at maintenance, revitalization and stabiliza-
tion of blighted, deteriorated and deteriorating neighborhoods.
1 - Emphasis is on meeting needs of low and moderate income families and
individuals.
1 - Consistent short and long range objectives must be developed within
a three year plan.
1 l/
All details were paraphrased from the Housing and Community Development Act
1 of 1974. 9
- Project plans must comply with National Environmental Protection
Act regulations.
- A citizen participation plan must be part of the Community Develop-
ment Plan developed by local units of government and must be made
public.
- The citizen participation plan must include the establishment of an
organization or process by which citizens can:
1. Articulate their needs
2. Express themselves regarding proposed projects
3. Assist in selecting priorities
4. Participate in the development of the Community Development
application according to a timetable developed by the City.
5. Participate in evaluating the citizen participation process.
Applicants must prepare an annual housing assistance plan.
Allocations must follow normal City budgeting procedures.
- Social Service programs, if offered, must be inteqrated with ohysical
development activities.
- The City may shorten or lengthen its program year to expedite the
activities -it has undertaken.'
- The Community Development Plan may be amended to contain new activities
during a program year.
B. CITY OF LANSING OBJECTIVES AND REQUIREMENTS FOR COMMUNITY DEVELOPMENT
Objectives
Long term citywide objectives to address identified Community Development
needs as adopted by City Council resolution on December 9, 1974,1/ are:
- Category I --(Top Priority): Improve structural condition of homes
and other buildings.
- Category II (Eligible for Funding): Increase housing opportunities,
community service and facilities, health, life and property.
- Categorty III (Supportive Funding to Implement Categories I and II only):
Reduce isolation of income groups; historic preservation.
_/
City of Lansing, Council Proceedings, December 9, 1974, page 1060.
10
Requirements
Rehabilitation programs were to be developed to upgrade the housing
quality and the environment of the area. Programs were to alleviate health
and safety problems through rigorous enforcement of the City of Lansing
Housing Codes. In addition, Rehabilitation Standards, developed by the
City with the cooperation of the Citizens' District Council for each NDA
were to further upgrade the structures and their environment.
In order to achieve the above objectives, City Council adopted a resolu-
tion on December 23, 1974, which established that "...policy for Community
Development shall be a containment strategy that attempts to arrest deter-
ioration and blighting influence in residential areas that are worthy of
preservation .
Some of the major activities eligible for funding under the City's con-
tainment strategy are:
- Acquisition of real property.
- Improvement of public facilities and services.
- Code enforcement.
- Clearance and rehabilitation.
- Removal of barriers to elderly and handicapped.
- Relocation benefits.
- Provision of public services (health, education and welfare).
CIT`( NEEDS, AREA DESIGNATIONS, AND PROPOSED RESULTS
Needs
An assessment of the physical condition of La ring's housing stock of
50,000 units in 1974 revealed the following: �/
- 30,500 units (.61q) were in standard condition.
- 15,000 units (30%) were in deteriorating condition.
- 4,500 (9%) were in substandard condition.
Y
2/ City of Lansing, Council Proceedings, December 23, 1974, page 1093.
The Housing Plan for Neighborhood Revitalization, Lansing Planning De-
partment, February, 1975, page 1.
11
With over one-third of the city's housing stock in either deteriorating
or substandard condition, the need for programs to upgrade the housing
stock was substantiated. Surveys also showed many deficiencies in public
service facilities such as streets, curbs and gutters, and sewers. Programs
to correct these problems were also needed. Since the needs of the entire
city were obviously too large to be met by Community Development funds, it
was necessary to designate the specific areas where programs would be con-
centrated.
Area Designations _
Specific residential areas were selected for major rehabilitation treat-
ment based on the following criteria:
- Location in target area census tracts as established by the Technical
Planning Committee and City Council.
- Prior commitment to a neighborhood with regard to major capital im-
provement projects.
- General deteriorating condition of the neighborhood and its• proximity
to residential areas of sound housing quality (containment strategy
for urban blight).
- Demonstrated interest by residents of the selected areas.
Proposed Results
It is hoped that major rehabilitation efforts in the areas will encourage
stable residential neighborhoods which:
- Meet the housing needs of the residents.
Provide the necessary supportive facilities.
Preserve property values and encourage investment potential.
Produce an environment conducive to human enrichment.
One of the keys to understanding the proposed results is to understand
the different implications of the term "stable residential neighborhoods."
On the one hand it means safety and security, equal access and opportunity
to basic public and private services, and an environment that complements
the life style of the residents. It also means that potential economic risk
has not only been reduced, but actually reversed to encourage the opportunity
for reasonable profits within the area. And, of course, it means tax dollar
resources available from neighborhoods to pay the operating costs of the
municipality.
12
W
NDA 4 AREA PROFILE
GENERAL AREA DESCRIPTION
Neighborhood Development Area No. 4 (NDA #4) is located in the
central city, south of the Grand River, in one of Lansing's oldest
neighborhoods. This neighborhood was part of the initial incorpora-
tion of the city in 1859. NDA #4 is isolated on the east, north and
south by manmade and natural barriers. The Grand Trunk Western Rail-
road and the Grand River define the northern boundary of the area.
The eastern boundary is South Washington Avenue, a main traffic
artery flanked by South Baptist Church and several commercial uses.
The southern boundary, W. Mt. Hope Ave. is another main traffic artery
that separates the Atlas Drop Forge from the predominantly residential
NDA. The western boundary of the NDA is Davis Avenue, a residential
street which acts as a dividing line between the NDA and a neighborhood
of more stable housing. The site of the demolished Diamond Reo factory
is northeast of the NDA. The NDA consists of all or portions of 16
blocks, approximately 63 acres.
The Citizens' District Council (CDC) area is the region from
which representatives may be drawn to serve on the Citizens' District
Council that advises the City on plans for the NDA. For NDA #4, the
CDC area is bounded by South Washington Avenue on the east,W. Mt. Hope
Avenue on the south, Beal Avenue on the west, and Moores Park, the
Grand River, and the Grand Trunk Western Railroad on the north. The
CDC area consists of both the NDA and the area west of the NDA to
Beal Avenue. The area west of the NDA is a predominantly single
family residential neighborhood with a stable housing market. It is
oriented toward Moores River Drive and Moores Park. Meanwhile, the
NDA - especially that -portion north of Moores River -Drive - is an
older, higher density residential neighborhood developed on small,
overplatted lots. High absentee ownership is evident there. One
aim of redevelopment efforts in the NDA is to improve the NDA's
viability by helping it reclaim the. stable character that the western
region possesses.
LEGAL AREA DESCRIPTIONS
The legal description entitled "Citizens' District Council Area
No. 4" describes the boundaries from which citizen participation for
the Community Development program shall come.
The legal description entitled "Neighborhood Development Area
No. 4" describes the boundaries within which the Community Development
physical projects will focus.
Following the legal descriptions is a boundary map (Map #2)
showing Citizens' District Council Area No. 4 and Neighborhood
Development Area No. 4.
13
Citizen's District Council Area No. 4:
Commencing on the northeast corner of Lot 1 McKibbins Addi-
tion,'thence west to the east riverbank, cross river, south
along the west riverbank to a point 22 feet west of the west
line Lot 19 extended Johnson's Addition, south to intersection
west right-of-way Woodlawn Avenue and north line Lot 19 Park
Place Addition, west 184.5 feet, south 24.75 feet, west 99
feet, south to the centerline Moores River Drive, west along
that line to intersection Moores River Drive and Sparrow Ave-
nue, west to point north on northwest corner Lot 1 Block 10
Park Place Addition, south to the northwest corner Lot 1
Block 10 Park Place Addition, south on -that line to the north
line Lot 2 Block 10, west to the west line Section 11, south
on that line 134 feet, east 100 feet, south 108 feet south-
westerly to the northwest corner of Lot 1 Block 11 Park Place
Addition, south 102 feet, west 76 feet to the west line Section
21, south 88 feet, east 40 feet, south 132 feet, southeasterly
to point 53.8 feet east of west corner of Lot 1 .flock 24 Park
Place Addition, south 132 feet, west 53.8 feet to the west
line Section 21, south along that line 357 feet, east 40 feet,
south 77 feet to the southwest corner Lot 8 Block 24, south to
centerline of Washington avenue, north to point of intersection
with north line of Lot 1 McKibbin's Addition extended, west to
beginning.
Neighborhood Development Area No. 4:
Commencing on the northeast corner of Lot 1, McKibbins Addition,
thence west to the east riverbank, cross river, south along the
west riverbank to a point 22 feet west of the west line Lot 19
extended.Johnson's Addition, south to the nor U east corner Lot 19
Park Place Addition, southerly.to the centerline Moores River
Drive, west to point north of northwest corner Lot I. Block 5 Park
Place Addition, south 145.75 feet, west 44 feet, south 44 feet,
west 22 feet, south 104.5 feet, east 48 feet, south 68.75 feet,
east 1S feet, south to northwest corner of Lot 1, Block 14, Park
Place Addition, south 112.75 feet, west 44 feet, south 60.5 feet,
east 44 feet, south to northwest corner of Lot 1, Block 21, Park
Place Addition, south to north line platted alley, west to point
north of northeast corner of Lot 6 extended south to southeast
corner of Lot 10, east 60.5 feet, south to north line of West Mt.
Hope Avenue, east to the intersection of the north line Con Rail
Railroad right-of-way, northeasterly on right-of-way to the inter-
section of west right-of-way of Washington Avenue, north on the center-
line of Washington Avenue, north to point of intersection with north
line of Lot 1 McKibbins Addition extended, west to beginning. All
being in the City of Lansing, Town 4 North, Range 2 West, Ingham
County, Michigan, and all plats named are recorded in Ingham County
records.
14
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C . NDA #4 RES I DENTS
The Neighborhood Development Area has an estimated population of
1180 persons and an average density of 2.46 persons per household.
This density is comparable to the citywide average density of 2.86 persons
per household. According to the most recent estimates available, about
98% of the NDA population is white and the remaining 2% is black. City-
wide, about 9% of the population is black. There are some Spanish and
other ethnic heritage families in the NDA, though their number is not
yet statistically significant. Ten percent of all households in the
NDA are headed by women. This is much lower than the percentage of
households headed by females citywide, 25%.
Approximately 34% of the NDA population is under 18 years old,
which closely compares to the citywide youth population of 36%. Resi-
dents 62 years old and over constitute 16% of the NDA population, sub-
stantially more than the citywide average of about 10.6%. Note that a
full 50% of the NDA residents would tend to have limited earning
ability due to their age (either under 18, or 62 and over). The area's
median income illustrates the probable adverse economic impact of this
age distribution. In census tract 20, for example, which includes all
but 26 NDA households, the median income in 1969 was $9,500. The city-
wide median income was $10,805. 2/
D. LAND USE
The NDA was part of the city's original incorporation in 1859
and it extends to what were the southern corporate limits at that
time. The area by what is now Island Avenue was farm land owned by
Alexander McKibbin. The remainder of the NDA was farm land owned by
Daniel B. Johnson. 3/
Major housing development occurred following street dedication
and plat designation in each of four subdivisions. The largest of
these was Park Place subdivision which includes the NDA from Moores
River Drive to W. Mt. Hope Avenue, the Citizens' District'Council area
west of the NDA, and Moores Park. Park Place was divided into a uni-
form grid pattern of streets, alleys, and plats on December 3, 1890.
At that time, Moores Park was known as Belvidere Park and was privately
owned. Moores River Drive was then known as part of Sparrow Avenue
and Mt. Hope Avenue was named Linden Avenue. Originally, all of the
lots along Linden Avenue faced the quieter residential streets.
i/
All figures were derived from 1970 Census of Population & Housing,
Lansing, Michigan.
2/
Median income figure is for the part of Lansing in Ingham County, which
includes all but 320 families or 1% of the city's population.
3/
Brown's Directory of Lansing, Michigan 4873; pp. 82, 90.
17
McKibbin's Addition, which includes land from the Grand Trunk
Railroad Line to Island Avenue, was recorded on November 23, 1901;
Johnson's Addition, which includes Woodlawn Avenue and adjacent
property, was recorded on January 14, 1905; and on May 22, 1910, Reo
Avenue Addition which linked Johnson's and McKibbin's Additions, was
recorded. The majority of the NDA was developed by 1920.
Residential Land Use
Residential development represents the predominant land use in the
NDA. 281 of the area's 295 structures are used as residences. 180 are -
single family detached dwellings and 72 are two family dwellings. Of
the 26 structures that house more than two households,- 12 are three
family structures, 11 are four family structures, 2 are five family struc-
tures, and 1 is a six family structure. Three structures combine business
and residential uses. (See Table 1, Summary of Existing Land Use, page 19.)
Business & Commercial Land Use
The 18 structures not used exclusively as residences include a
barber shop, two service stations and two grocery stores that are
neighborhood conveniences. There are also four community retail and
service shops; two wholesale distributors; a dairy plant, its
office and its storage area; a church and, a fire station; and -three
vacant storefronts. With only two exceptions ;.one retail shop and
the fire station, these uses are all -in the.first'block west.of
South Washington Avenue. (See Map 3, Existing _Land Use, pa.ge-21.)
The strip of commercial development along South Washington Avenue
has produced many negative effects on the NDA. The commercial uses are
inadequately screened from abutting residences which tends to reduce
the residential properties' value. The mixture of homes and comercial
uses within the strip depreciates the land for each purpose. The
numerous access drives increase the points of auto conflict on busy
South WashingtoniAvenue. Because parking is not shared by several
commercial uses, businesses either use their land uneconomically
(i.e., by providing single use parking) or they do not provide an
adequate amount of parking for their customers. The latter has
resulted in shoppers parking along residential streets, parking
illegally across sidewalks, or adding to traffic congestion by circling
the block while waiting for a space to be available. Parking and
traffic problems are further compounded by the inadequate provision
of delivery and pick-up areas at some shops.
Shops primarily serving the neighborhood, such as the barber
shop and the grocery stores, are less likely to suffer because of
limited parking facilities since many of their customers can walk to
the shops. Stores which must draw on the larger community for
customers, such as the furniture store, are more likely to suffer
from this condition and to be marginal enterprises.
Land Use
TABLE 1
Summary of Existing Land Use
N DA #4
Acres Percent Number of Number of
of Land of Land Primary Housing
Structures Units
RESIDENTIAL USES_
31.37
Single Family
19.45
Two Family
8.35
Multiple Family
2.87
Mixed Residential
0.16
& Commercial
(Glo Barber Shop
Vacant Residential
0.54
Land
BUSINESS & WHOLESALE USES
3.45
Quality Dairy Store, Plant,
1.54
Office and Storage)
Strelinger Industrial
0.39
Supplies
Dave's Discount Furniture
•0.39
Clark's Service Station
0.33
(Vacant)
Benda's Little Freeway
0.P9
Service Station
Min -A -Mart Grocery
0.17
.
Exteriors of Lansing
0.14
South Lansing Garage
0.09
Gay's Used Cars
0.06
Huss Structurals
0.05
COMMUNITY FACILITIES
3.16
Glenn Is and Undeveloped
1.63
Park Land)
South Baptist Church
0.82
Todd Street Fire Station
0.71
No. 5
PARKING LOTS
3.88
out Baptist Church
1.85
Quality Dairy
1.03
Atlas Drop Forge
0.74
Moores Park Elementary
0.26
School
PUBLIC RIGHT-OF-WAY
21.27
Streets and Sidewalks
20.41
Alleys
0.86
TOTAL
63.13
19
49.69 281 424
30.81 180 180-
13.23 72 144
4.55 26 95
0.25 3 5
0.85 0 0
5.47
13 ---
2.44
4 --_
0.62
1 _--
0.62
1 ---
0.52
1 ---
0.46
1 ---
0.27
1 _--
0.22
1 _--
0.14
1 ---
0.10
1 _--
0.09
1 _--
5.01
2 ---
2.58
0 ---
1.30
1 ---
1.13
1 ---
6.14 --- ---
2.93 --- ---
1.63 ---
1.17 ---
0.41 --- ---
33.69 --- ---
32.33 --- _--
1.36 --- ---
100.00 296 424
Owners of the vacant shops report difficulty attracting viable
businesses. For most commercial uses, the parking provided would
not be sufficient; and most offices prefer a more attractive location
or a location near related services to increase customer drawing power.
The commercial strip is expected to be much more attractive when
Quality Dairy, the only industrial use in the NDA, completes its
storefront improvement and when the John Demmer Corporation completes
its redevelopment of the former Diamond Reo site just east of the NDA.
The Demmer Corporation development may create a need for related
services; however, additional vacant land will be available on the
Demmer property. Further, the marketability of the vacant shops in
the NDA will continue to be hampered by the lack of available parking.
Parking Lots
Four parking lots exist in the NDA. South Baptist Church on
South Washington Avenue provides over one and three-quarters acres of
parking for its parishioners. This lot extends west behind the church
and cuts deeply into the residential neighborhood. Many residents
have felt irritated at the perceived intrusion of the church both
because its parishioners monopolize parking on Woodlawn Avenue, Moores
River Drive, and other NDA streets on Sundays and Wednesdays; and
because the church has purchased and demolished several houses in
order to provide more parking. Harsh feelings toward the church have
been softened recently since it has added some fencing and landscaping
around the parking lot.
Other parking areas in the NDA include a lot about one acre in
size -that Quality Dairy owns. This lot is at the northern tip of the
NDA, adjacent to Quality Dairy's storage structure. The Atlas Drop
Forge maintains a well landscaped lot, about three-quarters acre in
size, on West Mt. Hope Avenue across from the forge's facility.
Finally, the School District owns about a quarter of an acre in the
NDA that is used for parking at Moores Park School.
Community Facilities
The South Baptist Church, though located in the NDA, serves
members of the Baptist community who live all across the city. It has
a membership of over 2500 people and offers activities for every age, '
including a full youth program and a senior citizen program. In
addition to these programs and the other religious services that the
church provides, it is often used as a neighborhood meeting place. '
South Baptist Church was originally constructed in 1909. Five additions,
including an auditorium that seats 1100 people and a gymnasium, were
made between 1909 and 1972. In 1972, the original structure was
demolished and rebuilt.
20
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21
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I
1 The Todd Street Fire Station, which is also a first aid station,
was constructed just north of West Mt. Hope Avenue in 1955. It is
' equipped with one pumper and an ambulance. At least five firefighters
are on duty at all times.
' Glenn Island is an undeveloped acre and a half of park land
located in the Grand River at the northern edge of the NDA. It is
currently overgrown with weeds and littered with debris that has
' floated onto it from the river. The island would probably be inappro-
priate for residential development. However, some neighborhood residents
have expressed interest in its recreational potential, perhaps as a
' boat dock or a picnic area.
Vacant Land
The only vacant land that might be available for redevelopment in
the NDA consists of three adjacent lots on Todd Street across from the
Atlas Drop Forge parking lot. These lots were purchased by the Dana
Corporation, which also owns Atlas Drop Forge, in case that facility
needed additional parking space.
' Existing Zoning
' Most of the land in NDA #4, 73.80%, is zoned C2 Two Family Residence.
A parcel with this zoning may contain a structure housing two families
if the lot also satisfies the minimum size and parking requirements,
' 6400 square feet and two parking spaces per unit. Two areas in the NDA,
one between Reo Avenue and the Grand River and one between Todd Avenue
and Coleman Avenue north of W. Mt. Hope Avenue, plus one lot in the 100
' block of Barnes Avenue are zoned DM Multiple Family Residence. Only
three of the parcels with this zoning are currently used as residences
for three or more families and most would not meet the minimum lot size
' and parking requirements for multiple family use, 1500 square feet per
unit and two parking spaces per unit.
' Land zoned for nonresidential use frames the NDA along South Washing-
ton Avenue, Bank Street, and a portion of W. Mt. Hope Avenue. With only
three exceptions, the land fronting on South Washington Avenue is zoned
F Commercial, though several of these properties are still being used for
' residential purposes. The zoning exceptions, all zoned H Light Industrial,
are a used car lot at the corner of Island Avenue and South Washington
Avenue and Quality Dairy's properties in the 1300 and 1400 blocks of South
' Washington Avenue. Along Bank Street, one parcel is zoned G Business and
one is zoned J Parking. Also, one parcel on W. hit. Hope Avenue is zoned
partly F Commercial and partly J Parking. Zoning Districts are designated
' on Map #4, page 25, and a summary of zoning status by acres and percentages
is designated in Table 2, Summary of Existing Zoning, page 24.
23
Table 2
Summary of Existing Zoning
NDA #4
Percent of
Zoninq Acres Zoned Land
C2 Two Family Residences 30.06 73.80
DM Multiple Family Residences 4.19 10.29
F Commercial 3.60 8.84
G Business 0.09 0.22
H Light Industrial 2.63 6.46
J Parking 0.16 0.39
TOTAL 40.73 100.00•
Land uses that do not conform with zoning requirements are numerous
throughout the NDA. Many nonconforming uses in the NDA are the result
of owners converting a structure to a three-, four-, or more family
dwelling in a C2 Family Residence District. Several other lots are non-
conforming because they do not meet minimum lot size or parking require-
ments, as specified in the City's Zoning Code, for their current use.
Nonconforming uses in the NDA are deemed legal when the uses existed
before the zoning standards they violate were adopted or when the Board
of Zoning Appeals has granted individual variances. Illegal nonconforming
uses are required to convert to conforming uses.
24
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MAP 4
Circulation
Most of NDA #4 was built on a standard gridiron pattern with
straight streets running east/west and north/south an'd forming 900
intersections. Exceptions to this pattern include Bank Street at
the southeastern corner of the NDA and Reo Avenue and Woodlawn Avenue
in the northern portion of the NDA. Bank Street, the only one-way
street in the NDA, angles northeast by southwest, parallel to the
Conrail tracks. Reo Avenue makes two 900 bends as it runs between
Island Avenue and Woodlawn Avenue. Woodlawn Avenue runs east/west
from South Washington Avenue to Moores Park, then bends sharply
south by Moores Park Elementary School until the street intersects
Moores River Drive. "McIntyre Court"' which appears to be a short
north/south spur off of one section of Reo Avenue is actually not a
public right-of-way at all, but a private drive that is jointly
owned by the five adjacent property owners plus one owner north of
these properties. Although alleys are prevalent in the NDA, they
are narrow and unpaved. Consequently many residents avoid using them.
Most of the streets in the NDA (Island, Reo Avenue, Woodlawn,
Moores River Drive, Smith, Davis, Todd, Coleman and Bank) are local
streets designed to carry residential traffic within the neighborhood.
Barnes Avenue within and to the west of the NDA and Baker Street east
of the NDA are designed to be collector streets; that is, streets
that collect traffic from the local residential streets and carry it
out of or back -into the neighborhood. The streets which form the
eastern and southern boundaries of the NDA, South'Washington Avenue
and West Mt. Hope Avenue, are constructed and designed to accommodate
a heavier traffic burden. These two streets are minor arterials
which carry traffic to other parts of the community. Ideally, only
the minor arterials (and to a lesser extent, the collector streets)
would be used as links between the two closest major arterials, Logan
Street and Cedar Street. This pattern of use should provide the most
efficient means of driving between destinations and the least disruption
to residential neighborhoods.
Although alleys are prevalent in the NDA, they are narrow and
' unpaved. Consequently, many residents avoid using them.
Two railroad lines border the NDA, Grand Trunk Western on the.
' north and Conrail along Bank Street south of the area. Grand Trunk's
trackage is part of its Chicago -Port Huron main line. The tracks
are in good condition and trains are operated at relatively high
' speeds (up to 40 mph). When trains cross Washington Avenue they are
at grade level and so disrupt traffic in the area. Sixteen trains
use this crossing each day, four.between 5:00 p.m. and 6:00 p.m.
' The Conrail tracks are very lightly travelled and not as well repaired.
Trains generally move along them at slow speeds.1/
1/
Report of the Mayor's Railroad Transportation Study Committee;
Richard J. Lilly, Chairman; Lansing, Michigan; September, 1977.
27
Bicycle riders do not have a separate bicycle path system in
the NDA or on any street in Lansing except Miller Road. Cyclists have
the right to use all public roadways (except limited access highways
and other public places that specifically exclude bicycles) as long
as bicycle riders obey the rules of the road. Further, for pedestrians'
safety, adults should ride their bicycles on the streets, not on the
sidewalks. For bicycle riders' safety, low volume routes between
destinations should be selected whenever possible.
Pedestrians in the NDA use the city sidewalk system which
parallels the street system except in four NDA locations where no
sidewalk exists. (See "F Public Facilities',' page 43.) None
of the sidewalk intersections are equipped with multiple access ramps
to assist the elderly, the handicapped or people with strollers or
carts.
Bus service to south Lansing and downtown to all transfer points
is available to NDA residents via the 1#2 Churchill Southwest line.
This bus route travels on South Washington Avenue at approximately
30 minute intervals. Limited service on Saturday is also available.
The Citizens' District Council has noted several circulation
problems that are of particular concern:
- Island Avenue must be used as a truck route to get to'and
from the Eckert Power Plant. Further, Board of Water & Light trucks
and employees travel through the residential neighborhood, increasing
the negative impact of this traffic.
-Board of Water & Light traffic, especially trucks, does not
stop at the end of the bridge from the power plant before entering
onto Island Avenue. At the same time that trucks are not checking
to see if the way is clear, residents backing out of their driveways
are unable to see traffic coming on the bridge. Also, the trucks
seem to be travelling much more quickly than the permitted 25 miles
per hour.
-Traffic travels too quickly on Moores River Drive for children's
safety near Moores Park School.
-When parents stop in front of Moores Park Elementary School to
pick up their children or to let them out, traffic on Moores River
Drive is reduced to one lane.
-Parking provided at Moores River Elementary School is inadequate
so visitors and school employees must park on the residential streets.
-Traffic frequently takes a "shortcut" through the residential
neighborhood when travelling between the Board of Water & Light and
Moores River Drive. Also, southbound traffic on South Washington
Avenue with a destination west of the NDA will often turn onto
Island Avenue or Woodlawn Avenue and "shortcut" through the residential
streets to avoid the lights at Woodlawn, Baker, Barnes, and West Mt.
Hope. These shortcuts are particularly hazardous to school children
94
when drivers turn from westbound Woodlawn to southbound Woodlawn
' at high speeds.
-McIntyre Court is a dirt drive that is jointly owned by the
i owners of the five abutting parcels and one parcel north of these.
Many neighorhood residents mistakenly believe this is a public street
and are angry that the City does not maintain it; abutting property
' owners are frequently brought into conflict about use of the drive;
and vehicles parked in the drive often prevent access to the rear
properties. CDC members are concerned about the blight that McIntyre
' Court promotes because of the overcrowding, dirt and mud, and neigh-
borhood conflicts associated with this situation. The CDC members
are also worried that emergency vehicles would not be able to gain
rapid access to the rear properties if there were ever a fire or a
health emergency.
t -Fire engines and other emergency vehicles from the Todd Avenue
Station have difficulty gaining the right-of-way on Mt. Hope Ave.
-Racers travel 40-50 mph along Smith, Barnes, and Moores River
Drive, especially in the summer.
Map #5 on page 31 shows the area's existing traffic circulation.
Development Patterns
Platting: The area now known as NDA #4 was part of the original
city incorporation in 1859. Its grid street pattern and narrow lots
are characteristic of over platting practices at that time. These
practices produced a housing development that is crowded by today's
standards. Lot areas are frequently too small. Some lots have
almost no yard while others have back yards too deep for practical
use or easy maintenance. Many lots have inadequate side yards
which increases the feeling of overcrowding. Alleys,unusual i-n
newer parts of the city, are prevalent throughout the NDA.
Vehicular access to properties in the area is either from the
alleys at the rear, from private driveways or from joint drive-
ways. In five cases, houses have been constructed behind other
houses so that the rear residences have no direct access to the
public streets and sidewalks. Four other residences and one
commercial property have access to streets and sidewalks only via
alleys. It is difficult to provide this kind of development with
proper police, fire and ambulance services.
Dens �y: Net density within NDA #4 is 10.41 dwelling units per
net acre.— This density is less than both the maximum permitted
density in a C2 Family Residential Zoning district, 14 du/net acre,
and the city's average for this zoning district, 12-13 du/net acre.
However, this density is somewhat higher than the estimated average
residential density for the entire city, 8.4 du/net acre, and
substantially higher than the 5-6 du/net acre that is typical in
new Al Family Residential developments.
Net acres = total acres minus public right-of-way.
29
I
Land Use Changes: The NDA was originally developed as a '
residential area and, for the most part, has remained as such.
Some office and commercial uses had appeared on South Washington
Avenue by 1921 and nonresidential uses on this street increased
gradually for the next thirty years. Their number has remained
fairly constant since 1951. The most significant land use changes
in the NDA have been in the southern portion of the neighborhood where '
a fire station and a parking lot for industry employees have replaced
housing and, further north, the elimination of housing for the ex-
pansion of South Baptist Church and its parking facility. '
Land Uses Surrounding the NDA: The NDA is surrounded on the
north by the Board of Water & Light's Eckert Power Plant, the Grand
River, the Grand Trunk Railroad Line and some commercial uses. To
the east of the NDA is the former site of the Diamond Reo Motor
Company and a mixture of housing and commercial uses. South of the '
NDA are several commercial uses and a drop forge. Land west of the
NDA includes Moores Park, Moores Park Pool and Moores Park Elementary
School as well as several one- and two-family residences. Map #6 on '
page 33 shows the location of specific land uses surrounding NDA #4.
Summary of Land Use Problems:
-Many houses are crowded onto small or narrow lots with joint
driveways. '
Excessively deep lots are often under-utilized and poorly
maintained.
-Houses have been built behind other houses with no direct
access to public streets and sidewalks.
-For four houses and one commercial property, their only ,
frontage is onto alleys.
-Seven houses have shallow front yards that abut West Mt. Hope '
Avenue.
-The strip of commercial uses along South Washington Avenue is '
mixed with residential uses. '
-Existing screening between residential and commercial uses is
inadequate.
-Commercial uses do not provide a sufficient amount of parking ,
nor is existing parking used efficiently.
-Commercial uses do not have a truck loading/unloading zone. ,
-Vacant shops and the unimproved storefront at Quality Dairy '
give a blighted appearance to the strip.
30 '
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LAND USES SURROUNDING NDA 4
33
MAP 6
- Many driveways that are unpaved tend to be rutted and muddy.
Many properties need increased landscaping and additional lawn care.
- The neighborhood's grid pattern of streets and alleys contributes to
' excessive non -local traffic through the residential area. Moores
River Drive, Barnes Avenue, and Smith Avenue are used as shortcuts
for traffic proceeding between South Washington Avenue and South Logan
Street.
- Traffic tends to travel too quickly on Moores River Drive for children's
safety near Moores Park School.
- Because of a lack of traffic control signs on Smith Avenue and Barnes
' Avenue, these streets are sometimes used as racetracks, especially in
the summertime.
' - Trucks and employees traveling to and from the Board of Water and Light's
Eckert Power -Plant frequently select a route through the residential
neighborhood. Such traffic must make six sharp turns on narrow streets in
' order to proceed from Island Avenue onto Moores River Drive.
- Traffic from.•the Eckert Power Plant does not stop at the end of the bridge
before entering the -neighborhood onto Island Avenue. Meanwhile, because
.of the angle of the bridge and the vegetation by the end of.the bridge,
' residentsbacki.ng out of their driveways are unable to see traffic
,cominq..;across the bridge.
- The only entrance to the Eckert Power Plant is on Island Avenue;
' therefore, this street must be used as a truck route to the plant. -
Fire engines and other emergency vehicles from the Todd Avenue Station
have been observed having difficulty gaining the right-of-way on West
Mt. Hope Avenue. This problem can be.attributed to the low visibility
of the station from Mt. Hope Avenue, the noise generated by the drop
' forge on the opposite side of Mt. Hope Avenue, and the noise and demand
of attention caused by heavy traffic on that street.
- A large number of children must cross the busy intersection at West
' Mt. Hope Avenue and South Washington Avenue, going to and from Walter
French Junior High School. (The City-'s Traffic Department anticipates
installation of pedestrian crosswalk. signals sometime in the fall of
' 1980.)
- Several businesses along Washington Avenue conduct their loading and
' unloading activities on Washington Avenue. This blocks one lane of
traffic and increases the potential for accidents. It would be preferable
to conduct these activities off street.
- Junk and debris have accumulated on some residential and commercial
properties.
1
35
E.
-Church parking has encroached into the residential neighborhood.
-Zoning designations frequently do not coincide with current use
of land.
-The large number of legal nonconforming uses makes detection
and correction of illegal uses difficult.
-Local residential streets are used by nonlocal traffic, including
trucks.
-Truck traffic must use Island Avenue.
-Rail crossings at grade frequently disrupt traffic.
-Sidewalks have no access ramps and some street segments have
no sidewalks.
-Alleys are difficult to use because of their poor condition.
-Automobiles travel at high speeds, especially near the elementary
school.
-Traffic congestion is present by the school.
-Parking at the school. is inadequate.
-Fire engines have difficulty gaining access to West Mt. Hope
Avenue.
HOUSING
Neighborhood Development Area (NDA) #4 has 281 residential struc-
tures which include 424 dwelling units. Three of these structures mix
commercial and residential uses. About 64% of the neighborhood's
structures are single family detached dwellings. Several of the
structures that contain more than one dwelling were not originally
constructed as duplexes or apartments but have been converted from
single-family units. Most of the houses in the NDA were built prior
to 1920 and 76% of all housing in census tracts 20 and 21 was built
before 1939.1/
Housing Condition
Many of the structures in the NDA have not been adequately
maintained through the years, giving the neighborhood a deteriorated
and neglected appearance. In 1969, the City's Community Renewal
Program recommended that major rehabilitation and code enforcement
1/
1970 Census of Population and Housing, Lansing, Michigan.
W
activities occur in this area I/ However, specific housing problems
were only recently identified.
During August, 1978, members of the City of Lansing Planning
Department conducted a house -to -house exterior survey of the area as
part of research to update the City's Master Plan. That survey noted
the physical appearance and condition of each residential structure
as well as some data regarding occupancy and environmental conditions
at each house. Five levels of physical condition were defined as
follows:?/
-Standard Condition: few if any defects; cosmetic
treatment needed in some cases such as a coat of
paint.
-Standard, Requiring Maintenance: some defects, mostly
cosmetic, with -one or two minor structural problems.
-Deteriorated Condition: many maintenance problems or
a few major items such as problems with the roof or
foundation; can be easily rehabilitated.
-Substandard Condition: some major difficulties;
can be rehabilitated, but the cost will be high.
-Critical Condition: virtually uninhabitable; many
major problems with roof, foundation, walls, etc.
(These labels and definitions are useful as a general indicator of
housing condition; but they do not reflect sufficient information to
permit making meaningful recommendations for improving individual
structures.)
Table 3, "Physical Condition of Residential Structures", shows
that 62.73% of the NDA's housing stock is experiencing some amo*ut of
decline. However, only 3.59% of the structures are in substandard
or critical condition and the largest percentage of houses, 37.28%,
appear to require no additional maintenance. These data indicate
that even though much of the area's housing is blighted, a great deal
of sound housing stock remains. This makes, NDA #4 an excellent
target for improvement efforts designed to .stop the spread of blight
and to promote the health of the community. On the other hand, if .
housing conditions were allowed to continue to decline, the neighbor-
hood could deteriorate so severely that massive land clearance and
redevelopment could become the only economically feasible means of
improving the area.
1/
Community Description and Neighborhood Analysis. Community Renewal
Program; Lansing, Michigan; 1969.
2/
Specific definitions and scorings of the housing inspection compo-
nents are contained in the "City of Lansing Exterior Survey of
Residential Structures" available from the Lansing Planning Depart-
ment.
37
Condition of
Structure
Standard
Standard,
Requiring
w
Maintenance
CO
Deteriorated
Substandard
Critical
Total
1/
Table 3. Physical Condition of Residential Structures
TvnP of Residential Structure
Single
No.
Family
2
No.
Family
%
3
No.
Family
%
4
No.
Family
%
%4
No.
Family
%
Total
No. %
77
27.6
23
8.24
1
0.36
3
1.08
-
-
104
37.28
57
20.43
21
7.53
4
1.43
5
1.79
-
-
87
31.18
53
18.99
17
6.09
3
1.08
3
1.08
2
0.72
78
27.96
5
1.79
3
1.08
1
0.36
-
-
-
-
9
3.23
-
-
-
-
-
-
1
0.36
-
-
1
0.36
192
68.81
64
22.94
9
3.23
12
4.30
2
0.72
279
100.00
1/ Data primarily based on house -by -house exterior survey conducted by the Lansing Planning Department;
Fall, 1978.
Between January, 1980 and June, 1980, housing inspectors from
the City of Lansing's Building Safety and Development Department
inspected the interior and exterior of 36 residential structures in
NDA #4 in order to supplement the Planning Department's findings
about housing conditions in the area. This information helped the
citizens' council recommend the nature and extent of housing rehabili-
tation needed. Inspectors examined foundations, walls, roofs,
plumbing, wiring, lighting, and fire or health hazards. A house -by -
house inspection of each residence, as was attempted in NDA's #1, 2
and 3, was not conducted in NDA #4 for a variety of reasons: 1. The
types of housing code violations and maintenance deficiencies identi-
fied by the inspectors in the 36-NDA #4 structures were comparable to
those in NDA's #1, 2 and 3. 2. The number of staff available for
these inspections was greatly reduced. 3. Such a survey would be
both costly and time-consuming. 4. Property owners who participated
were frequently confused about the nature of use of the inspection
results. 5. If a property owner later entered the Housing Improvement
Program, the inspection was usually too out-of-date and too general to
be used in preparing job specifications.
Occupancy and Vacancy
An estimated 41.34% of the dwelling units in NDA #4 are owner
occupied, 50.94% are renter occupied, and 7.72% are vacant.!/ This
is a much lower owner owner occupancy rate than the citywide average
of 60.70% and a higher renter occupied and vacancy rate than the
citywide averages of 37.13% and 2.17%, respectively.?/
These statistics imply that the neighborhood has had difficulty
attracting owner occupants. In addition, since over half of the
NDA's dwelling units are occupied by renters, the data above under-
scores the importance of involving landlords in any housing improve-
ment effort.
Housing Character and Maintenance
The majority of houses in NDA #4 are large, two-story structures
built between 1900 and 1920. Houses in the northern part of the NDA
tend to be slightly older than houses in the southern part. Originally,
almost all of these houses were intended for single-family use; but
many have been converted into two-family or multiple -family dwellings.
The State of Michigan's Historic Preservation Officer has deter-
mined that a part of the NDA, approximately thirty-one (31) structures
is in a district that is potentially eligible to become a National
Register historic district. Map #7 on page 41 shows the potential
historic district.
1/
Estimates are based on 1970 Census of Population and Housing, Lansing,
Michigan.
2/
Lansing Housing Assistance Plan, 1979-1980.
39
The houses facing West Mt. Hope Avenue along the southern edge
of the NDA are small, one-story structures which were built in 1920
as company housing for workers at the industry across the street.
When constructed, none of these houses included indoor bathroom
facilities. Sinks, toilets, tubs, and showers have been installed in
any available space -- most frequently in closets and basements. In
at least one house, the occupant must go outside and down steps in
order to use a tub in the basement.
Houses on South Washington Avenue were constructed in character
with other housing in the NDA. However, nearly all of these houses
are used as multiple -family dwellings. This may be due in part to the
low desirability of these locations for residential use due to the
heavy traffic on South Washington Avenue and to being in the midst of
a commercial strip.
Housing from Woodlawn Avenue north to Island Avenue is generally
in standard condtion requiring maintenance or in deteriorating condition.
There are many two family and multiple family uses on small lots where
parking facilities are inadequate. This creates overcrowding in the,
area. (Few of the lots in this portion of the NDA are large enough to
accommodate two family units according to today's zoning standards.)
Many of the houses in the NDA lack proper maintenance. The lack
of a high standard for maintenance, particularly for the exterior of
houses, destroys the appearance of the neighborhood. An overall
standard for maintaining lawns, storing unneeded articles, and painting
would make the entire neighborhood more attractive.
40
a
Ng170NAG PEG/S�E2 - EL//>'/BGE
Nr6 '�OR/C P/5I/PiGl
MAP 7
41
F. PUBLIC FACILITIES
Streets: All streets in the NDA, including one boulevard, are paved,
two-lane facilities. Two major thoroughfares which border the NDA are
four -lane facilities. The condition of streets in the NDA, according to
the Lansing Public Service Department, ranges from very good (Smith Ave.,
Todd Ave., and the 1600-block of Coleman Ave.) to very poor (Island Ave.
and the 100-block of West Barnes Ave.). Each street recommended for im-
provement should have its top layer removed (profiled) and a new layer of
asphalt applied.
Alleys: All alleys in the NDA are presently unpaved except the east -
west alley south of Smith Ave. between Todd Ave. and Coleman Ave. This
alley needs its surface removed and replaced.
Curbs and Gutters: Most of the curbs and gutters in the NDA have
deteriorated because of age, lack of repair, and repeated driving over
curbs. Along the east -west block of Reo Ave. and the 200- and 300- blocks
of east -bound Barnes Ave. practically no curb and gutter remains. Here;
repeated street resurfacing has brought the street level nearly even with
the curb elevation. Also, the curb and gutter along the west side of
Washington Ave. between Island Ave. and Woodlawn Ave. (450 feet) are very
deteriorated. On Davis Ave. and on the north side of Barnes Ave., curbs
and gutters are generally in good condition.
Multiple Access Ramps: Ramps to aid the handicapped and people with
strollers, shopping carts, etc. do not exist at any of the intersections
in the NDA. Michigan Act No. 8 of the Public Acts of 1973 requires that
access ramps be constructed at intersections wherever curb repairs are made.
Sidewalks: Approximately 26,740 square feet (about 835 squares) of
sidewalk are in hazardous condition or are significantly damaged. Along
Reo Ave. and the east -west portion of Woodlawn Ave., sidewalk widths vary
from three feet to five feet. No sidewalk exists at four locations in
the NDA: on the east side of Reo Ave., north from Woodlawn Ave. for 85
feet; on the east side of Woodlawn Ave., across from Moores Park School
(insufficient right-of-way exists here for a sidewalk); for 275 feet along
the east side of Todd Ave., north of Mt. Hope Ave.; and all along Bank St.
A portion of the sidewalk on the west side of Washington Ave., between
Woodlawn Ave. and Island Ave., is very deteriorated (200 feet of 6-foot
wide sidewalk).
Sewers: NDA #4 is served by a combined storm and sanitary sewer
' system which can result in raw sewage being dumped into the river. Because
Michigan Act 245 of the Public Acts of 1929, as amended, prohibits such
dumping, the NDA's sewers are considered inadequate. In addition, federal
' Public Law 92500, passed in October, 1972, states that the discharge of
pollutants into navigable waters must be eliminated by 1985. This can be
accomplished either by installing retention basins or by separating storm
43
sewers from sanitary sewers. The City of Lansing has completed a 201
Facilities Study of the city's sewer system and the results of a con-
sultant's Sewer System Evaluative Study (SSES) are expected within a
year. The findings of these studies will help direct Lansing's action.
There is no plan, however, to use Community Development funds to meet the
sewer needs in the NDA. Few sewer -related problems are reported by resi-
dents in the area.
Water System: The water system in the NDA is adequate to meet the
current standards. The only portions that do not meet present demands are
on Reo Ave. and Woodlawn Ave. Minor revisions that' the Board of Water and
Light will do at its expense will sufficiently upgrade the system. Within
the NDA, there are 170 privately owned, plumber installed water services
which the customers are required to maintain. Although some of these ser-
vices may include lead pipes, there is no indication of possible lead
poisoning occurring. Conversion to Board of Water and Light water service
would only be required if a property owner were unable to maintain the
service in good repair.
Electric Facilities: The electric distribution facilities in the NDA
are adequate to serve the area's demands. The Board of Water and Light
has a periodic maintenance program and will replace out -dated equipment as
the need arises. Existing street lighting in the NDA is all 175-watt
mercury vapor lights. Most of the area has mast -arm style lighting. The
only area with underground cable is Barnes Ave. from Washington Ave. to
Bradley Ave. Barnes Ave. also has 32-foot concrete standards on the boule-
vard with double 175-watt mercury vapor lighting units on them. This area
meets the Board's guidelines for residential lighting on local streets in
the city. The Board will install alley lights whenever at least 51% of a
block's property owners submit a petition, through the City Clerk's Office,
requesting alley lights.
Gas Mains: According to Consumers' Power Company, the area's gas
mains are adequate to serve the current and the anticipated loads. The
company only requests the opportunity to renew services prior to any
planned street repair. To renew bare steel services, plastic is either
"inserted in the pipes from mains to houses or it replaces the pipes. This
provides a joint -free, corrosion -resistant service which reduces the poten-
tial for leakage. Also, any inside gas meters would be changed to outside
meters as services were renewed, all at no charge to the customers.
Street Trees: The Lansing Forestry Division reports that there are
259 street trees in the NDA. These trees would benefit from an application
of fertilizer. At least 87 locations exist where diseased or damaged trees
have been removed. There are no street trees along Woodlawn Ave. because
the parkway is too narrow to support the trees' growth.
Infestation: Some NDA residences, especially those adjacent to
commercial uses, are periodically troubled by rats, mice, or roaches. In
addition, river rats are frequently noted along the bank of the Grand River
which borders the NDA.
44
Public Facilities Summary:
- Most street pavements need to be profiled and resurfaced.
- All but one alley is unpaved.
- Curbs and gutters are deteriorated in most of the NDA.
- Multiple access ramps do not exist at any intersections in the NDA.
- Sidewalks are deteriorated in many places.
- There are four locations where no sidewalk exists in the NDA.
- The City is required by law to separate the combined sewer system.
- The NDA's water system, electric facilities, and gas mains are
basically adequate.
- One -hundred -seventy (170) plumber installed water services still
exist in the NDA.
- Property owners may have alley lights installed by petitioning the
Board of Water and Light.
- Two -hundred -fifty-nine (259) street trees need fertilizing.
- Eighty-seven (87) more street trees could be planted.
- The parkway on Woodlawn Ave. is too narrow to support trees.
- Rats, mice, and roaches are present in the NDA.
45
G. ENVIRONMENTAL CONDITIONS
The term environment encompasses a wide variety of elements by which
to measure the quality of life in a neighborhood. These elements tradi-
tionally include air, noise, water, soil, wildlife, vegetation and other '
natural features of an area, but also can be extended to include the
human resources of a neighborhood and the systems and features created by t
people. The function of this section will be to review the more traditional
subject matter related to environmental concerns.
Air Pollution: The Air Quality Division of Michigan's Department of
Natural Resources operates an air monitoring station within the NDA
boundaries. It is located at Fire Station #5, 1821 Todd Avenue. Equipment
there measures suspended particulate matter and concentrations of sulfur
dioxide. Measurements taken at the station show that the area's air quality
has improved, overall, in recent years.
The amount of particulate matter in the NDA's air has been decreasing '
since 1976. Only once in 1977 and once again in 1978 did 24-hour measure-
ments of particulate matter exceed the standard acceptable density for the
welfare of vegetation (150 micrograms per cubic meter). At no time did '
the density exceed the standard for the welfare of humans (250 micrograms
per cubic meter). There were no violations of these standards in 1979. In
none of these years did the amount of sulfur dioxide present in•the air
exceed acceptable limits. Also, the Board of Water and Light is currently
proceeding with construction of three (3) flue stacks at the Eckert/Moores
Park generating plant immediately north of the NDA. These new flue stacks
are expected to bring the plant into compliance with federally regulated
sulfur dioxide emission standards.
Noise Levels: Noise levels are measured in decibels. One decibel is '
approximately equal to the threshold of hearing for humans. No noise
measurements have been taken within NDA #4 to establish noise levels, but
it is believed that such levels are consistently below the 70 decibels
considered safe by federal standards. Major sources of noise emissions
that are considered out of character with residential neighborhoods include
the following:
- traffic on South Washington Avenue;
- traffic on West Mt. Hope Avenue;
- the noise from normal operations at the Atlas Drop Forge;
- Oldsmobile's public address system; ,
- the noise from escaping steam at the Board of Water and Light's
power plant.
The sources identified above produce intermittent noise emissions.
46
IH. NEIGHBORHOOD URBAN DESIGN
' • Neighborhood urban design may be defined as the physical characteristics
of an area that give it visual identity within a community. The physical
layout of streets, the condition and types of housing, the kinds -of building
' materials, the natural features of the land, and the surrounding land
uses create the visual identity of a neighborhood. Urban design features
can be either positive or negative. Some need to be enhanced or emphasized
to improve an area's design, while others need to be de-emphasized or
eliminated. Some of the urban design features of NDA #4 are listed below.—
/
Positive Features
- The variety of housing types, sizes, and design features lends interest
to the area.
- Large, older homes along Moores River Drive lend an aura of elegance to
this portion of the neighborhood.
- Although most of the houses in the NDA are more than sixty years old,
they are generally in good structural condition. Many property owners
have invested in repairs to maintain or improve the structures' condition.
- NDA #4 has many mature trees that enhance the appearance of the area.
The Grand River provides scenic views and is used for recreational
purposes.
- The Grand River also serves as a natural divider between the neighborhood
and industrial activity to the north. Vegetation along the river bank
helps screen industrial sites from the residential area's view.
- Moores Park, which borders the NDA, is a focal point for the neighborhood.
It is one of the better designed neighborhood parks in the city and con-
tains many recreational facilities for public use.
- Moores Park is the site of the oldest outdoor pq!�lic pool in Michigan,
and perhaps the oldest such pool in the nation.— Moores Park Pool
is of architectural interest because it is actually constructed above
the ground, into the side of a hill, rather than below the ground.
Also, the pool was the first in a school and park combination. Built
in 1922, Moores Park Pool has been in continuous operation ever since,
except for brief periods when repairs were being made. The Moores family
donated a large portion of the funds required to build the pool. The
United States Department of the Interior and the City of Lansing are
currently spending $553,682 to renovate the pool.
1/
A major source of this data was the results of a neighborhood questionnaire
to which 25% of the area's households responded. (See Appendix 5.)
2/
According to records in the Lansing Parks and Recreation Department, one
other pool in the nation also claims this title. That pool began construc-
tion first, but Moores Park Pool opened first.
47
- Moores Park School, also just outside the NDA, is another focal point
for the neighborhood. The school is attractively developed and an
excellent facility for community use.
- Moores River Drive and Barnes Avenue are local streets that have attrac-
tive landscaping and offer pleasant views to motorists and pedestrians.
- The boulevard dividing Barnes Avenue has potential for further landscaping
improvements.
Negative Features
- Many houses in-NDA #4 need painting or siding. Some housing deteriora-
tion exists in each block.
- Several large houses, originally designed for one family's use have been
converted to multiple unit use. Exterior alterations required by these
conversions (for example, added doorways, stairways, and parking areas)
are sometimes out -of -character with the surrounding neighborhood. '
- In some blocks, large houses are crowded onto very small lots. This
results in a shortage of parking areas and green spaces. '
- Several single residential parcels of land contain two houses instead
of one.
- Frequently driveways must be shared.
- Some houses have been built oriented toward alleys.
- In places where too many houses have been built too close together on
unusually platted parcels of land, layout is confusing. Property
boundaries may be difficult to determine. This can promote conflicts
over owners' rights and responsibilities. ,
- NDA #4's alleys not only provide access to residential structures
(sometimes the only access to a structure), but sometimes are also ,
used as parking areas and thoroughfares.
- The alleys are generally unpaved, poorly maintained, poorly lighted,
and inadequately drained. '
- Utility poles and wires are a dominant source of visual pollution '
in the neighborhood.
- Most streets need resurfacing and many portions of curb, gutter, and
sidewalk need repair.
- Where houses lack an adequate parking area, front lawns have been used
for parking. These lawns have then become unsightly as mud and tire '
ruts replace grass and other vegetation.
i
Water Pollution: The combined storm and sanitary sewer system serving
the NDA contributes to the pollution of the Grand River during storm periods.
Unpleasant odors are noticeable during the river's low flow periods in the
summer when dissolved oxygen is at its lowest concentration. Normally the
water quality is acceptable with respect to federal and state water quality
standards. Nearby potential sources of pollution include the Board of
Water and Light's power generating plant and the Oldsmobile plant which
discharge cooling water into the river. Both operations, however, currently
comply with their National Pollutant Discharge Elimination System (NPDES)
permit level as issued by the Environmental Protection Agency.
Fire Safety: Some housing units in the NDA are extremely close
together which could make it difficult for firefighting apparatus to con-
tain and extinguish a fire. Some housing inspections in the area also
suggest that many houses have fire hazards due to electrical deficiencies
and improper storage of materials.
Solid Waste Disposal: NDA #4 is served by the City of Lansing's
Solid Waste Disposal Program. However, solid waste disposal problems still
exist in the neighborhood. Improper storage of garbage bags is a major
problem identified by area residents because stray dogs frequently tear the
bags open. The resulting litter constitutes a health hazard and detracts
from the visual appearance of the area. For information about t'he.Gi-ty-of
Lansing's Solid Waste Disposal Program, including collection of.gsa.rbage,
bulk items (e.g., old furniture), leaves, and lawn clippings, resi-d-en.ts`
may call the Lansing Public Service Department.
Environmental Conditions Summar
Air pollution is not a problem in the NDA, partly because of measures
that have been taken to reduce emissions.
- Several sources of intermittent loud noise are near the N.D.A.
Hearing this noise occasionally may be irritating, but it is not
dangerous.
- Combined storm and sanitary sewers contribute to the pollution
of the Grand River.
- The Board of Water and Light and Oldsmobile plants discharge
permitted levels of cooling water into the river.
- Overcrowded lots create fire protection problems for any burning
structure as well as for adjacent structures.
- Improper maintenance, storage, and disposal in and around structures
causes fire hazards and promotes health problems.
49
- Commercial properties and their adjacent storage buildings along South
Washington Avenue intrude into the residential area. The rear portions
of these buildings are unattractive, but clearly visible from the
neighborhood.
- The parking lot for the church on South Washington Avenue intrudes
into the residential area.
- An unsightly billboard is located near the railroad tracks in the
southeast corner of the NDA.
- Vegetation along the river is wild and uncared for and blocks access
to the riverfront.
- Debris is found in the river.
- The major landmarks that surround the NDA and dominate one's view are ,
nonresidential uses (the power plant, commercial buildings, and an
industrial/warehousing complex). These neither provide appealing 1
entryways to the NDA nor present a pleasant view to NDA residents.
Neighborhood Focal Points and Landmarks ' I
Focal points are activity areas that help residents define and identify
with their neighborhood. Landmarks, which are sometimes also focal points,
are prominent physical -features that are peculiar.or unique to an area.
Several focal points and landmarks are located within NDA #4 and others are
situated close by. These include Fire Station #9, on Todd Avenue; the commer-
cial strip along South Washington Avenue; Moores Park; Moores Park School;
South Baptist Church; the Board of Water & Light's Eckert Power Plant and access
bridge; the Lansing Industrial Center; and the former site of the Diamond Reo
plant (currently vacant land).
Design Summary
The NDA has several resources which could amplify the visual character of
the area as well as several problems which could be corrected to improve the
overall appearance of the neighborhood. Suggested actions include the
following:
a. Improve the exteriors of houses.
b. Selectively clear blighted housing units.
c. Limit conversions of single family homes to multiple dwellings.
Reduce illegal conversions. Evaluate conversions with respect
to existing housing density, parking requirements, open space
requirements and character of the surrounding neighborhood.
d. Develop a selective redevelopment plan for McIntyre Court and
for the housing units along Mt. Hope between Todd and Davis Streets.
50
e. Require that driveway or parking areas be paved.
f. Make improvements to street surfaces, curb and gutter stretches,
and sidewalks as needed.
g. Better define the alley network in the area by paving and main-
taining the right-of-way and providing proper street lighting.
h. Reduce visual clutter by eliminating utility poles and wires
where possible or placing them underground.
i. Landscape and plant trees on the median in Barnes Ave. and along
Woodlawn Ave.
j. Improve the level of maintenance of landscaping and lawns around
residential units.
k. Discourage non -local traffic from proceeding through the neighbor-
hood. It is suggested that more stop signs be added in the area.
1. Enforce more effectively the Front Yard Parking ordinance and
Junk Yard Ordinance.
m. Provide alternative parking areas in blocks whose open space is
lacking or driveways are non-existent.
n. 'Establish an organization involving residents'from the community
and businesspersons along South Washington Avenue. This organization
would explore ways to make commercial areas more attractive and better
maintained. Develop screening and buffering plans..
o. Make the Riverfront more accessible and remove debris where it has
collected.
p. Screen parking lots that extend into residential areas. The parking
lot in the 200 block of West Mt.. Hope Avenue is a good example of
what landscaping can accomplish to minimize the effect of a paved
parking area.
q. Accentuate the "edges" of the neighborhood by improving the design
and the physical condition of developed areas along South Washington
Avenue and along West Mt. Hope Avenue. Improve the natural areas
along the Grand River.
51
A&V 90/9V AMMC�6
Bridge Entry
Add landscaping andscaping or maintain natural
vegetation to accentuate bridge &
make corner,an attractive feature.
Grand River
1. Serves as natural divider
MAP 8 between NDA 4 and power plant
2. Needs to be cleaned up -
too much debris.
3. Accentuate Island here
Power Plant ,
Area andmark dominates
northward views - not bad.
Goa
Reo & Island St.
' To improve appearance, residential area needs:
a. Lawn care
b. Landscaping
c. Paved driveway surfaces
' d. Curb, gutter, street reconstruction
e. Parking Plan
f. Housing rehab, some selective clearance
' 1 1
Good Views of Parkland '
1
' and river rom street.
School/park is attractive „ •
area & neighborhood landmark. I•
•
•mo •
001 .
001 •
ISLAND
Isla
'Isll3
- :. 1
East —�
I o2
Views
1 014
•Vacant
CYI
Reo Property
�` 4021
ZOL 9 "ti UA 0% as 14� �1CIntyre Ct.
N ?
0�1 Need to: - -
zz - REO Will �m' a. Develop more
parking space
b. Selectively
Mi Si9i 141 u, M i21 wt7 1 remove structures
17I 1W 151 141 1III lot • . 14261
Woodlawn
7"'",
Street trees needed here
on0411 GI1 071 I oaI �91 lol Church
zu �zo, 1, Neighborhood landmark
Church Parking
Need to seperate from neighborhood view
COI
1�
15t
I41
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III
wpq 011 101 IWO
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•
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Needs plantings L���
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West View 31 7Ic•
area.
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Front Yards along Smith St.
slope upwards toward residential
structures. 0 • • •
• M: I Y .
Zb1 • so4 on ro:
'N1 w: �:: Sol •
'�l i81Y • 1017 O)1 101 .11� •
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Utility Poles & Wires •1, a, •:z •
::I esa
V$creening, Landscaping Needed .I ,�: Vacant Land.. r :ess
Facade Improvements Needed 1.34 • •
•ss, rl L.'I
Street Lighting
All ;last Lighting a�• •-
Poor -Housing w MT HOPE
takes poor edge
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and facade improvement.
g - Commercial/
Residential
need separation.
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CommerciaT Strip
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neighborhood
landmark
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South Views from Neighborhood
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b. Industry
c. Water Tower
all are landmarks
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• • ar e�Td here.
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Billboards
Design`Improvements
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neighborhood
1 NDA 4 PROPOSALS
1
A. HOUSING REHABILITATION
1 All residential dwellings within the NDA are eligible for either
acquisition or rehabilitation. The particular category for which a
' structure is eligible is determined by the physical condition of the
structure, development problems that may exist on the parcel, and/or the
structure's relationship to public improvements proposed for the area.
1 Eighteen residential structures in the NDA are proposed for acquisition.
Twelve must be demolished because of overdeveloped lots and/or poor physical
1 condition. Five structures are proposed for demolition in order to provide
for redevelopment of the 300 block of Mt. Hope. One structure will be
rehabilitated for continued residential use after a second house on the
1 property (one of the twelve above) has been demolished.
All residential structures that are not being acquired and demolished are
1 required to meet the minimum standards of the Lansing Uniform Housing Code.
These structures are also recommended for rehabilitation activities and are
eligible for financial assistance in making these improvements. The
1 Housing Code requires that all structural, mechanical, and electrical com-
ponents of a structure and all environmental aspects of the surroundings are
not dangerous to the health, safety, or welfare of the residents-V
1 Those items which are noted by qualified inspectors as violations of
the Housing Code must be brought up to minimum standards. The following
1 items are included:
1. Structural Elements. All repairs necessary to assure that the
construction of the building will provide:
a. sufficient structural strength and rigidity;
1 b. necessary resistance to elements;
1 C. adequate protection against decay, insects, rodents, and
other destructive forces.
1 2. Mechanical, Electrical and Plumbing Elements. All repairs necessary
to provide adequate facilities in the dwelling that will meet the
needs of the intended occupants and be of a quality and condition
' which will assure:
1 1/ Lansing Uniform Housing Code, September 25, 1980.
1 55
a. safety of operation;
b. adequate capacity for its intended use;
C. protection from moisture, corrosion or other destructive '
elements.
3. Environmental Elements. All repairs or actions necessary to '
protect life, limb, health, property, safety, and welfare of the
general public, the property owners, and the structures' occupants '
to assure:
a. safety from fire; '
b. security from health hazards;
C. conformance with the zoning code.
In addition, the Citizens' District Council has proposed a set of '
Rehabilitation Standards for NDA #4. These standards are designed to
guide property owners in their rehabilitation efforts by suggesting
additional items which are important for comfortable housing and a plea- '
sant environment. Rehabilitation activities may be funded through the
City's Community Development Financial Services program. If owners parti-
cipate in the program, they must satisfy all of the rehabilitation items in '
addition to complying with the Lansing Uniform Housing Code. The Rehabili-
tation Standards include:
1. Attic Insulation. Every home shall be insulated to reduce the amount '
of heat loss from the dwelling, thereby to conserve use of fuel,
reduce fuel costs, and to provide comfort for the residents. ,
2. Storms and Screens. All exterior windows and doors shall be
provided with storms and screens to reduce heat loss, to protect
against rodents and insects entering the dwelling.
3. Smoke Detectors. Smoke detection equipment shall be provided in '
each dwelling in order to increase residents' protection against
loss of life and property due to fire.
4. Cellars and Basements. In every dwelling, cellars and basements '
shall be free of potentially hazardous or unsafe conditions and
maintained reasonably free from dampness to prevent conditions ,
conducive to the structure's decay or deterioration.
5. Gutters and Downspouts. Each dwelling shall be provided with ,
approved receptacles to carry away water thus preventing roof
drainage from causing dampness in walls or interior portions of
the dwelling. '
56 1
6. Site Improvements. All premises shall be maintained in good order
to enhance the overall appearance of the premises and the neighbor-
hood and to provide for their safe use.
7. Barrier Free Facilities. Households in which handicapped persons
reside may be provided with barrier free facilities, including
one access ramp.
' 8. Security. To provide for basic security within a housing unit,
security measures for doors and windows may be provided.
A category of Optional Repairs and Improvements has been added to
promote even more complete rehabilitation of the area. Homeowners are
encouraged to further upgrade their dwellings and surroundings through
these items.
A detailed description of the improvements in the Housing Code,
Rehabilitation Standards, and Optional Repairs and Improvements is found
in the Appendix, Exhibit #1.
Housing Rehabilitation Activities
The following residential structures qualify for repairs to correct
Code violations, undertake Rehabilitation Standards, and implement
Optional Repairs and Improvements as defined in the Neighborhood Housing
Improvement Guidelines and the Community Development Financial Services
program. (See Appendix, Exhibits #1 and #2.)
S. Washington Avenue
1318 (residential portion
1320 (residential portion
1612
.1614
1708
1712
1716
1718-1720
1722
1728
1818
Island Avenue
106 (residential portion
109
110
111
114
117
121-123
124
128
130
131
135
Reo Avenue
only) 1406
209
only) 1408
211
1411
212
1412
213
1416
216
1417
217
1419
219
1423
220
205
1426
208
only)
57
Woodlawn Avenue
112
215
118
217
120
218
122
223
125
224
126
225
129
227
133-135
228
134
232
139
233
202
236
204
237
214
240
W. Barnes
Avenue
108
221
116
222
117
223
118
224
120
225
121
300
122
301
125-127
304
126
307
200
309-311
201
310
202
312-314
205
313
207
317
208
321
211
325
212
326
213
327
215
400
216
401
220
Moores River
Drive
ill
226
117
229
119
230
123
236
125
301
203
307
205
311
214
315
216
319
218
323
221
327
222
401
225
W. Smith
Avenue
110
220-222-224
ill
225
114
226
117
227
118
301
120
305
121
307
122
309
125
311
127
312
200
313
203
315
208
316
209
318
210
323
211
324
214-216 325
217
326
218
329
219
403
W. Mt. Hope Avenue
206
Bank Street
114
118
Davis Avenue
1609
1817
1610
1821
1616
1824
1617
1825
1620
1828
1621
1829
1710
1832
1713
1833
1716
1834
1717
1720
1837-
1724
1838
1728
1839
1808-1810
1842
1809
1843
1811
1846
1816
1848
Coleman Avenue
1600
1809
1601
1810
1604
1811
1606
1812
1607
1816
1609
1817
1610
1819
1616
1820
1617
1823
1620
1824
1711-1713
1825
1715
1826
1716
1829
1720-1722
1830
1721
1832
1725
1836
1727
1838
59
McIntyre Court
1425
1427
Todd Avenue
1610
1721
1611
1726
1616
1810
1712
1813
1713
1816
1716
1818
1717
1822
1720
1826
1828
B. PROPERTY ACQUISITION
Seventeen (17) residential properties and four (4) vacant parcels are
proposed for acquisition. These properties contain eighteen (18) resi-
dential structures and twenty-one (21) housing units. Seven of the
residential structures will be acquired because of their extremely poor
condition. Six other residential structures will be acquired because of
their physical condition and lot overcrowding. Five structures and four
vacant lots will be acquired, combined with other city -owned property,
replatted, and redeveloped for residential use.
Acquisition Activity 1: Physical Condition
The properties listed below will be acquired to remove houses which
are not feasible to rehabilitate. The Building Safety & Development
Department and the Planning Department have determined that these structures
have deficient electrical, mechanical, or structural elements, or a combina-
tion of these conditions. The structures will be demolished and the remain-
ing parcels will be used as shown on the land disposition map (MAP 11). An
easement will be retained on 1424 Reo Avenue so that it would be possible
to construct a footpath to the river in the future.
1324 S.,Washington Avenue
1413 Reo Avenue
1424 Reo Avenue
206 Woodlawn Avenue
130 Woodlawn Avenue
320 W. Mt. Hope Avenue
322 W. Mt. Hope Avenue
Acquisition Activity 2: Physical Condition and Overcrowding
The properties listed below will be acquired not only because of their
poor physical condition, but also because of their inadequate lot size.
Each of these acquisitions involves a house constructed behind another
house with no direct access to the public street or walkway. The houses
at 120 Island Avenue and at 118 Island Avenue are constructed on the same
parcel. In this case, only the rear structure will be demolished. The
other structure will be rehabilitated for continued residential use. The
other properties will be replatted as shown on the land disposition map
(MAP 11). An easement will be retained on 2182 Woodlawn Avenue so that it
would be possible to construct a footpath to the river in the future.
1606 S. Washington Avenue
118 Island Avenuet
120 Island Avenue) on the same parcel
2182 Woodlawn Avenue
203 Reo Avenue
2032 Reo Avenue
.E
Acquisition Activity 3: Redevelopment
The structures listed below will be acquired to assemble property for
environmental screening, replatting, and redevelopment. These parcels and
those listed in "Acquisition Activity 4" will be used as indicated on the
future land use map (MAP 16). The Lansing School District will be offered
the opportunity to purchase the replatted land for use by its housing
construction classes as sites for new construction. Houses built by these
classes in the NDA must be of a style compatible with neighboring structures
and must meet the NDA's Rehabilitation Standards.
300 W. Mt. Hope Avenue
308 W. Mt. Hope Avenue
310 W. Mt. Hope Avenue
322 W. Mt. Hope Avenue
326 W. Mt. Hope Avenue
Acquisition Activity 4: Vacant Parcel Redevelopment
The vacant properties listed below will be acquired to complete the
assemblage of land for redevelopment. These parcels will be used as shown
on the future land use map (MAP 16).
304 W. Mt. Hope Avenue
1830 Todd Avenue
1832 Todd Avenue
1834 Todd Avenue
Property Disposition '
Parcels vacated as a result of acquisition and acquired vacant parcels
will be used in one of the following ways:
1. To provide space for neighborhood improvements.
2. To be replatted as additions to neighboring parcels
to eliminate overcrowding.
3. As sites for new construction or as relocation sites
for structures moved from other parcels.
4. To provide space for screening and buffering.
The proposed land disposition for acquired parcels is shown on the proposed
property disposition map (MAP 11). The land disposition policy is described
in the Appendix, Exhibit 4.
� 61
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'
C. PUBLIC FACILITIES
Many improvements to the public facilities in the NDA are being
'
recommended to support the rehabilitation of the area.
Streets - Remove top layer and resurface Island Avenue, Moores
River Drive, Barnes Avenue, Davis Avenue, Coleman Avenue (except
the 1600 block), and the east -west portions of Reo Avenue and
Woodlawn Avenue. (See MAP 12.)
Alleys - Pave all alleys to a 10-foot width. This will require
rebuilding the east -west alley between the 1800 blocks of Todd
Avenue and Coleman Avenue. (See MAP 12.)
Curbs and Gutters - Remove and replace the worst curbs and
gutters, approximately 12,300 feet. (See MAP 13.) Increase
the turning radius for southbound traffic on Todd Avenue turning
west onto West Mt. Hope Avenue by setting the curb back. This will
make it easier for fire engines to turn right onto Mt. Hope.
Parkway - Repair the parkway where damaged as a result of curb
'
construction or sidewalk replacement. At these portions of the
parkway, the soil should be properly prepared, seeded and mulched.
Multiple Access Ramps - Construct 45 multiple access ramps in the
NDA for use by people with'wheel chairs, strollers, shopping carts,
etc., at all intersections except on Washington Avenue.
Sidewalks - Replace approximately 26,740 square feet of sidewalk,
about 835 squares that are either in hazardous condition or are
moderately damaged. Implement a uniform sidewalk width along
Woodlawn Avenue.
'
Driveway Approaches - Replace 38 damaged or steep driveway
approaches. Pave 45 earth driveway approaches. Widen 9
driveway approaches to an 8- to 10-foot width.. .(See MAP 14.)
Forestry - Fertilize all existing street trees in the NDA
259 trees).._ Plant 100 trees that are 32 inches in diameter.
The new trees would be primarily varieties of maple and hawthorn.
These trees will be planted at existing street tree planting sites
except along Woodlawn Avenue where the parkway is too narrow to
grow a tree. These trees will be planted in each residence's
front yard, with the property owner's consent.
(See MAP 15.)
Rodent Control - Provide a prevention and control program in
the NDA.
'
77
Traffic Circulation - Construct a cul-de-sac at the northwest'
ben o 0o awn venue. This will prevent traffic from cut-
ting through the northern portion of the NDA on local streets
for nonlocal destinations. Temporarily place.a sign prohibit-
ing right turns from Island Avenue onto Reo Avenue until this
cul-de-sac is completed. Vacate the north -south portion of
Woodlawn Avenue to the Lansing School District for additional
parking at Moores Park School. (See MAP 16.) Delete the
yield sign on Woodlawn Avenue at Moores River Drive. Create
3-way stops at Moores River Drive and Davis Avenue and at
t1oores River Drive and Todd Avenue to slow traffic near the
school. Create 4-way stops at Barnes Avenue and Beal Avenue
and at Barnes Avenue and Todd Avenue to discourage excessive
speed on Barnes Avenue. Reverse the stop signs to stop traffic
on Smith Avenue at Beal Avenue and at Todd Avenue to discourage
racing. Install a sign saying "Caution: Blind Drive" for
southeast -bound traffic on the bridge from the Board of Water
& Light plant to Island Avenue. Install a stop sign at the south-
east end of the bridge from the Eckert Power Plant for the addi-
tional safety of residents on Island Avenue. These changes are
reflected on the proposed traffic circulation map, MAP 17 .
Environmental Barrier - Construct a landscaped earth. berm
the 300 block of West Mt. Hope Avenue. This berm will separate
the residences to the north.from the sights and sounds of the
street and the industry to the south. Maintenance of the berm,•
once constructed, would be the responsibility of the owners of
1845 Davis Avenue and 1836 Todd Avenue.
D. ESTIMATED PHYSICAL DEVELOPMENT PROGRAM COSTS
Estimated costs have been assigned to each item within the program
recommendations. Public improvement costs were estimated by the department
or agency responsible for implementing each improvement. These estimates
were determined by examining costs of similar improvements and allowing for
inflation as well as any significant differences in the project. Housing
acquisition costs were based on the assessed value of the structure multiplied
by a factor of 3.0 to give approximate market values. To this amount was
added $2000 for closing costs, $1000 for operating costs (such as emergency
repairs prior to relocating residents), and $2500 for demolition. Relocation
costs for owner occupied units were established at $15,000 (maximum per
unit) plus $500 for moving expenses. Renters were allowed a maximum of
$4000 as relocation cost plus $500 for moving expenses. All of these costs
will be funded by the Community Development program. Both homeowners or
their lending institutions and the Community Development program will con-
tribute to the cost of rehabilitating houses in the NDA. Thirty-five percent
of the Community Development budget for NDA #4 is being allotted for housing
rehabilitation. It is anticipated that the private sector will contribute
an additional $493,000 for housing rehabilitation, for a total of $1,319,704
for rehabilitation.
5ieEEr �Eoaizs
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MAP 13
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MAP 15
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MAP 16
MAP 17 1 Caution = glitnd 0✓►ye, �� _ 'I
-fernPerar INo RWF{T TURN,
Sign QroWtb'tts bridge, -traRiG
etirom rr)in� o •Fo (Reo foie•
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5vmrfh V.d7i,
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oat
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89
pare Pre.cy4pt �tgnal - afi Mt. HoPa IUas` iMgfo>n
nn 031
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ow
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m11.
It should be noted that all of the following figures are estimates
and that actual experience will determine whether or not these costs need
to be modified. Physical Development Program costs for proposed activities
include:
Estimated acquisition and demolition cost for
eighteen residential structures on seventeen
parcels and four vacant parcels
(one structure not to be demolished)
Estimated relocation cost
Estimated rehabilitation cost for the 261
remaining residential structures (C.D. funds =
826,704 and private sector funds = 493,000)
Total estimated costs associated with housing
Estimated cost of public improvements
Reserve for contingency
= 385 ,'800
151,500
1,319,704
1,857,004
500,127
497,881
Total costs for NDA #4 (including 2,362,012 C.D.
funds and 493,000 private funds) _ $2,855,012
All costs are further detailed in the Appendix, Exhibit 3.
E. FUTURE LAND USE PLAN
Future Land Use
Land use in NDA #4 will not change markedly. Single family residential
development will remain the primary land use and most of the scattered
two-family and multiple -family uses will remain. In addition, the institu-
tional and commercial uses in the area will continue to exist.
As a result of the acquisition and demolition of substandard houses,
the development of public improvements, and the redevelopment of the 300
block of Mr. Hope Avenue, 267 residential structures will exist in the NDA.—
1/
These include the_26 multiple family structures as well as 69 of the 72 two-
family structures that currently exist in the neighborhood. Creation of the
Woodlawn Avenue cul-de-sac and vacation of the north/south portion of that
street to Moores Park School will slightly increase the land area used for
parking. Vacant land will be reduced by the Mt. Hope redevelopment project.
The continued residential use of the majority of the NDA will be in basic
conformance with the City's Master Plan. Table 4 on page 92 presents a
breakdown of units, structures, and land area that will be devoted to particu-
lar uses. MAP 18 on page 93' details the future land uses.
1/
This total includes the four single family residential structures that
the School District classes will construct as part of the Mt. Hope
redevelopment project and three mixed (residential and commercial) uses.
91
TABLE 4
Summary of Future Land Use
NDA #4
Land Use
Acres
of Land
Percent
of Land
Number of
Primary
Structures
Number of
Housing
Units
RESIDENTIAL USES _
31.32
49.62•
267
407
Single Family
20.01
31.70
169
169
Two Family
8.13
12.88
69
138
Multiple Family
2.97
4.71
26
95
Mixed Residential
0.21
0.33
3
5
& Commercial
0
0
(Glo Barber Shop
or 3 Vacant Shops)
Vacant Residential
0.00
0.00
0
0
Land
BUSINESS & WhuLESAIE USF�
3.50
5.54
13
---
Quality Dairy Store, Plant,
1.54
2.44
4
---
Office and Storage)
Strelinger Industrial
0.39
0.62
1
---
Supplies
Dave's Discount Furniture
0.39
0.62
1
---
Clark's Service Station
0.33
0.52
1
---
(Vacant)
Benda's Little Freeway
0.29
0.46
1
---
Service Station
Min -A -Mart Grocery
0.17
0.27
1
---
Exteriors of Lansing
0.14
0.22
1
---
Gay's Used Cars
0-11
0.17
1
---
South Lansing Garage
0.09
0.14
1
---
Huss Structurals
0.05
0.09
1
---
COMMUNITY FACILITIES
3:16
5.01
2
---
Glenn Is and Undeveloped
1.63
2.58
0
---
Park Land)
South Baptist Church
0.82
1.30
1
---
Todd Street Fire Station
0.71
1.13
1
---
No. 5
PARKING LOTS
4.03
6.38
---
---
outh Baptist Church
1.85
2.93
---
Quality Dairy
1.03
1.63
---
---
Atlas Drop Forge
0.74
1.17
---
Moores Park Elementary
0.41
0.65
---
School
PUBLIC RIGHT-OF-WAY
21.12
33.45
---
---
Streets and Side.•ialks
20.26
32.09
---
---
Alleys
0.86
1.36
---
TOTAL
63.13
100.00
283
408
t
r4lfa& U109 WK
CI ONE 4,01t y &QjPfiVT/AG
❑ Two'
❑ 41171PU FAM/Gy 41,AA 71,C
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IG 151191
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&2
W. MT. HOPE
93
MAP 18
3
Future Zonin
Zoning in NDA #4 will remain primarily residential. Illegal uses
will be returned by code enforcement to conformance with the neighborhood's
current zoning districts. Legal nonconforming uses may continue, except
those being acquired and demolished.
The properties at 109 Island Avenue and 111 Island Avenue are proposed
for rezoning from F Commercial use to C2 Two Family Residences. These
properties are currently used for single family residential structures. In
addition, there are ten properties proposed for rezoning from DM Multiple
Family Residences to C2 Two Family Residences to encourage less intensive
use of this land. The ten properties are located north of Woodlawn Avenue,
west of Reo Avenue, and south of the Grand River. The rezoning will coincide
with the current use of nine of the ten properties. On the tenth property,
multiple -family residential use would be permitted to continue as a legal
nonconforming use.
Other existing zoning districts in the NDA are not proposed for change.
MAP 14 illustrates the future zoning districts for NDA #4. Table 5
summarizes the acreage in each district.
Table 5
Summary of Future Zoning.
-NDA #4
Percent of
Zoning Acres Zoned Land
C2 Two Family Residences 31.67 77.75
DM Multiple Family Residences 2.74 6.73
F Commercial 3.44 3.45
G Business 0.09 0.22
H Light Industrial 2.63 6.46
J Parking 0.16 0.39
TOTAL 40.73 100.00
95
�!/�ORF ZON/N6'
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OM MUG7T1�i�=��44�'�
6 COMME2C/gL
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MOORES RIVER
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1191
N
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171
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t41 I60f
131 I
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IZI 1610
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0
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AI 181
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el3 on
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97
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1
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4bx ml Lm 2LI F
4pl Oxl 151 �
as 031
M11 a41 all 1
lei, o51 I G
an ow ell _
U29 091 t%
MAP 19
F. PHYSICAL PROGRAM IMPLEMENTATION AND RELOCATION
All development activities for NDA #4 will be coordinated by the City
of Lansing's Building Safety and Development Department, pursuant to the
authority and responsibility of the City Charter, adopted September 7, 1978,
and the Mayor's Reorganization Plan, adopted December 18, 1978. This
department will coordinate, but not be limited to, all of the administrative
functions described below:
1. The delivery of housing rehabilitation services
2. The enforcement of the Code of Ordinances for the City of
Lansing
3. The acquisition and disposal of designated structures and
parcels
' 4. The relocation of displaced persons
5. The improvement of public facilities and services
Some of the details of responsibilities and implementation procedures
are discussed below.
Housing Rehabilitation
The Redevelopment Division of the Building Safety and Development
Department is responsible for administering the Community Development
Financial Services Program •to provide funds to homeowners in the NDA for
all repair and improvement costs which qualify under the program. The
Financial Services program, as proposed by the City of Lansing, accepted
by the Citizens' District Council, and a.pproved by the City Council will
include the following:
1. Rebate incentives for those who are able to finance the rehabili-
tation costs. Rebate amounts would be equal to either 33.34% or 40.00% of
the lowest contract cost of rehabilitation, depending on the household
income.
2. Deferred loans (grants) of up to $15,000 for those clearly unable
to finance the rehabilitation effort. Certain future residency requirements
are necessary for complete deferment of this amount. In addition, the
property must be maintained to minimum standards of the Lansing Uniform
Housing Code. Any portion of a deferred loan award that exceeds $15,000
would be recorded as a permanent lien on the property at 0% interest. Lien
repayment terms are discussed further in Exhibit #2 in the appendix.
3. Credit Counseling, Debt Consolidation and Refinancing for those
persons unable to obtain a bank loan.
4. Combinations - Any combinations of the above financial tools can
be used.
These financial tools may be used for all owner occupied units.
Absentee owners or owners of multiple structures qualify for rebate incen-
tives specified in the program, but do not qualify for grants. The City
will attempt to be flexible enough in the program to meet the needs of all
individual homeowners. Further details of the financial services program
are in Exhibit 1#2 in the appendix.
Other activities and responsible agencies in the implementation of the
housing rehabilitation services are:
Housing Activity Responsibility
Publicize procedures for obtaining Planning Department and Redevelopment
rebates and grants for housing Division of Building Safety and
improvements Development Department
Process requests for rezoning or
zoning variances
. Inspect property
Process applications and verify
financial status of applicants
Zoning Division of Planning
Department
Rehabilitation Division of Building
Safety and Development Department
Redevelopment Division of Building
Safety and Development Department
Prepare assessor's impact statements City Assessor
Determine method of financial
assistance for each applicant
Amend development plan
Secure financial agreements
Prepare bid documents
Assemble bidders' lists
Obtain bids and select contractors
Review proposed housing rehabili-
tation work
Transmit approvals to bank
Notify applicants and Redevelopment
Staff of acceptance or rejection
Close financial agreements
Perform housing rehabilitation work
Inspect housing rehabilitation work
100
Redevelopment Division of Building
Safety and Development Department
Planning Department and Redevelopment
Division of Building Safety and,
Development Department
Redevelopment Division of Building
Safety and Development Department
Rehabilitation Division of Building
Safety and Development Department
Rehabilitation Division of Building
Safety and Development Department
Redevelopment Division of Building
Safety and Development Department
Redevelopment Division of Building
Safety and Development Department
Redevelopment Division of Building
Safety and Development Department
Financial institution
Financial institution and Redevelop-
ment Division of Building Safety
and Development Department
Contractors
Rehabilitation Division of Building
Safety and Development Department
Prepare final reports Redevelopment Division of Building
Safety and Development Department
Disperse funds Redevelopment Division of Building
Safety and Development Department
IMethod for Obtaining Relocation Housing
Relocation of Displaced Persons: All persons displaced by Community
Development activity within the NDA will be relocated in accordance with
the relocation program established by the City of Lansing. The overall
relocation program is the responsibility of the Redevelopment Division of
' the Building Safety and Development Department. Relocation services for
families and individuals are coordinated by the Community Development
Housing Relocation Office, a centralized relocation agency funded by
' Community Development and operated under the direction of the Redevelopment
Division.
' Supply of Relocation Housing: An estimated 19 households (40+
individuals) will be displaced by acquisition activities in NDA #4.
This represents 4.5% of the NDA's households. Of these, 2 households
' are minorities and 17 are white. Area -wide, minority population is
approximately 9%. Incomes of those families to be displaced are not
currently available. The 1970 annual median income for the area, however,
was $10,805.
The City's housing supply indicates that suitable standard condition
relocation housing within the rents or prices affordable by the affected
households is available for these households. According to the approved
Housing Assistance Plan for the City of Lansing (Table 1 - Survey of
Housing Conditions, fiscal 1978) there were 2,090 standard condition
vacant dwelling units in the housing supply. This represents four percent
of Lansing's total housing supply. Other information on characteristics
of Lansing's housing stock is available in the fiscal 1978 Housing Assistance
Plan for the City of Lansing.
' Sources of Relocation Housing: The Relocation Office has contact with
real estate brokers in the area to secure their rental and sales listings.
The Relocation Office also maintains listings of names and addresses of
' real estate agencies, brokers, and boards in the area which deal in property
that may be appropriate as a relocation resource and which is available on
a non-discriminatory basis. The local newspapers are also checked for
advertisements of suitable accommodations. From these sources the Relocation
Office will obtain accommodations to which it can refer relocatees. Before
any referrals are made, however, the property will be inspected to establish
whether or not it meets the relocation standards. The Relocation Office will
' utilize the periodic listings of FHA and VA acquired properties which are
available for inspection by all relocation families and individuals. The
1 list of relocation resources will not include housing which is scheduled for
clearance under existing or proposed projects or other governmental activity.
1
101
Relocation Standards: The Relocation Office and the Code Enforcement
Division of the Building Safety and Development Department will inspect
each dwelling unit to which a relocation family or individual moves to
determine whether or not the dwelling meets relocation standards. The in- '
spection will deal in the following areas: sanitary facilities, cooking
facilities, heating facilities, lighting facilities, structural condition
and occupancy capacity.
Relocation housing, to be acceptable, must not be subjected to unreason-
able environemental conditions, natural or manmade, must be reasonably acces-
sible to places of employment, and must be generally not less desirable in _
regard to public utilities and commercial facilities than the project area.
Temporary Relocation: A family or individual will not be asked to '
accept temporary relocation unless it is necessary to accomplish certain
project objectives without unreasonable delay. '
102
FUTURE SITE DEVELOPMENT
W. MT. HOPE
103
z
0
x
,MAP - 20
APPENDIX - EXHIBIT #1
NEIGHBORHOOD HOUSING
IMPROVEMENT GUIDELINES
' NDA #4
' OBJECTIVES OF REHABILITATION PROGRAM
1. Code Compliance:
' Since the Lansing Uniform Housing Code provides minimum requirements
for all existing residential buildings within the City of Lansing, it
' is herein to be utilized as the minimum guidelines for all residential
rehabilitation work to be undertaken in the development area.
The code compliance objective is to correct all violations that exist,
as determined byy the Building Official or his authorized representative, -
in order to protect life, limb, health, property, safety, and welfare
of the general public and the property owners and residents of residential
buildings._
The objective of the Rehabilitation Standards is to provide better
housing along with reduced operating and maintenance costs, and to
improve long-term residential values and neighborhood conditions.
3. Optional Repairs and Improvements:
The objective of the optional repairs and improvements is to provide
additional ways to further improve the structures and living environment
of the neighborhood.
AUTHORITY
The Building Official will be authorized and directed to administer,
interpret, and enforce all of the adopted Neighborhood Housing
Improvement Guidelines.
A-1
REHABILITATION REQUIREMENTS '
In order to be eligible for the Community Development Financial Services '
Program, owners must be prepared to use rebate and deferred loan/grant
funds to provide all repairs required to meet the Uniform Housing Code and
the Rehabilitation Standards. Owners who do not choose to use the Financial t
Services Program will.be required to use their own funds to meet the Uniform
Housing Code requirements.
1. Repairs Required to Meet Code: '
All repairs deemed necessary by the Building Official and/or his '
authorized representative in order to correct violations of the
Lansing Uniform Housing Code. These shall consist of:
A. Structural Repairs. All repairs necessary to assure that the '
construction of the building will provide:
(1) Sufficient structural strength and rigidity. '
(2) Necessary resistance to the elements.
(3) Adequate protection against decay, insects, rodents, '
and other destructive forces.
B. Mechanical,'Electrical, and Plumbing repairs.' Al-'1 repairs necessary ,
to provide adequate facilities in the dwelling that will meet the
needs of the intended occupants and be of a quality and condition '
which will assure:
(1) Safety of operation. '
(2) Adequate capacity for its intended use.
(3) Protection from moisture, corrosion or other '
destructive elements.
C. Environmental Actions. All actions necessary to protect life, '
limb, health, property, safety and welfare of the general public,
and the property owners.and residents of the area to assure: '
(1) Safety from fire.
(2) Security from health hazards.
(3) Conformance with zoning code. '
A-2 I
2. Rehabilitation Standards:
In order to be eligible for the Financial Services Program, owners
must agree to satisfy all of the items stated under this section in
' addition to complying with Section "1. Repairs Required to Meet Code."
Fulfillment of these requirements will be supported by rebates and/or
grants under the Financial Services Program, established by the
Citizens' District Council. Rehabilitation Standards shall consist of:
A. Attic Insulation.
(1) Basis. Every home shall be insulated to reduce the amount of
heat loss from the dwelling, to conserve on fuel and reduce
fuel costs and to provide comfort for the residents.
(2) Solution. Insulate attic areas and floor areas over unheated
' spaces in accordance with approved standards.
B. Storms and Screens.
' (1) Basis. All exterior windows and doors shall be provided with
storms and screens in order to reduce heat loss through win-
dows and door areas thereby conserving energy and reducing
operating costs to the occupant, to protect against moisture,
and to protect against rodents and insects entering the dwelling.
' (2) Solutions.
(a) All exterior doors shall be provided with aluminum
combination storm and screen doors, or other approved
types, having a self -closing device.
' (b) All windows shall be provided with aluminum combination
storm and screen windows, or other approved types, except
basement windows.
' C. Smoke Detectors.
(1) Basis. Smoke detection equipment shall be provided in each
dwelling in order to provide minimum fire safety to residents,
to protect against loss of life and property.
(2) Solution. Every dwelling shall be provided with approved
detectors, as specified under Section 1210(a) of the Uniform
Building Code, 1979 Edition, as adopted by the City of
Lansing. One free smoke detector shall be provided at no
cost to the property -owner for each dwelling unit that meets
the Code and Rehabilitation Standards. (See page A-16,
C. D. Financial Services, IV. D.)
' D. Cellars and Basements.
(1) Basis. In every dwelling, cellars and basements shall be
' free of potentially hazardous or unsafe conditions and main-
tained reasonably free from dampness to prevent conditions
conducive to decay or deterioration of the structure.
' A-3
(2) Solutions.
(a) Existing concrete floors which are severely pitted,
cracked, broken up or otherwise defective or
deteriorated shall be repaired.
(b) In cellars or basements where an excessive amount of
water accumulates, sump pumps, drain tile, waterproofing
of interior wall surfaces or other acceptable methods of
correction shall be provided.
E. Gutters and Downspouts.
(1) Basis. Each dwelling shall be provided with approved
receptacles to carry away water to prevent damage to the
property and to prevent roof drainage from causing dampness
in walls or interior portion of the dwelling.
(2) Solution. All dwellings shall have gutters and downspouts
with discharge directed away from dwelling. Discharge .
extensions and/or splash blocks shall be provided to pre-
vent soil erosion.
F. Site Improvements.
.(1) Basis. All premises shall be maintained in good order to
enhance.the overall appearance of the premises and•the
neighborhood and to provide for their safe use.
(2) Solutions.
(a) Exterior wall surfaces, roof overhangs, and trim around
windows and doors shall be painted in accordance with
acceptable standards or protected with metal or vinyl
siding and trim. Window and door frames shall be pro-
tected in the same manner as that used to protect the
exterior wall surface.
(b) Window and door frames in masonry walls shall be painted
or encased in metal.
(c) Fill dirt shall be provided where required in order to
_provide drainage away from the foundation walls.
(d) Accessory structures shall be repaired as required in
accordance with Lansing Uniform Housing Code and the
Rehabilitation Standards, or demolished.
(e) Openings in accessory structures shall be secured by
providing adequate doors and windows.
A-4
' (f) All existing fences shall be repaired in accordance with
acceptable standards, removed or replaced.
(g) Trees adjacent to dwellings and accessory structures shall
be trimmed so that no portion of them contacts the build-
ing in any manner.
(h) Existing concrete, blacktop, and gravel driveways and park-
ing areas shall be brought up to acceptable conditions.
' Improved driveways and parking areas shall consist of con-
crete, blacktop, vehicular bricks, gravel or a combination
of these materials. Gravel may be used only in accord with
' Lansing Zoning Code provisions regarding required parking
areas and front yard parking (see particularly, Section 36-
54.3(8) and Section 36A-2(E).)
' (i) Approach walks and steps for all weather access to the
dwelling shall be provided as required and shall be of
' materials approved for that purpose. All approach walks
or steps that run from the city sidewalks to the dwelling
shall be of poured concrete.
' U ) Landscape materials shall be provided as required to
prevent soil erosion. These materials shall consist of:
(1) Sod and/or seed, bushes, and shrubs in front
yard areas.
(2) Seed in rear and side yard areas.
(3) Retaining walls as required to prevent soil
' erosion. The possible construction of
retaining walls along the river bank must
be authorized on a case by case basis.
(k) If the property owner wishes, then landscape materials
shall be provided to enhance the overall appearance of
' the premises. Cost may not exceed $500 for materials
and labor. All materials must be approved by the
..Department of Building Safety and Development.
' G. Barrier Free Facilities.
(1) Basis. To allow for the access and use of existing structures
by handicapped persons as defined by the Rehabilitation Act of
1973, PL 93-112, 29, USCS §706 (6). Appropriate certification
or verification required.
(2) Solution. Households in which a handicapped person resides
shall qualify for the provisions stated in "3. Optional,
Repairs and Improvements," items R and S (see page A-8).
' H. Security.
(1) Basis. To provide for basic security within a housing unit.
A-5
3
(2) Solution. If the property owner wishes, then security
measures for doors and windows, as recommended by the
City of Lansing's Police and/or Fire Departments, shall be
provided. Cost may not exceed $100.00 per structure.
Optional Repairs and Improvements:
These items would be eligible for funding under the C.D. Financial
Services Program after "1. Repairs Required to Meet Code" have
been done and "2. Rehabilitation Standards" have been met. Owners
may select items from the following list as desired, subject to the
availability of funds and the conditions set forth in the C.D.
Financial Services Program. -
A. Kitchen.
Renovate kitchen area to include new kitchen cabinets,
restoration of floor, walls, and ceiling. Sink, garbage
disposal, stove, or cooktop unit and oven.may be provided
if built in.
B. Bathroom.
Renovate bathroom areas to include restoration of floor, walls,
and ceiling. Bathtub, water closets, sinks,and vanities may
be provided.
C. Interior Restoration:
Renovate interior surfaces.
D. Electrical.
Additional electric convenience outlets may be provided in
each habitable room, not to exceed those required by the
National Electrical Code.
E. Mechanical.
1. Thermostats of the approved type, with heat anticipator
and enclosed contacts may be provided to promote more
uniform control of furnaces and energy.
2. Hanley -Broom conversion burners or other heating units
that are adequate under the code may be replaced if
repair parts are unavailable.
3. Self -powered humidifiers on gravity type furnaces and
non -powered humidifiers on forced. air type furnaces may
be provided to promote energy conservation and the comfort
of the occupants. Humidifiers must be of an approved
self -flushing, non-combustible type, surface -mounted with
no portion of the unit projecting over the heat exchanger.
4. Energy savinq items of approved types, such as retrofit
items, automatic clock day/night thermostats, etc., may be
provided.
A-6
5. Mechanical systems that are adequate under the code may be
replaced in order to promote energy efficiency.
F. Plumbing
1. Water distribution systems that are entirely or partially
made of iron pipe may have that portion consisting of iron
pipe replaced.
2. Plumber installed water services may be replaced.
G. Cellars and Basements.
I. Poured concrete floors may be installed.
2. Interior surfaces of existing foundation walls may be
waterproofed.
H. Smoke Detectors.
Smoke detectors may be provided in addition to those required
by section "C. Smoke Detectors" of the Rehabilitation
Standards, page A-3.
I. Fire Extinguisher.
Fire Extinguishers of a 2A: 40BC'rating may be provided:
J. Security.
Security measures for doors and windows, as recommended by the
City of Lansing's Police and/or Fire Departments, may be provided.
K. Accessory Structures.
Garages or other accessory structures demolished under this
program may be replaced with like structures as•permitted by
present codes. Funding under this program would be limited
to the amount that would have been necessary to repair the
existing structure.
L. Fences.
Fencing may be installed around yard areas.
M. Landscaping.
Trees, shrubs, grass, etc. may be provided to enhance the
overall appearance of the premises.
N. Storms and Screens.
All basement windows may be provided with storms and screens of
metal or other approved types.
A-7
0. Awnings.
Awnings of metal or other approved type may be installed
over exterior doors or windows.
P. Shutters.
Shutters of metal or other approved types may be provided
for exterior windows.
Q4 Federal Housing Administration (FHA) Requirements. _
Any item not specifically required by City ordinances,
but required by FHA in order to obtain its approval for
resale may be provided.
R. Garage Door Openers.
For persons 65 years old or older and the handicapped,
electrically operated garage door openers may be provided.
S. Barrier Free Facilities.
Barrier free facilities may be provided. Any barrier free
adjustment would be considered on a case by. case.basis for
approval by the Review Committee within the Community
Development process.
T. Insulation.
Exterior walls and floor areas over unheated spaces may be
insulated.
APPENDIX - EXHIBIT 7#2
COMMUNITY DEVELOPMENT
FINANCIAL SERVICES
N D A #4
GOALS AND OBJECTIVES
Long Term:
The elimination of slums and blight, the prevention of blighting influences,
and the prevention of the deterioration of housing structures and neighbor-
hood facilities of importance to the welfare of the community, principally
for persons of low and moderate income.
Short Term:
To provide a financial assistance method for eligible property.owners to
eliminate and correct violations of the Lansing Housing and Zoning Codes
and to meet the Rehabilitation Standards as established in the develop-
ment plan for the Neighborhood Development Area #4 (Southside).
To provide limited financial assistance to property owners who are eligible
for completing Optional Repairs and Improvements, as established in the
development plan for the Neighborhood Development Area #4 (Southside).
To maximize the impact of Community Development funds by encouraging private
financial institutions to loan funds to property owners for upgrading resi-
dential structures to the City of Lansing Housing and Zoning Codes, defined
Rehabilitation Standards, and Optional Repairs and Improvements as established
in the development plan for the Neighborhood Development Area 1#4 (Southside).
To encourage the improvement of the condition of property within the south -
side Neighborhood Development Area and the surrounding area; to the maximum
extent feasible within available financial resources, by providing rebate
incentives and/or deferred loans/grants to property owners, by installing
public improvements, and by removing blighted structures in the Neighborhood
Development Area.
A- 9
DEFINITIONS
Adjusted Gross Income:
Gross Household Income
(Household income is verified by checking
with all listed employers and all sources of income.)
Minus $600 for each exemption claimed on the last
filed Federal Income Tax return. (In the event
a Federal Income Tax return was not filed for
the last calendar year, $600 will be allowed for
each exemption which would have been eligible
under the U.S. Internal Revenue Service's regulations.)
Minus $600 additional deduction for each homeowner and
spouse over 65 years of age.
Minus $600 additional deduction for each handicapped
person as defined by the Rehabilitation Act of
1973, PL 93-112, 29, USCS §706(6). Appropriate
certification or verification will be required.
Equals Adjusted Gross Income (A.G.I.)
Asset Limitation: Owner -occupants with assets (cash, bonds, savings,
equity, etc., but not counting equity in owner occupant's residential
structure or automobile equity) in excess of $10,000 shall be eligible
for the Type 2 incentive program only.
Eligibility: Eligibility standards are meant to be guidelines and
flexibly interpreted on an administrative basis by the Redevelopment
Division of the Building Safety and Development Department to effect
the purpose of this program. Owner -occupants and non -occupant owners
are eligible for Community Development Financial Services pursuant to
Section III A-1 and III A-2 of this document.
Total Rehabilitation Costs: Total Rehabilitation Cost equals the sum
of the lowest contract costs of compliance with the Housing and Zoning
Codes, Rehabilitation Standards and Optional Repairs and Improvements.
COMMUNITY DEVELOPMENT FINANCIAL PROGRAM
I. Financial Assistance -
All applicant households will be requested to make some financial
commitment toward the cost of the rehabilitation effort. If the
household income is not sufficient to assist in the rehabilitation
effort, the Community Development Review Committee will determine
the grant amount necessary to achieve Rehabilitation Standards.
A-10
Under the City of Lansing's Community Development Program, the forms of
financial assistance that are available are the following:
Type 1 Incentive Program.
In order to stimulate rehabilitation and to reduce the individual's
financial burden, the Type 1 Incentive Program provides an incentive
rebate equal to 40.00% of the lowest contract cost(s) of rehabilitation.
For example, if the lowest contract cost(s) of rehabilitation totals
forty-five hundred ($4,500) dollars, the incentive rebate is eighteen
hundred ($1,800) dollars and the property owner provides twenty-seven
hundred ($2,700) dollars.
Type 2 Incentive Program.
In order to stimulate rehabilitation and to reduce the individual's
financial burden, the Type 2 Incentive Program provides an incentive
rebate equal to 33.34% of the lowest contract cost(s) of rehabilitation.
For example, if the lowest contract cost(s) of rehabilitation totals
forty-five hundred (4,500) dollars, the incentive rebate is fifteen
hundred $1,500) dollars and the property owner provides three -thousand
(3,000) dollars.
Deferred Loan Program.
In order to stimulate rehabilitation and to reduce the individual's
financial burden, the Deferred Loan Program provides funds in special
circumstances in order to complete the lowest contract cost(s) of
rehabilitation. The City may extend a deferred loan/grant directly
to owner -occupants who are unable to obtain a bank loan to improve
their homes and cannot afford additional indebtedness based upon their
individual financial status. Under a deferred loan/grant, any amount
up to $15,000 will be repayable only in certain special situations as
fold ows :
(1) In order to prevent speculation and encourage long-term
home ownership, repayment would be required only if the
owner -occupant vacates, sells, transfers or assigns the
subject housing structure within seven (7) years from the
executive of the deferred loan/grant agreement in accordance
with the following schedule:
Elapsed Time from Date of Principal Amount of
Execution of Agreement Loan to be Repaid
Within 1
year
100%
" 2
years
100%
" 3
years
100%
" 4
years
70%
" 5
years
50%
" 6
years
30%
" 7
years
10%
After 7
years
0%
A-11
(2) Any portion of a deferred loan/grant recipient's award that exceeds
$15,000 will be recorded as a permanent lien on the property at 0%
interest. The lien will be due and payable in full if the owner -
occupant vacates, sells, transfers, or assigns the subject housing ,
structure within seven (7) years from the execution of the lien.
Following this seven year period, the lien will be due when the
property is sold, transferred or assigned to a party not on the
City's lien agreement.
(3) The owner -occupant must agree to maintain the condition of the '
concerned structure at least to the standards of the Lansing _
Housing Code, until the deferred loan/grant is discharged as
stated in Section I D(1).
(4) Other provisions of this financial assistance method are as
follows: '
(a) No interest on the loan will be charged to or payable
from the owner -occupant under any circumstances. '
(b) In the event of the death of either a husband or wife
holding title to the property, the deferred loan would
be discharged at that time.
(c) A promissory note would be signed by the owner -occupant
as security for the deferred loan, subject to the pro-
visions stated herein.
From time to time, additional forms of financial assistance are available ,
to property owners in the Neighborhood Development Area. Currently this
assistance includes the following: ,
Neighborhood Improvement Program (NIP) (loans at reduced interest
rates)
Section 8 - Existing Units (rent subsidy for approved units)
Persons interested in more information regarding
the Redevelopment Division of the Building Safety
of the City of Lansing. Participation is always
regulations and funding allocations.
II. Additional Financial Services
these programs should contact
and Development Department
subject to each program's
When the financial assistance tools described in Section I are not '
sufficient, the City will use the following financial services to
help qualified households achieve Rehabilitation Standards.
(A) Credit Counseling. The household may be referred to credit
counseling services for assistance that would enable the
household to assume the rehabilitation expense. '
(B) Debt Consolidation and Refinancing. The City will work with
the applicant to refinance existing financial obligations,
including mortgages, and/or consolidate existing debts to
free a portion of income to accommodate either part or all of
the estimated rehabilitation costs.
A-12
III. Eligibility - Eligibility requirements*to participate in the Community
Development Program are:
L A. Property Owners - Owners of property located within the Neighborhood
Development Area are eligible for certain programs and services
through the Community Development Program. Those eligible activi-
ties are described in terms of owner occupant properties and non -
occupant owner properties.
1. Owner Occupant - All owner occupants are eligible for the
Financial Assistance and Financial Services outlined in Section
I and Section II. The following guidelines describe the
eligibility by number of units per structure and income range:
a. Structure containing one (1) dwelling unit
' i. Adjusted Gross Income greater than $15,500/yr. -
Eligible for the following program:
- Type 2 Incentive Program
ii. Adjusted Gross Income greater than $10,500/yr. but
' less than or equal to $15,500/yr. -
Eligible for the following program:
- Type 1 Incentive Program
iii. Adjusted Gross Income less than or equal to $10,500/yr. -
Eligible for the following programs in the order
listed below as needed:
- Type 1 Incentive Program
- Deferred Loan Program
b. Structures containing two (2) dwelling units when such
structure is in conformance with the Zoning Code
i. Adjusted Gross Income greater than $15,500/yr. -
Eligible for the following program:
- Type 2 Incentive Program
ii. Adjusted Gross Income greater than $10,500/yr. but
less than or equal to $15,500/yr. -
Eligible"for the following program:
- Type 1 Incentive Program
iii. Adjusted Gross Income less than or equal to $10,500/yr. -
Eligible for the following programs in the order listed
below as needed:
- Type 1 Incentive Program
- Deferred Loan Program
*Refer to page A-17for graphic summary of eligibility criteria.
A-13
C. Structure containing 3 or 4 dwelling units when such
structure is in conformance with the Zoning Code -
Eligible for the following program:
- Type 2 Incentive Program
d. Structure containing more than 4 dwelling units when such
structure is in conformance with the Zoning Code -
Eligible for the following program:
- Type 2 Incentive Program for a maximum of 4 of those
units. No subsidy beyond 4 units.
2. Non -occupant and owner - All eligibility is contingent upon
the following:
a. All landlord participants must give sixty (60) days
notice to tenants describing what improvements will
be made, and what rent increase, if any, will be
required to restore parity with market conditions.
Such an increase may only be imposed in accordance
with the current lease agreement.
b. All property must be in conformance with the Zoning
Code.
c. A maximum of 4 living units (regardless of how many
structures are involved), are eligible for the Type 2-
Incentive Program.
All non -occupant owners are eligible for Financial Services
as described in Section II.
B. Rehabilitation Requirements - The following rehabilitation activities
are eligible under the three financial assistance methods offered in
the Community Development Program.,
1. Type 1 Incentive Program
a. Owner occupants - The eligible rehabilitation activities
are to be accomplished in the following priority sequence:
i. 1-2 unit structures
- Requirements of the Uniform Housing Code and
the Rehabilitation Standards
- Optional Repairs and Improvements (Optional items are
eligible only if total costs for code, rehabilitation
and optional items do not exceed $8500 per unit.)
2. Type 2 Incentive Program
a. Owner Occupants - The eligible rehabilitation activities
are to be accomplished in the following priority sequence:
A-14
3.
i. 1-2 unit structures
- Requirements of the Uniform Housing Code
and the Rehabilitation Standards
- Optional Repairs and Improvements (Optional
items are eligible only if total costs for code,
rehabilitation and optional items do not exceed
$8500 per unit.)
ii. 3-4 unit structures
- Requirements of the Uniform Housing Code and
the Rehabilitation Standards
- Optional Repairs and Improvements (Optional
items are eligible only if total costs for code,
rehabilitation and optional items do not exceed
$8500 per unit.)
Any structure containing more than 4 units is eligible
for subsidy assistance on a maximum of any 4 of those
units.
b. Non -occupant owners - The eligible rehabilitation
activities are to. be accomplished in the following
priority sequence:
i . 1-2 units
- Requirements of the Uniform Housing* Code and the
Rehabilitation Standards
- Optional Repairs and Improvements (Optional
items are eligible only if total costs for code,
rehabilitation and optional items do not exceed
$8500 per unit.)
ii. 3-4 units
- Requirements of the Rehabilitation Standards
- Optional Repairs and Improvements (Optional
items are eligible only if total costs for code,
rehabilitation and optional items do not exceed
$8500.)
Any non -occupant owner is eligible for subsidy assistance
on a maximum of 4 units.
Deferred Loan Program
a. Owner Occupants - The eligible home improvement activities
are to be accomplished in the following priority sequence.
i. 1-2 units
- Requirements of the Uniform Housing Code and
the Rehabilitation Standards
- Optional Repairs and Improvements (up to a maximum
of $1000 as long as total costs for code, rehabilita-
tion and optional items do not exceed $8500. )
A-15
IV. General Provisions
A. Cominunity Development Review Committee
The Review Committee will act upon referrals from the Redevelopment
Division of the Building Safety and Development -Department to ap-
prove or disapprove packages of financial assistance for home
improvements. The Community Development Review Committee shall be
structured to include one representative each from the Redevelopment
Division of the Building Safety and Development Department, the
Rehabilitation Division of the Building Safety and Development
Department, the Budget Division of the Finance Department, the
Accounting Division of the Finance Department, and the Planning
Department.
B. Combinations
The financial tools outlined in this program may be used in combina-
tion with each other at the discretion of the Community Development
Review Committee. Upon a review of the prospective applicant's
verifiable financial records, these tools will be used to meet the
specific financial needs shown.
C. -Flexibility
Because of the vast number of different family situations that can
be encountered in the Neighborhood Development Areas, the Redevelop-
ment Division of the Building Safety and Development Department*will
be flexible in'devel.oping a financial assistance method tailored to
meet the needs of any particular family on an individual basis, within
the provisions of this -program.
To insure the long-term success of the C.D. Financial Services and
its availability to all eligible owners, the City must establish basic
financial guidelines. These are as follows:
(1) When total rehabilitation costs exceed $8,500 optional
items are ineligible.
(2) Upon the recommendation of the Deputy Director for Redevelop-
ment, the Community Development Review Committee shall have
the authority to exceed its guidelines in special circum-
stances, so that assistance methods can be tailored to meet
the needs of any particular family on an individual basis,
within the provisions of this program.
(3) A household's disposable income shall be a.primary considera-
tion in determining its ability to share in rehabilitation costs.
D. Smoke Detectors
All dwelling units that meet the Code and Rehabilitation Standards
will be provided one smoke detector at no cost to the property
owner. If additional detectors are recommended or desired, the cost
will be provided according to the provisions of the C.D. Financial
Services program.
A-16
E. Potential Acquisition Structures
Estimated housing improvement costs that exceed 60 percent of the
market value of the unit, based on the results of a housing inspec-
tion, shall be referred to the Planning•Department for consideration
for acquisition. Any unit which exceeds the 60 percent figure and
does not qualify for acquisition shall be handled in the normal
procedure for housing improvement based upon the financial status of
the applicant household.
SUMMARY OF ELIGIBILITY CRITERIA.
PROPERTY OWNER
CHARACTERISTICS
TYPES OF
CODE
DEFICIENCIES
HOME IMPROVEMENTS
REHABILITATION
STANDARDS
OPTIONAL
ITEMS
TYPES OF
TYPE 1
FINANCIAL ASSISTANCE
TYPE 2 GRANT
HOMEOWNERS*
' AGI Greater than $15,000/yr.
YES
YES
(a)
--
YES --
1 or 2 units
AGI Greater than $10,500/yr.
YES
YES
(a)
YES
-- --
but less than or equal to
$15,500/yr:
1 or 2 units
AGI equal to or less than $1O,5OOjyr.**
YES
YES
(b)
YES
-- YES
1 or 2 units
RENTAL OWNERS*
Occupant Owner
YES
YES
(a)
--
YES --
structure with 3
or 4 rental units
Non Occupant Owner
YES
YES
(a)
--
YES --
Up to 4 rental units
(AGI = Adjusted Gross Income)
(a) - Eligible for Optional Work Items provided the total contract costs for housing improvements do not exceed
$8,500.00•
(b) - Eligible for a maximum of 51,OOO of Optional Work Items provided the total contract costs for housing
improvements do not exceed $6,5OU.00. -
YES - Property owner is eligible for these activities.
* - All property owners are eligible for the additional financial services described on page A-12.
** - May be exceeded by the Community Development Review Committee.
I
A-17
APPENDIX - EXHIBIT #3
NDA #4
HOUSING ACQUISITION
Number of Residential
Acquisition Activity 1_: Physical Condition Housina Units
1324
S. Washington Ave.
1
1413
Rep Ave.
2
1424
Rep Ave.
1
206
Woodlawn Ave.
1
130
Woodlawn Ave.
1
320
W. Mt. Hope Ave.
1
316
W. Mt. Hope Ave.
1
8
Acquisition Activity 2: Physical Condition and Overcrowding
1606 S. Washington Ave.
2
118 Island Ave.
1
On same parcel
120 Island Ave.
1
218z Woodlawn Ave.
2
203 Rep Ave.
1
203z Rep Ave.
I
8
Acquisition Activity 3: Redevelopment
300 W. Mt. Hope Ave.
1
308 W. Mt. Hope Ave.
1
310 W. Mt. Hope Ave.
1
322 W. Mt. Hope Ave. _
1
326 W. Mt. Hope Ave.
�
5
Acquisition Activity 4: Vacant Parcel Redevelopment
304 W. Mt. Hope Ave. 0
1830 Todd Ave. 0
1832 Todd Ave. 0
1834 Todd Ave. 0
0
Total Residential Dwelling Units to be Acquired: 21
Total Residential Structures to be Acquired: 18
Total Parcels (4 vacant, 17 residential) to be acquired: 21
Estimated Estimated
Acquisition Cost* Relocation Cost Subtotal
$385,800 $151,500 $537,300
* Includes 52500 demolition cost per structure and $3000 operating and closing costs
per property.
A-18
PUBLIC IMPROVEMENTS
Project and Location
Estimated Cost
Remarks
Street resurfacing
$143,894
Island Avenue
Moores River Drive
Barnes Avenue
Davis Avenue
Coleman Avenue
All except the 1600 block.
Reo Avenue
East -west portion only.
Woodlawn Avenue
East -west portion only.
Alley paving
$34,500
To 10-foot width; includes
rebuilding east -west alley
between 1800 blocks of Todd
and Coleman.
Curb and gutter replacement
$131,042
Approximately 12,300 ft.
_Parkway repair
$ 7,849
Prepare, seed and mulch
- where damaged by curb
soil.
construction or side-
walk replacement.
Multiple access ramps
$ 11,845
Forty-five ramps.
- all NDA intersections
except on Washington Av.
Sidewalk replacement
$ 63,043
Approximately 26,740 sq. ft.,
either in hazardous condi-
tion or moderately damaged.
Driveway approaches
$ 35,489
Replace 38 damaged or steep
approaches; pave 45 dirt
approaches; and widen 9
approaches to 8-10 feet.
Forestry
$ 34,765
Fertilize all existing trees
in the NDA (259 trees).
Plant 100 trees, 32 in. in
diameter.
Rodent Control
$ 500
Provide a prevention and
control program in the NDA.
A-19
Project and Location
Traffic circulation
Woodlawn cul-de-sac
Sign additions, deletions,
and replacements
Fire pre-empt signal
Curb cutback
Environmental barrier
- along the 300 block of
West Mt. Hope Avenue
SUBTOTAL
Estimated Cost
$ 10,000
$ 1,200
$ 4,000
$ 2,000
$ 20,000
$500,127
TOTAL PROGRAM COST ESTIMATES
Rehabilitation ($826,704 C.D. cost +
$493,000 private sector funds)
Housing Acquisition and Relocation
Public Improvements
Reserve for Contingency
TOTAL
A-20
Remarks
At Mt. Hope and Washington.
On northwest corner of
Todd and Mt. Hope.
$1,319,704
537,300
500,127
497,881
$2,855,012
APPENDIX - EXHIBIT #4
LAND DISPOSITION POLICY
NDA #4
Any
land
acquired pursuant to this Physical Development Plan shall be
disposed
of, when vacant, in the following manner.
1)
Vacant
land which is to be utilized for public uses shall be transferred
to
or retained by the appropriate public agency at no cost.
2)
The
remainder of the vacant land,.to be used for private uses, shall
be
sold to private owners in accordance with the following:
a)
Disposition shall conform to the intent shown in the Physical
Development Plan
b)
Lot divisions shall be done in accord with the subdivision
regulations so as to promote the most desirable and efficient
assemblage of land
c)
The land shall be first offered to the immediately adjacent
private property owners) on the following basis:
1) A recordable contract for sale of land shall be executed
by and between the private property owner(s) and thE:
City of Lansing.
2) Said contract shall contain, among other things, provisions
that:
a) Construction shall be prohibited on said land without
obtaining the express written approval of the City of
Lansing
b) The land shall be permanently and properly maintained,
upon penalty of reversion to the City of Lansing
c) The land shall be subject to real property taxes in
accordance with the normal practices of the City Assessor.
3) The land sales price, in consideration of the above restrictions,
shall be $1 per front linear foot if the property has street
frontage, or $1 per linear foot based on the distance which
abuts the buyer's property. If a conflict arises based on the
above, the sales price shall be determined by the Housing and
Redevelopment Department.
A-21
4) In the event one adjacent property owner is interested in
the land, and another adjacent property owner is not, the
land need not be split but may instead be sold •to the
interested property owner with restrictions as outlined
above.
5) In the event no adjacent private property owner(s) agree
to purchase said property in accordance with 2(a) or 2 (b)
above, the City of Lansing shall sell such vacant real
estate to the party submitting the highest and best bid
in response to a public solicitation for bids. Construction
on land sold under this method of sale shall be prohibited
by Deed Restriction unless the City specifically designates
the property for a possible building use.
3) This policy is applicable to vacant and unimproved real estate only.
A-22
APPENDIX - EXHIBIT #5
QUESTIONNAIRE AND RESULTS
NDA #4
11/79
(address)
telephone q
CITIZENS' DISTRICT COUNCIL NO. 4
QUESTIUNNAIRE
As members of Citizens' District Council No. 4, we represent ,you. Please help
us plan for our neighborhood by telling us your ideas and opinions.
•1. What are the advantages to living in this neighborhood?
2. What improvements are most essential for the neighborhood?
3. What is the worst problem in the neighborhood?
4. What would you like to see the citizens' council do for the neighborhood?'
To help us keep in contact with all of our neighbors, we would like some additional
information.
S. How many households (including yours) are located in this building?
a. One c. Three e. Five
b. Two d. Four f. More (How many? )
6. Please give your family name and the family name(s) of any other households in
-this building. Please indicate the number of people in each household.
your name size of family
(2)
(3)
(4)
(5)
7. What language is spoken in your home?
8. How long do you plan to live in this neighborhood?
9. OTHER REMARKS:
Thank you for your help. If you have any questions about our citizens' council
meetings or activities, please contact me; your Sector Representative.
A-23
CITIZENS' DISTRICT COUNCIL NO. 4
QUESTIONNAIRE RESULTS
Questionnaires were administered throughout the Neighborhood Development
Area (NDA) and the Citizens' District Council (CDC) area by council members
during the winter of 1979-1980.
Approx. # Questionnaires
households Answered
NDA 332 94 28
CDC 197 55 28
Unknown 1 -
TOTAL 529 150 28
The citizens' council should be very pleased with -the unusually high
percentage of questionnaires answered. Generally -speaking, most local
surveys attempt to achieve a 1 in 10 rjeturn to assure valid results.
The citizens' council has better than a 1 in 4 response rate.
Question 1. WHAT ARE THE ADVANTAGES TO LIVING IN THIS NEIGHBORHOOD?
inq I Not Resoondin
NDA
73 78
21 22
CDC
39 71
16 29
Unknown
1 100
0 -
TOTAL
113 75
37 25
Three -fourths of the people completing questionnaires responded to this
question, usually by listing a variety of advantages. The others said,
"I don't know." or left the question blank. Only three respondents, all
NDA residents, claimed that there were no advantages -to living in the
neighborhood. This response rate should encourage CDC members in their
efforts because it indicates that most of the residents retain positive
feelings about their neighborhood.
A-24
The location of the neighborhood, vis a vis other centers of activity, was
the most frequently cited advantage to living in this neighborhood.
Advantage
Examples Percent of Total Mentions
NDA CDC Unknown Total
LOCATION OF
Proximity to work, school,
46 46 0 46
NEIGHBORHOOD
or church; access to
Lansing, East Lansing,
"downtown"; access to high-
ways, major streets, or
bus lines; "central
location."
SERVICES AND
Pool; park; stores; street
22 22 0 22
FACILITIES IN
trees; lighting.
NEIGHBORHOOD
HOUSING
Quality of housing; houses
10 7 0 -9
have character; area eli-
gible for home improvement
loans; low property taxes;
homes inexpensive to rent
or purchase; rental pro-
perty available; landlord
lives nearby.
CHARACTER OF
Percentage of homeowners;
7 13 0 9
POPULATION
number of children; mixture
of ages, races, backgrounds
and incomes; people friend-
ly; relatives live nearby.
CHARACTER OF
Quiet; clean; safe; lively;
9 8 0 9
NEIGHBORHOOD/
improving; spacious; low
QUALITY OF LIFE
traffic volume; good view;
river.
SENTIMENT/
Livedin neighborhood whole
3 1 100 2
INERTIA
life or many years.
GENERAL APPROVAL/
"Neighborhood is ok;"
3 3 0 3
OTHER
"don't have to move;" "
"will be moving in."
Number of Mentions
Upon Which
144 97 1 242*
Percentages Are Based
(*The total number of times advantages were mentioned is for greater than
the number of respondents because many respondents cited several examples.
This will be true throughout the following charts in this report.)
A-25
Question 2. WHAT IMPROVEMENTS ARE MOST ESSENTIAL FOR THE
NEIGHBORHOOD?
Responding I Not Respondi
# % # %
NDA 66 70 28 30
CDC 34 62 21 38
Unknown 0 - 1 100
TOTAL 100 66 50 34
Two-thirds of the people completing questionnaires responded to this
question.
Structural repairs to housing, and upgrading streets and alleys were the
most frequently called for improvements. Many also specifically mentioned the
need to eliminate junk and debris from yards in order to improve the neigh-
borhood. Respondents from the NDA were more likely to believe street improve-
ments were an essential neighborhood improvement while CDC area respondents
were more likely to feelalley improvements were essential.
See chart on.following page.
A-26
Essential Percent of Total Mentions
Improvements Examples
NDA CDC Total
HOUSING
45
structural Repairs
Energy efficiency improvements;
paint houses; improve condition
27
of rental property; generally
improve condition of housing;
conde^gn some houses.
Exterior
Eliminate frontyard parking;
13
Conditions
reduce number of cars at
houses; eliminate junk and
debris in yards; make land-
scaping improvements; improve
driveways.
Character of
Reduce number of multiunit
5
Housing
structures; reduce population
density; reduce crowding of
structures; improve care by/
quality of tenants.
PUBLIC
IMPROVEMENTS
38
Upgrade Alleys
Install lighting; pave;
maintain; reduce speed; reduce
8
traffic volu-e.
'Upgrade Streets
Plant street trees; restore
19
boulevard; improve lighting;
reduce speed or volume; add
traffic control signs; repair
street surfaces; repair curbs and
gutters; replace street name signs.
Repair Side-aalks
--
: 6
Improve Park
Repair pool; install lights; make
0
general improvements.
Upgrade Reo/
- -
2
McIntyre Ct. Area
2
Upgrade Island
- -
Area
Other
Clean the river; improve the sewer.
1
IMPROVE THE QUALITY
12
OF LIFE IN THE
NEIGHBORHOOD
Animal Problems
Eliminate loose dogs or cats;
7
license cats; eliminate dogs barking
late at night.
Crime
Increase police protection; reduce
4
drug traffic; stop juvenile vandalism
and pranks.
Need for
Promote neighborliness; promote pride
1
Neighborliness
in neighborhood or interest in
improving area.
MISCELLANEOUS
Improve appearance of stores; improve 3
drive approaches, etc. —
38
43
26
27
10
12
2 4
47
41
30
16
9
15
1
4
6
2
1
2
0
1
0
1
13
12
7
6
1 3
5 3
1 2
NO IMPROVEMENT 1 2
NEEDED —
Number of Mentions Upon Which 106 68 174
Percentages Are Based
A-27
Question 3. WHAT IS THE WORST PROBLEM IN THE NEIGHBORHOOD?
Responding Not Responding
r % #
NDA
67 45
27
18
CDC
33 21
22
15
Unknown
0 -
1
1
TOTAL 100 66 1 50 34
This question was designed to reveal the residents' highest priority for
neighborhood improvement. Even so, 40% of the respondents did not limit
themselves to a single, worst problem. Respondents felt that factors
jeopardizing the"quality of life" - particularly crime, vandalism, and
loose dogs - were the worst problems in the neighborhood. The need for
home repairs also loomed as a major problem for a significant number of
respondents from both the NDA and the CDC area. NDA residents felt strongly
that the condition of neighborhood streets is one of the area's worst problems,
but CDC residents were much less troubled by this problem. (This confirms
similar findings in question 2.) In addition, respondents from the CDC area
linked the deterioration of the neighborhood to lack of a proper neighborhood
spirit.
Worst Problem (Examples, as above)
Percent
I NDA
of Total
CDC
Mentions
Total
HOUSING
33
25
31
Structural Repairs
19
18
— 19
Exterior Conditions
6
2
5
Character of Housing
8
5
7
PUBLIC IMPROVEMENTS
19
7
16
Upgrade alleys
1
2
1
Upgrade streets
13
5
11
Repair sidewalks
0
0
0
Improve park
1
0
0
Upgrade Reo/McIntyre Ct. area
.
0
2
Upgrade Island Area
1
0
1
IMPROVE THE QUALITY OF LIFE IN
THE NEIGHBORHOOD
38
54
42
Animal problems
14
11
— 13
Crime
21
29
23
Need for neighborliness
3
14
6
MISCELLANEOUS (Includes Diamond Reo redevelopment;
6
7
6
reduce foundry noise; reduce park noise.)
NO IMPROVEMENT NEEDED
4
7
5
Number of Mentions Upon Which
108
44
152
Percentages Are Based
A-28
Question 4. WHAT WOULD YOU LIKE TO SEE THE CITIZENS' COUNCIL
DO FOR THE NEIGHBORHOOD?
di
NDA
46 49
48
51
CDC
33 60
22
40
Unknown
0 -
1
100
TOTAL
VA
Nearly half of the residents completing questionnaires did not respond to
this question. This could be the result of not knowing what possible roles
the citizens' council might play. Of those who had some expectations of the
citizens' council, interest was fairly evenly divided between wanting the
citizens' -council to facilitate housing improvements and public improvements.
A substantial minority also hoped that the citizens' council could help pro-
mote neighborhood pride, an interest in maintaining one's property, and a
friendly concern for the well-being of .one's neighbors,
ercent of Total Mentions
Citizens' Council To Do (Examples, as above)
NDA
CDC
Total
IMPROVE HOUSING
38
40
39
Structural Repairs
21
35
—
26
Exterior Improvements
11
5
9
Character of Housing
6
0
4
MAKE PUBLIC IMPROVEMENTS
33
28
31
Upgrade alleys
7
10
—
8
Upgrade streets
14
8
11.
Repair sidewalks
3
0
2
Improve park
4
10
6
Upgrade Reo/McIntyre Ct. area
3
O.
2
Upgrade Island area
1
0
1
Other
1
0
1
IMPROVE QUALITY OF LIFE IN THE NEIGHBORHOOD
19
18
18
Solve animal problems
3
2
—
3
Reduce crime
1
5
3
Need for neighborliness
15
10
13
MISCELLANEOUS (e.g., summer programs for young;
activities for young and old; cleaner streets)
7
12
9
NOTHING NEEDS TO BE DONE
3
2
3
Number of Mentions Upon Which
70
40
110
Percentages Are Based
A-29
UNUSUAL REMARKS AND
COMMENTS ABOUT SPECIFIC LOCATIONS
(Each of the following items was mentioned once unless otherwise noted.)
HOUSING
Spend most money on housing, not streets and walks.
Help seniors make repairs.
Help people on fixed incomes bring properties up to code.
Community should enforce its own codes.
Money for housing repairs (specifically mentioned 6 times)
Barnes Floral Shop (no elaboration)
Island - noise
_ Reo - poor condition
Reo - should be torn down
Coleman - raises dogs in garage; smells in summertime.
_(or j,_) Smith - needs repair
_ - Smith - 20 live there; change oil in street; residents have been a
problem (mentioned 2 times),needs repair
Smith - mice
Todd - clean up
Beal - junk cars worked on in driveway (CDC area)
PUBLIC IMPROVEMENTS
Park: ihstall coin -operated lighting
install sled run or chute
needs railing on park sidewalk
baseball diamond
Streets: put more trees on Mt. Hope
south of Benda's has a road dip
re -erect "no parking" signs on Todd
traffic noise
Moores River Drive: blacktop rough
drain sticking up
repave
speeding
should be opened at Logan
Alleys: should level alley approaches
alley between Osband and Beal (in CDC*Area) needs repair (2 times)
ATMOSPHERE, OTHER
Have prize each month for most improved
Blockwatch
Drugs in 300 block of Smith
Beal: resident is a problem
Clean up Woodlawn area
Litter, especially in alleys
Want garbage collection in alleys
A-30
Questions about the contents of this Physical Development
Plan may be referred to any of the following persons:
Alan E. Tubbs, Planning Director
Robert G. Harris, Housing & Community Development
Coordinator
Liane M. Zimny, Neighborhood Planner
Correspondence may be addressed to:
Lansing Planning Department
2nd Floor, Washington Square Annex
119 N. Washington Square
Lansing, Michigan 48933
Or telephone:
(517) 487 - 1400
Gnapluca pnepaned by Donovan Hanna
and .kiauAeen Ai Uen.
Man"Ctip.t typed by Menda 6aZZatd.