HomeMy WebLinkAbout1984 Cherry Hill Area DevelopmentEEO
Lansing Development
Cherry Hill Area Development Plan
1984
Permanent
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� Document:
1984
Cherry Hill
Area Development.
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TD
CHERRY HILL AREA
DEVELOPMENT PLAN
ACKNOWLEDGMENTS
The Cherry Hill Area Development Plan was prepared by the
Planning Division of the Department of Planning and Municipal
Development and by the Cherry Hill Area Citizens Committee.
We wish to thank and acknowledge the following individuals,
city departments and agencies for their cooperation and assis-
tance in the preparation of this plan.
MAYOR
Terry J. McKane
CITY COUNCIL
Louis Adado Charles Creamer
Lucile Belen Patrick Lindemann
Tony Benavides Alfreda Schmidt
James Blair Sidney Worthington
PLANNING BOARD
Merle Barnhart James Nelson
Emly Horne Edward Remick
Raymond Jackson Alice Wieland
Virgil Langworthy Floyd Wright
CHERRY HILL AREA
NEIGHBORHOOD DEVELOPMENT PLAN
CITIZEN COMMITTEE
Bill Anderson Violet -Goldberg
Jeanne Blair++ Nick Koutouzos
Joyce Bowles Sue Mills
PAGE 1
Robert Bowles Diane Wade
Bea Cochran Greg Wade+
Don Colizzi
+Chairperson ++Vice -Chairperson
CITY DEPARTMENTS AND AGENCIES
Board of Water and Light.
Fire Department
Parks Department
Forestry Division
Park Design Division
Police Department
Public Service Department
City Engineer
Traffic Division
Department of Planning and Municipal Development
Building Safety Division
Development Division
Planning Division Staff
James N. Foulds, Director Don Hanna
Eleanor Love Cynthia Wheatley
Louise Christian
PAGE 2
A note of special thanks also to the Center for the Arts and
Davenport College for graciously allowing the Committee to use
their facilities for meetings.
41
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PAGE 3
TABLE OF CONTENTS
I. Executive Summary . . . . . . . . . . . . . . . . 7
II. Area Profile . . . . . . . . . . o 8-43
General Area Description . . . . . .. .
. . . 12
Population . . . . . . . . . . . . .
. . . 15
Summary . . . . . . . . . . . . Y`.
. . . 20
Land Use . . . . . . ... . . . . . .
. . . 21-43
Residential . . . . . . . . . .
. 23
Office/Commercial . . . . . . . .'
25
Institutional . . . . . . . . . .
. . . 25
Vacant Land . . . . . . . . . .
. . . 27
Open Space . . . . . . . .
27
Environmental Conditions . . . .
. . . 29
Public Services . . . . . . . . .
. . . 32
Circulation -. . . . . . . . .
. . . 36
Development Patterns . . . . . .
. . . 38
Summary . . . . . . . . . . . . .
. . . 43
III. Proposals for Development . . . . . . . .
. . . 44-72
Housing Proposals . . . . .
. .. 45
Community Facilities Proposals
. . . 55
Public Services Proposals . . . . . .
. . . 58
Circulation Proposals . . . . . . . .
. . . 64
General Land Use Proposals . . . . . .
. . . 67
Future Land Use Map ... . . . . . . . .
. . . 69
IV. Estimated Cost of Development Proposals . .
. . . 73-80
PAGE 4
V. Appendices
Appendix I . . . . . . . . . . . . . . . . 81
Appendix II . . . . . . . . . . . . . . . .
Appendix III . . . . . . . . . . . . . .
Appendix IV . . . . . . . . . . . . . . . .
.:
99
105
,1.
PAGE 5
•
LIST OF MAPS
Map 1 - Cherry Hill Map
Map 2 - Surrounding Area/Loeation Map
Map 3 - Existing Land Use
Map 4 - Flood Plain -Boundaries (100 year)
Map 5 - Utility Locations
Map 6 - General Land Use Trends
Map 7 - Existing Zoning
Map 8 - Proposed Historic. District
Map g - Street Tree Planting Program
Map 10- Adopted General Future Land Use Patterns
Map 11- Proposed Zoning Changes
LIST OF TABLES
Table 1 - Population by Age
Table 2 - Housing Structures and Units by condition
LIST OF CHARTS
Chart 1 - Land Use
LIST OF APPENDICES
APPENDIX I - Cherry Hill: A Surviving Neighborhood
APPENDIX II - Potential Neighborhood Standards
APPENDIX III - Addresses in Cherry Hill by Use, Number of
Residential Units and Condition
•
PAGE- 6
EXECUTIVE SUMMARY
CHERRY HILL AREA
DEVELOPMENT PLAN
The Cherry Hill Neighborhood is a diverse area marked by
definite boundaries which serve to isolate this small enclave
located just southeast of the Central Business District. The
major boundaries include Kalamazoo Street on the north, the Grand_
River on the east, I-496 to the south and Washington Avenue on
the west. See Map 1.
Mature trees on rolling terrain, sloping gently toward the
Grand River describe the general character of the area. This
small neighborhood contains 29.62 acres organized into nine (9)
blocks. Even though the area is small and generally isolated, a
great variety of land uses can be found here. Notably, two col—
leges (Cooley Law School axed Davenport Business College), the
Center for the Arts, and the State Journal as well as a wide mix
of residential structures, office and commercial buildings.
It may be said that this is a truly mixed neighborhood. It
-s►"offers residential integrity while maintaining a wide range of
a
facilities and services in close proximity. It is precisely this
variety of uses and the strengthening of the residential areas
which this plan seeks to address.
Following is a -summary agenda of actions proposed in the
plan.
PAGE 7
HOUSING
a
1) Rehabilitation of housing units in the Cherry Hill which
have (by exterior survey) been estimated to be standard
requiring maintenance or deteriorating. There are ap-
proximately 51 such structures in Cherry Hill.
2) Possible acquisition* of various structures for:
a) demolition of the structures and resale of the land
to reduce overall density (4 structures)
b) reuse of the structures as residences but with the
density (number of units) reduced, to be compatible
with surrounding uses (3 structures)
*The City presently has no funds or authority to initi-
ate any acquisition, demolition or relocation. If the
proposed reuse could be accomplished privately without
city intervention, this would be the preferable course.
3) Creation of a Historic District which would enhance the
historic character and assist in the revitalization of
the residential neighborhood. This is seen as essential
to stabilizing the residential area in Cherry Hill.
4) Participation in the Community Energy Program which will
provide additional alternatives for housing improvement
through weatherization and energy conservation.
5) Initiation of a concentrated code enforcement program
which includes interior •and exterior inspections and
PAGE 8
which emphasizes compliance by absentee landlords as
well as by home owner occupants.
6) Initiate revisions in the Building Code to strengthen
the enforcement mechanisms. .
• COMMUNITY FACILITIES
Most community facilities such as the Center for the Arts,
Davenport College, and Cooley Law School are seen as positive
attributes in the community. Kalamazoo Plaza and River Street
Parks are also positive elements; however, the following im—
provements are recommended:
• 1) Increase park police patrols to discourage vagrants from
occupying all the park benches.
2) Install more play equipment, picnic tables, and grills.
3) Increase park maintenance including more trash barrels.
4) Improve landscaping and install a dock overlook (also
proposed .by the Waterfront Development Board).
5) Install bike racks in Kalamazoo Plaza.
•
PAGE g
J
PUBLIC SERVICES
Most all public services were viewed by the Committee as
adequate. However, the following items are recommended to en-
hanyce the general character of the area:
1) Install 'low profile street lights of a historic charac-
ter which will further develop the creation of a his-
toric theme.
2) Increase street cleaning and plowing efforts particu-
larly on east/west streets such as Lenawee, Hillsdale,
and St. Joseph each of which has a substantial incline
in order to reach Cherry Street to get out of the area.
3) Install new street trees. The City Forester estimates
room for 174 new street trees to replace dying trees and
to intensify the landscaping buffer between the resi-
dences on St. Joseph and the off -ramp from I-496•
4) Improve streets, curbs and gutters and sidewalks. Spe-
cific locations have been identified by the Public Ser-
vice Department.
CIRCULATION
Circulation and access patterns are made somewhat more dif-
ficult by major barriers (Grand River and I-496) and one-way
streets. The following recommendations are made:
1) Make Kalamazoo Street 'a two-way street from Capitol
Avenue east.
PAGE 10
2) In conjunction with #1, the intersection of Cherry/
Kalamazoo/River should be redesigned to allow traffic to
flow in an orderly fashion.
3) Sign the Lenawee/Grand intersection to remind eastbound
Lenawee traffic that westbound Lenawee has the right of
way over any traffic turning north onto Grand.
4) Replace the existing deteriorated River Street Bridge
with a new pedestrian bridge.
5) Install improvements in the 500 and 600 blocks of South
Washington similar to the 400 block of S. Washington by
reducing the width of the street, increasing the park—
way, adding berms, and landscaping.
GENERAL LAND USE PROPOSALS
Upon examining the many land uses and zoning patterns, it
became clear that the uses did not conform or correspond to the
existing zoning classifications. In order to preserve the resi-
dential neighborhood and to promote efficient growth in the
future, the Committee is recommending a land use plan which will
require the rezoning of many properties in the Cherry Hill area.
In addition, the Committee has identified the potential for
a senior housing project in Cherry Hill. Three sites have been -
investigated. Development of a senior.citizen complex would in—
crease the residential land use of Cherry Hill and hopefully
stimulate new growth of other complimentary uses.
PAGE 11
GENERAL PHYSICAL DESCRIPTION I
The Cherry Hill Neighborhood is an area of mixed residen-
tial, office and commercial uses marked by definite boundaries
which serve to isolate this small enclave located just southeast
of the Central Business District of Lansing. The major bounda-
ries include Kalamazoo Street on the north, the Grand River on
the east, I-496 on the south and Washington Avenue on the west.
See Map 1.
Mature trees clustered. on rolling terrain sloping gently
toward the Grand River describes the general character of the
area... This small neighborhood contains 29.62 acres, organized in
nine (9) blocks. Even though the area is small and generally
isolated, a great variety of land uses can be found here. Nota-
bly, two colleges (Cooley Law School and Davenport Business Col-
lege), the Center for the Arts, and the State Journal, as well as
a wide mix of residential structures, office and commercial
buildings are located in the Cherry Hill Area.
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PAGE 12
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Population Profile
•
POPULATION
Age
According to 1980 U. S. Census figures 574 persons live in
Cherry Hill. As can be seen from Table I, the population of
.Cherry Hill is concentrated in the adult categories. The median
age in Cherry Hill is 26.3 years of age. Few children (under 15)
and relatively few older adults (over 65) live in Cherry Hill.
Particularly noteworthy is the large disparity between the per-
centage of children in Cherry Hill (9.6%) when compared to the
percentage of children in the general Lansing population (24.2%).
The lack of young children in the area is significant when
planning future land use patterns.
TABLE I
POPULATION BY AGE+
Cherry
Hill
City Wide
(�)
Under 5
55
(9.2)
11,217
(8.6)
5-14
59
(9.9)
20.873
(16.0)
15-59
440
(74.3)
82,875
(63.5)
60-64
6
(1.0)
4,534
(3.4)
65+
35
(5.9)
11,410
(8.7)
592
(100%)
130,414
(100%)
+According to 1980
Census
Figures
is
PAGE 15
•
While the disparity between the percentage of older adults
(7.8%) in Cherry Hill and the percentage of older adults in the
general population of Lansing (8.7%) is not as statistically
significant as the percentage differential concerning children,
it does have certain implications for land use planning.
A majority of the population are working -age adults (18-55)•
It would appear that Cherry Hill may attract many persons working
in the downtown area or who are students, at either of the two
colleges mentioned previously. A closer examination of the -pop-
ulation household and educational characteristics lends further
credence to this hypothesis.
Household Characteristics
Of the 341 households reported in the Cherry Hill Area, ac-
cording to the U.S. Census, 60.1% were single person households.
76.2% of all persons living in Cherry Hill reported that they
lived alone or in unrelated non -family groups. It is reported
that only 26.2% of the City wide population are single person
households.
Further,
it should
be noted
that only
20% of .the -men and 23%
of the women
indicated
they were
married.
These statistics indicate a fairly young, single population
whose activity patterns might differ greatly from established
family type patterns in many residential neighborhoods.
0
PAGE 16
•
Race
The diversity of Cherry Hill is revealed 'in its population
as well as in its land uses. The 1980 Census revealed 441
whites, 107 blacks, 31 persons of Spanish origin, 4 American
Indians, and 2* Asian —Pacific Islanders.
Further, while only 1.6% of the population were foreign born
(first generation immigrants), many persons reported English,
Irish, German and Greek ancestry.
Education
Considering the small number of children and the geographic
isolation of Cherry Hill, it is not surprising that no elementary
or secondary public schools are located here. Of the school age
children, 10 are enrolled in nursery school, 38 in kindergarten
through eighth grade and 29 in high school. 187 persons living
in Cherry Hill are attending college at present. That number
represents almost 33% of the total Cherry Hill population.
For the
working
age
population,
the
Census
reveals that
14.8% (12.2%
for the
City
of Lansing)
of
Cherry
Hill residents
have an eighth grade education or less, while 81.8% are high
school graduates. Lansing has a 72.7% of its population 25 years.
or older with high school diplomas. Of the high school gradu—
ates, approximately 49.2% have complete&� at least one year of
collegeand 25% have completed 4 years of college. The City wide
comparison shows significantly lower percentages (19% with 1
year) with college attendence and college graduates.
PAGE 17
0
Employment
68.9% of all working -age persons in Cherry Hill are pres-
ently in the work force. The unemployment rate is 9.8%.
However, it should •be noted that some of the unemployed are
probably students not seeking employment at the present time.
This would have some impact on the true unemployment figures.
Also, according to the Census, 86.6% of the employed persons
worked for private businesses. The other 13.4% worked for a
governmental agency.
Income
According to 1980 U.S.Census figures, the median income for
households was $7,478 in Cherry Hill. That means that half of
the households had incomes below this figure and half were above.
6.1% of the households made more than $25,000. City wide figures
indicate that the median household income for Lansing was
$16,975-
Since household income figures include single person house-
holds, it is also significant* to examine family median income
which was $5,833 in Cherry Hill; as compared to the City wide
figure, $20,184. Federal guidelines indicate that the poverty
threshold in Ingham County is $7,412 for a.family of four per-
sons. 205 households in the Cherry Hill area were determined to
be below this threshold. 14.3% were older adults and 83.3% were
.female -headed family households with no husband present. •
PAGE 18
These figures have implications for land use planning as
well. Indications are that educational and job opportunities for
female —headed families could be broadened if day care and other
family services were available or knowledge about their
availability were more widely publicized.
Further, when approximately 50.2% of the total households in
Cherry Hill have incomes less than $7,500, it would seem that
some form of financial assistance should be made available for
physical improvements to housing in the area.
PAGE 19
Population Summary
U
The hallmark of Cherry Hill is its diversity. Its popula-
tion is composed primarily of adults, many single, and a large
number of whom are students. Ethnic and racial composition is
mixed. While educational attainment is high, a -large percentage
did not complete the eighth grade. Many families and individuals
have experienced poverty, with the. median income substantially
lower than the community as a whole. While the unemployment rate
does not differ significantly from the City rate, the wages
earned. are substantially lower. Underemployment and the type of
jobs may account for these differences.
All of these factors are significant for future land use
planning in the Cherry Hill*Area. As proposals are developed,
they should reflect the needs and desires of the residents.- For
example, it would appear that typical neighborhood family pat-
terns characteristic of many residential areas do not wholly ap-
ply to Cherry Hill. Hence, many programs or proposals -which are
applicable to those neighborhoods would not satisfy the needs and
desires of Cherry Hill residents.
• Therefore, the demographic characteristics of the area play
an important role in determining the most effective programs and
future land use patterns.
•
PAGE 20
Land Use Profile
•
LAND USE
History
The Cherry Hill Area was included in the original plat for
the City of Lansing incorporated in 1859. Indications are that
at least two existing structures were built prior to incorpora-
tion, the oldest being the "Kerr House" built in the Greek Re-
vival style of architecture and located today in the 200 block of
East St. Joseph Street. It is used at present by an accounting
firm for office purposes..
The second structure is 349 Hillsdale. No particular his-
toric significance has been attached to this structure and it is
still used as a residence.
A number of other historic sites and buildings exist in
Cherry Hill including the site where the first Olds car was built
in Lansing, and the Cherry Street School.
These and other historically significant facts have been
compiled by the chairperson of the Cherry Hill Area Development
Plan Citizen Committee, Greg Wade, and are included in this doc-
ument as Appendix I.
Present Land Use
While historical landmarks remain a significant element of
the Cherry Hill Area, new buildings and land uses have grown and
developed here as well.
PAGE 21
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• As can be seen from Chart I, no one land use predominates.
However, it is notable that office and commercial uses occupy a
substantial percentage of the total land area. This fact further
documents that Cherry Hill is not a "typical" neighborhood.
Land is widely distributed for a variety of uses. A summary
of land uses is contained in.Map 3.. Following are short de-
scriptions of each land use category.
Residential Uses
Housing is one of the major land uses in the Cherry Hill
area. There are 239 housing units located in 79 structures pri-
marily concentrated in the southeastern portion of the neighbor-
hood. Twenty one (21) of the structures are single family units.
Twenty nine are duplexes, 23 are multiple family structures
(having 3 or more units in each structure), five units are found
in conjunction with commercial or office establishments and one
structure is used as a halfway house.
Most of the housing is quite old. Thirty structures are
more than 100 years old and most were built before 1930. The
only newer structures are those larger apartment buildings in the
600 block of River Street and the 300 blocks of St. Joseph and
Hillsdale Streets and along River Street which were constructed
in the 19601s. Eleven percent of the units are owner occupied
and 89% are renter occupied. Sixteen units or 7% are vacant.
Housing condition (as determined by exterior survey) appears to
• be mixed with 38% standard, 27% standard requiring maintenance,
30% deteriorating and 5% substandard.
PAGE 23
KALAMAZOO
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CHERRY HILL NEIGHBORHOOD
A more detailed discussion of housing can be found in the
Proposals Section under Housing.
Office and Commercial Uses
Office uses are located along Grand Avenue, S. Washington _
Avenue and at several other scattered sites. Two accountants'
offices, a real estate office, several dentists' offices, a doc-
tor's office, state government offices, a lobbyist's office,
trade union office and'a construction company office are located
here.
In -addition to these office uses, a small grocery store,
Greyhound Bus Lines terminal, dry cleaners, tire store, mattress
company, and an antique shop are located in Cherry Hill, primar-
ily along the west and north boundaries. The Lansing State
Journal (actually classified as an industrial use) and the Royal
Crown Bottling Company warehouse are also situated in the Cherry
Hill neighborhood.
Institutional
Several major institutional uses occupy space in the Cherry
Hill Area. First is the Center -for the Arts, located• at the
corner of E. Lenawee and Grand Avenue. This facility provides a
focus for a variety of performing and other classical arts.
Heavily utilized by the community at large, it also provides a
positive physical attribute to the neighborhood.
• Also located .in Cherry' Hill are two colleges. Davenport
Business College is situated on the southwest corner of Cherry
PAGE 25
•
and Kalamazoo Streets. With a present enrollment of approxi-
mately 475, Davenport is the focal point of many vehicular trips
into the Cherry Hill Area each day. The building which presently
houses the college was once a car dealership that had fallen into
a deteriorated condition. Davenport has invested substantial
amounts. of money into upgrading the building and improving the
grounds. The appearance of this building presents another posi-
tive image of the Cherry Hill Area.
A third institutional use is Cooley Law School, located in
the 500 Block of South Grand Avenue. This building (once a
dilapidated commercial structure) houses primarily the office and
administrative functions of the school. Classrooms are presently
located in the old Masonic Temple on Capitol Avenue. The Law
School recently purchased the vacant.Penneys Department Store,
just northwest of the Cherry Hill Area and is in the process of
renovating it. Future plans of the school also include the pos-
sible construction of townhouse type dormitory facilities in the
Cherry Hill area. Location of the school in this building has -
also had the positive inpact for the area by rehabilitating an-
other old commercial structure for a new use.
The remaining institutional facility is the Master's House
on the southeast corner of Hillsdale and Washington Avenue. This
structure once housed all of the women's clubs and civic organi-
zations in the City of Lansing and has somehistorical signifi-
cance. More recently it has been used for religious purposes. •
PAGE 26
• Vacant band
While Cherry Hill is densely populated and highly utilized,
it has a substantial amount of vacant land, much of which is
covered with asphalt for parking purposes. Approximately 11% of
the land area in Cherry Hill is vacant and about two-thirds of
this space is used for parking. However, two large tracts of
land remain completely vacant. These include the parcel at the
northeast corner of Washington and Hillsdale, and the parcel at
the southwest corner of Lenawee and River Streets.
Open Space
The last major land use in the Cherry Hill Area is open
space (not to be confused with vacant land). Open space in this
case refers to the two parks in the Cherry Hill Area. First is
Kalamazoo Plaza which is primarily passive open space but which
is also the site of the historic marker designating the location
of the building where the first Olds car was constructed. The
location of this park provides an aesthetically pleasing entrance
to the Cherry Hill Area as well.
The second and substantially larger parcel of open space is
River Street Park. This park combines active and passive recre-
ational activities including tennis, as well as picnicing and
play areas. Most of the park is intended to focus on the needs
of residents and to serve as a neighborhood park. However, at
the southern end of the park is Sweeney's Landing. This partic-
• ular facility draws users from the broader community and does
require parking for cars and boat trailers. The boat launch is
PAGE 27'
•
optimally located at the far end of the park where it does not
interfere with the other neighborhood activities within the park.
(See Proposals Sections under Community Facilities for suggested
changes.)
•
PAGE 28
•
ENVIRONMENTAL CONDITIONS
The environment encompasses a wide variety of elements in-
cluding visual, noise, air and water aspects. Each element con-
tributes to the overall environment of an area by making it more
or less attractive to.live and/or work there.
Visual Environment
The visual environment is enhanced by the mature trees, un-
dulating topography and the Grand River. Additional. positive
features include several well maintained buildings with well
landscaped sites such as the Center for the Arts and Davenport
College.
Other landmarks that serve as major focal points for Cherry
Hill include the "Kerr House," Cherry St. School, River Street
Park, Kalamazoo Plaza and the State Journal.
Noise Pollution
No major points of noise pollution have been identified
other than the I-496 expressway ramp to Grand Avenue and occa-
sional steam releases from the Board of Water and Light.
Several proposals for both visual and noise blockage from
I-496 are presented in the Public Services Proposals Section. No
plans have: been made, however, to ask the Board to discontinue
steam releases.
PAGE 29
•
Air Pollution
No specific sources of air pollution have been identified
other than the vehicular exhaust emissions from I-496. No
changes other than visual and noise abatement procedures have
been identified.
Water Pollution
Although the Grand River remains polluted to a degree, its
general quality has improved over the last several years to the
point where fishing (but not swimming) is now permitted by the
State of Michigan.°Department of Natural Resources. The DNR has
also •stocked the Grand River with salmon to attract more fisher-
men.
No specific sources of water pollution have been identified
in the Cherry Hill Area.
Flood Plain
The 100 year base flood elevation impacts approximately 40%
of the land area in Cherry Hill. The flood plain lies generally
east of the houses on the east side of Cherry Street. (See Map
4)
Although it is possible to build in the 100 year flood
plain, special permits, specific.building techniques and/or ele-
vation of the building out of the flood plain are required. This
will be important when planning development within the flood •
plain.
PAGE 30
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CHERRY HILL NEIGHBORHOOD
PUBLIC -SERVICES
The Cherry Hill Area is served by a wide variety of public
services such as police and fire service, street tree planting
and maintenance, utilities (gas, water, sewer, steam, and elec-
tricity), garbage collection, snow removal and street sweeping.
Generally, the residents of the Cherry Hill Development Committee
held high repard.for the quality of these services.
Police and Fire Service
Police
Cherry Hill is in close proximity to the central police
station located adjacent to City Hall. In recent years,
area residents became alarmed at the increase in
"victimless" crime which was occurring in their neighbor-
hood. Solicitation and prostitution were causing traffic
problems and made residents uncomfortable, especially when
accosted or propositioned. The police department responded
with increased patrols, organization of a neighborhood crime
watch �in conjunction with the Cherry Hill Neighborhood Or-
ganization, and advice in dealing with these problems in the
future. Committee residents indicated that response time is
good and that overall protection is adequate.
Fire
Cherry Hill is served by two fire stations (#1 and #3)
located at Grand and Shiawassee and Hillsdale and Sycamore •
PAGE 32
•
respectively. Residents indicate that this service is also
prompt and performs well.
Street Tree Planting Program
The City of Lansing Forestry Division of the Department of
Parks and Recreation provides a tree planting service to resi-
dents of the City. Preference is given to neighborhoods over
non-residential areas in the street tree program.
A survey recently conducted.by City Forestry Division staff
indicated that space was available for 174 trees along Cherry
Hill streets. This figure also includes additional plantings
along the I-496 ramp to Grand Avenue and street trees along non-
residential streets (i.e., 500 and 60Q Blocks of S. Washington).
It was felt that these streets form the entranceway into Cherry
Hill and into the Central Business District. Therefore, trees
and additional plantings along these non-residential streets are
essential. It should be noted that these figures do.not include
any trees in either of the two park areas. These are included in
park design proposals in the Community Facilities Proposals sec-
tion. Results and further detail of the street tree survey can
be found in the Public Services Proposal Section.
The fallowing utility services are located in Cherry Hill:
gas, steam, electricity, water, street lights, sanitary and storm
issewers. Map 5 plots the location of the various facilities.
PAGE 33
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While the provision of services is felt to be generally ad—
equate, equate, concern has been expressed by the residents regarding the
number of utility poles and amount of wire which creates an un—
sightly condition. Proposals were discussed to reduce the clut—
ter by converting to underground service or to rear lot line
service. However, estimates by the Board of Water and Light for
this conversion ranged from $200,000 to $300,000.
Other proposals which were adopted concerning utility ser—
vice included changes to low profile lights, and requests for
studies to eliminate and/or combine existing poles and wires to
reduce the overall impact of the overhead system. See Public
Service Proposals section for further detail.
PAGE 35
•
CIRCULATION
Different forms of transportation provide means of moving
from one land use to another such as from home to work, school,
or shopping. Each form (including automobile, bus, bicycling or
walking) requires a certain amount of land to be devoted to this
purpose. In Cherry Hill, evidence of all of the forms of trans-
portation mentioned above can be found.
Roads
A majority of the streets in Cherry Hill are local residen-
tial streets carrying less than 1,000 vehicles per day. River,
Lenawee (east of Grand), Hillsdale, Cherry, and St. Joseph (east
of Grand), fall into this classification. Washington and Grand
Avenues are minor arterial streets which carry some local traf-
fic, but a substantial portion of the trips are non -local (i.e.,
passing through destined for the Central Business District).
Kalamazoo Street is a primary arterial carrying more than
10,000 vehicles per day. It is a major east/west route as it
provides a bridge over the Graftd River, and continues on into E.
Lansing.
Bus
Both intracity and intercity bus routes are easily accessi-
ble to Cherry Hill residents. The Greyhound Bus Terminal is lo-
cated on the northwestern perimeter of Cherry Hill. Different
CATA bus routes run along the perimeter streets (Kalamazoo, Grand •
and Washington) while the main interchange point for the entire
PAGE 36
• CATA system is located four blocks away at the intersection of
Michigan and Grand Avenues.
Bicycling
Bicycling as a form of transportation uses the same roadway
network as do the bus and car. Most of the persons surveyed in
Cherry Hill, however, ride their bicycles for recreational pur-
poses. Bicycle paths for recreational riding are located pri-
marily along the Grand River on the east bank opposite the Cherry
Hill Area. These paths can be accessed by means of the Kalamazoo
Street Bridge and -.River Street Bridge.
Walking
Pedestrian movement in the Cherry Hill Area can generally be
divided into two classifications, those walking to school or em-
ployment and those who participate in evening recreational walk-
ing seen in many residential neighborhoods.
In both cases, the condition of the sidewalk is important.
However, when walking in the evening, adequate street lighting
which also illuminates the sidewalk is necessary. (See Public
Service Proposals for more detail on sidewalk and street light
improvements.)
PAGE 37
•
DEVELOPMENT PATTERNS
They use of land in Cherry, Hill is widely varied, but when
all uses are plotted on a map, patterns of development begin to
emerge. (See map 6.) As can be seen from the map, housing is
primarily located in the southeast section of Cherry Hill. Im-
mediately adjacent are office and institutional uses which form
an arc ,from southwest to northeast around the residential area.
Most o±<.the commercial uses and higher density uses are located
along the far western and northern edge of the neighborhood.
Zoning
Having established this general pattern of uses, it is nec-
essary to compare the land uses with the present zoning classi-
fications as presented on Map 7.
In many areas the land use and zoning designation• do not
conform with each other. If Cherry Hill is to remain a stable
area with a substantial residential population, zoning designa-
tions will have to be changed in order to assure appropriate de-
velopment (see Land Use Proposals for further details).
It should also be noted that many uses are nonconforming in
some manner according to the use, dimensional, and/or parking
requirements of the new zoning code adopted -in 1983- Changing
the zoning classifications of many of the one and two unit
buildings will allow them to become conforming under the existing
code. Parking, however, remains a problem since many units were •
constructed when there were few if any cars, and because parking
PAGE 38
•
requirements have been revised upward in recent years to accom—
modate a greater number of cars per unit.
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•
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PAGE 39
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Density
An integral part of zoning is density. When the Cherry Hill
area was platted, typical lots were deep and narrow. A 33 x 165
lot size was not uncommon. More recently rear portions of lots
have been sold and redivided thereby increasing the potential
density. To further compound the situation, the 1942 zoning or-
dinance designated the zoning in this area for high density res-
idential, office, commercial, and general business even though a
great majority of the land uses at that time were one and two
family dwelling units. These zoning designations have changed
little over the last forty years. The residential land uses have
also remained; however, the number of units per structure has
increased and the few•new buildings constructed were large
apartments with small lot areas.
:v
The net result is that approximately 68.-57 persons occupy
each acre of residentially used land in the Cherry Hill neigh-
borhood. The net density of housing units per acre is 27.8. The
density of units is particularly significant when compared to
other residential neighborhoods in the City. Older residential
areas (such as NDA #2) have an average density of 7 units per
N
" acre while some of the new developments are as low,as 4 to 5
units per acre.
The high density of Cherry Hill will have to be considered
in the housing proposals section when making land use proposals.
PAGE 42
• SUMMARY
.,The Cherry Hill Area exists at present as a conglomerate of
uses dictated more by individuals, speculators, and the market-
place than by sound planning principles. The proposals found in
the ensuing chapters are designed to maximize the positive as-
pects and reduce or eliminate negative elements to enhance the
general appearance and quality of life in the Cherry Hill Neigh-
borhob.d .
PAGE 43
•
Proposals for Development
•
•
•
PROPOSALS FOR DEVELOPMENT
Introduction
Contained on the following pages are proposals to guide the
future development of the Cherry Hill Neighborhood.
For convenience the proposals have been placed in the fol-
lowing categories: housing, community facilities, public ser-
vices, circulation and general land use. Some proposals may
overlap into other categorical areas. In fact, those in the
general land use section impact the other categories to the ex-
tent that it was difficult to place those proposals in any other
convenient location.
Within each category, a short narrative will precede each
proposal referencing the particular problem or assets being ad-
dressed:
Following the entire proposals section, a Summary of Actions
and an estimate of general costs will be provided.
PAGE 44
HOUSING PROPOSALS
This section contains proposals to stabilize and improve
housing in Cherry Hill.
To identify those elements of the Cherry Hill Neighborhood
which should be preserved, enhanced and supported, the Citizens
Committee has initially developed the following list of positive
elements related to housing. The items are grouped into several
classifications: 1) those related to housing type and/or struc—
ture; 2) those amenities associated with a "good residential"
neighborhood, and 3) those elements unique to Cherry Hill.
Assets
Housing Type/Structure
1. Recent improvements to individual structures improved
overall appearance.
2. Varied and interesting architecture typify many resi—
dential structures: Potential for historic preserva—
tion.
3. Large units are available for reasonable rates.
J.
4. Basic structural condition of most units is good.
1. Close to places of employment.
2. Close to church.
•
PAGE 45
•
3. Generally quiet.
4. Many large mature trees.
Unique Elements
1. 'Secluded, cozy neighborhood, but very accessible to the
Central Business District and general community.
2. Close to the Grand River. .
3. Small.enough for residents to become neighbors.
4. Positive attitude of residents, businesses and institu—
tions toward improvement of Cherry Hill.
5. Lower density structures (containing 1-4 units) essen—
tial to housing stability. units.
6. Close to potential employment -for students in the area.
PROPOSED RECOMMENDATIONS.— HOUSING ASSETS
1. Work with the Historic District Commission to develop a His—
toric District in Cherry Hill. Initially such*a district
should contain those structures and/or sites identified in
Appendix I of this document. (See Map 8). The initiation of
such a District would assist in assuring continued residen—
tial development without intrusion by other uses.
2. Work with the Building and Development Divisions of the De—
partment of Planning and Municipal Development to initiate a
housing rehabilitation program. (More details later in this
section.)
PAGE 46
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3. Work with Cherry Hill Neighborhood Association to disseminate
information -(and to read thermograms) about energy conserva—
tion measures which may be undertaken by residents and/or
owners.
4• Work with Building and Development Divisions and the Cherry
Hill Neighborhood Association to have the community adopt
Neighborhood Improvement Standards or some other appropriate
standard to coincide with Building Division interior inspec—
tion and code violation elimination programs. A copy of
possible neighborhood standards is included as Appendix II.
5. Work with Cherry Hill Neighborhood Association and the County
Cooperative Extension Service to improve lawn maintenance and
to suggest additional landscaping for individual units.
PAGE 47-
PROBLEMS — HOUSING
Physical Condition of Units
•
There are 239 residential housing units in the Cherry Hill
Area contained in 79 structures. Most of the housing structures
are more than of 50 years old. Age and lack of care by absentee
landlords has resulted in substantial deterioration of some
units.
An exterior housing -survey conducted in mid —February, 1984
revealed the following.
TABLE 2.
CHERRY HILL ROUSING CONDITION BY EXTERIOR SURVEY
Number of Number of
Structures Units
Standard Condition
30
( 38%)
114
( 47.7%)
Standard Condition Requiring Maintenance
21
( 27%)
48
( 20.0%)
Deteriorating
24
( 30%)
64
( 26.8%)
Substandard
4
( 5%)
13
( 5.5%)
Critical
- 0
'0
TOTAL
79
(100%)
239
(100.0%)
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PAGE 48
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It should first be noted that this was an exterior survey
only. No interior inspections have occurred. Secondly, the
exterior survey can only be useful as a general indicator, not as
a determinant to make meaningful recommendations concerning nec-
essary improvements to any individual dwelling unit.
It can.be seen from the data gathered in the exterior survey
that while relatively few units are in standard condition, none
appear to be critical and only 4 are substandard. A majority of
units are in the standard requiring maintenance or deteriorating
categories. See Appendix III for more specific data on each
structure.
Cherry Hill is a neighborhhod where a little money spent on
each residential unit for exterior improvements would result in
maximum• benefit to the area's visual appearance. Therefore, re-
habilitation is certainly the most viable proposal. Wholesale
demolition and removal of poor units appears unnecessary.
PROPOSED RECOMMENDATIONS - HOUSING PROBLEMS
Rehabilitation
To develop a housing rehabilitation program which would
eliminate housing and zoning code violations in Cherry Hill.
Also in conjunction with the rehabilitation program, Neighborhood
Improvement Standards could also be used with code mandated up-
grading to improve the neighborhood (See Appendix II for exam-
ple).
PAGE 49
•
Housing codes are designed to require all structural, me-
chanical and electrical components of the structure and all en-
vironmental aspects of the surroundings not be dangerous to the
health, safety, or welfare of the residents.
Those elements which are noted by qualified inspectors as
violations must be brought up to minimum standards. The follow-
ing items are included:
A. Structural - All repairs necessary to assure that the con-
struction of the building will provide
1. sufficient strength and rigidity,
2. necessary resistance to the elements, and
3. adequate protection against decay, insects, rodents and
1
other destructive forces.
B. Mechanical, Electrical and Plumbing - All repairs necessary
to provide adequate facilities in the dwelling that will meet
the needs of occupants and be of a quality of condition to
assure:
1. safety of operation,
2. adequate capacity for the intended use, and
3. protection from moisture, corrosion or other destructive
elements.
•
PAGE 50
•
C. Environmental — All repairs or actions necessary to protect
life, limb, health, property, safety, and the welfare of the
general public and the owners and/or occupants of the area to
insure:
1. safety from•fire,
2. security from health hazards, and
3. conformance with zoning code.
Other items, not covered by the housing code, but which im—
prove the quality of each unit when added are as follows:
1. Insulation
2. Storms and screens
4
3. Fire Detection
4. Gutters and downspouts
5. Waterproofing of basements and cellars
6. Site improvements.
Most residential units would be eligible for the rehabili—
tation program except when otherwise specified either through
acquisition or location'in the flood plain.
PAGE 51
Selective Acquisition
The primary reasons for potentially proposing selective ac-
quisition include:
1. Need to increase overall lot area.
2. Need to reduce unit density.
It should be noted that at present the City has neither the
authority nor the funds for this type of activity. There are no
relocation funds for the displacees. Therefore, any properties
appearing on these lists should not necessarily expect City pur-
chase* and disposition of the parcel. If the proposed reuses
could be accomplished privately, this would be the preferable
course.
Possible Acquisition
Structures which could qualify to be acquired due to sub-
standard condition include:
1. 612 River Street - 1 unit - demolish - reuse for parking
space
2. 306 E. Lenawee Street - 3 unit - demolish - reuse for resi-
dential use
3. 309 E. Hillsdale - 4 unit - demolish - reuse for yard space
between adjacent owners.
However, there are no City resources allocated or intended •
to be used for this activity.
PAGE 52
•
Possible Acquisition and Conversion for Resale
Structures which maintain too many units, are on overcrowded
lots, and suffer parking problems:
1. 217 E. Hillsdale — convert to single family and resell (5
units to 1 unit).
2. 307 E. St. Joseph — convert to lesser density and resell (7
units to 4 units).
3. 621 Cherry — convert to lesser density and resell (5 units to
2 units).
4. 515 Cherry Street — convert to lesser density �aad resell (8
units to 5 units).
Concentrated Code Enforcement Strategy
To continue monitoring activities by code inspectors to in—
sure continued enforcement of ordinances.
Revise Codes
To strengthen existing codes, especially the enforcement
mechanisms.
PAGE 53
COMMUNITY FACILITIES PROPOSALS
The existing community facilities available to residents of
the Cherry Hill area are quite extensive. Close proximity to the
Center for the Arts, three colleges --Davenport, Cooley and
Lansing Community College --as well as River St. Park and
Riverfront Park activities provide positive amenities.for resi-
dents.
However, some improvements could be made which would enhance
these facilities and increase their potential use. Listed below
are a series of the positive elements noted by residents.
ASSETS
1. River Street Park is close, has mature trees, a boat launch
and could provide a scenic view of the river.
2. Proximity to the Center for the Arts provides opportunities
for exposure to and participation in a variety of art
mediums, including dance, theater, painting, and sculpture.
3. Proximity to three colleges, Davenport, Cooley and Lansing
Community College, provides residents with potential educa-
tional opportunities as well as providing the neighborhood
with potential residents.
4• Proximity to Riverfront Park is an asset because of the so-
cial and ethnic activities provided each year including
fireworks, the ethnic festival,'concerts, and the Riverfest. •
PAGE 54
•
RECOMMENDATIONS - Community Facilities Assets
1. Continue to provide, through the Parks Department or other
public and private organizations, a variety of.activities in
Riverfront Park.
2. Continue to support the Center for the Arts where possible.
3. Work with the Parks Department to clean the riverbank in,
River Street Park in order to provide a view of the river.
PROBLEMS - Community Facilities
The following were identified by residents as elements which
could be improved in order to provide maximum benefit. Each of
the proposals listed would require the cooperation and assistance
of the Parks and Recreation Department in order'to successfully
accomplish the strategies.
1. River Street Park is underutilized by residents partially
because they are uncomfortable and wary of the drifters and
itinerant vagrants that inhabit the park during the summer.
There is a need for -more frequent police patrolling to move
these people on to other destinations. Sings stating park
rules are also needed.
2. River Street Park presently has only two barbecue grills, few
picnic tables, and one or two trash barrels. There is a need
to have more of this equipment installed along with strate-
gically placed trash containers.
PAGE 55
3. River Street Park presently has few active recreational
pieces of equipment. Half —court basketball, volleyball, play
equipment and a jogging path have been suggested.
4. River Street has its share of 'broken glass, trash and litter.
More frequent cleaning of the park is needed. The regular
pick—up schedule of the Parks Dept. could be supplemented by
the Neighborhood.Association.
5. River Street Park needs improved landscaping. A dock/
overlook is also an item which.would improve the general ap—
pearance of the neighborhood and'the park.
6. Kalamazoo Plaza needs bike racks to encourage students and
other drivers to ride bikes instead.
�i_
•
•
PAGE 56
•
PUBLIC SERVICE PROPOSALS
The provision of most public services has been found to be
generally satisfactory. The assets identified by residents in—
clude the following:
ASSETS
Most services are prompt, efficient and reliable, according
to resident committee members. Specifically mentioned were:
1. Police: Response time good. Very cooperative with neigh—
borhood association.
2. Fire: Response time good.
3. Garbage collection: Regular collectors helpful and reliable.
¢. Sewers: Generally adequate.
PROBLEMS — Public Services
-Listed below 'are a series of problems and recommendations as
developed by the Cherry Hill Committee.
Street Lighting
A major problem relates to the provision of street lighting.
Particularly in an area like Cherry Hill where many residents are
frequently pedestrians, it is necessary to provide right—of—way
lighting which illuminates the sidewalk as well as the street.
Residents and patrons of various community functions held in the
• area perceive that street lighting is inadequate. It is the be—
lief of area residents and representatives of several community
PAGE 57
agencies that to improve and stabilize the neighborhood, street
lighting which symbolizes the historic residential character of
the area would be appropriate. Historically, residential light-
ing in Lansing has been on low profile poles with glass globes.
Therefore, the Cherry Hill Development Committee believes
that a more comprehensive right-of-way lighting system in Cherry
Hill, utilizing low profile lighting with residential type fix-
tures should be provided. The lighting can also be used to en-
hance and complement the proposed historic District.
Street Cleaning
The 'Committee identified
often in summer and to plow
(particularly the inclines.
Hillsdale, and St. Joseph).
a need to sweep the streets more
and salt more often in the winter
in the 300 Block of Lenawee,
Arrangements should be made with the Public Service Depart—
ment to schedule Hillsdale (particularly the 300 Block) and
Lenawee in the priority street plowing and salting list to be
completed after the major streets and ambulance/emergency routes.
Trash Collection 114
Regulations regarding early curb placement of garbage bags
should
be
enforced. When
trash is
put out
earlier
than permit-
ted,
bags
become torn and
refuse
is strewn
about.
A letter to
offenders may be sufficient.
•
7
PAGE 58
Street Trees
One of the most positive features of Cherry Hill is the
mature trees in the area. However, a recent survey by the For-
estry Division revealed that 174 more street trees could be uti-
lized in Cherry Hill to assure a continued supply of mature trees
in 'the future and to use as a buffer along the I-496 ramp to
Grand Avenue. (See Map 9).
Committee members recommend working with the Forestry Divi-
sion to contract for the planting and maintenance of 174 street
trees per the attached map.
PAGE 59
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•
Street, Curb, Gutter, and Sidewalk Improvements
Within the Cherry Hill area many public improvements should
be completed to make the area more attractive, as well as to make
pedestrian, bicycle and automobile travel easier.
The following recommendations are made to improve public
facilities in Cherry Hill aad were developed as a result of in-
spections conducted by the Public Service" -,lepartment.
Priority I
1. Repair sidewalk on S. Washington, St.`" Joseph, Capitol, and
Kalamazoo.
2. Construct 17 driveway approaches in Cherry Hill Neighborhood.
3. Remove abandoned drive approaches and reinstall curbs.
4'. Install new curb/gutter at
a. E. St. Joseph Street 100, 200 and 300 Blocks.
b.
Cherry Street
400,
500
and
600
Blocks..
c.
E. Hillsdale
St.
100,
200
and
300 Blocks.
5. Resurface Streets
a. Lenawee St. from Cherry to River St.
b. St. Joseph 100-300 blocks
•
PAGE 61
Priority II
1. Curb and Gutter Replacement
a. E. Lenawee St. 100 Block
b. S. Grand Avenue 600 Block
2. Street Resurfacing
a. E. Lenawee 100 and 200 Blocks
b. S. Grand 600 Block
c. S. Cherry - 500 and 600 Blocks
•
PAGE 62
•
CIRCULATION PROPOSALS
This section proposes ways to improve the access and circu—
lation around and through the Cherry Hill Area.
ASSETS
The Citizens Committee felt that the street system was gen—
erally adequate, that sidewalks, while some were in a state of
disrepair, were available, and that bus transportation was
available but not always convenient.
PROBLEMS
Intersections
The problems most frequently encountered and documented by
- - -- -the Traffic Division -concern two -intersections in the Cherry Hill
Area. The two intersections are:
1. Cherry/Kalamazoo Intersection
2. Lenawee/Grand Intersection
The Committee recommends working with the Traffic Division
to reconstruct the Cherry/Kalamazoo intersection and to resign
the Lenawee/Grand intersection to reduce accident pptential.
River Street Bridge
Another problem is the deteriorated condition of the River
Street Bridge. Since River Street is closed at Kalamazoo with
• the cul—de—sac there is n6 real need to reconstruct the River
Street Bridge as -an automobile bridge.
PAGE 63
•
However, the Committee believes that the existing River
Street Bridge should be removed and eventually replaced by a pe-
destrian bridge only, since it is a cross river link for the
Hiking/Biking Trail.
Kalamazoo Street
The one way streets, the river and I-496 present unique
problems for residents. The Committtee believes that Kalamazoo
Street should be two way east of Capitol Avenue. This will re-
duce non -local traffic which presently "cuts through" the neigh-
borhood.
South Washington Parkway
The 500 and 600 Blocks of S: Washington Avenue are -approx-
imately 6 lanes wide (including the 90-degree parking) with the
entire right-of-way being 115.5 feet wide. The amount of traffic
generated daily'in those two blocks does not justify this width.
Also since the curbs are set back so far, little parkway 'exists
between the sidewalk and curb, making tree planting difficult.
Because there are so few trees, the area - looks barren and
unattractive.
The Committee recommends widening the parkway on both sides
of the 500 and 600 blocks of S. Washington by reducing the width
of -the street, retaining the parking (possibly angled instead of
90-degree) and planting of street trees along the parkway.
•
PAGE 64
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Parking
Parking problems in Cherry Hill are of three specific types.
First is the day -time user (Davenport student,. Cooley student, or
downtown worker). These people can use on -street or off-street
parking. They characteristically spend longer periods of time
(four to eight hours) and they repeat the pattern at least sev-
eral times a week. The second type consists of evening users
attracted by the Center for the Arts. While the Center continues
to expand its parking, some patrons still occupy space on sur-
rounding streets. The last type are residents of the area who
have difficulty finding off-street parking during the night.
Many. times these are renters in apartment buildings with insuf-
ficient on -site parking. Consequently, these residents must find
alternate parking. The most frequent occurrences are in the
apartment buildings on Hillsdale and River where parking is
woefully inadequate. The residents seek space in River Street
Park. Although this was not the intended use, the night parkers
and daytime park users do not usually overlap. However, should
River Street north of St. Joseph be removed and parking ar-
rangements changed; additional parking pressures on residents
could occur.
The Committee recommends working with city traffic personnel
to provide parking meters and/or limits at existing locations
which will accommodate the needs of the users (i.e., at least
4-hour meters).
•
PAGE 66
U
•
GENERAL LAND USE PROPOSALS
Contained on the following pages are recommendations to en-
hance and improve the physical environment and appearance of the
Cherry Hill Neighborhood Area not discussed in previous sections.
Neighborhood Identification
The Cherry Hill Development Area Citizen Commitee believes
that tasteful signs identifying Cherry Hill would be a positive
enhancement to the area. The locations proposed include 1).
intersection of Grand/I-496 Ramp, 2) Hillsdale and Washington and
3) Kalamazoo aad Cherry Streets. The Committee* would further
like to propose that Henry Durfee, resident artist and sign mak-
er, be awarded the contract.
-General__Land-User Trands
To develop effective and consistent proposals for the area,
an overall pattern of land use relationships first had to be es-
tablished.
Map 10 indicates the general patterns which have been
adopted by the Cherry Hill Development Area Citizen Committee..
The types of uses indicated on the map represent a blend of ex-
isting uses and a realistic projection of future uses necessary
to maintain and strengthen the unique and historic residential
character as well as provide for other non-residential but es-
sential services.
PAGE 67
It may be said that this is a truly mixed use neighborhood.
It offers residential integrity while maintaining a wide range of
facilities and services in close proximity.
•
PAGE 68
KALAMAZW
CHERRY HILL NEIGHBORHOOD
AW le'
Zoning/Land Use Relationships
Many of the land uses in Cherry Hill bear little relation-
ship to the zoning of the parcels. Many of the one and two fam-
ily dwellings are located on parcels zoned for high density mul-
tiple family development, office or commercial use. Having
adopted a general pattern of future development (see Map 10) it
is then necessary to create zoning patterns which will reflect
and guide growth.
The Committee proposes to adopt and implement a zoning pat-
tern which will reflect the general development patterns •to be
achieved. See Map 11 for more detail on the recommended zoning
classifications. This proposal is intended to 1) strengthen the
viability of the residential neighborhood, 2) bring the zoning
and actual land use into conformance, and 3) clearly •delineate
patterns of future development.
PAGE 70
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Senior Citizen Housing
The Committee has considered recommending a site within
Cherry Hill for Senior Citizen housing. Services in close prox-
imity and the availability of amenities make this area a poten-
tial location. Three sites have been suggested: 1)•at the
northeast corner of Washington and Hillsdale on a vacant parcel,.
2) in the middle of the 500 Block of S. Grand on the east side
which is presently used as a parking lot,for the State Journal
(if the second site were selected, the Journal parking lot might
possibly be relocated to the northeast corner of Washington and
Hillsdale), and 3) at the southwest corner of Lenawee and River
Streets.
Senior housing at any of these sites would provide residents
with access to bus transportation and to amenities such as*the
river. However, recreational space and a grocery store would be
necessary to provide the support services to a facility of this
type. At present, there are no funds or subsidies available for
construction of senior housing. However, residents on the Com-
mittee believe senior housing would be the most desirable and
compatible housing for the area.
PAGE 72
Priorities
•
•
ESTIMATED COSTS
Listed below are the major land use recommendations
throughout the plan and an estimated cost of each item. As rec—
ommendations were formulated, various city departments were con—
sulted to provide an approximate cost for the development.
MAJOR LAND USE PROPOSALS
CHERRY HILL PLAN
HOUSING
REHABILITATION
Housing estimates were drawn on the basis of rehabilitation
work done by the C.D. Division based on approximate dollars
spent on various types of units (July, 1984
51 structures
ACQUISITION
. Acquire for demolition for demolition for
residential use (4 structures)
Based on 2.5 X assessed value, $5,000 for
demolition and $15,500 and $4,500 for homeowner
and tenant relocation respectively.
First priority is to acquire and
demolish 309 E. Hillsdale with the intent of
resale to adjacent property owners.*
4-
. Acquire for reuse as residences (3 structures)
$558,000
832,250
215,500
249,250
PAGE 73
HISTORIC DISTRICT CREATED
PARTICIPATION IN THE COMMUNITY ENERGY PROGRAM
CONCENTRATED CODE ENFORCEMENT
STRENGTHEN BUILDING CODE
COMMUNITY FACILITIES
PARK IMPROVEMENTS
These improvements were provided as approximations
by the Parks Department
•
No funds
No funds
No funds
No funds
. Increase police patrols
N/A
. Install more equipment and picnic tables
5,000
. Increase park maintenance
N/A
. Improve landscaping and install dock lookout
5,000
. Place bike racks and benches in Kalamazoo Plaza
2,000
R'
PUBLIC SERVICES
INSTALL LOW PROFILE STREET LIGHTING IN KEEPING WITH
HISTORIC THEME (According to Board of Water & Light)
N/A
INCREASE STREET CLEANING AND PLOWING EFFORTS
N/A
INCREASE STREET TREES: 174 TREES (3" ea @$375/tree)
65,250
(Discussion with City Forester and site examination
July, 1984
IMPROVEMENTS TO STREETS., CURBS, AND SIDEWALKS
Costs provided by Public Service — Oct., 1983
PRIORITY 1
94,250
PRIORITY 2
42,000
17�
PAGE 74
0
CIRCULATION MAKE KALAMAZOO TWO WAY N/A REDESIGN INTERSECTION
• Cherry/Kalamazoo Intersection
. Lenawee/Grand Intersection'
REPLACE RIVER STREET BRIDGE WITH A PEDESTRIAN BRIDGE
(Per discussion with'Public Service Department)
. DEMOLITION
. CONSTRUCTION
SUMMARY OF MAJOR LAND USE RECOMMENDATIONS
IMPROVEMENTS TO THE 500 AND 600 BLOCKS OF
S. WASHINGTON PARKWAY
(Basic estimates provided by Public Service
Department)
. REMOVE PAVEMENT
. INSTALL NEW CURB
.FILL NEW PARKWAY
. SOD AND LANDSCAPING
GENERAL LAND USE PROPOSALS
INITIATE ZONING CHANGES
INVESTIGATE SITES FOR SENIOR HOUSING
INSTALL IDENTIFICATION SIGNS FOR CHERRY HILL
3 Signs @$500.00 per sign (including labor
and materials)
•
700,000
200,000
500,000
53,300
15,000
12,000
1,300
25,000
1,500
PAGE 75
0
PRIORITIES
The Cherry Hill Development Plan Committee has identified a
number of recommendations regarding the future development of
this area within several functional categories.
However, the Committee recognizes that certain of the rec-
ommendations address more pressing needs and should receive more
immediate attention.
Therefore, the Committee reviewed all of the recommendations
within each functional area and prioritized each as to when they
should be addressed in the implementation process.
Secondly, the Committee took each of the highest priority.
items within the functional classifications and prioritized these
recommendations in relation to each other.
Lastly, in order to provide a sense of overall priority
order, the Committee chose to list all recommendations in rank
order by the number of votes each received by functional classi-
fication.
Inclusion of a priorities section will be used to make de-
cision makers aware of thWe items thought to be most important
to residents and therefore, the items on which City funds and
time should be spent. This will permit the City to more clearly
respond to the needs and desires of the area.
Following are each of the recommendations within the func- •
tional classifications, by the number of votes each received.
PAGE 76
Housing
1. Acquire 309 E. Hillsdale
2. Housing rehabilitation
3. Revise Building and Housing Codes
4. Create Historic District
5. Acquisition of 4 properties to reduce number of units
per dwelling
6. Concentrated Code Enforcement
7. Develop neighborhood standards
8. 'Acquire 612 River Street
9. Acquire 306 Lenawee
Community Facilities
1. Install equipment, tables and grills in River Street
Park
2.
Increase
park
patrols
3.
Install
bike
racks in Kalamazoo Plaza
4. Increase Park maintenance
5. Install dock overlook
•
PAGE' 77
Public Services
1. Install low profile lights
2. Install underground utilities
3. Increase street sweeping and plowing
4. Plant street trees
5. Repair curb, gutter, sidewalks, and streets
Circulation
1. Make Kalamazoo Street two—way
2. Redesign Cherry/Kalamazoo Intersection
3. Resign*Lenawee/Grand
4. Extend South Washington Parkway in the 500-600 Blocks
5. River Street Bridge demolition and replace it with a
pedestrian bridge
After ranking all recommendations by functional classifica—
tion, the Committee also prioritized each of the recommendations
which had placed first in each category. The results are as
follows:
1. Acquire 309 E. Hillsdale
2. Install low profile lights
3. Make Kalamazoo St. two—way
7
PAGE 78
4. Install play equipment, grills, and picnic tables in
River Street Park
Lastly, the Committee chose to list all recommendations by
the number of raw votes each received in the prioritization pro-
cess. This is provided to establish a sense of priorities across
the board. However, it should be noted that the number of votes
indicated were not cast on a single ballot.
1. Make Kalamazoo two-way (104)
2. Install low profile lighting (64)
3. Install play equipment tables and grills in River Street
Park (50)
4. Acquire 309 E. Hillsdale (49)
5. Install underground utilities (47)
6. Increase park patrols (39)
7. Install bike racks in Kalamazoo Plaza (39)
8. Fund housing rehabilitation (32)
9. Redesign Cherry/Kalamazoo Intersection (28)
10. Increase street sweeping and plowing (26)
11. Revise Building and Housing Codes (23)
• 12. Create Historic District (23)
13. Increase park maintenance ('21)
PAGE 79
14• Possible acquisition to reduce unit density (18)
15• Resign Lenawee/Grand Intersection (18)
16. Install street trees (9)
17. Initiate concentrated code enforcement (3)
0.
18. Repair curb, gutter, sidewalk and streets where neces-
sary (3)
19. Acquire 612 River Street (0)
20. Develop neighborhood standards (0)
21. Acquire 306 E. Lenawee (0)
22. Install dock overlook (0)
23. Extend S. Washington mall treatment into 500-600 blocks
(0)
24. River Street Bridge demolition and replacement for pe-
destrian use (0)
0
PAGE 80
•
Appendices
•
C H E R R Y H I L L:
A surviving downtown neighborhood
• �w . r ��, •� pr �, is _ �.'� . Lj.
+��/ �"�'. � •. r�-.•... ._ i ,_may � /' "�-`'-. ..
r� `\ �•~����••' �� ice' ~��- ��"-_ •.-'�^
ff10Y�Y• flaw �wq yr HV� .. ...
Prepared as a preliminary
report by the Historical Committee
Cherry Hill Development Area
Citizens Committee
To be presented to the committee
May 9, 1984
Greg Wade
updates, as available
•
APPENDIX I
P R E F A C E
It is hoped that all historical errors, no matter how small,
will come -to the attention of the author. This was a work of
pure enjoyment, as I fell in love with Cherry Hill upon first
sighting the area in 1978.
While every effort has been made to be correct in dating
houses, mistakes are surely present, as the history of the entire
City, let alone one small neighborhood, is dependent almost to-
tally on previous work on the subject matter. Many sources were
utilized and many conflicting dates on specific houses were
gleaned from those sources.
In order to expand this work, which is my current goal, it
is my fondest hope that individuals and/or organizations will
come forward to correct errors and provide new information.
This is certainly not the final word on Cherry Hill, but
simply a starting point. All correspondence will be welcomed.
Please send such to:
534 Cherry
Lansing,- MI 48933
Greg Wade
•
PAGE 82
As is the case of numerous settlements, the City of
Lansing's growth can be traced by the development along its nat-
ural river formations. In the cradle of this development is the
meeting point of its two rivers, the point at which the Red Cedar
joins the Grand River.
At this junction of Lansing's two rivers, lies the residen-
tial area today named "Cherry Hill." It is so called because the
two main streets intersect at the corner of Cherry Street and
East Hillsdale.
Lansing became an "official" governmental entity in 1859.
The history of the area of today's Cherry Hill actually predates
that of the City itself. At least tw-o houses remain today in
Cherry Hill, which existed at the time of Lansing's- formation.
In this small area known as Cherry Hill, with its well defined
borders of the Grand River to the east, I-96 to the South,
Kalamazoo Street to the north with its business strip, and Grand
Avenue to the west (another business strip and the southern edge
of the central business district of downtown Lansing) there are
nearly 30 houses approaching 100 years of age, at the time of
this writing.
Possibly the earliest remaining structure in Cherry Hill is
the imposing Greek Revival home, commonly called the "Kerr
House." Today it is owned by L. A. Davidson Real Estate Company
and houses the office of Layton and Richardson, P.C., an ac-
counting firm.
PAGE 83
0
This house is at least as old as the City itself and has
been called the "Kerr House" as it was home of the second mayor
of Lansing, John Kerr. Various dates are listed for the con—
struction of this building, but it would be accurate to state
that it predates, by up to a decade, the founding of the City
proper. The earliest date mentioned in various archives is 1847,
with 1855 being the latest.
The house was built under the direction of local architect
Charles Fox. The structure is now located at 213 East St.
.Joseph, but originally faced South Grand Avenue and was moved to
its present location in recent times. The house has been re—
ferred to as "Lansing's first great mansion." The Kerr family
reportedly resided there until the death of Mayor Kerr's widow in
1899. Mayor Kerr was said to be responsible for Lansing's fine
tree —lined streets, as the.State Journal has crowned him as the
"father of the City's tree planting program." It is reported that
the Kerr family spent as much as $15,000 yearly on the upkeep of
the house and grounds during his lifetime and this house was an
early focal point of the Lansing social scene, with many "open
houses" for friends of the family.
Kerr became co—editor of the "State Republican" in August
1857, the predecessor of today's State Journal. He died enroute
home from St. Catherine, Ontario, by train on July 29, 1868.
The
other house which
still exists
and whose history goes
back to
the formation of
the City, is
located at 349 Hillsdale,
•
PAGE 84
•
at the corner of River Street. No prior history of this house
has been unearthed, as yet.
Perhaps the second most significant structure located in all
of Lansing (with the capitol being the most significant), is the
building at 21 River Street. While now part of the Royal Crown
Bottling Company in the Christman Building, it was the home of
the first R. E. Olds factory._
Michigan's first horseless carriage was constructed and
tested at this location in 1887. While Ransom Olds produced the
mechanical parts, another resident of the area, A.* Clark, who
lived at 109 River Street, produced the carriage for the first
Olds. The Clark Carriage Works was located near the intersection
of Washtenaw and River Street, near his family home.
Another significant home which survives in today's Cherry
Hill is the so-called "Governor's Mansion," located at 615 South
Grand Avenue. While never the official governor's home, it has
been home to two governors; Chase Osborn, just after turn of the
century, and more recently, the home of the G. Mennen "Soapy"
Williams family.
This fine example of Victorian style architecture was the
scene of many formal affairs of state. Its 12 rooms are cur-
rently used as a "halfway" house by Ingham County Social Ser-
vices. It has seen few owners since it was built, as the Osborns
sold it to the family of F. Carew Martindale, who owned it until
the sale to the Williams family. Mrs. Martindale was Florence
Downey, daughter of Charles Downey, owner and operator of the
PAGE 85
Downey House, one of Lansing's first hotels and located on the
site of the Knapp's Store in the central business district.
The Women's Clubhouse, located at 603 South Washington
Avenue, was first built in 1913. This is the structure, as it
appeared in 1913, used as our cover. This building was in sight
of the home of R. E. Olds and he helped pay for the building,
as a gift to the local groups. It is reported that as many as 15
local women's groups used the building as a meeting place and to
hold social activities. Shortly after Olds' donation of over
$30,000, a fire damaged the structure on March 20, 1920. Again,
with Olds' help, it was completely rebuilt by the end of that
same year.
It is currently used by a religious group called "The Mas—
ter's House." Through the efforts of Richard Welch, the structure
was saved from possible destruction in the 1970's, as the women's
group attempted to sell it for $210,000 with Mr. Welch stepping
in to save it.
The Cherry Street School, located at 520 Cherry, has an un—
usual history. The original school was actually moved from Wal—
nut Street in 1883 to the current site on Cherry Street. In
1894, the original school was demolished and the current building
was erected.. It was used as a school in the 1930's when, due to
declining enrollment, it was closed. It is currently the home of
Manson, Jackson & Kane, Architects, and has recently been divided •
to include other firms•.
PAGE 86
•
The other site researched for this preliminary report is 534
Cherry Street. As early as 1873, a home on this site was occu—
pied by Elija Peck. Mr. Peck, along with two other early Cherry
Hill residents, William Berridge and E. H. Hinkly, were co —
owners of the Steam Cracker Bakery and Wholesale Confectioners,
thought to be on the same site as the more recent Home Dairy on
South Washington Avenue. Fifty years later, it is believed the*
residents of the home at this address were still involved in
ownership of this enterprise.
+This is a'preliminary report only. Simply a starting point in
Cherry Hill's history. Any reader wishing to be interviewed,
offer information, etc., is welcome to contact the author to do
SO. It is felt that a history of Cherry Hill would not be com—
plete without an oral history of current residents and owners of
institutions located in the neighborhood It is hoped that this
brief outline will lead to a more detailed work.
Sources: Lansing Public Library.
City of Lansing, Tax Assessor's, Records, City Hall
Memorandum '76. Lansing History
Funded by City of Lansing and Lansing Model City's
Program, 1976
PAGE 87
U
APPENDIX II
POSSIBLE EXAMPLE OF NEIGHBORHOOD REHABILITATION STANDARDS
Objectives of Rehabilitation Program
1. Code Compliance and Rehabilitation Standards:
Since the Lansing Uniform Housing Code provides minimum re-
- quirements for all existing residential buildings within the
City of Lansing it will"serve, in conjunction with the resi-
dential rehabilitation work to be funded in the Financial.
Services in the Development area.
Code compliance activities will involve correcting all hous-
ing code violations and implementing the adopted rehabilita-
tion standards. The objective of Neighborhood Rehabilitation
S
Standards is to provide reduced operating and maintenance
costs, and neighborhood conditions.
2. Rehabilitation Standards:
The objective of the Neighborhood Rehabilitation Standards is
to provide better housing along with reduced operating and
maintenance costs, improved long term residential values and
neighborhood conditions.
3. Optional Repairs and Improvements:
The objective of the optional repairs and improvements is to
provide alternative ways to further improve the structure and •
PAGE 88
living environment for the occupants and residents of the
neighborhood.
AUTHORITY
The Building Official will be authorized and directed to ad-
minister, interpret, and enforce all of the adopted neigh-
borhood rehabilitation standards.
REHABILITATION REQUIREMENTS
In order to be eligible for the Community Development Financial
Services Program, owners must be prepared to use Financial Ser-
vices Funds to provide the following:
1. Repairs Required to Meet Code:
All repairs deemed necessary by the Building Official and/or
his authorized representative in order to correct violations ..
of the Lansing Uniform Housing Code, and shall consists of:
A. Structural.. 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.
All
repairs neces-
sary to provide adequate facilities
in the
dwelling that
PAGE 89
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 de—
structive elements.
C. Environmental. All repairs or actions necessary to pro—
tect life, limb, health, property, safety and welfare of
the general public and other owners and occupants of the
area to assure.
(1) Safety from fire.
(2) Security from health hazards.
(3) Conformance with zoning code.
2. Recommendations for Neighborhood Rehabilitation Standards
In order to be eligible for the Community Development Finan—
cial Services Program, owners must agree to satisfy all of
the items stated under this section in addition to complying �.
with Section 111" — Repairs Required to Meet Code. Items•
deemed necessary to fulfill requirements established by the
Citizens' District Council.
A. Insulation. •
PAGE 90
•
(1) Basis. Every home shall be insulated to'reduce the
amount of heat loss from the dwelling, to conserve on
fuel and reduce fuel costs and to provide comfort for
the.residents.
(2) Solution. Insulate attic areas in accordance with
approved standards.
B. Storms and Screen.
(1) Basis. All exterior .windows and doors shall be pro—
vided with storms and screens in order to reduce heat
loss through windows and door areas thereby con—
serving energy and reducing operating costs to occu—
pant, to protect against moisture, and to protect
against rodents and insects entering the dwelling.
(2) Solutions.
(a) All exterior doors shall be provided with alumi—
num combination storm and screen doors, or other
approved types, having a self —closing device.
(b) All windows shall be provided with aluminum com—
bination storm and screen windows, or other ap—
proved types, except basement windows.
C. Fire Protection.
• (1) Basis. Fire protection equipment shall be provided
in each dwelling in order to provide minimum fire
PAGE 91
•
safety to residents, to protect against loss of life
and property.
(2) Solution. Every dwelling shall be provided with ap-
proved detector(s), as specified under Section 1413
of the Uniform Building Code, 1973 Edition, as
adopted by the City of Lansing.
D. Cellars and Basements.
(1) Basis. In every dwelling, cellars and basements
shall be free of potentially hazardous or*unsafe
conditions and maintained reasonably free from
dampness to prevent conditions conducive to decay or
deterioration of the structure.
(2) Solutions.
(a) Existing concrete floors which are severely
pitted, cracked, broken up or otherwise defective
or deteriorated shall be repaired.
(b) In cellars or basements, where an excessive
amount of water accumulates; sump pumps, drain
tile, waterproofing of interior wall surfaces or
other acceptable methods of correction shall be
provided.
E. Gutters and Downspouts.
(1) Basis. Each dwelling shall be provided with approved •
recepticals to carry away water so as to prevent roof
-PAGE 92
•
•
drainage from causing dampness in walls or interior
portion of the dwelling, and to prevent damage to the
property.
(2) Solution. All dwellings shall have gutters and
downspouts with discharge directed away from dwell—
ing. Discharge extensions and/or splash blocks shall
be provided to prevent soil erosion.
F. Site Improvements.
(1) Basis. All premises shall be maintained in good
order so as to enhance the overall appearance of the
premises and neighborhood and to provide for the safe
use thereon.
(2) Solutions.
(a) Exterior wall surfaces, roof overhangs, and trim
around windows and doors shall be painted in ac—
cordance with acceptable standards or protected
with metal or vinyl siding and rim. Window and
door frames shall be protected in the same manner
as that use to protect the exterior wall sur—
face..
(b) Window and door frames in masonary-walls shall be
painted or encased in metal.
PAGE 93
(c) Fill dirt shall be provided where required in
order to provide drainage away from the founda-
tion walls.
(d) Accessary structures shall be repaired as re-
quired in accordance with Lansing Uniform Housing
Code and the neighborhood rehab standards, or
demolished.
(e) Openings in accessory structures shall be secured
by providing adequate doors and windows.
(f) All existing fences shall be repaired in accor-
dance with acceptable standards, removed or re-
placed.
(g) Trees adjacent to dwellings and accessory struc-
tures shall be. rimmed so that no portion of them
contacts the building in any manner.
(h) Provide improved driveways and parking areas
which shall consist of concrete, blacktop, gravel
or any combination thereof. Existing concrete,
blacktop and gravel driveways and parking areas
must be brought up to acceptable conditions.
(i) Approach walks and steps for all weather access
to the dwelling shall be provided as required and
shall be of either concrete, blacktop (not to be •
used for steps)• or stone slabs All approach walks
PAGE 94
and steps that run from the city sidewalks to the
dwelling shall -be of poured concrete.
(j)-Landscape as required, to prevent soil erosion,
and shall consist of (1) sod and/or seed, bushes
and shrubs in front yard areas, (2) seed in rear
and. side yard areas, (3) retaining walls as re—
quired.
(3) Recommendations for Optional Repairs and Improve—
ments. These.would be repairs or improvements that
would be eligible for funding under the program,
after items (A) Required. Repairs and (B)* Neighborhood
Rehabilitation Standards are met. Owners may select
items from this list as needed, subject to the
availability of funding and the conditions set forth
in the Community Development Financial Services Pro—
gram.
(a) Kitchen. Renovate kitchen area, to include new
kitchen cabinets and 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 by provi—
ded.
PAGE 95
•
(c) Interior Restoration. Renovate interior sur-
faces.
(d) Electrical. Additional supplied electrical con-
venience -outlets may be provided in each
habitable room, not to exceed those required by
the National Electrical Code.
(e) Mechanical.
(1) Thermostats of the improved type, with heat
anticipator and enclosed contacts, so as to
provide more uniform control of furnaces and
energy may be provided.
(2) Hanley -Brown conversion burners that are ad-
equate under the code, due to the
unavailability of repair parts may be re-
placed.
(3) Self -powered humidifier on gravity type -fur-
naces and non -powered humidifier on forced
air type furnaces, of an approved
self -flushing, non-cumbustible type, surface
mounted with no portion of the unit project-
ing over the heat exchanger, may by provided
in order to conserve on energy and provide
comfort for the occupants.
(f) Plumbing. •
PAGE 96
(1) Water distribution systems that are made up
entirely or partially of older iron piping,
may have that portion consisting of iron pipe
replaced.
(2) Replace plumber installed water services.
(g) Cellars and Basements.
(1) Install poured concrete floors.
(2) Waterproof interior surfaces of existing
foundation walls.
(h) Insulate exterior walls; floor areas over
unheated spaces.
(i) Fire Extinguisher. At least one fire
extinguisher of a 2A:10BC rating may also be
provided.
(j) Security locks. Install locks on all exterior
doors.
(k) Accessory Structures. Accessory structures
demolished under this program may be replaced
with like structures as permitted by present
codes. Funding under this program would be lim—
ited to the amount necessary to repair the ex—
isting structure.
PAGE 97
n
U
(1) Fences. Install fencing as needed around yard
areas.
(m) Landscapping. Premises may be landscapped, to
include trees, shrubs, grass, etc. in order to
enhance the overall appearance of the premises.
(n) Storms and Screens. All basement windows may be
provided with storms and screens or metal or
other approved types..
(o) Awnings. Awnings of metal or other approved type
may be installed over exterior doors and windows.
(p) Shutters. Shutters of metal or other approved
types may be provided on exterior windows.
r�
U
PAGE 98
APPENDIX III
LIST OF ALL
ADDRESSES BY BLOCK
Including Use, Number of
Units and Condition
of
Structure
Type No.
of
Condi-
of Use Units
tion
3301-16-451
401 S. Washington Ave.
Office
-
S
419 S. Washington Ave.
Office
-
S
435 S. Washington Ave.
Office
-
S
124 E. Kalamazoo Ave.
Office
-
S
3301-16-452
405 S. Grand
Comm.
-
S
425 S. Grand
Comm. Fac.
-
S
220 E. Kalamazoo
School
-
S
3301-16-453
405 Cherry Street
Comm.
-
S
419 Cherry Street
Office
-
S
307 Lenawee
Res.
1
SM
309, 311, 311 1/2 Lenawee Res.
3
D
313, 313 1/2 Lenawee
Res.
2
D
315-317 Lenawee
Res.
2
S
319 Lenawee
Res.
1
D
422-424 River St.
Res.
2
SM
•
PAGE 99
3301-16-454
404 Kalamazoo Street
408 Kalamazoo Street
439 River Street
3301-16-455
Office - S
Office - S
Warehouse - SM
501 S.
Washington
Comm./Res. 2 D
503-503
1/2 S. Washington
Comm.(v)/Res. 1 D
505-505
1/2 S. Washington
Comm.(v)/Res. 1 D
511 S.
Washington
Bus Terminal - D
117 E.
Hillsdale
Office/Res. 1 S
120 E.
Lenawee
Newspaper - S
3301-16-456
507
S. Grand
School
-
S
533
S. Grand
Res.
4
D
213
E. Hillsdale
Res.
1
S
217
E. Hillsdale
Res.
5*
D
221
E. Hillsdale
Res.
1
S
223
E. Hillsdale
Res.
3
SM
534
Cherry
Res.
1
S
528
Cherry
Res.
1
D
216
E. Lenawee
Res.
2
D
212
E. Lenawee
Res.
2
SS
•
•
PAGE 100
3301-16-457
306
E. Lenawee
Res.
2
SS
300
E. Lenawee
Res.
2
D
505
Cherry
Res.
4
S
509
Cherry
Res.
2
SM "
515
Cherry
Res.
7
SS
523
Cherry
Res.
2
S
527
Cherry
Res.
2
SM
529
Cherry
Res.
2
SM
533
Cherry
Office/Res.
1
S
307
E. Hillsdale
Res.
1
S
309
E. Hillsdale
Res.
4
D
317
E.-Hillsdale
Res.
2
S
319
E. Hillsdale
Res.
17
S
1
r
349
E. Hillsdale
Res.
2
Sm
3301-16-458
603
S. Washington
Religious Facility
-
D
105
E. St. Joseph
Comm.
-
S
115
E. St. Joseph
Res.
1
SM
117
E. St. Joseph
Res.
2
D
121
E. St. Joseph
Res.
2
D
129
E. St. Joseph
Res.
1
Ste'
618-620 S. Grand
Res.
2
D
600
S. Grand
Res.
1
SA4�_
118
E. Hillsdale
Res.
2
D
114
E. Hillsdale
Res.
4
S
PAGE 101
•
3301-16-459
601 S. Grand
Office
-
S
605-607 S. Grand
Res.
2
SM
609-611 S. Grand
Res.
2
SM
615 S. Grand
Res -Care Fac.
1
D
213 E. St. Joseph
Office
-
S
221 E. St. Joseph
Res.
1
SM
229 E. St. Joseph
Res/Office
1
SM
616 Cherry
Res.
3
SM
612 Cherry
Res.
1
SM
606 Cherry
Res.
2
S
600 Cherry
Office
-
SM
220 E. Hillsdale
Res.
1
D
216 E. Hillsdale
Res.
1
D
210 E. Hillsdale
Office
-
S
3301-16-460
.601 Cherry
'Res.
4
S
609 Cherry
Res.
2
SM
613 Cherry
Res.
5
D
621 Cherry
Res.
5
S
307.E. St. Joseph
Res.
7
D
313 E. St. Joseph
Res.
2
S
317 E. St. Joseph
Res.
2
S
319 E. St. Joseph
Res.
2
S
321 E. St. Joseph
Res.
2
Sm •
327 E. St. Joseph
Res.
1
SM
335 E. St. Joseph
Res.
19
S
PAGE 102
•
339 E. St. Joseph
Res.
3
D
343 E. St. Joseph
Res.
2
S
345 E. St. Joseph
Res.
1
S
612 River St.
Res.
1
SS
600 River St.
Res.
16
S
336 E. Hillsdale
Res.
12
S
.326 E. Hillsdale
Res.
12
5
322 E. Hillsdale
Res. t
3
D
318-320 E. Hillsdale
Res.
3
SM
314 E. Hillsdale
Res.
1
S
310 E. Hillsdale
Res.
1
S
306 E. Hillsdale
Res.
2
S
3301-22-202
700 River St.
Comm.
—
S
342 E. St. Joseph
Res.
2
D
3301-1 6-461
River Street Park
3301-1 6-462
River Street Park
•
PAGE 103
TOTALS BY BLOCK
No. of Residential
Block # Units
3301-16-451
3361-16-452
3301--1`6-453
3301-16-454
3301-16-455
3301-16=456
3301-16-457
3301-16-458
3301-16-459
3301-16-460
3301-22-202
none
none
11 units
none
5 units
20 unitb
63 units
15 units
15 units
108 units
2 units
239 units
No. of Residential
Structures
6 bldgs.
4 bldgs.
9 bldgs.
18 bldgs.
8 bldgs.
10 bldgs.
23 bldgs.
1 bldg•
79 bldgs.
•
PAGE 104
•
APPENDIX IV CITIZEN COMMITTEE ZONING ISSUES
The Cherry Hill Development Plan as adopted by Planning
Board is slightly altered from the initial submission drafted by
the Cherry Hill Development Plan Citizen Committee.
Three basic changes were made, all concerning the proposed
zoning patterns outlined on Map 11. Following is a short synop-
sis of the initial Committee position and the Board rationale for
adopting a changed version.
400 Block of SouthWashington
The Citizen Plan recommended rezoning of the 400 Block of S.
Washington from "G" Business- to "F" Commercial District.
The permitted uses would remain the same; however, the plan
sought the commercial designation to insure that future de-
velopment in that block be required to provide adequate on
site parking. The primary intent was to guard against ad-
ditional encroachment by parking lots and on street parking
in the Cherry Hill Area.
While the Board empathizes with such reasoning, it is re-
luctant to rezone property which would make the existing
uses nonconforming. Therefore, the zoning of the 400 Block
of S. Washington will remain "G" Business in the adopted
Plan.
•
PAGE 105
300 Block of East Hillsdale •
The Citizen Plan recommended extension of the "DM-4" dis-
trict almost to Cherry Street on the south side of the 300
Block of E. Hillsdale.
The Board believes that an overall reduction in density is
necessary in Cherry Hill to relieve parking problems and
over -built lots. The Board also believes that an orderly
transition between zones should be encouraged.
Therefore, the Board adopted version will provide that the
western half of the south side of the 300 Block of E.
Hillsdale be designated for lower density residential de-
velopment, specifically, the "DM-2" District.
300 Block of East Lenawee
The Citizen Plan recommended that the northern block face of
the 300 Block of E. henawee St. be zoned "DM-1" from "G"
Business. The reasoning was to provide residential uses
abutting the residential uses to the south.
While the Board'has no specific objection to this designa-
tion, it is believed that a new zone• (which may soon be
created) which requires office and .residential use in the
same building would also be appropriate in this location.
PAGE 106