HomeMy WebLinkAbout1986 Amendment-River Island Area Comprehensive PlanLansing Development
River Island Comprehensive Plan Amendment
1986
Permanent
Document:
1 - 1986
Amendment -
River Island Area
Comprehensive plan
River Island
Comprehensive Plan
Amendment
1986
LANSING PLANNING DIVISION
MAYOR
Terry J. McKane
CITY COUNCIL
Charles Creamer, President
Louis Adado
Lucile Belen
Tony Benavides
James Blair
Patrick Lindemann
Alfreda Schmidt
Sidney Worthington
PLANNING BOARD
Emily Horne, Chairperson
Merle Barnhart
• Virgil Langworthy
Charles Mitchner
Edward Remick
Alice Wieland
Floyd Wright
•
RIVER ISLAND ADVISORY COMMITTEE MEMBERS
• Sharon Kellogg, Chairperson
Sue Callaway, Vice Chairperson
Dick Baker
Jean Boven
Robert Brooks
Roxiemargaret D. Carr
Enid Chappell
Patrick Coomes
Mary Donoghue
William Downes
Garry Goolsby
Loney Gordon
Janet Guinter
Charles Janssen
Mike Karwoski
Ellen Kays
Jim Kellogg
George`Manthei
Nicolette McElroy
Colleen McNamara
Ed Middleton
Mary Middleton
Deborah Mulcahey
Joan Sheldon
Ralph Sheldon
Margaret Taylor
RIVER ISLAND ADVISORY COMMITTEE
Meetings were held on the following dates:.
November 15, 1984
December 13, 1984
January 17, 1985
January 31, 1985
February 21, 1985
March 21, 1985
April 18, 1985
May 30, 1985
June 27, 1985
July 11, 1985
August 1, 1985
August 22, 1985
November 26, 1985
March 6, 1986
n
U
i *
•
•
TABLE OF CONTENTS
Page
INTRODUCTION
Locational Setting ..•....•••.••••••••••• .1
Purpose...............:............................... 2
Process............................................... 3
BACKGROUND INFORMATION
Population Profile .................................... 5
LandUse Profile ...................................... 7
HousingProfile ....................................... 8
Economic Development Profile 10
Community Facilities18
Public Services Profile ............. 19
Environmental Profile ................................. 22
Circulation Profile ................................... 22
PROBLEMS AND STRATEGIES
Housing.......... :..................................... 26
Economic Development .................................. 29
Central Business District
West Saginaw Commercial District
Office,
Community Facilities .................•••••.. .......... 32
sPublic Service ....................................... 34
Environment and Land Use 35
Circulation ........................................... 36
GENERAL PROPOSAL FOR DEVELOPMENT ...................... 42
IMPLEMENTATION & PRIORITIES ............................. 46
•
INTRODUCTION
•
•
LOCATIONAL SETTING
This study and revision of the River Island Comprehensive Plan -
1990 focuses its view upon the central downtown Lansing area
bounded by Oakland Avenue on the north, Logan Street on the west,
Cedar Street on the east and I-496 on the south. These boundaries
encompass the State of Michigan Capitol and State Offices, City
Hall, Ingham County Offices, professional offices, financial in-
stitutions, the Central Business District, three colleges, cultural
arts facilities, industrial uses and distinct residential neigh-
borhoods. * The boundaries for this study are reduced from the base
River Island Comprehensive Plan to focus upon the area which con-
tains the larger quantities of office space and potential office
space. (see map #1)
Containing 771 acres of land this area is the hub of both the city
and state. The broad mixture of land uses and the varying inten-
sities of these uses makes this a unique location within the state.
r.
.•
uuU=u vuu
ENTIRE RIVER ISLAND
COMPREHENSIVE PLAN, 1990
STUDY BOUNDARIES
1.
[1❑ ❑1.],❑ E, ❑ ❑��
nnr nn F-751 C
�� �o� Soy-,Q���❑ `❑❑❑❑
900F]a❑a0❑ . ❑❑❑❑C i
=Ej=ion
0 MAP #1
RIVER ISLAND AMENDMENT
PLAN AREA
CHERRY HILL DEVELOPMENT
PLAN AREA
9 PURPOSE
The River Island Comprehensive Plan, 1990, was prepared in 1977 and
1978. The purpose of this amendment plan is to update the basic
background information which is 8-9 years old, while addressing two
land use concerns in the downtown area.
First, there is pressure on the residential areas to convert the
existing structures to nonresidential uses. This pressure to con—
vert the older downtown homes primarily to office uses has resulted
in land use conflicts placing nonresidential growth demands against
a resurging residential area.
Secondly, there is citizen concern about the areas designated for
office growth in the master plan. Citizen sentiment has not coin—
cided with the areas designated for office growth and therefore,
the mayor and city council have requested that this conflict be
resolved.
In resolution, the Planning Division has formed a committee of area
citizens and property owners to propose strategy recommendations to
the problems that are apparent in the downtown area. Therefore,
this report includes the updates and changes in background infor—
mation, problems, strategies and land use goals. The central pur—
pose of this plan is to be used as a guide to all those who have an
• interest in, and responsibility to the City of Lansing.
•
2
• PROCESS
•
0
In September of 1984 the Mayor and City Council directed the
Planning Division of the Department of Planning and Municipal De—
velopment to organize a citizen committee primarily to determine if
the River Island Comprehensive Plan, 1990 needed to be amended, and
recommend revisions to the plan.
To organize the committee, a mailing was sent to all residents,
neighborhood organizations and business organizations. This mail—
ing directed anyone in the prescribed area to attend the November
7, 1984 Planning Board meeting to obtain general information and
sign up to be on the committee. If anyone interested could not
come to the meeting but desired to be on the committee, they were
instructed to call the Planning Division office to enroll in the
committee.
Since that time, the committee has met 14 times reviewing and dis—
cussing information in order to formulate this report. Now, the
committee wishes to send this report to the Planning Board for ap—
proval. It will then be sent to the City Council for their con—
currence and to familiarize them with the implementation proposals.
3
•
•
BACKGROUND INFORMATION
•
BACKGROUND INFORMATION
The following background information is an update of the background
information contained within the River Island Comprehensive Plan,
1990. Additional information and data have been compiled regarding
the amount of office space within the study area to better under—
stand the impacts of office growth.
The information below is a summary of the data contained within the
background information.
Land Area 771 acres
Population A. 5,104 persons (residents)
B. 26,064 persons (worker pop.)
Population Density A. Resident pop./acre = 6.62 pers/A
B. Resident & Worker pop./acre = 38.07
Persons/Household 1.89
Residential Structure 1,232
Residential Dwelling Unit 3,397
Owner Occupied 748 (22l)
Renter Occupied 2,649 (78%)
Dwelling Units Density 4.41 dwelling units/acre
4
0 POPULATION PROFILE
is
Population
According to the 1980 Census, there were 5,104 persons living in
the study area representing 3.9% of the total Lansing population of
130,414. The population has risen since then due to the occupancy
of the Capitol Commons Complex.
The 1970 Census- data indicated that 9,327 persons lived in this
same area. The reduction of approximately 4,200 persons is pri—
marily a result of the removal of many dwelling units by the State
of Michigan and the Capitol Commons project.. Table #1 illustrates
the change in population.
Table 1
River Island
Population 1970 — 1980
Year Population Difference m Change
1970 9327
1980 5104 —4223 —54.7%
Age Composition
The age composition of the study area is characterized by an older
population than the City- as a whole. Only 25% of the population in
the area is under the age of 18 compared to 33% for the City. This
is consistant with the results of the 1970 census.
Educational Attainment
The census calculated the percentage of those persons 24 years of
age and older who have completed high school. For the City as a
whole the percentage is 72.6 while for the -study area the percen—
tage is 74.1. This could be the result of the number of L.C.C.
students who reside in the area since the number of persons who
have less than a high school education is 23% for the city as a
whole. The 1970 census indicated that the percentage of high
school graduates was less than the city average.
Income and Employment
The best information for income is the 1980 census. The median
family income for the City was calculated to be $20,184 while for
the study area it was S14,539•
• The median household income for the city was $16,975 compared to
59,524 for the study area.
5
•
In 1980 the total labor force for the city was 64,476 persons and
in the study area the number was 2,492 persons representing 4% of
the total work force. Of the total work force in April 1980, 9.2%
were unemployed while in the study area that figure was set at 13%.
Comparing these percentages as to how this area relates to the city
as a whole in the 1970 census, the 1980 census illustrates a de—
creased disparity in the unemployment figures.
Household Characteristics
The total number of households in the city was 49,516 in 1980. The
study areas represented over 5% with a total of 2,586 households.
Of these households, 1,421 were single person households (11% of
the city's total) and 329 were headed by females, representing 5%
of the city total. The average size for a household was consider—
ably lower for the area than the city as a whole, 1.89 persons per
household for the study area versus 2.61 persons per household for
the city. These figures illustrate an increase over the 1970 cen—
sus 'information with the exception of the number of household
headed by single females which marked a slight decline.
6
• LAND USE PROFILE
•
•
The study area, comprising 1.2 square miles (771 acres), is the
most densely developed part of the city.
Land uses vary and cover the span from single family residential
homes to high rise office buildings and commercial/business struc—
tures.
In general, land use has not changed dramatically although many
individual properties have changed use. The generalized land use
map (map #2) illustrates the basic categories of uses.
7
OAKLAND
O000
E"MOS'AT67AW-M
C� �i [� FBI
s i SEPH* .,.:
i, Fm. FEW ME a IM
1-496
EXISTING LAND USE
C= RESIDENTIAL
= MULTIPLE RESIDENTIAL
OFFICE/INSTITUTIONAL
COMMERCIAL
eO INDUSTRIAL
MAP 49
• HOUSING PROFILE
Housing within the study area consists of single family and multi—
ple family homes, as well as high rise residential structures. The
majority of the housing stock within the study area predates 1940.
The purpose of the housing profile is to update the critical hous—
ing information contained within the River Island Comprehensive
Plan, 1990. The updated information is contained in the categori—
cal headings of Quantity and Condition.
Housing Quantities
The following chart is a synopsis of the total number of dwelling
units within the River Island study area:
(Excluding Cherry Hill)
Total
Dwelling Units
3397
Breakdown:
• Single Family Structures 644
Two Family Structures '(360) 720
Multiple Family Structures (198) 1406
Capitol Commons (High Rise & Condominiums) 350
Riverfront Apartments 277
The total of 3,397 units in this area indicates an increase in
dwelling units of approximately 560 since the original River Island
plan, most of'these in the Capital Commons and Riverfront Apartment
developments.
Vacancies
The vacancy rate has dropped by 1%, both for the River Island area
(12.2a to 11%) and the entire city (5.8o to 4.6%)• These figures
are based on the 1970 and 1980 census information, and imply a
trend toward a tighter housing market.
tenure
The study area has changed for tenure to the percentage of owner
occupied units. The 1970 census indicated that 72% of the study
area was renter occupied while the 1980 census indicates that 78%
of the dwelling units were renter occupied. Even though this in—
crease of 6% may seem considerable, a large portion of this is due
• to the addition of the renter occupied Capitol Commons and
Riverfront Apartment complexes.
8
i
•
•
Housing Conditions
A housing survey was conducted in late 1984 and early 1985 by the
Planning Division to determine the exterior condition of the hous-
ing stock. After visually inspecting the exterior a point value
was assigned for the type of required maintenance or repair.
Structural defects were assigned higher numbers than non-structural
defects.
The total number of points was the determining factor for the
structure being placed in one of the five following catagories:
Standard; Few defects if any, superficial in nature.
Standard Requiring Maintenance; A combination of superficial
non-structural items or possibly a couple of minor structural
defects.
Deteriorating; Typically many non-structural defects and/or a
few structural defects.
Substandard; Structures need substantial repair.
- Critical; Structures practically uninhabitable requiring re-
pairs to all*the major structural groups (roof, foundation,
wall structure etc.) including many non-structural repairs.
This 'survey is structured differently than the exterior survey
completed for the original River Island Plan, therefore, a true
comparision cannot be made.
The following chart and map #3 summarizes the survey:
Table #2
Rating Housing Structures % of Total
Standard 618 51.4%
Standard Requires
Maintenance 283 23.5%
Deteriorating 248 20.6%
Substandard 44 3.7%
Critical 9 .8%
Total 1202 # 100%
(# Note: The results of the survey do not include the Capitol
Commons Complex or Riverfront Apartments)
9
OAKLAND
S AGINAW
7
Ida El 0 El m
�o�ar�o❑ � C
•[3 ED] El'El
-OT TAWA
ALLEGAN
EpwiHTENAW
.MRK LAMAZOO
;TJOSEPH
1-496
EXTERIOR HOUSING CONDITION
STANDARD
DETERIORATING
eZM SUBSTANDARD
•
MAP #3
C
•
•
ECONOMIC DEVELOPMENT PROFILE
In this amendment profile we will make a simple appraisal of the
change in the important factors that contribute to the economy of
River Island Area since the comprehensive plan of 1.978. Included
in this profile, is an indepth office availability study.
The Michigan Employment Security Commission in 1982 appraise.d the
economic situation in Lansing differently than in 1976, when steady
growth was indicated. A paragraph of their 1982 statement reads as
follows:
"The economy of the Lansing SMSA is supported on three
major functions; auto manufacturing, state higher educa—
tion and state government administration. Together,
these three industries generate roughly one—third of the
area's wage and salary employment, and a substantially
greater proportion of income. Each of these three in—
dustries may be classified as "mature", and employment in
each has either leveled off or declined over the past
several years. Further, none have more than very limited
prospects for job growth in the near future, and, conse—
quently, neither does the population of the area as a
whole."
As of June 1984 the Clinton, Eaton, Ingham, Ionia County unemploy—
ment rate was 14.1% as opposed to 6.7% in November of 1977• (1)
Table. XV from the 1978 River Island Comprehensive -Plan classifies
the activity nodes throughout the entire River Island Plan.bounda—
ries. Highlighted.are the nodes with which this study is specifi—
cally concerned due to their location within the current study
area.
Table XV: Activity Nodes by Type of Activity (2)
Manufacturing/ ' Commercial/ Government
Node Warehousing Office
NonManufactur ing
A.
Oldsmobile
X
B.
Fisher Body
X
C.
CENTRAL.BUSINESS
DISTRICT/CENTRAL
AREA
X
X X
D.
SAGINAW/LOGAN
X X
E.
Willow/Grand
X
F.
Saginaw Point
X
G.
Sunset Industrial
X
H.
Industrial Welding
X
I.
North Lansing
X
X
J.
Consumers Power
X
X.
K.
SPOT AREAS
X
X
10
• The entire study area contains 465 retail/commercial/office estab-
lishments (non -manufacturing). This data comes from -the 1980 cen-
sus material.
Central Business District
The largest area is the Central Business District (C.B.D.) which is
bounded by Capitol Avenue, Shiawassee Street, the Grand.River and
Lenawee Street.
Since the CBD is the most significant area, predominantly non man-
ufacturing in use, it is studied more in depth than the remainder
of the study area. The major thrust of the CBD study involve the
office and retail uses.
Major changes within the last six years include:
1. Knapp's Department Store - closed and refurbished. Cur-
rently it is being developed and utilized as an office/
retail structure (43% occupied).
2. J.C. Penney's Store - closed. Currently being refur-
bished to become the Cooley Law School Library.
• 3. Jupiter Store - closed and standing vacant. There is no
reuse proposal currently available.
4. One Michigan Building - newly constructed. Entirely used
as office space. ('100% occupied).
5. South Washington Mall - extended. Now services the retail
and office establishments to Lenawee.
6. Michigan Theatre - closed. Reconstructed as office space
(13% occupied).
7. Gladmier Theatre razed and made into a*parking lot.
8. City Fish and Lansing Laundry razed and used as a surface
parking lot.
9. Business & Trade Building constructed.
10. Hotel - construction started in 100 block of N. Grand.
11. Convention/Exhibition Center - construction started in 300
block E. Michigan.
•
• West Saginaw Area
This area, located along both sides of West Saginaw just east of
Logan Street, has not changed a great deal in character with the
exception of a few business changes. Lansing Municipal Parking
System Lot #9 which runs along the rear of the businesses on the
north side of Saginaw Street has been expanded and improved to ac-
commodate parking for the businesses and buffer it from surrounding
residential properties. Since 1978 there have been two rezonings
along Saginaw Street in this area (801 W. Saginaw rezoned from 'C'
Residential to 'DM-3 ' Residential and 806 W. Saginaw rezoned from
'C' Residential to 'F' Commercial).
Saginaw/Cedar Area
An additional area that has been developed within the past 6 years
is the Riverfront Mall. Located at the southwest corner of N.
Cedar and E. Saginaw its tenants provide retail goods, services
and office uses in a small compact scale. This development adds to
a strip of development which has seen solid growth in recent years.
Government
Within the amendment study area there are a total of 13,255
government employees as of September of 1984. State owned facili-
ties account for 8,837 jobs while leased facilities house 2,988
employees. The 13,255 figure includes Ingham County and City of
Lansing employees within the study area. This is a slight increase
from the original River Island Plan of 12,913 government employees
(1974 data). The State has constructed two new office buildings on
the State complex. This basically resulted in a shift of employees
from leased space to State owned space.
Recent Office Activity
As the conversion of residential structures for office use is a
primary concern for amending the master plan, this report will also
look at an area of concentrated office conversions. The area -
directly north of the state complex has had nine (9) rezonings to
D-1 Professional Office District since the River Island Plan was
completed. All of these rezonings are within the master plan area
designated for office space. They are listed as follows:
Z-11-84,
614
N.
Seymour
Z-22-80,
227 N. Pine
Z-37-82,
215
N.
Chestnut
Z-8-80,
311 Seymour
Z-24-82,
224
N.
Pine
Z-5-80,
221-223 N. Pine
Z-17-82,
617
N.
Seymour
Z-20-69,
412-416 W. Ionia
Z-24-80,
314
N.
Walnut
and 426
W. Ionia
• NOTE: (1) Source: MESC, 1984
(2) Source: River Island Comprehensive Plan 1978
12
• Office Market Study & Employment Data
•
•
Employment Profile
The following Table #3 illustrates the number of employees employed
within the traffic zones as designated on map #4. This information
is taken from the 1980 census and updated in March of 1985 as com—
pletely as possible.
Comparing the listed total of 26,064 employees to the 1974-total of
17,830 employees used in the original River Island Plan, illus—
trates a 68%* increase of employees in the basic study area.
13
•
TABLE h
Traffic
Zone
Employment
Const.
Type
Mf r.
Trans.
Whole S.
Retail
Finance
Service
Business
Service
Personal
Entert.
Profs.
Public
Adm.
Other*
Total
1
59
P48
31
39
13
171
313
874
2
16
5
76
46
52
53
14
154
53
469
3
440
440
(*1)
4
102
538
24
77
266
29
23
38
64
595
10
1766
5
31
82
382
44
152
484
76
29
337
502
2
2121
6
11
122
233
25
38
126
49
604
7
6
31
38
114
113
109
15
17
53
47
543
8
4
88
50
124
17
7
83
38
411
(*2)
9
11
4
108
11
14
22
180
83
433
(*3)
11
40
192
82
31
318
19
21
68
25
225
6
600
( 4)
12
13
21
5
6
80
112
(*4)
14
15
80
71
94
20
650
478
1408
15
55
19
31
123
730
958-
4
14
18
16
17
29
24
13
64
71
201
18
50
13
68
84
109
23
91
793
1231
19
9
10
17
23
233
12
64
50
36
41
229
51
25572
13
99
3331850
20
70
8
(*5)
21
22
4
17
45
13
19
98
23
7
4
3
53
47
38
152
15
35
50
24
25
17
9
53
135
214
26
55
31
14
100
27
14
63
27
104
28
'13
17
11
28
13
P9
30
18
20
16
45
49
14'
100
262
(*6)
31
14
41
103
6
12
89
64
329
32
4
42
25
12
16
5
12
28
188
10
42
142
404
35
11
135
22
16
10
4
20
89
38
33
6
19
13
38
39
7
Ew lament Type
Traffic
Service
Service
Public
Zone
Const. Mfgr. Trans.
Whole S.
Retail
Finance
Business
Personal
Entert. Profs.
Adm.
Other* Total
76
40
105
24
759
96 '
1024
77
16
2
23
13
16
39
215
183•
507
81
26
17
12
37
13
14
119
82
4
17
21
120
29
44
165
48
119
73
478
121
332 24
32
32
33
28
14
200
280
975
122
74 76
10
8
13
13 96
4
294
196
4 25
54
32
153
268
197
1966
1966 (*6)
198
(included in Traffic Zone 197)
199
10
50
4
23
124
233
444
201
(Parkland)
0
202
6
10
25( 4)
203
8 12
164
16
8
43
10
261
210
4 34
33
88
10
121
182
39 511
223
15
10
24
49
TOTALS 330 956 1621 214 2236 2305 816 393 145 7479 9505 64 26,064
Source: 1980 Census Urban Transportation Planning Package Table I11-2
Abbreviations:
Notes:
Const. =
Construction
*
Other = Total breakdown - 13 Agriculture
Mfgr. =
Manufacturing
51 Armed Froces
Trans. =
Transportation
*1
= Adjustment for One Michigan Avenue building.
Whole S.
Wholesale Trade
*2
= Adjustment for JC Penney closing.
Entert.
= Entertainment
*3
= Adjustment for change in Knapp's building use.
Profs. -
Professional
*4
= Source: Tri-County Regional Planning Comm. 1980 Census Data.
*5
= Adjustment for Ottawa Street State Office Building (new employees only,
does not include employees moved from other offices downtown).
*6
= Revised Lansing Community College information.
•
•
•
-
J OAKLAND o 0 D 0
[]DOSE, u
lar-lS�AGINAWr-1 0
Qffa�
C7 =
O a
SHIAWASSEE
Z
197
Zoe
U
j 11
IONI A Z7 JLb L96 (99
8
OTTAWA ZC� Z5 t �f N
% %o w MICHIGAN
L I
WASHTENAW t� �S S .
KALA -ZOO
16[igE:
Io
0
l z
a�
S JOS FH
I-496
TRAFFIC ZONES
MAP -44
L
• River Island Office/Commercial Availability Study
•
•
Introduction
In 1977, the River Island Comprehensive Plan 1990 established
boundaries regarding the expansion of office space in the downtown
area of.Lansing. Recently, proposed.office rezoning actions have
precipitated neighborhood disagreement with the comprehensive plan,
especially in the area bounded by Saginaw on the north, Capitol on
the east, Ottawa on the south, and Sycamore and Walnut on the west
(see map #6). The designated office district as outlined on the
map intrudes into a residential. area resulting in the conflict.
This conflict is the cause for this review.
This review contains data and conclusions which will help enable
the River Island Advisory Committee, established by City Council,
to develop strategies regarding this issue. Therefore, this report
examines the availability of office space in the River Island area
and the possible need for expanding the Professional Office Zoning
District.
To measure the amount of available office space, it is necessary to
do the following:
1. Define
2. Define
3. Collect
4t Examine
ply of
the buildings and uses to be measured;
the boundaries of the study;
the data, and
possible major changes which would affect the sup -
available office space.
Definition of Buildings and Uses Included in Report
To measure the amount of available office space, an inventory of
existing office and related uses is necessary. Since professional
offices can go into retail areas and are interrelated especially in
the Central Business District, an inventory of all private offices
and retail spaces large and small, are included in this report.
This inventory will also identify vacant space which will be of
interest in the drafting of conclusions. This inventory, does'not
include space used for governmental, educational, or institutional
purposes.
'he Study Boundaries
The boundaries of this study are the same as the River Island Ad-
visory Committee's boundaries which are Oakland Avenue on the
north, Cedar Street on the east, I-496 on the south, and Logan
Street on the west.
14
•
The above described area contains three distinct commercial/office
areas. Therefore, this study will deal with and also focus on the
following areas:
1. Central Business District (CBD)
2. West Saginaw Business District
3. East Saginaw Business District
4.. Other (Remainder of study area)
Data
— Inventory
Provided in the following summary is a compilation of data gathered
on a building —by —building, block —by —block basis illustrated on map
#5.
Table #4 _ Summary of Inventory
" Gross Vacant
# Of Sq. Ft. of Gross % of
Area Bldgs. Bldgs. Sq.. Ft. Vacancy
CDB 1 1 3 2,104,100 361 ,1 50 17.16 ,
•
W Saginaw 36 82,100 5,200 6.00
E Saginaw 24 112,800 8,700 7.70
Other 136 660,425 54,300 8.20
2,959,425 429,650 14.52
" The summary of inventory includes gross square footage. This
includes the entire dimensions of the building for usable floors.
The hallways, mechanical shafts, etc. are included in these fi—
gures, except for the large office buildings which do not include
the above mentioned and therefore only included rentable square
footage.
When examining this data for the CBD, it should be noted that a
significant portion of the 361,150 square feet of vacant space,
109,400 square feet, is on the second and. third floors of the
smaller generally retail buildings. These buildings are primarily
located along the Washington Square Mall between Ottawa and
Lenawee. It should be noted that these floors cannot be used for
public use without handicapped accessibility, which entails in—
stallation of an elevator. This has made the rental of these
floors economically prohibitive,unless relief is sought through the
Barrier Free Design Board.
• In the River Island Comprehensive Plan, 1990 (approval in 1978) an
office district was proposed north of the State Capitol (see Map
#6). The following table summarizes all of the buildings.
15
•
•
•
Table #5
Total Number of Structures
(Residential, church and office)
Total Number of Office Structures
Number of Converted Residential
180
45 w/Gross 130,000
Office Space sq. ft.
36 w/Gross 82,434
Office Space sq. ft.
In addition to this, there are 22 residentially used structures in
the same area that are already zoned 'D-1 Professional Office Dis-
trict.
- Rental Rates
The following table is the result of a sampling of landlords who
manage property within the study area.
Table #6 - Rental Rates for Office/Rental Space
Area
1. CBD
2. W Saginaw Business Dist
3. E Saginaw Business Dist
4. Other
Rates/Sq. Ft.
$9.50 — $15
$5 +/- + Utilities
$9.00 +/-
$4-$9/sq• ft.
The rental rates will vary depending upon the rental inclusion of
services (i.e., cleaning, personnel and acquisition of parking) or
the particular interior location of the office space.
- Major Changes Affecting the Supply of Office Space
Current proposals that will affect the supply of office space
within the downtown area are:
- Development of the Michigan State Chamber of Commerce Building on
Walnut Street at St. Joseph (approximately 18,000 sq. ft.)
- Proposed office building in the 200 block of N. Washington
Square (50,000 sq. ft.)
- Proposed office builing in the 100 block of S. Grand Avenue
(250,000 sq. ft.)
Development of the new Accident Fund of Michi an Building in the
200 block of S.. Capitol Avenue (70,000 sq. ft.�
"6 1
• - Redevelopment of the Poxson Building on the southeast corner of
Grand and Michigan Avenues (16,000 sq. ft.)
Finally, if the State of Michigan would return the remainder of
employees from the Secondary Complex to downtown Lansing, a sig-
nificant impact would be realized on the quantity of vacant office
space.
Office Space Growth Summary
In 1979 a Market Analysis was completed for the Michigan One
Building. This report reveals that in 1979 there was approximately
708,000 rentable square feet of office space in the major office
buildings downtown. At that time it was 100% occupied. Currently,
there is approximately .1,200,000 rentable square feet of office
space in the major office buildings downtown. Since 1979 many
buildings have been newly constructed or rehabilitated for office
use and account for the increase in office space. Out of the
1,200,000 square feet approximately 170,500 square feet or 14% is
vacant. This data shows that office space has increased by 69%
since 1979 while office space occupancy has increased 40-45% which.
translates into approximately 7% to 7.5% per year growth. 2
• Summary Comments
1. It is evident that the Central Business District contains the
greatest resource of vacant office space of the study area.
2. The Central Business District has the highest percentage of
vacant office space.
3. If demand for office space grew 7% each year, the available
office space in the CBD would be used up in approximately two
years.
4. Table #4 illustrates that, within the proposed office district,
of the River Island Comprehensive Plan, 1990, (map #6) 25% of
the total structures are offices and 20% of the total struc-
tures were converted from residential structures.
1 Lansing State Journal, April 16, 1985
2 Market Analysis & Financial Projections
For a Proposed Office Building in,
Lansing, Michigan, April 1979
• Laventhol & Horvath
417
•
•
7
E. SAGINAW BUSINESS DISTRICT
W. SAGINAW BUSINESS DISTRICT
J,.......................«.....................................«...«..._..
OAKLAND as a ❑ a a 2200 ES00
33000
3700 14400
3500
a � 2700 4800 l � 5800
• y y:..}LL,,.uc� 2500 a 21200
j 6000 SAGI AW 6700 2400 u
31800 �--sz000=
2700 e 1500 Q 800 1 T�13
1500 1350
:.� ,
11 F-3600 150 JOz o L.C.C. za F w �. a aC7 (� 0 PARK �31 22900 1 U t¢7
SHIAWASSEE [30J0O PARKING 3000 LI C•C1
r............................... ..... ......
..... «.
1500 F9o
FoaE16000
100U CITY MARKET
IONIA 570000 j
I�lc
10200 29000s 8800 296aoo CENTRAL BUSINESS
3000 1000 4200 Eool1600j3000 24000 rOTTAWA /MI !�28000I
5200 251400 l/ 18000 I
J � STATE STATE CAPITOL 630O0f: C IGAN
352000 159200:
ALLEGAN L381001 116000 9
i E 23400 00 "18 67DO ? 49600
11() WASHTENAW :FE�OERJ L RO8030300 131200 5000
51900
2700 [S7TATE:137300 12000 244700 ;02750e'\\
I ' 131 2000I I7500 22200
KALAMAZOO
1 32��=I I F"Ozoo...
103800. 7800
3606 CAPITOL L.S.O.� 2000 CO- UNTYE
K16000L_J U
5400
COMMONS ...................f_?................i
3000 7325 5300 po iZ oO�l 150 7300 PARK `
'j-0o a \v
9600 ST JOSEPH 2O000 5600 22r 0 4800 199 0 1350 `�130—J �� I
1-496
TOTAL OFFICE/RETAIL SPACE PER BLOCK
OVER AVAILABLE OFFICE/RETAIL SPACE PER BLOCK
MEASURED IN GROSS SQUARE FEET
"IAP #5
DISTRICT
•
•
JL OAKLAND a a a
[10000
sac NZ IfJ
o Z
a
SHIAWASSEE
IONIA
=OTTA=WA
ALLEGAN
WASHTENAW
KALAMAZOO
ST JOSEPH = Q
1-496
on
�aoaoo
❑oo-1-oz]o
11 El
000r_�c�
RIVER ISLAND COMPREHENSIVE PLAN, 1990
PROPOSED OFFICE DISTRICT
( ADOPTED IN 1978 )
MAP #6
• COMMUNITY FACILITIES PROFILE
This section will look at changes in the institutional facilities
within the amendment area. The facilities included here are:
a) Schools
b) Parks/Recreation Center
c) Hospitals
d) Churches
e) Senior Center Facilities
Schools (Map #7)
Genesee Street School was closed in June 1985. A review has been
conducted of the possible future uses and is on file in the
Planning Division Office. The reuse recommendations include; edu—
cational uses (including the "Head Start" program), residential
uses and low intensive community facilites (public agencies,
churches, child care, etc.)
Also, since 1978 the Lansing Business University has changed its
name to Davenport College.
Parks (Map #8)
• The only changes in the park system within the River Island bound—
aries are with Riverfront Park and Genesee Center. Riverfront Park
has been expanded to the south on the east side of the river to
Spring Street. Genesee Center was razed and has been replaced with
a park. The City is still working on having the east half of
Ferris Park returned to a park.
Hospitals
No change.
Churches (Map #9)
There has not been a significant change in the number of churches
in the River Island area since the adoption of the original plan.
One church, on the northwest corner of Logan and St. Joseph has
been removed.
Senior Citizen Facilities
There has been an addition of 100 units of Senior Housing, located
in Riverfront Towers. Otherwise there has been no significant
change.
18
•
OAKLANO
a0o o Ei o �0❑0�❑&L- 'SAGINAW, -[�� 0
�
Ca o C7-
0 El 11Z r a • c
z
of 7
1 a 3 v 2 �
SHIAWASSEE
J 0
IONIA a a
a
=OTTA=WA
• � ALLEGAN Q Q
F7WA!HTENAW 6
KALAMAZOO
4 ]oz
E7r- r
El 9 11110-11111
- S JOSEPH a J
1-496
PUBLIC AND PRIVATE SCHOOLS
1. GENESEE ELEMENTARY SCHOOL
2. LANSING COMMUNITY COLLEGE
3. ACADEMIC INTEREST CENTER AND PARTINGTON BLDG.
4. PUBLIC LIBRARY
5. DAVENPORT COLLEGE
• 6. COOLEY LAW SCHOOL
MAP #7
m
•
•
•
a ooaaoofl� o
�ogooao ❑0000�so�0�
C���QQQC]Q
�o
C7 W Q Q CL
OJ a a U C7
SHIAWASSEE
IONIA a
D
7
=OTTA=WA[]
ALLEGAN
11-
71-
SHTENAW
KAIAMAZ00
z
0
Z a
- S JOSEPH Q ��
1-496
PARKS AND•RECREATION CENTERS
1. REUTTER PARK
2. RIVERFRONT PARK
3. RIVER STREET PARK
4. KALAMAZOO PLAZA
5. PDXON II PARK
6. WEN-PWORTH PARK
7. WASHINGTON MALL
8. FERRIS PARK
9. DURANT PARK
10. PARK
MAP #8
LI
r:
J OAKlANO a a � � ❑
0 00,00
ZG
Z
• a Z
o Z a a s
SHIAWASSEE
TI IONIA a
0 117
]OTTA=WA •
ALLEGAN Q
WASHTENAW
11 El
•
KALAMAZ00
[0=1
El El 0 :1
[1111
-- T JOSEP�H=
1-496
CHURCHES
MAP #9
• PUBLIC SERVICES PROFILE
There. have been several changes in background information related
to the services provided within the River Island area. Ten utili-
ties and services are included in this update. The information is
provided by the appropriate utility or agency for only the study
area.
Storm Sewers & Sanitary Sewers
No basic changes.
The City Engineer recommends the construction of storm sewers to
pick up the additional flow of storm water. This additional flow
is created by the parking surface which accompanies the profes-
sional offices when they are converted from residential uses.
The City Engineer also recommends that when a property is paved
that a catch basin be installed and metered in order to better
regulate the storm water system.
Water
Potable public water is supplied to the study area by the Board of
Water and Light. Lansing's water supply source is wells drilled
into the Saginaw Formation, 5 of which are located in the study
• area. The well -water from this area is pumped through transmission
mains to one of the Board softening plants, the Dye Water Condi-
tioning Plant on South Cedar Street near Kalamazoo Avenue (the at-
tached map #10 shows the wells and transmission mains). From the
plant, treated water is pumped to customers and fire hydrants
through distribution system piping, with many of the largest feeder
mains traversing this area.
A future well -Meld is planned in the "river point" area at the
confluence of the Grand and Red Cedar Rivers.
Telephone
No change.
Gas
No change.
Electric Service
Electric service is provided by the Board of Water and Light. The
downtown business district is served primarily by an underground
cable in duct system. The remainder of the River Island area is
served by overhead pole lines located in streets and alleys. One
notable exception to the overhead distribution is the Capital
• Commons area which was converted to direct buried underground dis-
tribution as the project developed.
10
• Street Lighting
The street lighting is the responsibility of the Board of Water and
Light.
The lighting in this area is presently a combination of mercury
vapor and high pressure sodium. The lighting intensity is governed
according to street classifications such as major, collector,
local; and area classifications such as commercial, and residen-
tial. On this basis the Board of Water and Light. attempts to
maintain lighting standards sufficient to meet the needs of the
entire community.
At present the practice. of the Board of Water and Light is to in-
stall high pressure sodium type lighting as the lighting source of
choice. As the existing mercury vapor lighting in this area
reaches end of life, it will be replaced with high pressure sodium,
presently considered the most energy efficient type of lighting.
The lighting levels are to be maintained according to the most
current. standards and practices that apply at the time the work is
performed.
The attached map #11 shows the areas that have been converted to
high pressure sodium.
• Steam •
A district steam -heat system operated by the Board of Water and
Light serves high-pressure and standard -pressure steam to the study'
s.rea. The system is almost entirely confined t.o this area, serving
about 83 blocks in the downtown business district. Steam for this
system is produced at the Ottawa Station on Grand Avenue at Ottawa
Street, and at Moores Park Station just south of the Oldsmobile
complex. There are two tie -lines between the Moores Park and
Ottawa Stations, a new 18-inch line completed in 1984 and an older
12-inch line.
The steam distribution system consists of steel piping in concrete
ducts, and may be extended reasonable distances to serve new cus-
tomers upon request, and at the customer's expense. A second dis-
tribution system tie -line to the east side of the Grand River (ba-
sically along East Michigan Avenue) is proposed by the Board of
Water and Light in a 6-year master plan. The steam distribution
system is an asset to the downtown and is an attractive utility for
downtown businesses.
Maintenance
Other than garbage bag cost (.50 per bag) there is no change.
Fire Department
• No change.
20
• Police
•
•
There are fourteen (14) police reporting districts. Presently,
there are no plans to relocate the police facilities. The River
Island Comprehensive Plan — 1990 (October 1978) recorded 15 police
reporting districts.
In 1983, a combination motorized/foot patrol was instituted. There
are eight assigned beat"patrol areas which basically cover business
populated areas.
Currently in development is a neighborhood foot patrol program
which will initially serve the neighborhood area bounded by Oakland
Avenue, Grand River Avenue, Washington Avenue and Pine Street.
21
•
JL OAKLAND
Q
SAG W Q
�o��Q000
" J
Z C
O Z rJ 6. Q
J a 1 3 v c�7
SHIAWASSEE II
IONIA - a
0
J 7TTA=WA
• ] ALLEGAN Q Q
WASHTENAW
KALAMAZ00
-F� r7
Z
119 El El O
'l
I
=JOSEPH
1-496
WELLS AND TRANSMISSION LINES
•
C
1,
MAP A10
•
•
•
J OAKLAND a❑ ❑ ❑ ❑ ❑ o ❑ ❑
oao
Q
C�C�CIQC7❑�C� .
_I E _ a
Z
O j`u
3 U � V
SHIAWASSEE a
IONIA ❑ ❑
Q
=OTTA=WA [] [7 7 F] F]
ALL
EGAN Q Q
WASHTENAW
KALAMAZOO
[oz]11 D-11 0 [1
oo�
1_495
STREET LIGHTING
AREAS CONVERTED TO HIGH PRESSURE SODIUM
s
MAP #11
• ENVIRONMENTAL PROFILE
•
•
The physical environment has not changed appreciably since 1978
when the River Island Comprehensive Plan - 1990 was written.
CIRCULATION PROFILE
Several changes have occured in
River Island area since adoption
The total transportation network,
public transportation facilities
Streets and Highways
the transportation- network of the
of the River Island Plan in 1978.
including bicycle, pedestrian and
will be examined in this section.
The road system, including safety and maintenance, receive high
service priorities in part because the road system reflects -the
city's image.
The road system in the River Island area is well established and
has not changed since the original plan adoption.. Kalamazoo Street
was made two way between Logan and Pine Street as recommended in
the 1978 River Island Master Plan. Although not included in the
present study area, the one way streets west of Logan Street were
changed to accommodate two way traffic. The one way streets within
the River Island area are being reexamined through a separate
study.
The following chart shows the accidents that have occurred at the
major intersections in the River Island area since 1979:
Location
Table #7
ACCIDENTS
Thru
'79 180 181 182 1,83 184 6-30-85 .
Allegan & Capitol
6
8
4
8
8
5
3
Capitol & Michigan
17
10
12
9
9
13
9
Cedar & Kalamazoo
16
11
11
11
6
16
4
Cedar & Michigan
24
25
32
20
28
20
8
Cedar & Oakland
18
21
14
16•
13
17
6
Cedar & Saginaw
36
39
33
24
31
37
17
Cedar & Shiawassee
7
11
5
10
14
8
2
Grand & Saginaw
14
10
11
13
17
25
10
Hillsdale & Logan ITB
2
0
1
1
0
0
2
Logan & Oakland
14
18
11
16
21
21
12
Logan & Saginaw
22
19
15
15
24
33
11
NB Logan & St Joseph
19
14
16
23
16
19
15
NB Logan & Olds
-
-
10
10
10
9
9
Saginaw & Seymour
8
9
11
12
7
7
2
Seymour & Shiawassee
2
4
9
3
3
4
6
Source: Transportation Division, Public Service Department
22
• There has not been a significant alteration in the accident pat—
terns over the years since the amendment. Therefore, no additional
changes are recommended for the system.
J �OAKLAND
19,000
_J SAGINAW
�I
IONIA
20.000
I L
20,000
t-
Z! `
J
3'
r
J^L =OTTAWA=
m p
oQ rn
LALLEGAN a
.� 5,000 _ 5,200-84
g
WASHTENAW
N
O
O
O .
,� rN KALAMAZOO
0
JOSEPH
>>,000
22.000�
m
Z Q
Q W a:
� U
Q
.11WO-84_
N O O
IN
m 9,700
N 11,800 91500-a3
6,30o-a2 �� D
tO 1
I 32,000
I-496
• MAP Al2
10,600-a3
m
S
a
N
m
8
11�
AVERAGE DAILY TRAFFIC VOLUMES
23
Map #12 indicates the average daily traffic for 1974 and updated
figures. It is.interesting to note that Pine, -Walnut, Kalamazoo
Streets, and Allegan Street east of Pine had a'reduction in average
daily traffic while Grand Avenue, Logan Street, and Allegan Street
west of Pine have increased. The changes in the average daily
traffic do not alter the function of the streets.
Parking
The most significant changes in parking in the study area occur
with on -street parking and the City owned Lot 37 located south of
the City Market on the exhibition center site. The number of legal
curb spaces has increased from 1,171 in 1977 to 2,080 in October
1984.
Lot 37 containing 254 spaces, has been eliminated due to the con-
struction of the exhibition center. Three other surface lots tem-
porary in nature, have been added since 1977. One lot contains
approximately 50 spaces and is located north of the Reid and Reid
building. The other two are located in the 300 block of N.
Washington Mall closer to Lansing Community College and contain a
total of approximately 100 spaces. Lansing -Community College is
seeking to add more student parking to relieve an increasing crit-
ical shortage.
In total, there are approximately 19,400 parking spaces presently
• in the central city area. The breakdown is as follows:
Legal Curb Spaces: 2,080
Off-street spaces:- 8,571 (1 )
State complex spaces: 6,490
Currently, the North Grand Ramp is being expanded by 640 parking
spaces. Completion is set for the summer of 1986.
(1) This figure includes ramps and surface lots, both
public and private, but does not include user
specific private lots.
The parking patterns will be altered in the 200 blocks of West
Shiawasee and the surface parking lot due to a 1986 decision
to relocate the CATA bus interchangeat this site.
Non -Motorized Transportation
The most significant change in non -motorized transportation in the
River Island area is the completion of another portion of the Red
Cedar Hiking -Biking trail. The Red Cedar Hiking -Biking trail was
extended south from Kalamazoo Street to River Street in the fall of
1983. The small portion on the north end that was under construc-
tion in 1977 was also completed.
• Rail and Air Facilities
No. change.
24
•
•
PROBLEMS AND STRATEGIES
• PROBLEMS AND STRATEGIES UPDATE
•
•
To update the problems within the River Island Comprehensive Plan —
1990, the committee reviewed the problems listed in the plan and
updated that list. Various problems were eliminated due to their
resolution or their lack of relevance to the defined study area.
New problems were added to the list also making it current and ap—
plicable to the planning process for the downtown area.
Strategies addressing the stated problems are presented for possi—
ble short and long term application. Many of the strategy recom—
mendations require additional study but are important to implement
in order to improve the valuable assets of the downtown living,
working and business environments.
25
• HOUSING
Problem 1:
The advanced age of housing in River Island suggests that several
units are in need of maintenance and repair or have structural
deficiencies. Most were built prior to 1940 and others date back
to the turn of the century. Many of these homes could not meet
modern day housing codes. In some cases occupants probably are not
aware of such problems. Map 3 in the Housing Profile shows general
housing conditions according to block.
Strategies
Generally two types of strategies can be applied to non—standard
units. Rehabilitation strategies apply primarily to units where it
is economically feasible to retain them. Redevelopment strategies
focus on units or areas where at least selective clearance of
blighted structures will be recommended.
Specific housing land use proposals are presented under th General
Proposals for Development section for land use within established
downtown residential neighborhoods.
(Rehabilitation — 0-6 years)
• 1. Adopt an all sales ordinance which would require that housing
throughout the city that is offered for sale be inspected for
code violations by the Building Division to create knowledge
for the buyer.
2. Support the creation of neighborhood maintenance organizations
whose purpose would be to encourage rehabilitation and supply
self help neighborhood assistance to those home owners who are
incapable of maintaining a structure.
3. Require bi—annual inspections of all rental dwelling units,
regardless of the number of dwelling units within the struc—
ture.
4. Create a revolving loan fund with local funds to assist home—
owners who require help to rehabilitate or maintain their
homes.
5. Utilize federal, state and local funding programs to promote
rehabilitation and maintenance.
6. Support amendments to existing federal, state and local tax
laws (utilizing the Mayor, Council and Planning Division) to
allow tax abatem6nts, credits or rebates for rehabilitation
improvements to housing units.
7. Promote Historic Districts.
(Redevelopment)
1. Selectively acquire and remove blighted structures. Analyze
• the vacant land, created by the razing of the blighted struc—
tures, to determine whether it should be redeveloped, combined
with another parcel, or be made into public green space or ve—
hicle parking.
26
• 2. Actively support the expansion of the Capitol Commons Housing
Project as proposed.
Problem 2:
Housing that is vacant and boarded up has a negative visual health,
safety and public welfare impact on neighborhoods.
Strategies
1. Force owners of vacant, boarded up housing to bring their
houses up to code.
2. Work through the political structure to shorten the process for
foreclosure, repossession, or demolition.
Problem 3:
Repairs or remodeling efforts that remain unfinished for extended
periods of time create negative visual health, safety and public
welfare impacts on the neighborhood.
Strategy
Work with•the Building Division and the City Attorney to change the
present ordinance to further define "substantial progress" and
• shorten the time length for people to complete projects. Penalties
for failure to complete a repair or remodeling effort also need to
be spelled out.
Problem 4:
Single family homes have been converted for more intensive resi-
dential and non-residential uses. Conversion to higher density
uses apply pressure on parcels designed for single family residen-
tial uses. Additional units require additional parking which
necessitates more pavement and less green open space. These types
of conversions also apply environment pressures to adjacent lower
density uses.
Strategies
"1. Systematic code compliance to identify and eliminate illegal
conversions.
2. Strict adherence to requirements of zoning ordinance on con-
versions.
3. Stricter application of the master plan for reuse proposals and
design controls.
Problem 5:
There are unattractive trash receptacles around multiple family
• dwellings occupying parking space and frequently not large enough
to handle the quantity of trash between pick ups.
27
• . Strategies
1. Encourage property owners to handle their tenants trash in ad—
equately sized trash receptacles while screening them from
public view.
2. Revise the housing ordinance to require screened and proper
capacity trash receptacles for multiple family dwellings which
are biannually inspected.
Problem 6:
Many absentee landlords don't adequately maintain their rental
properties.
Strategies
1. Require bi—annual inspections of all rental units, regardless
of the number of units in the structure.
2. Provide incentives for landlords to fix up their structures.
3. Pursue changing tax laws to penalize owners of structures that
are not maintained.
Problem 7:
Tenants often cause physical damage and site trash problems which
• fall back on the property owner to correct. The funds used to
correct these problems could be used to make improvements to the
rental property instead.
Strategies
1. Develop a means of holding the tenant responsible as well as
the landlord for abuse type problems.
2. Mork with city agencies, landlord and tenant organizations 'to
develop literature illustrating tenant responsibilities and
aesthetic goals of the city.
Problem 8:
The street lighting in the residential neighborhoods lacks a resi—
dential character, and are too tall to light the sidewalks and
front yards shadowed by the trees which conflicts with neighborhood
rehabilitation efforts in restoring the original appearance of the
neighborhood.
Strategy
Replace the street lighting in the residential neighborhoods with
pedestrian scale lights which better reflect the character of the
neighborhood and light the pedestrian areas of the street scape.
As the existing lighting is replaced, a lantern style lamp and lamp
post could be installed.
• ECONOMIC DEVELOPMENT
The following sectors of the study area are to be discussed with
respect to economic -development:
A. Central Business District (C.B.D.)
B. West Saginaw Commercial District
C. Office Uses
The first two are specific geographic locations, with attention
directed to particular problems that inhibit their ability to at—
tract retail customers.
The Office Uses section deals with the problems of that specific
land use within the River Island Study area.
A. Central Business District (C.B.D.)
Problem 1:
The welfare of the Central Business District is a concern not only
to the business people downtown but to the city as a whole. As
governmental, financial and brokerage center of the region the
C.B.D. is the hub for which a multitude of activity surrounds.
• Its vitality is terefore dependant upon how well it markets itself
to its appreciable clientele. The clientele are in the market for
office space, financial, educational and legal services, wholesale
supplies, retail goods and entertainment facilites. Each of these
market .areas are related to and dependant upon one another.
Therefore, in developing a thriving and dynamic business district,
each business and institution is responsible not only for itself
but to the others within the district as well.
As a responsibility then, each business and institution needs to
remove the stumbling blocks which prevent growth and benefit to the
business district as a whole. Each individual enterprise can have
a positive impact directly affecting its immediate surroundings and
indirectly affecting the city and the state. These stumbling
blocks whether real or perceived include: lack of aesthetic unity,
deteriorating, structures. parking difficulties, personal safety,
governmental "red tape", lack of capitol, pedestrian and vehicular
circulation problems, lack of entertainment, under utilization of
building or facilities and anything else which prevents the market
from expanding.
Financial and organizational strategies are needed to remove
stumbling blocks to growth and redevelopment in the C.B.D.
Financial Strategies:
• 1. Designate, by resolution of City Council, most or all of the
C.B.D. as a Lansing Commercial Redevelopment District. Once
the district is established, business people are able to apply
29
•
for tax abatement on projects that result in rehabilitated
buildings and new construction.
2.
Direct representatives of Lansing's Economic Development Pro-
grams 'to work with C.B.D. business people to attract and en-
courage- more investment in the area. Investors and property
owners should be made aware of financial and tax incentive
programs available for renovation and/or expansion of commer-
cial buildings. Currently, the city administers a small busi-
ness assistance program and the state administers a variety of
assistance programs.
3.
Encourage local downtown lending institutions to offer loans to
downtown businesses for the renovation of the structures.
4.
Support improvement in the C.B.D. by continuing to spend
public dollars to upgrade public facilites, lighting, streets
and parking areas. Possibly implement options within the
Downtown Parking Study on a test basis to evaluate their work-
ing feasibility. Also leverage private investment with public
funds. Plan improvements that would be a benefit for night
time activities as well as day time activities.
5.
Educate the downtown business property owners in the possible
barrier free exemptions through the Barrier Free Design Board.
An exemption would allow for the renovating of the vacant sec-
ond and third floors of some of the buildings downtown.
Organizational Strategies:
• 6. Reactivate the Downtown Development Authority to organize the
business community to develop a more effective marketing and
development strategy for the C.B.D.
7. Create a position responsible for coordinating, promoting and
implementing programs, festivities and activities in the down-
town. This position couldbe jointly sponsored by the busi-
nesses and the city.
8. Encourage redevelopment in the C.B.D. to proceed according to
a central design theme. Business people should be encouraged
to coordinate design for buildings landscaping and business
signs.
B. West Saginaw Commercial Strip
Problem 2:
This area lacks a local grocery store and a hardware store to ser-
vice the neighborhood.
Strategies
1. Work with the Economic Development Corporation and the existing
commercial businessmen to explore the demand and the potential
for developing the stores at that location.
2. Have the residents of the River Island Area establish a food
• co-operative and locate it in the West Saginaw commmercial
area.
30
Problem 3:
• The parking and interior circulation behind the buildings on the
south side of the street needs improvement.
Strategy
Redesign and unify or consolidate existing parking and circulation
patterns on south side of Saginaw Commercial District and seek co—
operation of the property owners.
Problem 4:
Truck traffic serving the commercial district use the residential
streets to get on Oakland.
Strategies
1. Enforce the local truck ordinance and ticket trucks using local
streets.
2. Make a comprehensive study of traffic movements in and around
the west Saginaw commercial area; determine and evaluate al—
ternative solutions; and work towards implementation.
3. Remove truck traffic from residential streets, including
Princeton Street between Edgewood Court and Oakland Avenue.
C. Office Uses
• ''he basic cause for this report is the conflict encountered by the
city over the requests for rezoning to office zoning districts
north of the state complex in and around the area shown on Map #6.
The following problems and strategies as a result of discussion in
an effort to minimize this conflict. In the section entitled
"General Proposals for Development" the distribution of the various
land uses is plotted and defined.
Problem 5.:
Conversion of residences for office use changes the character of
the neighborhood.
Strategies
1. Designate specific areas for office development which will not
adversely impact the residential areas. implementation could
occur through the use of the zoning ordinance.
2. Create a new mixed office zoning district that would do the
following:
a. Maintain the property as a residential use as well as allow
office uses.
b. Require that the structure retain its residential charac—
ter.
C. Limit the size of office space allowed on a lot by lot size
and available parking space.
• d. Limit the types of offices permitted to low intensity uses.
e. Require landscaping in excess of the normal landscaping
required by the zoning ordinance.
f. Limit the lot coverage of all structures and paved sur—
faces.
31
Problem 6:
• Converted offices with paved yards create overdevelopment of lots.
Strategies
1. See strategies #1 and #2 under Problem 5, office uses.
2. Require installation of metered storm drains.
Problem 7:
The future of the state office complex is not clearly defined,
therefore, state complex parking and circulation create problems
for employees, visitors and the city's general public.
Strategies
1. Continue to push the state for an update of the State Capitol
Complex Master Plan and a time frame for implementation.
2. Encourage city—state negotiations on issues affecting the sur—
rounding residential areas such as:
a. Ferris -Park parking area.
b. Landscaping and hardsurfacing of existing parking areas.
C. Location and design of any future buildings.
d. Encourage the State to replace its surface lots with park—
ing structures to consolidate space and locate them to the
interior of the complex.
• -.COMMUNITY FACILITIES
The community facilities section deals primarily with the parks
which comprise a large portion of community property' within the
River Island Study Area. These parks provide space for both active
and passive activities sought by both the resident and the visitor
seek.
Problem 1:
There is a general lack of maintenance at city and state owned
parks in the River Island area (such as unmowed grass, weedy flower
and shrub beds, liter, inadequately maintained and broken play
eauipment).
Strategies
1. Establish a reasonable maintenance schedule for parks. Special
attention should be given to grass mowing, maintenance of
flower and shrub beds, and removal of liter.
2. Work as a citizen group through the budgetary process to secure
the necessary funds for the maintenance schedule.
3. Work with the Parks Department to establish a voluntary resi—
dent participation program to augment the established mainte—
nance schedule. Such a program would be of the "adopt a park"
• concept.
32
• Problem 2:
The equipment and activities at some neighborhood parks are not
necessarily desired, suitable or appropriate for the resident pop-
ulation who would normally use the park.
Strategies
1. As a citizen group, meet with the Parks Board to help determine
what equipment should go into each park in the River Island
Area.
2. Support the purchase of identified equipment during the bud-
getary process; i.e. budget hearings, capital development,
program, etc.
3. Exchange equipment between parks to meet user needs.
Problem 3:
There is a lack of available information or effective promotion of
park, recreational and school activities or facilities.
Strategies
1. Promote park and school activities with an aggressive informa-
tion campaign, including but not limited to advertising, public
• service announcements, regular releases to neighborhood orga-
nizations and newspapers.
2. The neighborhood group directly coordinate with the Parks and
Recreation Department or school district to keep knowledgeable
on scheduled events and users.
3. The Neighborhood Council sponsor and publish information on the
activities at these facilities.
•
Problem 4:
Riverfront Park is under-utilized.
Strategies
1. Work with the city., through the budgetary process, to secure
more funds •for activities, such as open air concerts, canoe
races, running races, etc.
2. Encourage the Parks Department to better identify the park lo-
cation.
3. Encourage neighborhood groups to hold social events fo their
own groups in the park.
Problem 5:
^here is under -utilization of all waterfront areas along the
river -front.
33
• Strategy
Continue to implement the Riverfront Plan, which includes acquisi-
tion and development of areas adjacent to the river for public
purposes.
Problem 6:
The eastern portion of -Perris Park is used for state government
parking. During the spring and summer the western portion of the
park is heavily utilized all day long and occasionally some people
play basketball by street light long after dark. With continued
conversion to multiple dwellings in the vicinity it is obvious that
additional space is needed. Ferris Park has been parkland since
the incorporation of the city until nine years ago when the State
of Michigan decided to utilize half of it for a "temporary" parking
lot. Characteristic of most state parking lots, as discussed on
page 32, the lot is unpaved and creates traffic, erosion, dust and
aesthetic problems for the area residents.
Strategy (0-6 years)
Actively pursue the return of the eastern portion of Ferris Park to
park use. This will require the acquisition of a deed for both
halves of the park with the restriction that it be used only for
• park purposes. Once this is accomplished, it is recommended that
the bisecting block of Chestnut Street be vacated to create one
large park. The responsibility for this effort should be jointly
shared by the Planning Division and the Parks and Recreation De-
partment. City owned property could be offered to the state as an
exchange for Ferris Park.
•
PUBLIC SERVICES
The. public service section emphasizes one particular and major
problem, combined sanitary and storm sewers.
Problem:
Combined sewers in the River Island study area overflow and back up
into streets and 'homes during heavy rains. Different areas are
affected at different times. In addition, untreated water flows
directly from the present sewer system into the Grand River.
Strategy (0-6 years)
Support the Public Service Department study of the alternative
methods of meeting federal guidelines for sewers. These alterna-
tives include separating sewers or developing storm water retention
basins.
34
• Strategy (7-12 years)
Construct a series of storm water retention basins. Costs associ—
ated with storage facilities would be much less than those associ—
ated with separation, and incorporated in the Capital Development
Program.
ENVIRONMENT AND LAND USE
The environment and surroundings in which people work, relax, play
and reside .is an important ingredient in the amount of pleasure
people have while participating in the downtown area. Thus it is
important to help create a comfortable pleasant environment by re—
ducing -the conflict involved in each activity.
The following problems although few in number are broad, requiring
insight and research, addressing environmental and land use con—
flicts.
Problem 1:
Air, noise, and visual pollution caused by marginal commercial ac—
tivities, and traffic along major thoroughfares have caused dete—
rioration of housing and general neighborhood appearance.
• Strategies
1. Continue to enforce the screening and buffering ordinance.
2. Explore alternatives to reducing pollution levels along major
streets.
3. Enforce the truck route ordinance.
4. Investigate the use of a noise ordinance.
Problem 2:
Large parking areas create visual pollution for surrounding land
uses.
Strategies
1. Amend the landscape, screening and buffering ordinance so that
landscaping is required both inside and along the perimeter of
larger parking areas.
2. Work with the state and city to have landscaping placed around
existing governmental parking lots.
Problem 3:
Poor design of commercial buildings and centers is also a source of
visual pollution.
35
•
•
•
Strategies
1. Actively promote development or renovation of commercial areas
according to a theme that would coordinate design and signage.
2. Adopt a more comprehensive sign ordinance.
3. 'Implement the proposed west Saginaw commercial area improvement
plan.
4. Designatea block of the Central Business District for a de—
monstration project for Historical Rehabilitation and seek
funding to restore the facades.
5. Adopt a neighborhood conservation district ordinance.
Problem 4:
There are 'isolated areas within the study boundaries where con—
flicting land uses are located next to each other.
Strategies
1. Examine specific land use and site conditions within the River
Island area on a block by block basis and identify areas of
conflict.
2. Develop alternative solutions to minimize the conflict.
3. Seek funding to implement solutions.
Problem 5:
There are many small lots with large older houses on them which,
compounded by multiple dwelling units, creates crowded conditions.
Strategy
These conditions can be examined in cooperation with the previous
problem on a block by block basis. The conditions created include;
lack of open space, lack of parking space and excessive water run
Off.
CIRCULATION
An integral part of the downtown area is the circulation network of
roads, paths and parking. Access, to downtown facilities is im—
portant to the growth and success of all uses of the downtown.
`"his chapter is broken down into the following catagories:
A. Vehicular Circulation
B. Pedestrian Transportation
C. Public Transportation
Vehicular Circulation
Problem 1_
Commuter traffic in residential areas
higher traffic volumes and speeds.
is a probl.em because of
36
• Strategies
1. Reduce traffic volumes and speed problems along residential
streets through a variety of ways, some of which might be:
a. Installation of traffic diverters. (see note below)
b. Selective street closings. (see note below)
C. Improve the major traffic routes intended to serve the
central business district and capitol complex.
d. Eliminate parking lot access to residential streets. New
parking lots should have access only to a major or minor
arterial.
Problem 2:
There is excessive truck traffic on some local residential streets.
This problem is typical of the streets that run from Saginaw Street
to Oakland Avenue near the West Saginaw Business District.
Strategies
1. Enforce the truck route ordinance.
2. Identify the generators of truck traffic within the River Is—
land area and look at alternative routes for trucks to reach
these locations. Reasonable circuitous routes may also be
considered.
• Problem 3:
There are intersections in the River Island study area where traf—
fic conflicts have been identified due to improper design, signage
or sight distance or due to large volumns of traffic.
Strategies
1. Prohibit right turn on red or improve the intersection at
Michigan and Grand due to limited site distance. This inter—
section will be redesigned as part of the approach to the Cap—
itol.
2. Implement the Transportation System Management turning movement
improvements as recommended by the Mayor and City Council for
Logan Street at the Saginaw Street and Oakland Street
intersections. These short range improvements include:
a. The addition of right and left turn lanes for Logan Street
traffic at Saginaw and Oakland.
b. The removal of 22 residential and 3 commercial structures
when acquiring the additional right—of—way necessary for
the improvements. The residential structures, due to their
proximity to Logan Street provide for only a poor living
environment.
• (Note: All requests for traffic diverters and street closures must
be evaluattd by the Transportation Division Staff and then taken
before the Traffic Board).
37
• Problem 4:
Residential areas with small and narrow lots lack adequate parking.
Strategies
1. Investigate the feasibility of providing centralized parking
areas where needed.
2.-'Allow on -street alternate side parking from 2:00 a.m. to 5:00
a.m. for residents in specified problem areas.
Problem 5:
Commuters park on residential streets adjacent to Lansing Community
College, Davenport College and the Partington Center.
Strategies
1. Promote higher utilization of public transportation to reduce
daytime need for parking in residential areas.
2. Explore the feasibility of constructing an additional parking
ramp near Lansing Community College. This undertaking could be
a joint effort by L.C.C., the city and the state.
Problem 6.:
• The east and west approaches to the State Capitol lack the aes-
thetic quality necessary to properly reflect the image of the
state's capitol.
Strategies:
1. Promote state and city cooperation, along with volunteer and
business groups, to work together to improve the appearance of
the "street scape" from Capitol Avenue to Pennsylvania Avenue.
2. Work with the State Department of Management and Budget to de-
velop a State complex comprehensive plan improving the approach
from Logan Street to the State Capitol. The improvements
should include Logan Street from I-496 to Oakland Avenue, con-
necting the state highway and trunklines.
Problem 7:
There is a lack of clear signage to locate public parking at the
state complex.
Strategy
Work with the Department of Management and Budget to improve signs
for public and employee parking at state buildings.
Problem 8:
• Presently, there is too much land surface area devoted to parking
in the central area. '
38
• Strategies
1. Promote higher utilization of the public transportation system
or car pooling for workers in the central area with the use of
incentives.
2. Look into the feasibility of creating peripheral parking lots
with shuttle buses to the central city area. This option is
specifically proposed for the blocks bounded by Logan, Allegan,
Butler and Kalamazoo. -
3. Construct additional parking ramps thereby freeing up some
surface land for development purposes.
Problem 9:
There is an inadequate amount of loading space around many commer-
cial areas, especially downtown.
Strategies
1. Designate specific hours when loading and unloading cannot oc-
cur, particularly during peak hours; 7:30-9:00 a.m. and
4:30-5:30 p.m.
2. Enforce the law prohibiting blocking a right-of-way due to
loading or unloading.
• Pedestrian Transportation
Problem 1:
There is no way for a bike rider to take a bus with their bike when
either the weather restricts or when using a bicycle in conjunction
with bus routes.
1�1
Strategy
Provide some buses with the capability of carrying bicycles.
Problem 2•
There is a lack of secure bicycle'storage and parking facilities in
the River Island area.
Strategies
1. Require good quality bicycle storage areas at all municipal
buildings, community facilities, parks and municipally funded
projects.
2. Amend the zoning ordinance to require the provision of bike
storage facilities at new retail and office buildings.
39
•
U
Problem 3:
Some bicyclists ignore traffic laws, thereby creating a hazardous
situation.
Strategies
1. Enforce the traffic laws as they relate to•bicycles.
2. Implement a bike safety education program in the school system
and for adults.
Problem 4:
Currently, bicycles are not allowed to be ridden through the
Washington Square Mall or on sidewalks in the surrounding area,
thus restricting the advantages of bicycle travel in the downtown
area.
Strategy
Work with the city to create a designated bike lane through the
mall area.
Problem 5:
There is a general ignorance concerning bicyclists rights on the
part of many motorists.
Strategies
1. Enforce traffic laws which protect bicyclists.
2. Implement a bicyclists rights publicity campaign.
3. Teach bicycle rights in drivers training programs.
40
• Public Transportation
Problem 1:
There is inadequate bus service during the evenings and on week—
ends.
Strategies
1. Investigate funding sources for a demonstration project estab—
lishing well publicized periods when bus service will be ex—
panded during evening and weekends .in an effort to increase
ridership.
2. Post schedule information at bus stops.
3. Investigate funding sources for a demonstration project which -
would increase bus service on evenings and weekends for a
period of time long enough to interest more ridership during
those hours.
Problem 2:
Lack of coordination between the different types of public trans—
portation.
Strategy
• Support the creation of an intermodal transportation terminal
somewhere in downtown Lansing.
IF
4.1
U
GENERAL PROPOSALS FOR DEVELOPMENT
• GENERAL PROPOSAL FOR DEVELOPMENrn
T
Proposed Land Use
This land use plan is proposed to amend the "River Island Compre-
hensive Plan - 1990". The needs and problem statements previously
stated, necessitate strict definition of the land use areas and
their purpose. The land use descriptions that follow are meant to
define the intent of the land uses illustrated on the accompanying
map #14. In determining the proposed land use, the existing land
use was examined along each block face and considered with the
goals for the specific area. To unify each block face a majority
of the land use proposals include all properties which face the
street on each side of the block.
Land Use Descriptions
Open Space/Parkland
Open space and parkland are important to the downtown by providing
contrast to the hardsurfaces of streets and buildings, plus area
for recreation in both the passive and active sense. In the
amended land use plan four (4) specific areas are highlighted:
1. Riverfront Parklands (including Riverfront Park, Wentworth
Park, Kalamazoo Park, River Street Park, and Poxson II
• Park). These parks are a valuable asset to the downtown
and the Lansing community in general.
2. Durant Park -.This park is more of a passive recreation
area without organized athletic facilities. Surrounded by
mixed uses (L.C.C., offices and residential) this park is
available to many people.
3. Reutter Park - Surrounded primarily by offices and resi-
dences this park also is utilized primarily for passive
recreation. Highlighted by the central fountain it is an
attractive park desirable for the downtown area.
4. Ferris Park - Owned by the State of Michigan this park re-
ceives a great deal of passive and active recreational use.
The east half, which is being utilized for State of
Michigan parking, is recommended to be returned to parkland
by this committee. This park is a valuable asset to the
residences near it and serves as a buffer between the
nearby offices and residences. The committee also recom-
mends that the City of Lansing should acquire both halves
of this property from the State for park use.
Residential (See Map #13)
A goal of this plan is to identify residential neighborhoods and
• promote -policies that improve and protect those neighborhoods.
Realizing that within the designated residential areas varying land
uses exist such as isolated apartment and office buildings, this
plan describes. a general land use direction for the designated
R!
• areas to follow. These descriptions are meant to establishe future
planning policy for the Lansing Planning Board, City Council and
.residents or property owne.rs within the area designated. Three
primary areas are described in the following paragraphs.
Area #I -.The particular goal for this area is to promote lower
densities and more home owner occupants. There is a direct corre-
lation between many of the problems that plague the area to the
lack of home owner occupied dwellings and the excessive number of
rental units on small parcels.
By promoting a lower density, equivalent to the 'C' or 'DM-1' Res-
idential Districts (14 or less dwelling units per acre),. a direc-
tion will be established discouraging more dense zoning districts
which in turn encourages home owner occupied dwellings. Typically,
when a structure is occupied by the owner, greater care is given to
both the grounds and the structures. The Committee recommends that
the residential properties which exist in a more dense residential
zoning district be evaluated with regard to land use and if feasi-
ble change the zoning of these properties to one of the lower den-
sity residential districts.
Area #II - This particular block (bounded by Butler, Ionia,
Sycamore and Ottawa Streets) is owned by the State of Michigan and
was the initial site for the State Library. Since the library is
• being constructed two blocks south of this site this block could be
developed as a planned residential development. By promoting a
density between 15-30 dwelling units per acre a private developer
may be attracted to buy'and develop the site while saving the re-
maining residential structures. A planned residential development
would act as a buffer between the existing residential area to the
north and the developing state complex to the south.
Area #III - The Capitol Common's development has been partially
completed. The City of Lansing should continue toward complete and
complimentary development to the west.
Office/Residential Mix
This proposed mixed use area is meant to be a buffer between the
office district and the residential district. This transition zone
between Walnut and Seymour, South of Saginaw and north of Genesee
is meant to allow for less intense type office uses with at least
an equal amount of residential use in the same structure.
The two characteristics of office uses that would be included are:
- typically 'appointment type' office,
- non 'product sales' offices.
By also requiring residential uses, the buildings will not only be
associated with an office, which is vacant at night, but also with
residents who are there typically after the office closes.
To accomplish this, a new zoning district would have to be adopted
into the Zoning Ordinance.
asi
9 Office
The committee believes that the entire area west of Townsend, east
of Pine, south of Kalamazoo and north of I-496 should be designated
for office expansion. This area could be redeveloped with office
to relieve pressure to convert residentially used houses into of-
fices north of the State complex. This area offers excellent ac-
cess to I-496 and the downtown businesses and typically is.assessed
at a lesser value than the area north of the state complex. This
area also contains land area available for parking.
Government Office
The state offices at the secondary complex should be relocated back
to downtown Lansing and -utilize their vacant properties west of the
existing State complex. By doing so the State complex would be
connected to Logan Street, a western arterial road for downtown
traffic.
Central Business District
Retail and entertainment facilities should be actively promoted and
expanded within the central business district.
A major stumbling block to the growth of the C.B.D. has been the
• lack of business leadership and communication between the busi-
nesses and City Hall.
•
Community Facilities
This category. includes schools museums.and community property.
Highlighted on the land use map are: Lansing Community College,
Board of Water & Light power plant, proposed convention center and
the Board of Water & Light water treatment plant and the community
facilities located along Museum Drive.
Commercial
Commercial land use, other than the C.B.D., consists of retail
sales and services, restaurants and taverns. The three areas
highlighted on -the land use map are: the west Saginaw business
district, the Cedar and Saginaw business district and the business
district located within the Cherry Hill plan area.
Industrial
The industrial area highlighted is located along the west side of
Center Street. The uses currently located in this area are not
extremely intense.
44
• Parking
•
Basically, this remains the same as the 1978 plan. emphasized are
the two blocks abutting the east side of Logan between Allegan and
Kalamazoo Avenue. To help relieve long term downtown parking needs
these two blocks could be utilized by all day parkers, shuttled
downtown.
45
I ' j—
® � a
Z I 1 o
� 1 ` r �Q • cQ
SHIAWASSc= II * r y Ep ' 1
'u'LiNL'vvv'vL � \\ ^�_�_ ••�
nMn1,WASH ENAA\, \\
n
1
1 lIIIII II IIIII�I pill$'
a r
no
1-496
PROPOSED LAND USE
MAP #13
= OPEN SPACE
RES. 0-14du/ac
15-30du/ac
30+du/ac
OFFICE/RES, MIX
I!!.�... 0FFI CZ'
L%\J,
ram—_
7-
1�
I Ij CHERRY HILL PLAN '~
GOVT. OFFICE
C.B.D.
COMMUNITY FAC.
COMMERCIAL
=-INDUSTRIAL
�= NN PARKING
• I rt �l �f I1_
J OAKLANO _
• a� QQ.Q �ii iiiliil IIIII� -1 Ci
•. SAG AW���iSd � � IIII '-+tom IIII }�
o.
SHIAWASSC_ c -Fj< r IIIIII!
fill - -
-------- ---
II ++ •. .' . :��y.",� III I I '�u�
IONIA `lI ��Ilu�l� ���illl•i '�``��'
oT ; awa• ' =�' III (II I I I I
��
���ALL= �aN,
7 . - \
\ E\\\] E 5
L1' VVLv'vbL'v
w
n.,.AAA
WASfi T _NAW,
yvvw„ vwvl
Kwvwvv�
ALAMA \ i.
1 y.
I I t.• lilt
Ff,
_-
,� Eili!ii '!r;!il Ilillll i!illl�l I�I�3 ;IIII � • -. •• '
I-496
PROPOSED LAND USE MAP #14
OPEN SPACE GOVT. OFFICE
i-- RES. 0-14du/ac C.B.D.
• L ": 15-30du/ac COMMUNITY FAC.
7. 7 30+du/ac COMMERCIAL
OFFICE/RES. MIX INDUSTRIAL
OFFICE PARKING
•
•
IMPLEMENTATION AND PRIORITIES
0 IMPLEMENTATION AND PRIORITIES
The coordination of the strategies are outlined within this chapter
with the purpose of directing the priorities of the public* and
private sectors in the development of the downtown. The specific
strategies outlined in the preceding chapters are designed to re-
lieve land use, circulation, community facility, public service,
economic and environmental conflicts within the River Island Study
Area. The reduction of these conflicts, within the city core, will
help to reduce citywide conflicts, since the users of the downtown
come from the entire city and beyond.
The strategies, as outlined, require one or more of the following:
1. Public and/or private funding.
2. Changes in the City codes.
3. Additional research and study.
All of the strategies require coordination and cooperation with all
of those who have an -interest in the downtown and its potential as
a better working and living environment.
Priority Items
The items listed below are the highest priority strategies listed
• within the report. They are listed by category but many of these
items could be implemented simultaneously.
Housing
1. Rezone to 'C' or 'DM-1' Residential District all properties
within area #I of Map #13 that are not apartment buildings by
design and are currently zoned 'DM-21, 'DM-3' or 'DM-4' Resi-
dential District.
2. Rezone area #II of Map #13 to-'DM-2' Residential District and
request that the State of Michigan market this property for a.
planned residential development that would include the existing
structures.
3. Selective clearance of blighted housing as determined by fur-
ther study and the clearance of dwelling units along the east
side of Logan.
4. Encourage the completion of the Capitol Commons project.
5. Adopt an "all -sales" ordinance.
6. Institute a concentrated and systematic code compliance program
offering financial assistance.
7. Require bi-annnal registration and inspection of all rental
dwelling units regardless of number of units within a struc-
ture.
Economic Development
A. Central Business District (C.B.D.)
•
Financial Priorities
46
0
•
1. Designate most or all of the C.B.D. a Commercial Redevel-
opment District.
2. Encourage -more investment by educating.property owners and
investors of financial programs available in assisting
redevelopment.
3. Upgrade public facilities to encourage private investment.
Organizational Priorities
1. Reactivate.the Downtown Development Authority.
2. Create a position responsible for the coordination of
events within the downtown.
3. Coordinate the design of buildings, landscaping and signs
as redevelopment occurs.
B. West Saginaw Business District
1. Explore the need for a local grocery store and hardware
store in this area.
2. Unify the existing parking and circulation pattern behind
the businesses on the south side of Saginaw.
3. Conduct a truck traffic circulation study centered around
the businesses.
C . Off ice
1. Promote the area bounded by Pine Street, Kalamazoo Street,
Townsend Street and I-496 for office development.
2-a Create and seek adoption for a new zoning district which
would require residential with offices in the same struc-
ture (50/50 office/residential mix).
2-b Rezone the blocks bounded by Saginaw, Walnut, Seymour and
Genesee Streets to the newly created office/resdential mix*
zoning district. (Until this district is created.no new
rezonings to office should take place in this area).
Community Facilities
1. The City of Lansing should acquire Perris Park and convert
it back into a neighborhood park.
2. Coordination of the park development and equipment with the
surrounding neighborhood.
3. Proper park maintenance.
4. Promote the reuse of Genessee Street School with uses that
compliment the surrounding neighborhood.
Public Services
1. Separate the current combined sewers within the River Is-
land Study Area.
2. Require permits to create new parking areas.
3. Replace the street lighting with pedestrian scale lighting
in the residential areas when updating the lighting.
47
• Environment and Land.Use
1.
Promote the
rehabilitation of
existing commercial uses,
coordinating
design and signage.
2.
Adopt a more
comprehensive sign
ordinance.
3.
Study individual
land use conflicts and adopt solutions.
4.
Investigate a
recycling program
for Lansing.
5.
Explore the
reduction of pollution levels along major
thoroughfares
through landscape,
screening and buffering.
Circulation
A. Vehicular
1. Construct a long term parking lot with shuttle service for
downtown in the area bounded by Logan, Butler, Kalamazoo
and Allegan Streets. (Coordinate with State of Michigan
expansion proposals)
2. Implement the T.S.M. -recommendations for the intersections
of Logan at Saginaw and Oakland.
3. Reduce traffic volumns and speeds of through traffic in the
residential areas.
4. Study the parking needs in the residential neighborhoods
and provide solutions.
• 5. Improve the east and west approaches to the State Capitol.
B. Pedestrian
1. Better separation for pedestrians from motorized traffic
along the West Saginaw Business District.
2. Create a crosswalk if possible at Princeton across Saginaw.
C. Bicycle
1. Provide additional bicycle storage around the C.B.D. of—
fices -and businesses.
2. Create a bike lane on the Washington Mall.
3. Encourage additional education regarding bicycle rules and
safety in drivers training programs and bicycle safety
classes, through the Parks and Recreation Department and
the Lansing School District.
D. Public Transportation
1. Construct the Intermodal Transportation Terminal
2. Encourage better evening and weekend bus service.
tag
PLANNING DIVISION STAFF
James N. Foulds, Director
James Spackman, Deputy Director
James Ruff, Senior Planner
John Salmons, Senior Planner #
Cynthia Wheatley, Planner
Donovan Hanna, Graphics Coordinator
Elizabeth Gunter, Secretary
# Staff transferred to another City agency.
A special thanks is given to Lansing Community
College especially to Douglas McKinstry and
Clark Beach, staff persons.
•
Information Available at:
Department of Planning & Municipal Development
Planning Division
119 N. Washington Square
Lansing, Michigan 48933
(517) 483-4066
*1