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HomeMy WebLinkAbout1986 Green Oaks Area Development Plancam, 1986 FOREWARD <0 0 Members of the Green Oak Target Area Organization met for almost 2 years, in a regular basis, talking about our neighbor— hood, its assets and its poblems. Assets like a "sense of neighborhood", convenience and affordability, are why we cared enough to spend our time trying to identify and deal with prob— lems that do exist. Our neighborhood is part of the area originally incorporated to create the City of Lansing. The needs of people and the de— mands on their property have obviou sly changed over time. Our most pressing problems today are related to over development of lots that are small by todays standards. The intent of the T.A.O. when possible, to reduce the intensity of use of build— ings originally constructed as single family homes, encourage owner occupancy, and where necessary, to remove structures to provide adequate parking or additional green space. We believe in our neighborhood. We believe that its his— tory, diversity, and proximity to work, schools, and services make it a desirable place to live. We believe that the older neighborhoods of Lansing need not be abandoned to decay, but that they can continue to evolve as residential areas to serve the needs of Lansing residents today. We hope this document will be used as a policy guide to effect that evolution. Green Oaks i.A.O. May 1986 Nr"'--,- ACKNOWLEDGMENTS The Green Oaks Area Development Plan was prepared by the Department of Planning and Municipal Development and by the Green Oaks Area Citizens. 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. Louis Adado Lucile Belen Tony Benavides James Blair Merle Barnhart Emly Horne Virgil Langworthy Charles Nitchner Bernie Braun William Cahill Lance Clark Mary Clark* J. R. Dragasic MAYOR Terry J. McKane CITY COUNCIL Charles Creamer Patrick Lindemann Alfreda Schmidt Sidney Worthington PLANNING BOARD James Nelson Edward Remick Alice Wieland Floyd Wright CITIZEN COMMITTEE Alice Fall Robert Fall Marsha Goyett Bryan Grinnell Shirley Grinnell Tom Onderko Leigh Routley Marty Sizemore Marjorie Sims Bill Stelmach Cherryl Valleau !' *Chairperson �.. „r CITY DEPARTMENTS AND AGENCIES Board of Water and Light Department of Planning and Municipal Development Building Safety Division* Development Division Planning Division Fire Department Parks Department Forestry Division Park Design Division Police Department Public Service Department City Engineer Traffic Division STAFF William Acheson Louise Christian Bruce Deason Donovan Hanna Cynthia Wheatley Elizabeth Gunter Special thanks to Herb Chase who in his position as Code Com— pliance Officer has helped eliminate many problems in Green Oaks. • TABLE OF CONTENTS AD Acknowledgments . . . . . . . . . . . . . . . . . . . . . i Introduction . . . . . . . . . . . . . . . . . . . . . . 1 Background Summary . . . . . . . . . . . . . . . . . . . 2 History . . . . . . . . . . . . . 3 Housing . . . . . . . . . . . . 3 Business . . . . . . . . 5 Community Facilities . . . . . . . . . . . . . 7 Vacant Property . . . . . . . . . . . . . . . . 7 Zoning . . . . . . . . . . . . . . . . . . . . 8 Population . . . . . . . . . . . . . . . . 8 Environment . . . . . . . . . . . . . . . 11 Assets, Problems, Strategies Introduction . . . . . . . . . . . . . . . . . . 13 _ Housing . . . . . . . . . . . . . . . . . . . . . . 14 Circulation and Parking . . . . . . . . . . . . . 23 Economic Development . . . . . . . . . . . . . . . 31 Community Facilities . . . . . . . . . . . . . . . 39 Public Service . . . . . . . . . . . . . . . . . . 45 Environment . . . . . . . . . . . . . . . . . . . . 56 Land Use . . . . . . . . . . . . . . . . . . . . . 65 Future Development Proposals Summary . . . . . . . . . . . . . . . . . 69 Implementation . . . . . . . . . . . . . . . . . . . . 75 Appendices 1. Housing Assistance Programs . . . . . . . . . A- 1 2. Transportation Systems Management . . . . . . A- 4 3. Zoning . . . . . . . . . . . . . . . . . . A- 8 4. Suggested Neighborhood Rehabilitation Standards . . . . . . . . . . . . . . . . . A-10 0 U 0 INTRODUCTION This document has been prepared as a refinement of the North—East Master Plan (1983).. The Michigan Kalamazoo tracks on town Area. Green Oaks neighborhood is a nine block area bounded by Avenue on the north, Pennsylvania Avenue on the east, Street on the south and the Penn Central Railroad the west. The area is one—half mile east •of the Down — A Planning Committee composed of persons who live, work or own property in the Green Oaks Area were invited to join in the process which began in the Fall of 1984. Members of •the Planning and Municipal Development Department assisted the Green Oaks Committee. The recommendations of the Committee were reviewed by those City Departments that have implementation responsibilities and adopted by the Planning Board. The approved plan was then for— warded to the City Council, as a courtesy, for concurrence. The first section of this plan is a demographic and land use profile of the area. The second section describes the assets and problems of the area as outlined by the residents and staff. The final section provides a•summary of development proposals for the neighborhood. • BACKGROUND 0 CHART I GREEN OAKS ^AREA Summary Profile Land Area (Gross - Including Streets) (Net - Without Streets) Average Residential Lot Size Population Population Density Persons/Household (1980) Total Housing Structures Owner Occupied (�) Renter Occupied (f) Total Housing Units Owner Occupied (�) Renter Occupied (�) Housing Density Assessment (average) LAND USE 33.09 acres 24.28 acres 4,385 sq. ft. 703 persons 21.25 persons/acre 1.78 persons/household 158 residential structures 50 structures (31.6%) 108 structures (68.4%) 395 units 50 units (12.7%) 345 units (87.3%) 26 units/residential acre of land $13,462 /I/Jf/./61P` G l %% 00WIVIrr IQ, Vry U/ • BACKGROUND HISTORY The Green Oaks Area name is derived from the subdivision that covers all but three blocks of the Area. The other three blocks are covered by the A.O. Bement Subdivision Plat. Both of these plats were registered as part of the City of Lansing's original incorporation. Although none of the structures in Green Oaks were listed as historically significant in "Memorandum '76, Historic Lansing," the neighborhood appears to be one of the oldest in Lansing. Ninety two percent of the homes in the area were constructed prior to 1916. The average age of the residences is 81.9 years. PRESENT LAND USE The land use of the Green Oaks Area has remained relatively stable and residential since its original development. The Sum- mary Profile (page 2) shows the land use distribution of the Green Oaks Area with housing as the largest land use at 62 per- cent. Commercial, industrial and office uses make up 32 percent of the land area. Community facilities at 4 percent and vacant at 2 percent make up an insignificant portion of the land area in the neighborhood. Housing There are 158 housing structures in this area, several of which contain both non-residential and residential uses. These structures contained 395 units when last counted in 1981. There are 65 single family structures, 52 duplexes and 40 multiple 'structures (3 or more units) in the neighborhood. Al- though some of these duplexes and multiple units were built originally as such, a larger percentage have been converted. Of the 158 structures in the area 50 (31.6%) have owner occupants. • x w O x AGE OF HOUSING GREEN OAKS AREA YEAR BUILT SHOWN L -i1l MICHKIAH s 1412 4 N 1915 1444 (1 �44 1874 109 1929 1890 1891905J �8911 []1 189am 1890 I� � o. 1895 j I L� V 1905 EUREKA Ef1897 1893 1895 1895 1891 1895 1891- In 1895 1896, 1895 f' 18961- 1892 1894 -t 89 ' 1894 J_ a12 N] 895� PROSPECT KALAMAZOO 1916 1918 '^� `�• 1915� 1885-j �`, 0! O7-.11 1 1924 C� ICI rm� �rn _ l 1906 1892 - a 1904 1842 �- 1902 1904 19081 1904 1922 1922 18961 11905 1zy 1895 ,h Ich$� c) rn 1895 1904 °Dl l -°% .. - 1907 z J z z a 0 Housing conditions as of 1981, based upon exterior survey, showed that: 64.5% were standard; 15.1% were standard requiring maintenance; 17.3% were deteriorating; 1.9% were sub -standard; 1.2%were critical. Conditions are being assessed again. This data should be avail- able in the near future. This will give an indication of whether the residences are continuing to deteriorate. The residents of the area believe that a slow trend toward rehabilitation has be- gun. The City's targeting of this area for rehabilitation funds is a positive step. U Industrial, Commercial and Office Use Industrial, commercial and office uses are concentrated along the major streets which are located on the perimeter of the area. I!lost of these businesses serve a wide area including Green Oaks. An inventory of these uses is as follows: . 720 Michigan Avenue -- Young Brothers and Daley, Inc. Industrial use; storage of building materials . 726 Michigan Avenue -- Mid Michigan Stamps and Signs, Inc. Industrial use; manufacturing • 730 Michigan Avenue -- Re-entry Center, Lansing School District Commercial/Office use; teaching center . 730 1/2 Michigan Avenue -- T.V. Tom's Repair Commercial; T.V. repair 800 Michigan Avenue -- Eastside Party Store Commercial; retail sales . 810 Michigan Avenue -- Vacant commercial . 812 Michigan Avenue -- Stober's Cocktail Lounge Commercial; tavern • 900 Michigan Avenue -- Gorsline-Runciman Commercial; funeral home 912 Michigan Avenue -- Shattuck Company Commercial; office supplies 300 Hill Street -- Contractors Supply Wholesale . 315 Hill Street -- Knipp Bros. Body Shop Industrial; auto repair . 317 Hill Street -- Vacant Industrial 319 Hill Street -- Behrens Industrial Tumbling Industrial; foundry • 300 Hosmer -- Schubel Auto Trim Industrial; auto repair . 304 Hosmer -- Auto Speedometer and Instrument Service Industrial; auto repair • 308 Hosmer -- Capitol Radiator Repair Industrial; auto repair . 310 Hosmer -- Renson Radiator Company Industrial; auto repair 314-24 Hosmer -- Vacant Body Shop Industrial; auto repair 326 Hosmer -- Industrial Pattern of Lansing Industrial; Metalwork . 328 Hosmer -- Vacant Industrial 731 Kalamazoo Street -- Vacant Industrial . 809 Kalamazoo Street -- Art's Bar and Grill Commercial; tavern . 821 Kalamazoo Street -- Tomilian Dance Studio Vacant Office Doubleday Bros. and Company (office furniture) Capitol City Electric (electrical contractors) American Fan Distributor (household fans) SBA Investments Debt Relief Legal Clinic . 925 Kalamazoo Street -- United Farm Agency, Inc. Michigan Educational Directory Bragg, E., CPA Kuijawa, T.L., Lawyer Realty Exchange Transportation Services • RWH Services Capital City Typing Service • n U Community Facilities There is one church in the area, the Christ Lutheran Church, located at 116 S. Pennsylvania. This property covers a 0.97 acre area. The Church and parking lot cover most of the site. The building contains meeting, kitchen and recreational facili- ties in addition to the sanctuary and church offices. There are no parks or schools in the area. In order to reach any outdoor recreation space, residents must cross at least one arterial street or frequently used railroad tracks. Also, only three facilities are within what might be considered walking distance of the area: Eastern High School- 50.6 acres, 237,079 square foot Pattengill Junior building, field house, pools, Complex auditoriums, gymnasium, tracks, tennis courts, play fields 0 bl•ock north) . Bingham Elemen- 1.5 acre site, 28,100 square foot tary School building, playground, multi- purpose room (1 block east) Hunter Park 14 acre park with an outdoor swimming ool (4-5 blocks southeast Riverfront Park Vacant Land 20.9 acres, rest rooms, play fields, play equipment, tennis courts (within 1.5 miles) There is less than 1/2 acre of vacant land in the area. It is scattered over 9 different properties: 200 Hill Street - 33 ft. x 97.5 ft. Just south of 211 Hill Street - 41.25 ft: N.E. Corner of Hill and Prospect - 45.75 218 Hosmer Street - 41.25 ft. x 90.75 ft. 305 Hosmer Street - 41 ft. x 132 ft. 328 Hosmer - 33 ft. x 55 ft. 330 Hosmer - 33 ft. x 55 ft. Just south of 318 Eighth - 33 ft. x 88.1 x 66 ft. ft. 82.5 ft. ft. It should be noted that these properties are "lots of record." They can legally be built upon in accord with Zoning Code re- quirements. • Zoning The zoning patterns of Green Oaks are shown on the Existing Zoning Map. Most of the land area is zoned "C" Residential. This is a residential designation which allows one and two family development. Many properties were rezoned from multiple family residential to two family residential in 1984. Those buildings with more than two units in them are now non -conforming. Also, those structures that may not meet the lot area requirements are non -conforming. There are limitations imposed by ordinance on these non -conforming uses aimed at bringing them into conforming status or containing their expansion. One will note that residential zonings dominate the interior of the area, while commercial and industrial zonings are pre- dominant along Michigan Avenue and Kalamazoo Street. This pat- tern does makes it likely that the interior portions of the area will remain residentially used. POPULATION According to 1980 census figures, 707 persons live in the Green Oaks Area. The characteristics of the population are as described below: Age Chart II Green Oaks Population by Age In Comparison to Citywide Totals Green Oaks City of Lansing No. -- Percent ------- No. -- Percent ------- 18 and under 201 28.4 40,354 30.9 19-64 453 64.1 78,650 60.3 65 and over 53 7.5 11,410 8.8 --- 707 ----- 100.0,1�5 ------- 130,414 ----- 100.0 Source: 1980 Census • n U Lu MiCHIGAN EUREKA x W O S KALAMAZOO EXISTING ZONING GREEN OAKS AREA C - C RESIDENTIAL (TWO FAMILY) F - F COMMERCIAL F-1 - F COMMERCIAL (NO FRONT YARD REQ.) H - H LIGHT INDUSTRIAL S Z J • By age category, the Green Oaks population, percentage wise, is comparable to the City as a.whole. There is a narrow percen- tage difference in all categories. There are 170 one -person households in the area making up 43 percent of Green Oaks households. There are 55 households in the area with children, 14 percent of the total. The remaining 43 percent are households made up of more than one person but with- out children. .Green Oaks appears to be a community dominated by adult households: The fact that many of the structures in the area have been converted for multiple use and that only 31 percent of the occupants own the home they live in could suggest a mobile population. Race A majority of the population in the Green Oaks Area is white. The non -white population is 19.6 percent of the total. This generally coincides with the City-wide average. However, the Asian population is 3.1 percent for this area while it is-6 percent for the City as a whole. The racial makeup of the Green Oaks population by race is shown below: CHART III Green Oaks Population By Race Green Oaks City of Lansing No. -- Percent ------- No. -- Percent ------- White 569 80.4 103,195. 79.1 Black • 81 1 1 .5 18,179 13.8 Spanish 35 5.0 8,237 6.2 Asian 22 3.1 802 .6 707 100.0% 130,414 100.0% • Source: 1980 Census • Educational Attainment Citywide, 72.6 percent of adults 25 years or older are high school graduates. In the Green Oaks Area, 77.3 percent of adults 25 years and older are high school graduates. This would seem to indicate a slightly more highly educated population than the City as a whole. School Enrollment According to the 1980 census, School enrollment for Green Oaks is 23 percent of the total population. The City figure is 31 percent. One might speculate that the population of Green Oaks is made up largely of persons in the workforce. It would appear Green Oaks has attracted a younger, working population. Employment Unemployment in 1980, measured as those persons who had been ' without employment at least once during the year, was 24.25 per- cent for the City and 28.8 percent for the Green Oaks Area. It should be noted that those figures are not the traditional "one -place -in -time figures:" The unemployment figure normally published is for the percentage of persons not employed as of a certain date. Those used -in the 1980 Census are that percentage of persons who were out of work for any part of the former year. Although we do not have comparable figures for 1984, we can assume that the employment picture for the Green Oaks area has followed the Citywide trends; that is, there has been a numerical improvement since 1980. Income Federal guidelines have placed the poverty income threshold in Ingham County at $7,412 for a family of four persons. There are no figures on the number of families in the Green Oaks area that have incomes below the poverty threshold. Indications are, though, that the percentage may be higher than the City as a whole in that the median income for.Green Oaks is $3,850 lower than the City of Lansing's median. • 0 ENVIRONMENTAL CONDITIONS Environmental conditions are those factors that contribute to the "aesthetic" quality of an area. This quality makes an area more or less pleasing to the senses. The elements covered in this section are concerned with the positive and negative in- fluences regarding the vision, noise, and the quality of water and air. Visual Environment The area contains many mature trees. •Also many of the homes in the area are interesting architectually. These factors serve to add interest and value to the neighborhood. All but one of the buildings in the area were built prior to World liar II, many in fact, were built prior to World War I. Undoubtedly some of the buildings in the areas have some historic significance for both age and architectural styling. The condition of some of the structures detracts from the overall visual environment of the area. An exterior survey done in the area in 1981 showed that 35.5% of the houses in the area showed some sign of deterioration. In addition, some of the homes that were rated "standard" were in need of some minor maintenance. Another possible source of visual pollution are non- residential uses that might be viewed from residential areas. In. some cases, business parking lots and the rear of non-residential buildings impinge upon residential land uses. The Environmental Section of this document will delve into these difficulties in more detail. Noise There are several sources of intermittent, intensive noise in or near the area. All of the major roadways bordering the area are sources of traffic noise. Pennsylvania, Michigan and Kalamazoo all carry heavy loads of traffic at certain times of the day. Trains travelling the tracks along the western border of the area are also a source of noise. Other sources of noise include manufacturing, commercial, and to a lesser extent, office • uses. These non-residential properties attract people and vehi- cles as well as create limited noise from their operations. Green Oaks,it must be remembered, is an urban area. The noise levels are therefore, even under the best circumstances, going to be higher than one would find in a suburban neighborhood. LJ Water Quality The area is served by City water which is piped underground. The water is generally considered tasty and of good quality. Air Quality The Air Pollution Control Division of the Michigan Depart- ment of Natural Resources has several monitoring sites within the City of Lansing; none are situated near Green Oaks. Various stations are maintained to collect and measure concentrations of sulfur dioxide, nitrogen dioxide, carbon monoxide, ozone and particulate matter in the atmosphere. Readings for a three year period (ending 1979) indicate that the Lansing area has been within allowable levels established 'for primary standards for particulate matter in all instances, but -has exceeded secondary standards for particulate matter a number of times. Four sta- tions measuring concentrations of sulfur dioxide indicate com- pliance in all cases. The region in general has been in compli- ance for standards related to nitrogen dioxide, carbon monoxide and ozone levels. Generally, air quality in th in recent years; installation of main power -producing stations i better air quality in the future. n U e region has.measurably improved new pollution control devices to n the City should contribute' to • ASSETS, PROBLEMS, STRATEGIES • ASSETS, PROBLEMS AND STRATEGIES The background material has been used by the committee and staff to help identify assets and problems that presently exist within Green Oaks. This portion of the plan is divided into sections or.functional areas to address Housing, Circulation, Community Facilities, Public Services, Economic Development and Land Use and Environment. Each functional area has been reviewed to establish what assets or strong points should be maintained and what problems should be addressed in the formation of strat— egies for the physical features of the neighborhood. This was done according to functional area. It is recog— nized that the listings may be incomplete, but it is also felt that major developmental and growth issues have been accurately identified and considered. The assets, problems and strategies presented here are the result of suggestions made, not only by committee and staff, but also noted by technicians who have expertise in one or more of the various functional areas. The strategies, as presented, are primarily recommendations and need the support of policy makers before they can be applied to effectively deal with the problems. • HOUSING • HOUSING The Green Oaks Area has a total of 158 housing structures containing 395 units. Most of these structures were built prior to World War I, making Green Oaks one of the oldest residential areas of the City. The majority of the housing structures in the area are di- vided for duplex or multiple family (3 units or more) use. There are 64 single family structures in the area. This is just over 40 percent of the total number of structures in the area. This situation is in contrast to most other neighborhoods in the City where 80-90% of the structures are single family units. Most of the structures appear to have been built and origi- nally used for single family purposes. Many of these buildings have been converted over the years to accommodate two or more families. The issues and strategies outlined in this section reflect the situation outlined above. Overcrowding of lots and mainte- nance are of primary concern. Housing Assets . The following are the various elements of the Green Oaks Area which the residents who participated in this process to- gether with the Planning Staff have identified as "assets." These assets are thought to make the housing in the area desirable. 1. Cost of Housing. The homes in the Green Oaks Area are more reasonably priced than those in many parts of the City.. The average assessment of homes in the Area ($13,462) is lower than the avera a assessment City-wide, $18,438 (source: City Assessor, 1985 . 2. Varied Style and Architecture. Most of these homes were built prior to World War I. she architectural styles of this earlier time have far more detail than structures built to- day. . This is especially evident when one considers that these homes were built for working class people. Hand work • and the use of hardwood (oak, cherry, etc.) are evident throughout the homes in the neighborhood. Many of these homes still retain their architectural integrity. - PAGE 14 • 3. Convenience. This neighborhood is convenient to retail areas, work places, schools, and community facilities (e:g., Sparrow- Hospital, State Library), as well as to the City's downtown area. 4. Size of Homes. The size of the homes in the Green Oaks area is such that, as one resident put it, "I own the house, it doesn't own me." This has a lot to do with the cost of main- taining the home, as well as the operating cost of heat and other utilities. They are well built homes. Original design and construction were for single family occupancy and con- sisted of 6 to 8 rooms. 5. Sense of Community. Many people in the neighborhood are working actively to improve the residences and visual ap- pearance in the area. This coupled with the fact that people in the area know each other gives Green Oaks a definite sense of being a neighborhood. 6. Mature Trees. There are many mature trees in the area. This adds character and a better look to the area. Asset Strategies There are a number of strategies that can be applied to as- sist in the preservation and maintenance of the above described housing assets. 1. Code Compliance intensify the enforcement of the Housing and Zoning Codes in the Green Oaks Area. This enforcement effort will be en- hanced by coordination with the neighborhood. 2. Support the Formation of a Formal Neighborhood Organization The Green Oaks Area has a Neighborhood Watch group that as a close-knit, ad hoc organization has furthered informal neighborhood goals in areas other than crime prevention. This should be formalized by incorporation. The organization • would be expected to sponsor activities and initiate programs that could strengthen and improve the neighborhood. Examples of activities include: annual clean-up campaigns, paint projects, disseminating information, and self help landscap- ing programs. U A r-M 1 C • 3. Designate Historic Sites in the Green Oaks Area A Historic District Ordinance was adopted by the City Council in 1984. This ordinance empowers the Lansing Historic Com- mission to recommend areas for preservation and protection. This can be.done after a public hearing and approval by 60 percent of affected property owners. Designation by the Commission entitles the owners of income - producing properties to a maximum of 25 percent tax credit for rehabilitation as well as accelerated depreciation. Such historic designations tend to stabilize and improve property values, preserve neighborhoods, strengthen the local economies, and foster civic pride. 4• Encourage Code Compliance and maintenance through Tax Rebates and Incentives At present there are few incentives for property owners to maintain their property. Research should be done to deter- mine what rebates or other incentives might be offered to improve or rehabilitate dilapidated residences with private funds. In addition, the practice of allowing maintenance without tax penalties should be continued and made known to the public. 5. Adopt an All Sales Ordinance or a Program of Code Inspection This ordinance or program would .include both owner -occupied and rental housing. It would require that an inspection be conducted and a list of all Code violations be furnished to any prospective buyer. It is suggested that health and safety violations be corrected before occupancy is allowed. These requirements should not be more stringent than those used by the FHA Program. Non -health and non -safety items should be taken care of as necessary for good maintenance, and inspections by qualified professionals should be allowed as an alternative to City inspections. This ordinance or program would be the responsibility of the Building Division of the Department of Planning and municipal Development. 6. Institute a Comprehensive Program of Rental Inspections • The City should begin a program of rental unit licensing similar to that in effect in East Lansing. This would in- clude all rental properties: single, two-family, and multi- ple units. This would be a logical extension of the inspec- PAGE 16 • tion and licensing program currently used by the Lansing Building Division for buildings of three or more units. Also, a scale of fines should be imposed that progressively increases for continued or frequent violations. 7• Utilize the Natural Features of the District to Enhance the Residential Atmosphere Natural topography, trees, and other features of the land should be incorporated into future residential development plans to ensure urban design characteristics are maintained in the neighborhood. 8. Adopt an Exterior Maintenance Ordinance Strengthen the present ordinance to call for minimum exterior maintenance. The ordinance does not clearly define mainte- nance standards. In addition there are no punishments such as fines that may be imposed 9• Develop a Program to Make People Aware of Tenant as well as Landlord Responsibilities It must be clear that the tenant as well as the landlord has property maintenance responsibilities. 10. Utilize the Section 8 Existing Rental Assistance Program MSHDA It should be noted that Federal programs are con- stantly changing.) The rental units involved in this program must meet housing quality standards. The Michigan State Housin Development Authority (MSHDA) will assist qualified persons families to secure a "good place to live." Each person/family is free to choose any rental unit as long as it meets certain require- ments for housing quality and doesn't cost more than "fair market rent" as set by HUD. The tenant and housing special- ists work with the owner to make sure the unit meets quality standards. 11. Urban Homesteading (HUD and City of Lansing) • From the available pool of repossessed HUD homes, the City chooses those that are most appropriate for Urban Homesteading. HUD is requested to transfer property titles T) A n M 4 r7 • to the City. Qualified candidates are then placed in a lot- tery for the property. The property must be rehabilitated with a period not to exceed six months. 12. Weatherization (City of Lansing and MSHDA) All residential buildings in the City qualify. Maximum as- sistance from the City of Lansing is $1,000 for owner occu- pants and $1,000 (plus $500 if matched by owner) for rental units based upon the owner's income and number of rental units. MSHDA will provide assistance up to $3,500 depending on income (owner or renter) and number of units. 13. Moderate Rehabilitation Low Cost Loans for Landlords (MSHDA) Rental Rehabilitation Program City of Lansing The Michigan State Housing Development Authority offers low interest loans to qualified landlords (10 percent plus City involvement in the CDBG program makes the effective rate 6 percent). The maximum loan term is 15 years. The program is offered to the Green Oaks Area as part of a Neighborhood Strategy Area (NSA) as defined for Community Development Program guidelines. When a loan is approved, a licensed contractor is authorized to begin work. Inspectors will ex- amine the work done during and upon completion of work. 14. Low Interest Home Improvement Loans (MSHDA) for Low and Mod- erate Income Families The Michigan State Housing Development Authority offers low interest loans to fix up 'homes, make. energy conservation im- provements, and other improvements. To get a loan one must apply to a participating bank, savings and loan or credit union. The property must be an owner occupied one- or two -unit. The money is available from the Home Improvement/ Neighborhood Improvement pro ram (HIP/NIP) and the Community Housing Improvement Program CHIP). These programs apply to only certain areas of the City. 15. Subsidize home mortgages with Community Development Block Grant funds This is not being done at present. PAGE 18 PROBLEMS The residents of the Green Oaks fied various housing problems in the general description of those problems the solution of those problems. Problem 1 Area and City staff identi- area. The following is a and strategic approaches to A majority (68.4 percent) of the structures in the Area are not owner occupied. In comparison, the North-East Area of the City, which includes Green Oaks, counts 41 percent of its units as rental. This in itself is not a problem; however, the resi- dents have witnessed, in many cases, the deterioration of the buildings. Absentee owners do a minimum amount of maintenance, allowing the condition of their buildings to deteriorate to such a point that they have a detrimental effect upon surrounding properties. The average age of the residential buildings in the•Green Oaks Area is 81.9 years. Generally, the older the neighborhood, the greater the likelihood of deterioration. An exterior survey done in 1981 shows that there is significantly more deterioration in this neighborhood than in others with higher owner occupancy. Strategies 1. Rehabilitation By rehabilitation we mean the repair and im- provement of structures and land. Rehabilitation is encour- aged by the application of the programs and proposals listed in the Assets section of this plan. These strategies in- clude: Code Compliance Formation of a formal neighborhood organization Preservation of historic sites Encourage Code Compliance and.maintenance through tax rebates and incentives. . Adopt an exterior maintenance ordinance . Section 8 Rental Assistance Program • • . Urban Homesteading rnnr 4 n • • Weatherization Program Moderate rehabilitation low landlords/rehabilitation program Low interest home improvement moderate income families. Problem 2 cost loans for loans for low and The density of specific portions of the area is too high. Density, in this case, is the ratio of dwelling units to land area., This ratio is usually expressed as dwelling units per acre (du/acre). ' Most of the two-family and multiple buildings in the Green Oaks area are converted single family homes. When these homes were built, there were no minimum lot size requirements. In addition, there was no consideration given to automobile storage. In most cases, when conversions were made, pressures were created because of the proliferation of automobiles and the lack of lot area. Lots that are considered small by today's standards for single family development are used for two-family and multi -family use. This problem also influences the mainte- nance difficulties previously discussed. Strategies 1. The City's Housing Rehabilitation Programs should be used to influence a solution to this problem. Pressure can be brought to bear to reduce density through the rehabilitation process; especially if public money is being used in a project. 2. Intensify code enforcement processes in the area to: a. Ticket front yard parking and make effective use of this ordinance to make sure proper parking is provided. b. Cite violations of trash and junk ordinance sections. C. Enforce occupancy laws as established by the Zoning Code. d. Strengthen building/housing codes to require better maintenance. 3. Selective redevelopment, (i.e., removal of structures) where overcrowding is a problem. This can provide open space and parking area. 4. The residential .parts of the area were rezoned to 'C' Resi- dential District in 1984- This will help in the effort to maintain and possibly reduce the density of the area. The PAGE 20 LI 'C' District is a one and two family designation. Multiple family structures in the area, because of the zoning, have limitations on reconstruction, rehabilitation and alteration. This is designed to discourage the continued use of buildings in the area for more than two units. 5. Develop and implement educational campaigns concerning Fed- eral, State and City programs 6. Rezone core area as 'B' Residential (see map in the Future Development Section) in a further effort to reduce the den- sity of the area. Problem 3 There are scattered residential properties in the Green Oaks Area that have junk and/or trash on them. This condition is of- ten visible on front and rear porches. This is'a detriment to the neighborhood visually, financially and physically. As long as junk and debris is allowed to accumulate it is more likely that housing conditions will worsen. Strategies 1. Provide for stringent enforcement of junk and trash sections of the Zoning and Building Code. Specific periodic code enforcement programs might be designated just for the Green Oaks Area. 2. Develop beautification and clean-up campaigns to include: a. volunteer help for trash removal b. technical advice to residents on a volunteer basis C. informational campaigns on the City's rules for trash removal. 3. Develop more stringent codes where necessary. The Committee felt that the code should be strengthened in regard to trash on porches. n �J PAGE 21 • 40 Problem 4 There are public policies that contribute to the deteriora- tion of the neighborhood. Such policies seem to counter other policies of these same organizations to provide safe and sanitary housing. Examples of the counter -productive policies are: 1. Vendor -paid rents -- this is done many times for convenience but it sometimes is a basis for landlords and tenants, through the Department of Social Services to avoid account- ability for the property. 2. HUD policies in selling homes --these homes lie vacant for far too long a time and are vandalized. Strategies 1. Develop a State of Michigan/City of Lansing special committee to examine the vendor payment program. This task force would attempt to determine effective ways of forcing landlord at- tention and tenant responsibility to property. One sugges- tion is to link vendor payment to code inspections. 2. Work with the local HUD office to determine if there are any methods of utilizing community resources (such as urban homesteading) to streamline the HUD process of selling a home. 3. Use the experience and groups outlined above to determine what policies may be counter -productive and revise or elimi- nate them. PArFR PP 0 CIRCULATION & PARKING • CIRCULATION AND PARKING Circulation and parking includes consideration of street function, intersection design, and parking as well as motorized and non -motorized transportation. Assets The Green Oaks residents and Planning staff identified the following as circulation and parking assets for the Green Oaks Area. 1. Pleasing residential streets. The residential streets in the area are wide and tree -lined.. In addition, the generally low traffic volumes help in maintaining a residential atmosphere. 2. Major streets are located at the borders of the area. These major streets are wide and straight, allowing good circula- tion around the neighborhood, keeping non -local traffic out of the neighborhood. 3. Five public transportation routes pass on three sides of the neighborhood. Route 1 and the Meridian Mall Express follow Michigan Avenue from Downtown to Meridian Mall and back: Routes 8 and 9 travel Michigan Avenue to Pennsylvania or Logan and the south. Route 7 follows Kalamazoo and Clemens to the Collins Road Post Office. 4. 'here are sidewalks along most of the streets in the Green Oaks Area. This allows 'pedestrian movement on public prop- erty without conflict with motor vehicles. 5• The area is convenient to most activity centers making it attractive to those with limited mobility. Strategies These strategies can be applied to assist in the preserva- tion of assets. Many also apply to the problems listed later in • this section. 1. Continue to improve the condition and operations of arterial streets and intersections. PAGE 23 • a. Priority should be given to allowing more efficient traffic flow on the major street system to protect resi- dential neighborhoods from excessive traffic volumes. Also, on those arterial streets to be improved, a balance between traffic flow and protecting land uses along them should be maintained. b. Improvements include resurfacing of major streets, as well as the placement of all forms of traffic controls (e.g., traffic. islands, traffic lights and traffic signs). An efficient major street system reduces the need for motorists, especially those passing through the City or commuting to work, to develop "short-cuts" through residential areas. 2. Strip developments requiring many curb cuts along existing and proposed major and minor arterials should be discouraged. A stringent policy limiting curb cuts along principal and minor arterial streets should be adopted, especially in strip commercial areas. Such a policy would establish a ratio of curb cuts to linear feet of street frontage. This will re- sult in improved traffic flow on major streets, as well as fewer internal traffic conflicts and congestion in parking lots. 3. Support a policy of encouraging new development and redevel- opment to maximize setbacks at intersections for improved sight distances. 4. Develop, maintain and implement a master street classifica- tion system, with appropriate design standards, classifying each street according to a desired function. Any street im- provements should be made in keeping with the classification system and design standards established. This should be a joint effort of the Planning Division and the Transportation Division. 5. Strongly support the enforcement of the landscape, screening and buffering ordinance for the protection of residential areas from non-residential parking areas. 6. Utilize a cooperative tree and landscape planting and replanting program along the public rights -of -,ray to improve their general appearance. Adjacent businesses and/or resi- dents should be involved in the care and maintenance of the trees. PAr�. 7A 7. Support Board of water and Light's monitoring and replacement program to replace damaged street lights on a regular basis. 8. Continue to support bus travel by using various citywide promotional and informational campaigns. Neighborhood pro— motion campaigns sponsored by the Green Oaks group could support more bus use. In addition, public and private incentives are: a. to encourage employers to provide stipends for employees utilizing mass transit as an alternative to driving to work; b. to encourage business persons to offer travel credits or rebates on purchases made to customers who have used the bus; C. to develop park —and —ride programs for commuters. In— creased ridership would enable the transit authority to justify expenditures for improved facilities, additional routes, increased service frequency, expanding hours of operation, and upgrading driver education and training. In addition, especially in the area of service, the Transit Authority should: a. Assure that there are adequate avenues for input'by cit— izens, and b. Assure that the system identifies and is responsive to the needs of present and potential riders. 9. Encourage the separation of pedestrian and vehicular traffic by maintaining sidewalks in good repair and constructing sidewalks where needed. New sidewalks should link residen— tial areas with nearby community facilities and places of business.. This should include a monitoring, replacement and repair program for sidewalks. 10. Encourage the consideration tion planning. • of bicycle travel in transporta— PAGE 25 PROBLEMS Traffic circulation problems in the Green Oaks area are generally associated with parking or residential access. Most of the business activity -in the area is located along the major streets that border Green Oaks. There is some penetration of the neighborhood by industrial uses such as those located at the end of Hill Street and along Hosmer. These industries cause some parking and traffic activity problems. .The greatest difficulties, though, are associated with mul- tiple dwellings that have been converted from single family homes. This has resulted in the overloading of typically small lots. If a number of the tenants- have automobiles, a parking problem is created. Another often cited problem in the area is joint drive ways. Over the years these driveway arrangements have become less and less desirable, especially where single family homes have been converted for multi -family use. With nu- merous persons using a joint drive daily, the potential for con- flict is greater. Many of the tenant residents are discourteous toward each other and neighbors over joint drive way use and blockages. The area has retained a residential character which does not generate large scale traffic volume or intersection conflicts. There is some cutting through the neighborhood north/south be- tween Michigan Avenue and Kalamazoo Street particularly when trains are blocking the rail crossings. There is also difficulty for pedestrians attempting to cross at the Pennsylvania/Michigan intersection. The timing of the traffic light seems to favor automobiles. Problem'1 The industrial/commercial area along Hosmer between Prospect and Kalamazoo has a lack of offstreet parking. This is evidenced by the number of automobiles parking on the streets at various times of the day and night. These vehicles also park across the sidewalk blocking pedestrian access. Strategies 1. Developa common offstreet • parking area for the business area. There is a potential for such a lot on the east side of Hosmer Street. It might require the removal of several homes in the 300 block of Hosmer Street. There are three PAGE 26 • homes remaining in that block: 301, 309, and 313. It is felt that of the three, 301 has the most potential for main- taining residential use because it faces Prospect Street. There is the potential for a substantial parking lot with screening for the homes facing Prospect Street and Eighth Street. On a long term basis, the homes in the vicinity would be be better protected from deteriorating influences from this commercial area. In addition, the marketability of any businesses located here would be improved by the provi- sion of the parking lot. The vacant lot (formerly 305 Hosmer) is privately owned at present should be attached to the properties at 301 Hosmer and 810 Prospect. This property would add value to the properties as well as buffer them from the expanded parking area. There is also the potential for the removal of some dilapidated commercial buildings that would allow the provi- sion of parking in the block bounded by Prospect, Hill, Kalamazoo, and Hosmer. In this block the internal portions of the block as well as the frontage on Hill Street south of Prospect might be developed with access to the south, thereby minimizing conflict with the residential area to the north. This block is zoned for light industrial use. More efficient use of the land might provide a better working atmosphere for business as well as allowing for the protection of the neighborhood. The Traffic Engineer feels that any residential parking areas should be controlled by private land owners. Public financing for this strategy is not immediately avail- able. Most funding will have to be provided by the affected business people supplemented perhaps by Community Development funds. Sidewalks could be added at this time along those streets that don't have them. Problem 2 There have been many conversions of homes in the neighbor- hood for multiple family residential use. This was done prior to the implementation of a zoning ordinance that addressed the re- lationship between ,density (units/acre) and parking directly. This ordinance was enacted in April of 1983. Residential ortions of the area have since been rezoned to "C" Residential two-family residential zoning) from other • multiple family residential zonings. This will help prevent further increases in density in the area. PAGE 27 • The problem, therefore, relates to those buildings that were converted prior to the enactment of current regulations. These buildings will have to be examined on a case -by -case basis. The strategiez—outlined below are, therefore, general and all may not apply to individual cases. Strategies 1. Utilize the City's power to impose limitations on the recon- struction of the structures in the area. Uses having "non-confroming" status will be subjected to careful scru- tiny. Code enforcement of a general nature and the building permit process will be used to bring these buildings closer to conforming status. In addition, these tools will be used to help prevent further increases in density. 2. Where possible, all on -site parking areas should be located in rear yards. Given the size of most of the properties in the Green Oaks area, attempts should be made to prevent the conversion of all open space areas for parking. Allowances could be made through the Board of Zoning Appeals to achieve this objective. 3. The use of front yard areas for parking should be prohibited. Problem 3 There are a large number of joint driveway situations in Green Oaks. They were designed this way prior to the prolifera- tion of automobiles. If the area were completely single family and one auto per household were the norm, there probably would be no problem. The Green Oaks Area, however, has a substantial number of multiple -family residences and there are few households that have only one automobile. In these situations, joint drives are inadequate. It should be noted that joint driveway conflicts are a matter that the property owners must ultimately settle. The City of Lansing has.no jurisdiction in these matters. Usu- ally the joint driveway is a matter written into the deed for adjacent properties with mutual easements. The parties involved are obligated to maintain the easement requirements. The ulti- mate solutions to the problem are either good citizenship or civil action through the courts. The following strategies are therefore put forward as ways to avoid or perhaps help solve the • problem. PAGR %R • • Strategies 1. Utilize the City's power to impose limitations on the recon- -struction,of structures in the Area (see housing strategies). 2. Where possible, allow the development of separate driveways for those properties with joint driveways. 3. Parking required by ordinance should be provided in rear yard areas. This will provide an alternative to parking in the driveway area. Problem 4 Hosmer and Eighth Streets are used as short cuts between Michigan and Kalamazoo. This happens more frequently when trains are blocking Michigan Avenue and Kalamazoo Street. Strategies 1. See Asset Strategies. 2. The ideal solution to the problem of trains blocking Michigan Avenue and Kalamazoo Street is for grade separations to be installed. This solution, because of cost, is difficult to justify and therefore unlikely to be implemented. Problem 5 The Pichigan/Pennsylvania intersection is difficult for pe- destrians to negotiate. Strategies 1. Provide a 6 phase light at this intersection. The Traffic Engineer must approve this strategy. The Traffic Engineer PAGE 29 • supports the provision for left turns from Pennsylvania to Michigan. This will be done after the Pennsylvania street median is removed. This will tend to relieve the traffic situation but intensify the difficulties of pedestrians. The Green Oaks Target Area Organization does not support the re- moval of the Pennsylvania Ave. median for fear of more pedestrian/traffic problems. A phased light geared to pro- mote pedestrian traffic at this intersection will help the situation no matter what strategy is followed. 2. Work with the Traffic Engineer to determine if the Green -to - Red light ratio can be altered to provide more time for pe- destrian crossing. In addition, the two pedestrian Walk/Don't Walk signs should be coordinated with the traffic signal. The timing of pedestrian walk/don't walk signals is done by the Traffic Division. The time alotted for walk/don't walk depends upon the width of the street involved and what is considered a reasonable amount of time for crossing that street. The most common way of allocating time is for "walk" to display for an amount of time (normally 7 seconds) which a pedestrian can safely begin crossing the intersection. It is not intended that crossing be completed while "walk" is dis- played. It is expected that crossing be finished while the flashing "don't walk" signal is displayed. The flashing "don't walk" signal is usually set for a walking speed of four (4) feet per second times the width of the street. • par? -4n GRADE CROSSING • HOLDS TRAFFIC IN5 igial THE RESIDENTIAL LOTS IN THIS AREA DO NOT HAVE ENOUGH ON SITE PARKING -PEDESTRIANS HAVE HOSMER IS EIGHTH IS DIFFICULTIES CROSSING USED AS A USED AS A -LEFT TURNS CREATE SHORT-CUT SHORT-CUT A PROBLEM WCHfGAN 8¢ TO 91L w o. - 1 31L 011 „Z - 111 - n Po IL3 ilb t�' Iz5 EUREKA `K� if L I 4 I . 910 9LL I i W ' zD9 7fJp _ ZID t O2l5 a ZIZ. a Z11 - � p zR S _ - W = Le, IN U5 21u a u9 zre IN zzo us 1 znz zzq zz� zz2 z3 - sz5 zz6 SIDEWALKS ARE IN POOR REPAIR ��� • FROSPECr UBE. _ I 30Z - 315 32 Sib i -PARKING IN THE RIGHT-OF-WAY " ! -LACK OF PARKING FOR BUSINESSES I ---� ' 7- - 71 CIRCULATION AND PARKING GREEN OAKS AREA 0 ECONOMIC DEVELOPMENT r: ECONOMIC DEVELOPMENT Around 32 percent of the land area in Green Oaks is in commercial/office or industrial use. These office, commercial and industrial businesses are pri- marily located along the borders of the Green Oaks Area. Most of the activity is along the major roadways that lie on three sides of the Area. There are, however, some business holdings that penetrate the neighborhood. The more intense amount of activity usually associated with businesses sometimes causes traffic, noise and visual problems. A balance must be made between the protection of the neighborhood and the maintenance of the businesses that serve employment and community needs. Assets Economic- assets for the Green Oaks Area are usually associ- ated with the convenience of services in or near the area to residential areas. 1. There are stores nearby that carry a variety of goods and offer valuable services. Stores mentioned were: Quality Dairy The Print Shop Curtis Drug Store Downtown Auto Service Sunset Market Michigan Avenue Coin Laundry Harolds Interiors Michigan Tailoring Shattuck Co. Capitol City Lumber Jon Anthony Florist G.E. Service Center 2. Commercial uses are often within walking distance. 3. Most commercial and office uses do not conflict with adjacent residential development. 4. Economic policy supported by the City is pro -business but is also concerned with the quality of development and the pro- tection of residential uses of land. PAGE 31 5. -Incentive programs administered by the City are conducive to expansion of the economic sector of the community. Incentive programs include tax abatement programs, financing help, in- dustrial location assistance, site plan review and review and improvements to public utilities and transportation systems in support of business growth and expansion. The City in the past has also campaigned vigorously to attain grants from the State and Federal government to facilitate economic growth. Incentive programs are also a means of establishing a working relationship between the community and business people, and enable the community to offer input at the planning stage. Strategies Strategies designed to preserve the above assets and take advantage of opportunities for improvement of commercial and of- fice areas must involve cooperative efforts between public and private interests. Many of these strategies may also have ap- plication to some of the problems listed later. 1. Encourage the formation of associations of local business people and work with existing associations to pursue a coop- erative approach to commercial area improvement and the so- lution to common business problems. Associations should fo- cus on the possibility of increasing commercial activity through a greater awareness of the relationship of local business to the surrounding community by: a. responding to the service needs of the local residents, and, b. taking into account the beneficial impact of design im- provements on both commercial areas and the larger com- munity. 2. Direct the officials of Lansing's economic development ef- forts to work with area business people and their associa- tions to formulate commercial area improvement and develop- ment strategies and plans within the context of citywide goals and policies with consideration toward the following: a. Economic planning --to determine the feasibility of eco- nomic expansion in consideration of market factors. b. Physical planning --to consider space needs, circulation systems, land use relationships and site design princi- ples and standards. • C. Cooperation between private and public sectors: PAGE 32 • • (1) to take advantage of the benefits resulting from a comprehensive, planned approach to private develop— ment; and (2) to enable business people to be aware of and take advantage of financial incentives and/or assistance programs available for commercial area rehabilita— tion, redevelopment or expansion. 3. Combine site plan review with economic incentive programs to facilitate, coordinated efforts at improving the design and appearance of commercial areas. 4. Carefully review site plans for development of vacant parcels zoned for commercial, industrial or office uses to make sure adequate protection is afforded neighborhoods from adverse effects. 5• Make public improvements (sidewalks, sewers, etc.) to enhance the appearance of businesses where possible. (Also see the Public Service Sections). Prob]_ems' Most problems associated with business activity are related to site and building design, physical condition and/or circula— tion. Because many commercial establishments are in close prox— imity to residential areas, many environmental and land use is— sues presented here will be described again in the appropriate section. In solving Economic Development problems, two (2) primary points are stressed: 1. Sustaining current economic activities while improving their ability to function, and their relationship with other land uses 2. Attracting new business to the area to locate in vacant properly zoned buildings or on vacant property zoned for such uses. PAGE 33 U Problem 1 Some business buildings require maintenance and repair to improve their physical appearance. Many buildings can be char- acterized by poor exterior design, an excessive number of signs, access and circulation problems, poor repair of parking lots and poor building maintenance. Strategies 1. Apply strategies outlined in the Circulation and Parking Section 'of this plan to improve circulation and reduce traf- fic problems along major streets. 2. Investigate the possibility of combining efforts to initiate private improvement projects, and utilize incentives admin- istered through Lansing's economic development programs to assist in financing changes and improvements. Provide tech- nical and design assistance where necessary. 3. Limit development of commercial strips by discouraging "spot" commercial zoning. Also, prevent further intrusion into the neighborhood by businesses. 4. Adopt an improved sign ordinance that would control the size, location, and intensity of advertising and mobile signs in commercial areas. 5. Establish standards through the Planning and Traffic Depart- ments regarding circulation patterns, parking requirements and parking lot maintenance that can be applied to parking areas. Standards would ideally be included in, and enforced by an appropriate ordinance. 6. Make improvements to building design, landscaping, and proper site maintenance a priority when using financial and tax in- centive programs that assist business people in expanding and renovating commercial and office sites. 7. Encourage joint projects among several businesses to spread costs and to plan more efficiently for the use of the avail- • able land. PAGE 3a 8. Work with these businesses and the Building Division of the Department of Planning and Municipal Development to repair the structure and improve the appearance of commercial buildings. Implementation could occur on a block by block basis where businesses, building owners, citizens and City personnel could develop plans for entire blocks. Themes could be adopted, with amenities and facades chosen to reflect those themes. Street lights, street furniture, bus shelters, as well as awnings, landscaping, sconce lights, temporary outdoor cafes, and other building treatments could reflect a general theme. Costs may also be divided on a shared basis. Problem 2 The areas behind many commercial buildings are unsightly. Refuse, overflowing dumpsters, boxes and open storage are common. These areas many times are in clear view of adjacent residential units. When not cleaned up on a regular basis, vermin and other unwanted pests will generally be attracted in addition to the unsightly appearance. Strategies 1. Work with businesses and the Planning Division of Planning and Municipal Development Department to develop and implement landscaping, screening and/or fencing plans for the rear yards of commercial establishments. 2. Utilize the strategies outlined under Problem 1 to improve overall appearance of buildings in conjunction with site im- provements. 3. More strictly enforce the regulations in regard to disposal of trash and building maintenance. Problem 3 • Many commercial establishments lack the necessary parking for customers and loading areas for service trucks. Consequent- ly, customers and service vehicles park along side streets, block sidewalks or double park on major streets. These actions cause PAGE 35 • inconvenience to customers and to residents along the side streets. Parking over sidewalks causes pedestrians problems. Strategies 1. Investigate possible locations for additional parking and •loading for local businesses. 2. Encourage several businesses (preferably an:entire block face) to participate in joint projects to share costs and use the available land more efficiently. 3. Encourage private development of additional parking for those businesses that require it. Intrusion upon existing neigh- borhoods should be avoided. 4. Encourage the use of public funds, tax abatements, and tax exempt financing methods to be used in conjunction with pri- vate funds to expand parking areas, especially where land use conflicts might be mitigated. Neighborhood protection and fiscal responsibility should be primary goals. Problem 4 Some commercial establishments do not have adequate customer parking or loading areas. Strategy Encourage the use of public funds, tax abatements, and tax- exempt financing methods to be used in conjunction with pri- vate funds to expanding parking areas, especially where land use conflicts might be mitigated. The same guidelines for neighborhood protection and fiscal responsibility as outlined in Problem 1, Strategy 1, should be applied. • PAa7 hti Problem 5 Some commercial areas have unpaved parking. Strategies 1. Continue to require hard surfacing for commercial and indus- trial parking areas. This should not be waived. New build- ing permits issued to area businesses should be used as a means to gain paved surfacing on parking lots. 2. Use of financial incentives should carry with it the re- quirement to hard surface parking areas. Problem 6 Many industrial and warehouse operations are unsightly and a detriment to the Area. Parking areas are unpaved or seriously in need of repair. Open storage and generally unkept grounds con- tribute to the overall negative appearance. In such a state, they devalue the Area. Strategies 1.. Work with individual businesses and Department of Planning and Municipal Development to repair and/or improve the ap- pearance and structure. 2. Utilize landscape, screening and buffering plans developed by owners in conjunction with the Planning Division of the De- partment of Planning and Municipal Development to improve the appearance of the site. 3. Provide appropriate tax incentives (in keeping with the amount of the.improvement) to assist in financing the im- provements. 4• Create provisions for tax liens and/or revoke EDC financing, bonding, or other tax breaks to businesses which do not ful- fill their obligations in this regard within certain specif- ied reasonable limits. • 5• Identify where possible, transition zones to gradually lessen the intensity and type of use from non-residential to resi- PAGE 37 • dential. This strategy will be discussed again in the Land Use Section of the Plan. 6. As a last resort, relocation of a business to another site within the City should be considered if all efforts at achieving compatibility fail. Problem 7 There are a number of vacant dilapidated buildings zoned for industrial use in the Green Oaks Area. Strategies 1. Make investors/owners aware of various economic development programs available (e.g., industrial or commercial tax abatement, and tax exempt financing methods) for renovation and improvements of these buildings. 2. Determine alternative uses for these buildings as necessary. The provision of parking, access and screening and buffering for surrounding neighborhoods should be of primary concern. j. Develop the area bounded by Prospect, Hosmer, Kalamazoo and the Penn Central Railroad tracks for light industrial use. This development, however, should follow two guidelines: a. .`^raffic should be directed to and from the south via Kalamazoo Street. b. Adequate parking and loading areas be required in accord with local ordinances; this may have to include the vacating of Hill Street south of Prospect. • DAa7 rAn C7 �� n Industrial Area = --Screening and Buffering MICHlGAN . Commercial Area I I 900 91L I I !0 I -Hard Surface Parking �e z i N Z \\ J 11111 ' 1 fIX 11 1 Redevelop as Industrial with -Parking i l r--�I'cl�' 9re (® . Dq - Ac_cess to south I �Z -Vacate Hill St. South of Prospect ys a'L d as Ste ECONOMIC DEVELOPMENT GREEN OAKS AREA 00 IIL n1 - _ fib 1t4 LJ' (z5 0 i3l IaD EUREKA Zt5 ❑ ZJL � - - W zn zN u4 - ue zn zz2 zz5 , rz9' B15 Bf1 PROSPECT Commercial Area _ ErProvide Parking azs a_ - 9z3 �q 8(9 st9 wl KALAMAZ 7) rF- • COMMUNITY FACILITIES • COMMUNITY FACILITIES Community facilities are neighborhood focal points. Parks, schools, churches, recreation centers and day care centers are all considered community facilities. There is only one community facility in the Green Oaks area. The Christ Lutheran Church and associated property has meeting rooms as well as kitchen and gymnasium facilities. There are no parks or schools in the area. Two schools, however, are within a few blocks of the Area. The Eastern/ Pattengill Complex and Bingham Elementary are the two nearest facilities that might be used for recreation by the community. The State of Michigan Library is located just outside the bound- aries of the District. This facility is open to the public. Assets The neighborhood has the following Community Facilities as- sets as identified by residents and staff. Community Facilities make a positive contribution to the community. They are gener- ally compatible with and welcome in residential areas. 1. Christ Lutheran Church is well maintained. The grounds and buildings owned by the Church are in good repair. The Church is responsive to community needs. In addition, meeting rooms and recreational facilities in the church are available for utilization by the neighborhood residents. 2. There are two school areas within walking distance of the Green' Oaks Area. The Eastern/Pattengill Complex and Bingham Elementary provide open space and recreational facilities for the Community in addition to their use for education and community meetings. 3. Hunter Park, Riverfront Park and the Museum Drive area pro- vide recreational and education opportunities for Green Oaks residents and are located 4-5 blocks distance. PAGE 39 Strategies The following strategies are included as possible ways to enhance the assets above. 1. Support the efforts of Christ Lutheran Church to improve its holdings. This may include the expansion of these holdings to include properties to the south of the Church. In addi- tion, the church is attempting to utilize the house as 123 South Eighth Street for a residential facility. This is supported by the community. Any expansion of the church parking lot or the main facility should include screening and buffering for residential areas around the church. 2. Continue neighborhood contact with the Christ Luth.eran Church to maintain and encourage church involvement in the community so the facilities of this church are available for neighbor- hood activities. 3. Promote cooperative efforts between citizen groups, neigh- borhood residents, and the Lansing School District to in- crease use of school buildings for various activities, espe- cially in the summer months. It is suggested that the ef- forts be concentrated on developing adult activities, as well as providing adult supervision of activities for children. If possible, these programs should be self-supporting; a combination of volunteer help and user fees might accomplish this aim. 4. Continue to develop school "open space" for neighborhood use. The cooperative efforts between the School District and the City Parks Department in this regard should be continued. Neighborhood participation sessions would give residents, neighborhood groups, the School District, and the Parks De- partment the chance.to interact, so that preferences might be voiced and limitations (such as liability insurance costs) to services that exist may be made known. 5. Provide and promote cultural and recreational activities and programs. Promotion should be done with an aggressive in- formation campaign. An example of a desirable program would be a summer recreation program on school grounds. The in- formation campaign should include, but not be limited to, use of billboards on buses, public service announcements, and regular releases to neighborhood organizations and newspa- pers. Greater knowledge concerning recreational and cultural programs and activities should increase utilization of these services. 0 1�1 DAP-7 An • • 6. Implement and update the recommendations outlined by the Parks Needs Study (December, 1984) and the Parks and Recrea- tion Department Five -Year Recovery Action Program (July, 1980). The Parks Needs Study indicates the need for recrea- tion space by census tract. The Recovery Action Program de- velops action plans for improving the parks system. Green Oaks is cut off from recreational facilities by major roadways. This is a problem for smaller children. The de- velopment of a small vest pocket park would be welcomed if land becomes available. 7. Upgrade the Parks maintenance program as outlined in the Parks Department's Five -Year Recovery Action Program. This includes the following: a. Developing a regular maintenance schedule, particularly for grass cutting and trash pickup. b. Developing a program of voluntary maintenance of parks by interested residents. C. Supporting a funding level to insure an adequate supply of maintenance materials, personnel and equipment. 8. Appropriate facilities should be developed in parks used by Green Oaks residents which reflect the needs of all age groups (see asset 3). The Parks Department should continue to utilize citizen involvement through public meetings and surveys of user populations to determine the facilities that should be available in parks. Additional play equipment may be included at Bingham School. Problems Identification of Community Facility problems was done by residents and staff. The Green Oaks area has very little area devoted to Community Facilities. A total of four (4) percent of the land area of Green Oaks is devoted to one Community Facility, Christ Lutheran Church. Therefore, most of the problems identi- fied relate to Community Facilities that are outside of the Green Oaks Area. PAGE 41 Problem 1 Although there are facilities available to the residents of the Green Oaks Area, most of them are located outside of the Area. The area is separated from parks and schools by major roadways. Residents must use or cross these roadways to access park and school facilities. Strategies 1. Provide additional pedestrian access across Michigan Avenue, Pennsylvania Avenue, and Kalamazoo Street. This might in- clude the provision of "safe access" for pedestrians in the middle of these streets, or the provision of overpasses. 2. Develop a mini -park within the confines of Green Oaks for younger children who are unable to reach larger parks. (Neighborhood involvement may be required for selection, de- sign and maintenance.) Problem 2 There is a lack of maintenance in City parks. This includes infrequent grass cutting, lack of litter control/clean up and poorly maintained equipment. Strategies 1. Stabilize and upgrade the existing Parks maintenance program. This should include: - developing and holding to a regular maintenance schedule - disposing of unusable land held by the Parks Department to supplement maintenance funds - appropriating funds in amounts necessary to provide more consistent maintenance of parks - developing programs to discourage vandalism which might • include Neighborhood Watch type programs for parks and providing for and imposing stiff penalties for vandalism in parks (this should include repairing damage done). DAr_ A 0 u 2. Use neighborhood groups -to help clean up and maintain parks (adopting a park). These groups could work in cooperation with the Parks Department and the Public Service Department. The citizens would supply the labor while the City agencies involved would supply supervision and tools. 3. Use school children or scout groups in community service projects to clean parks. Problem 3 Many people perceive parks as dangerous places, especially those located in secluded areas. In addition, drug use seems to be prevalent in Hunter Parka Strategies 1. Increase Park Police protection and supervision in City parks. 2. Determine what measures might be taken to make parks, espe- cially in secluded areas, safer. This might include the in- stallation of lighting where necessary. Problem 4 It is not clear whether school facilities in the area are being fully utilized by members of the community requiring space for meetings, sports, or other activities. Availability of space and information related to reserving available room is not made readily available and the reservation process is not public knowledge. Strategies 1. An inventory of available space and programs should be done. This would be a first step in developing a method to coordi- nate programs and activities with available space. This work • might be accomplished through the operation of a committee made up of representatives of parent -teacher groups, school principals, and the Parks Department. PAGE 43 • 2. Encourage the School Board to streamline the school reserva- tion process. Guidelines for this are outlined in "Revised Guidelines for Community Use of School Facilities." This work was done in 1979• 3. Determine the utilization rates of school playgrounds and the routes used to access the school yards near the Green Oaks Area. - This information could be used to improve access routes and equipment which might be used on school play- grounds. Neighborhood residents may help in obtaining back- ground information in utilization and inventories. Problem 5 There is a lack of summer activities for children. Arts and crafts, and structured sports seem to be the most in demand. Strategies 1. Neighborhood schools are natural locations for such activi- ties. The work done for Problem 5 above might help in this effort. In addition, work should be done to determine what areas need what activities. This means gathering demographic data to provide market information, as well as determining public interest by area for the programs proposed. 2. The School District may not have the ability to fund summer programs as proposed above. Other ways to make the programs self-supporting are encouraged. Two methods were suggested. They are: a) "pay as you go" programs, and b) gaining vol- unteer help to provide supervision and technical assistance. The pay-as-you-go method has been found to be illegal for sports. This probably carries over for summer activities. • DAP- AA i PUBLIC SERVICE PUBLIC SERVICE The Green Oaks Area was developed around the turn of the century. Therefore, many of the utility systems are old and in some cases deteriorated or obsolete. Assets These assets and strategies were identified by residents and staff. 1. All public service systems such as sewers, electrical and telephone service, street lighting, water service, sidewalks, curbs, gutters, trash collection and street signs are assets when they function as they should. It was also noted that where sidewalks were repaired City crews have done -a good jolt. Areas where repair has not occurred are discussed in the Problems Section. - Curb and gutter was replaced on Eighth Street and the 100, 200 and part of the 300 block of Hosmer in 1978. - The 100 & 200 blocks of Hosmer were resurfaced in 1982 and Prospect between Hosmer and Pennsylvania in 1984. - Sidewalk repair was done along Hosmer, Eighth and Pennsylvania in 1983-84. 2. The Board of dater and Light provides consistent electrical and water services to the community at competitive rates. The Board is recognized nationally as a leading public util- ity .that has consistently met area service demands in the face.of inflationary production costs. 3. Gas, electric, water and telephone service systems are now operating within designed maximum capacity and are able to accommodate the area without disruption of service'to current users or construction of new and costly facilities. - Electric overhead pole lines are "adequate to provide electric service" to Green Oaks for the foreseeable future according to the Board of Water and Light. • 4. Street lights are available and adequate on most streets in the Area. Also prompt repair and installation were noted. PAGE 45 • 5. It is recognized that Lansing's police and fire departments constantly strive to: - Improve their level of performance - Make the community a safer place to live - Respond to community needs. 6. The police are involved in various community programs and activities which include: - Neighborhood Watch - Operation Indentification - The School Safety Program 7. The police generally respond promptly to accidents and emergencies. Service is considered adequate. 8. The Fire Department is involved in various community programs which include: - The Paramedic Program - The 911 System - School Educational Programs - Operation E.D.I.T.H. (Exit Drill in The Home) The Bicycle Licensing Program 9. The Fire Department is fast in responding to emergencies. Service is considered good. L PAGE 46 • Strategies 1. Continue to provide for the systematic replacement, repair and/or construction of sidewalks, curbs, gutters, City Water service lines and wells, as well as other public utilities. 2. Support the Board of Water and Light effort to provide street lighting where necessary while maintaining and upgrading ex- isting street lights. Commend the Board of Water & Light for provision of "appropriate" street lights in keeping with neighborhoods design character and prompt repair of same. 3. Encourage the Board of Water and Light to include meaningful citizen participation and interaction when making decisions involving energy production for the future, and in decisions involving provision of their other services. Citizen pref- erence regarding the design of residential street lights should receive special attention. 4. Encourage the Board of Water and Light to continue energy conservation programs and continue programs aimed at educat- ing customers in energy conservation measures including dis- tributing information letters, conducting seminars and eval- uating home insulation, heating and cooling systems. 5. Encourage utility companies to provide financial incentives that result in decreased energy consumption. It is suggested that rate savings might be offered to customers investing in or demonstrating effective conservation measures. 6. Continue to support police and fire departments through man- power and equipment funding based on demonstrated need. Maintain budget allocations for those police and fire de- partment activities that have been proven to be effective. 7. Maintain high training standards for police and fire depart- ment personnel.. 8. Involve citizen groups in planning implementation of public safety and security measures. Examples include efforts to establish and operate new neighborhood watch programs, and maintain open lines of communication between police officers • assigned to neighborhoods and the community they serve. Lack of cooperation can occur due to mutual misconceptions and a general lack of understanding by the private citizen con- cerning police and fire department activities and methods of operation. Key elements in improving relations include more PAGE 47 • interaction, increased community/departmental cooperation and exchange of concerns and ideas. The Lansing Police Department monitors the Neighborhood Watch group within the Green Oaks Area. Information is exchanged in reference to criminal activity, traffic violations, park- ing problems and health concerns. The Community Services Unit continually encourages active participation in the ex- isting Neighborhood Watch groups. Additionally, the unit conducts burglary follow-up for residents who have been vic- timized. They are informed of operation identification, residential security survey and Neighborhood Watch. If a specific problem is identified within a Sector, the assigned officers have contacted the Criminal Intelligence Unit per- sonally or forwarded the information on an intelligence re- port. The Community Services Unit conducts awareness programs in the schools within the area of the Green Oaks Plan. These programs reach our youth from kindergarten through 12 Grade. The school programs cover a variety of topics including, but not limited to, Officer Friendly, Pedestrian Safety, Stranger Danger, Personal Body Safety, Shoplifting, Substance Abuse, Criminal Sexual Conduct, Child Abuse - Child Neglect and many others. The Lansing Police Department, specifically the Community Services Unit, provides many and varied services within the Green Oaks Plan. These services 'should enhance neighborhood and Police Department communications and reduce misconcep- tions. PrnhIPm. The following problems were identified by residents and staff. The Board of Water and Light and the Public Service De- partment outlined specific deficiencies in the area. It should be noted that there are several streets that need curb, gutters, and resurfacing as well as sidewalks and sewers. These repairs should be done consecutively with resurfacing being done last. • PAGE 48 • Problem 1 Water services to the area could be improved along Hill Street. An inadequate 4 inch main serves Hill Street for both domestic and fire use. Fire flows and domestic water service should be improved by installing a 6 inch main. Strategy 1. Install a 6 inch water main in Prospect Street from Hosmer to Hill. Connect this line to the existing fire hydrant or Hill Street. The estimated cost (1984) for this improvement is $1 0,000 (BWL estimate) . Problem 2 Several streets in Green Oaks are in need of resurfacing according to the Public Service Department's Pavement Evaluation. Study: a. Eureka - from Hosmer to Eighth b. Hill Street c. Hosmer - in the 300 Block d. Eighth - from Michigan to Kalamazoo Strategies 1. Resurface streets as soon as other necessary repair to curb, gutter, sidewalk and other utilities are accomplished. Problem 3 There is a gravel stub of Prospect Street west of Hill Street. A segment of right-of-way runs 132 feet north from the gravel end of.Prospect. This segment is platted under the name • of Mosher. A gate into Young Brothers & Daley is located at the north end of Mosher. There are also four garages that have Hill Street addresses for which this right-of-way segment provides access. This right of way should either be abandoned or paved as an alley. PAGE 49 Strategies 1. Pave this right—of—way as a 10 foot alley. The use of this alley should only be for access to the residential garages for which it provides access. The use of the alley for trucks to Young —Brother & Daley should be discouraged. Problem 4 There are sections of curb and gutter in Green Oaks that need repair. Streets along which this is the case are: a. Hill Street b. Hosmer — in the 300 block Strategies NOTE: Repair and replacement of curbs, gutters and sidewalks are not assessed to the property owner, unless damage is caused by the property owner or the property owner's trees. 1. Support the Public Service Department's continuing inventory of curb and gutter condition and their scheduled system of repair. 2. Support the Public Service Department's inventory of sidewalk conditions. 3. Program, through the budgeting process, a fixed number of miles to be improved annually. Problem 5 There are sections of sidewalks in need of repair in the Green Oaks Area. Streets along which this is the case are: • a. Hill Street b. Eureka Street PAGE 50 C. Prospect Street d. Michigan Avenue (requested in the current Capital Im- provements Program). .. Strategy 1. Repair sidewalks as necessary. Problem 6 There is one street location where there are no sidewalks: -. The 700 block of Prospect Street (east of Hill) - north side. _ Strategies NOTE: Some persons question the need for sidewalks in various areas, especially when, as property owners, they realize they will be assessed for sidewalks constructed along their property lines. 1. Install sidewalks as requested along the above -identified street. Residents along streets that wish sidewalks should petition City Council to have them installed. Public Service will then make a request for funding to install the sidewalks in their next Capital Improvements Budget request. 2. The need for sidewalk placement should be determined on an objective basis utilizing criteria such as: activity centers in the area, traffic volume, pedestrian volume, and school children in the area. Analysis should be the responsibility of the Public Service Department. Other agencies should be called for expert advice as needed. If "need" can be shown, City Council should order the sidewalks to be constructed. If these sidewalks are not a direct benefit to adjacent properties, they should be constructed without cost to the • property owners. PAGE 51 Problem 7 There is a continual difficulty with rental units. Bulk items are left at the curb routinely after tenants move. These items stay at the curb for long lengths of time. There are also items that are improperly packaged that may not be picked up. Strategies. 1. Continue to include a list of rules in each package. 2. Continue to work with Public Service Department to train crews to consistently follow and enforce trash pick-up rules. 3. Use other media such as the newspaper to publicize the rules and regulations. 4. Publicize the operational rules governing the "bulk pickup" truck for large items. Provide more frequent general clean up trash pickup similar to annual leaf pickup 5. Make the bulk pickup truck available for neighborhood cleanup days or special cleanup projects on a prearranged schedule. 6. Look into a stiffer punishment of improper trash handling by residents. Problem 8 Improper or poor storage of refuse prior to pickup is a problem, particularly at rental properties. Also many times trash is put out at the curb for pickup too soon. Improper storage attracts animals and vermin, results in littering and may create a health hazard for the community. Strategies 1. Require that all rental properties with three or more units and commercial properties have properly screened dumpsters or enclosed. refuse storage areas. PAGE 52 • 2. Direct the Building Division and the Police Department to enforce health codes and the Junk Yard Ordinance more effec- tively. Response time in cleaning up violations needs to be improved. 3. Initiate, through neighborhood organizations, information and clean-u campaigns in targeted problem areas. (See Housing Section. 4. Enforce present ordinances relating to the storage of trash and those requiring people to put out their trash no earlier that 7:00 PM on the evening before their regularly scheduled pickup day. There should also be a provision for the clean- up of spilled material. 5. Use the strategies outlined for Problem 7 above. Problem g Residents are concerned that "special" trash collections will cease. These are important in encouraging residents to clean up their property. Strategies 1. Work with Public Service to make bulk pickup service more flexible when (with proper advance notice and approval) neighborhood organizations can schedule clean up days and use this service. A fee, if necessary to cover. costs, may have to be instituted for extra bulk pickup. 2. For "special" city scheduled pickups, the Public Service De- partment and neighborhood ..organizations can be utilized to advertise and promote these events. 3. The rules for bulk pickup should be published and made known to the general public through the inclusion of information with packages or orange bags. PAGE 53 • Problem 10 Residents indicate that the police appear to be lax regard- ing the enforcement of parking ordinances. Strategy 1. Work with Police, traffic and Planning and private concerns Mere appropriate) to determine cause of parking problems e Circulation Section), then develop solutions which will permit uniform enforcement of the code. The Lansing Police Department has indicated that it will co- operate in any way possible to solve parking problems in the City. This will include helping to identify the cause of parking problems and the development of solutions. Enforce- ment, as needed, will follow. 2. Encourage overall enforcement as proposed by the Code Enforcement Task Force. Problem 11 The street lighting in the area is in many cases thought to be inappropriate for the residential and historical character of the neighborhood. Low profile lights with residential type fix- tures are preferable to the high profile types that have been installed. Strategies 1. In the light replacement -process, strongly urge the Board of Water & Light to adopt a street lighting policy which solic- its citizen input prior to installing new street lights, provides a variety (3-4) of low profile fixtures for neigh- borhoods to choose from, and a general policy of installing low profile lights in residential neighborhoods regardless of the existence of telephone poles. A majority of the residents should be in support of the change before any action is taken. An agreed -upon policy is • needed between City Council and the Board of Water and Light. The Board should also consider local citizen preferences for type and location of light standards when replacing, repair- ing, or modernizing the system. PAGE 54 • • 2. Neighborhood groups may petition City Council and the Board of Water and Light to change lights. Standards will be pro- vided at no cost to the property owners unless special fix- tures are requested which are not currently within the in- ventory of the Board of Water and Light. In such cases, the owners should be assessed for the difference between the special fixture and those currently in stock. 3• Install shades to direct light as necessary. The Board of Water and Light will install shades to direct light away from residential windows when complaints are registered. This should also apply to "security lights" (See Environmental Section). 4. Direct the Board of Water and Light to pattern the design of newer and more efficient street lights they intend to install after the design of the "Lansing Light" with appropriate materials. Acceptance by neighborhood groups would be easier to attain if the urban design features of the area were not threatened. Problem 12 High intensity city street lights and publicly and privately owned "security lights" shine in windows and create a nuisance. Strategies 1. Direct residents to contact the Board of Water and Light. A Shade can be installed on various street light fixtures to prevent light from shining in the windows of nearby homes'. 2. Persons may petition the Board of Water & Light for compen- sating street lights. Individual security lights might then be taken down. PAGE 55 1 PUBLIC SERVICE GREEN OAKS AREA L� - iJ L 'l MFCHrAH 1 11111111111JISE111111111111111111111111 PROSPECT I 1 � 313 3,Z I 919 KALAMAZOO O :7y me m STREET RESURFACING NEEDED ilsoolur GRAVEL STREET SIDEWALKS NEED REPAIR — — CURB AND GUTTER IN NEED OR REPAIR u LJ r1 U • ENVIRONMENT • ENVIRONMENT Environmental issues in the Green Oaks Area relate primarily to urban design features and the appearance and maintenance of property. Environmental issues have been discussed throughout previous sections of the plan. A considerable amount of overlap occurs because every type use of land involves environmental and design considerations. In general, environmental problems in the Green Oaks Areas are not a hazard to the health or safety of the public, but are problems that detract from the overall quality of life. For ex- ample, urban design features in a neighborhood can be responsible for- establishing a positive or negative atmosphere in an area. The environmental issues presented here merit close consideration the quality of our city is to improved. It is the purpose of this section to list environmental features that are positive to the area, identify environmental problems, and suggest strategies that will work to create or maintain a quality environment in the community. Assets Environmental assets are largely individually perceived situations and somewhat subjective in nature. There was, however, enough agreement over several environmental attributes identified in the Green Oaks Area to present them here. The following items were identified by citizens as positive aspects. of their general physical environment. 1. Increases in housing maintenance and repair have been noted on some lots where deterioration has previously occurred. 2. Many homes in the neighborhood are "classics" with interest- ing design and architecture. 3. The Green Oaks Areas has many beautiful old trees along neighborhood streets. PAGE 56 Strategies Strategies suggested in other sections of this Plan would help to support the above identified environmental assets. In general, recommendations are intended to build upon the positive environmental points already existing in the Area. 1. Preserve and improve housing according to the suggestions made in the Housing section of this Plan (see Housing sec- tion). 2. Continue to support an active neighborhood association in an effort to promote housing maintenance through a variety of programs (see Housing section). 3. Support efforts through various media to publicize fix up, clean up programs as well as possible financial and techni- cal assistance. 4. Support efforts of the neighborhood organization, businesses and individuals to landscape and maintain their properties. 5. Attempt, whenever possible, to blend a variety of uses using buffering techniques and transition zones to separate in- compatible uses. 6. Support the vigorous enforcement of the City's Landscape, Screening and Buffering Ordinance. 7. Provide technical landscaping and design assistance to res- idential property owners. This could be done through the Planning Division and the Parks Department on a regular basis by making the numbers to call for such advice avail- able and also increasing public knowledge of what services are available. 8. Preserve places of historical significance by developing the following strategies. a. Researching properties to determine historical signif- icance. b. Formally dedicating places of historical significance. C. Erecting markers describing unique or significant events that occurred at a particular location. d. Using ordinances that will preserve and protect unique historical resources. C PAGE 57 • 9. Work with the Board of Water and bight in an effort to de- velop a replacement street lighting system that would con- tinue to feature a street light design which duplicates period lighting. "Lansing -Light". 10. Continue to support programs by the Parks Department/Forestry Division to plant, replant and replace trees on public prop- erty. a. Assure healthy and proper management of existing trees by supporting programs to prune, fertilize, and control disease. Citizens could also participate by providing labor to plant and care for trees in cooperation with the City in an effort to reduce costs. Maintenance brochures could be provided to residents where new trees are planted. b. Coordinate the trimming of trees among the various agencies doing this work in order to assure it is done properly. The Parks Department should have the respon- sibility of coordination and supervision over the trim- ming. Environmental Problems and Strategies Environmental problems presented in this plan are divided into three groups. 1. Neighborhood urban design and visual problems - identifying situations or activities that relate to ownership and maintenance of land within residential areas. 2. Non-residential urban design and visual pollution problems - identifying design problems associated with business activi- ty, circulation systems and utility systems. 3. Other - identifying environmental situations related to noise, air and water quality and miscellaneous items of con- cern. Problem 1 • Some homes are poorly maintained and in need of improved lawns and landscaping. PAGE 58 Strategies 1. Organize and promote neighborhood beautification campaigns. 2. Support the neighborhood organizations (See Housing As- sets/Strategies) in efforts to provide better maintenance and improved landscaping in their service area. Work with neighborhood associations, the City Forester and the Ingham County Extension Service to provide advisory services and technical assistance to individual homeowners. 3. The City designate planting programs. Problem 2 Green Oaks as a target area for tree Junk and debris have accumulated on residential property in and around the Green Oaks Area. Open storage is unsightly, con- tributes to neighborhood deterioration, and may in some cases be a health hazard. The problem occurs most frequently on rental and vacant property. Strategies 1. Support with the manpower and equipment necessary the enforcement of existing ordinances intended to regulate junk and open storage. It is also suggested that the Junk Yard Ordinance be modified to include a pyramidal ticket process, whereby tickets with increasing fines would be issued for continuing or successive violations. 2. Promote neighborhood or City wide beautification campaigns or "clean up days", into targeted areas where junk and debris removal is needed. The neighborhood organization should work to beautify Green Oaks by developing campaigns which include: a. Volunteers for trash pick up b. Fix up crews and technical advice C. Material donations when needed d. Information campaigns 3. Work with owners of rental property to periodically police • buildings and order additional trash pick-up if necessary. PAGE 59 C Problem 3 Uncut weeds, junk and debris accumulate on vacant land in the Green Oaks Area. Strategies 1. Pursue stricter enforcement of the Weed Cutting and Junk Yard Ordinance. 2. Work with neighborhood organization to initiate beautifica- tion campaigns and self-help clean-up programs. Problem 4 Some commercial and industrial buildings in the Green Oaks Area have poor exterior building designs, an excessive number of signs, poorly designed or garish signs, access or circulation problems, and poorly designed or poorly maintained parking areas. Strategies 1. Apply strategies outlined in the Circulation and Parking Section of this plan to address traffic problems (see Circu- lation and Parking section). 2. Promote design improvements along commercial frontage by en- couraging owners to group their businesses together and link them with coordinated design themes, common access points, shared parking areas and coordinated signs. Assistance pro- grams administered by the City would include financial incentives and technical assistance to develop design crite- ria and review standards established by businesses partici- pating in renovation and improvement projects. 3. Establish a group of technicians (professionals from Build- ing, Planning, Public Service and other interested agencies) who would work with businessmen to provide assistance to accomplish the above improvements. This assistance could be in the form of technical advice, information concerning fi- nancial incentives and adoption of design criteria and review standards for small shop owners. • 4. Utilize existing business organizations to disseminate in- formation and technical assistance. The City's economic de- velopment organization could assist in the effort by provid- ing economic and physical planning to forward city goals and policies. PAGE 60 • 5. Support the enactment of a comprehensive sign ordinance which controls the following: a. Size of signs b. Location or placement on the site C. Intensity or brightness of electrical signs d. Number and size of signs in store windows e. Placement and use of temporary and mobile signs 6. Soften visual clutter by making landscaping improvements along the public right-of-way where possible in and around commercial buildings, and/or by working with the Board of Water and Light to reduce the number of utility poles, wires and signs. 7. Employ site plan review to guide future development and re- quire the following standards for development: a. Landscaping/fencing plan (where appropriate) b. Maximum allowable paved area/parking lot design/access c. Placement of and size of signs. In cases of redevelopment in existing commercial businesses, the site criteria should be monitored where appropriate to recognize and accommodate the "urban" environment (narrow, small lots). In certain circumstances, various site criteria may be waived if the proposed redevelopment is tasteful and aesthetically pleasing, and in keeping with surrounding de- velopment. 8. Utilize the Landscape Screening and Buffering Ordinance to its maximum allowable limits where appropriate. 9. Limit expansion of commercial strips by not supporting "spot" commercial zoning. Problem 5 The rear yards of many commercial buildings are poorly maintained and cluttered. This is particularly a problem where businesses are in close -proximity to residences. • PAGE 61 C Strategies 1. Apply the Landscape Screening and Buffering Ordinance wher- ever possible on new construction and expansion projects to address: a. Rear and side yard screening and fencing b. Screening of service areas C. Continuing maintenance of landscaping and fencing. 2. Provide incentives to businesses to fence, paint and clean existing structures. Technical assistance for landscaping, and/or other site and building improvements should be made available through city departments. Neighborhood group co- ordination with businesses to derive cleanup and design theme. 3. Amend present ordinances (Building Code) to provide monetary penalties and fines for non-compliance. Problem 6 Exposed, open dumpsters in parking lots of commercial, in- dustrial and multiple dwelling buildings are unsightly, and are a health hazard which attract rats and other vermin. Strategies 1. Support enforcement of the Landscape, Screening and Buffering Ordinance which requires fencing of dumpsters for properties where substantial rehabilitation or new construction is*un- de.rtaken. 2. Work with existing businesses and/or landlords to arrange more frequent trash pickup, and to include screening of dumpsters in an overall plan to improve their site. 3. Support the enforcement of current codes which prohibit the storage of materials that attract rats and other vermin. If these codes are inadequate, they should be reviewed and re- vised. A structure of progressive fines should be incorpo- rated into the codes which would be levied against persons • violating the storage of materials codes. PAGE 62 C Problem 7 Parking lots for some residential structures and many non- residential buildings are unsightly. These may be unpaved, not screened, debris littered and have internal congestion problems. Strategies 1. Enforce Landscape, Screening and Buffering Ordinance. 2. Encourage businesses to formulate overall site development plans, possibly granting incentives when plans exceed crite- ria established within the administrative controls of eco- nomic development. 3. Develop standards for parking area design. Require use of trees and landscaping to break up the visual impact vast expanses of concrete have on a neighborhood, and to facili- tate safer pedestrian and vehicular circulation (see Circu- lation and Parking also). Problem 8 Several industrial sites in the Green Oaks Area are poorly maintained. Junk and debris, poor condition of parking areas, appearance of buildings, and outdoor storage areas are all a visual blight to the area. Strategies 1. Provide for the screening of industrial parking and/or stor- age areas from view of adjacent land. Strategies to accom- plish this would require the cooperation of area residents and businessmen. 2. Insure installation of screening, buffering and landscaping of parking and storage areas where new development occurs or where industrial site expansion projects are undertaken. Continue to require that improved screening, buffering and landscaping be installed as part of expansion projects uti- lizing public assistance programs administered under Lansing's Economic Development Program. Enforce implementa- • tion of plans submitted during the project planning process. 3. the neighborhood should encourage industry to self initiate screening and improvements to their properties. PAGE 63 • • Problem 9 Heavy traffic near residential areas can create noise levels that are much higher than desired. Racing vehicles on City streets, squealing tires and vehicles operating without proper noise reduction equipment, especially motorcycles, compound the problem. Truck traffic using residential streets in violation of the Truck Route Ordinance is also a problem. In addition, noise from non-residential activity can be a nuisance. Strategies 1. Strictly enforce the noise provisions contained in the Nui- sance Section of the City's Codes and Ordinances. 2. Develop a new noise ordinance which would be more effective and includes standards (maximum levels), steps for remedial action and penalties for noncompliance. The noise ordinance used in East Lansing might be utilized as a reference, par- ticularly those sections related to fines and penalties PAGE 64 INDU! NEED; ENVIRONMENT GREEN OAKS AREA • I L-_ IL3 Itb (z5 � Its - 13D EUREKA 900 - , ul AL y W � 2 u5 2i4 a zt9 zZ3 z:z IN zz� zzs zz9 10 PROSPECT 810 II�sm ffb vz 916 I ® wo 3o4 IF �t, Il9JW I 3oz Lam± I ��. W? IQ 3DO y3 32 309 3t2 119 in 9/b ( 319 I. 319 3 9 321 3r0 326 9L3 Bt9 379 •G;19t7 KALAMAZOO (l;:�J POTENTIAL ENVIRONMENTAL CONFICTS BETWEEN LAND USES 7) (-F • LAND USE • LAND USE Conflict between residential and non—residential uses of land in the Green Oaks area is an issue that has been addressed in previous sections of this planning document. In many in— stances, strategies developed in other parts of the plan would serve to greatly reduce serious conflicts. The most difficult land use conflicts to solve are those created by changes in land use or transportation systems over time. Many conflicts were created by actions taken years ago, in a time when less attention was paid to ordering land use rela— tionships and providing for adequate separation of vastly dif— ferent land use activities. To improve existing conditions and provide some measure of protection to property owners involved in such conflicts, it is necessary to negotiate. solutions. Mutual understanding and shared responsibility for suggested improvements are key elements that must be established to achieve an acceptable solution to identified problems. It is suggested that local government play a role in this process by providing the forum to work out solu— tions, and by offering financial and technical assistance when appropriate and when available. For the future, new development of land will be directed by concepts, rules and controls that have been formulated to avoid the mistakes of the past. This section will deal primarily with existing land use conflicts, while development for the future will be addressed in the Future Land Use Section of the plan. Assets The following assets were identified by residents and staff: 1. The Green Oaks Neighborhood is convenient to shopping, work areas, and recreational areas. 2. The residential nature of the Green Oaks Area is an asset. The density of the residential areas of the neighborhood is now held in check. The area was rezoned to lower density residential in 1983. • 3• There are attractive buildings in the Area, most of which were built prior to World War I. 4. Host of the properties in the area have mature trees on them. PAGE 65 Strategies 1. Protect the integrity of the neighborhood and prohibit at- tempts to add or extend non-residential use of land into es- tablished residential portions of the neighborhood 2. Utilize screening and buffering techniques and/or establish zones to separate existing conflicting uses, reduce adverse impacts and improve the visual -quality of Green Oaks. 3. Prot:ect the existing balance of land uses at the same or similar densities. This is particularly true of housing types and densities. 4. Utilize the site plan review process for new development and redevelopment plans to make sure that: - City policies for development are followed - Existing land uses are protected with screening and buffering as required by the Landscape, Screening and Buffering Ordinance. - The grid street system for the neighborhood is designed in such a way as to avoid over -taxing the existing street system, or putting an excessive amount of traffic on resi- dential streets. - Adequate utility systems are in place, or will be improved to serve the development. - Tile development conforms reasonably with established plans for the area. - Transition zones are provided if possible, to allow for gradual changes in type of use to avoid,disrupting existing land uses. 5. Develop adequate parking for all types of uses where neces- sary without creating negative impacts upon other adjacent uses. 6. Utilize 'tile general principals outlined in the future land use section of this plan to guide the future development of the Area. • PAGE 66 • PrnAlcmo The following problems describe specific situations in the Green Oaks Area where adjacent uses of land are in conflict or where particular use or non-use of a land resource has created a problem. Strategies addressing these problems are intended to: 1. Eliminate the problem where politically, physically and eco- nomically feasible, or 2. Reduce the impact through construction of physical barriers, improved landscaping, improved design or redevelopment. Problem 1 Young Brothers and Daley properties abut residential prop- erties without benefit of screening or buffering. The properties along Hill Street should have some measure of protection. Strategies 1. Reduce the impact non-residential activity may have on resi- dential land by promoting efforts and providing incentives that would result in improvements in screening, fencing landscaping, and buffering between incompatible uses of land (see Economic and Environmental sections). 2. Encourage local business to take the lead in addressing urban design features. Problem 2 There are two homes at the southern end of Hill Street. There are industrial buildings around these residences. In ad- dition, the property is zoned for industrial use. The use of this property for residences seems inappropriate. Strategy • 1. Support the appropriate reuse of this property. This may include parking or new buildings depending upon required parking. PAGE 67 Problem 3 The area bounded by railroad tracks is zoned many run down buildings needs some renovation as ing. Strategies • Prospect, Hosmer, Kalamazoo. and the for industrial use. However, there are some of which are vacant. This area well as more and better arranged park- 1. Work with owners of parcels through economic incentives, to develop the property to include parking and building renova- tion. Upgrading the appearance of vacant property would make it more attractive for sales or rental. 2. Utilize transition zones, landscaping, screening and fencing as appropriate in each case. Problem 4 Potential conflicts exist where commercial properties are located at the edge of the neighborhood. Visual pollution, litter problems and traffic activity are associated with strip developments located at the edge of the neighborhood along arterial streets. In addition, expansion of businesses along these strips has often been into the neighborhood. Strategies 1. Utilize incentive strategies to encourage business -people to provide screening and buffering protection between their property and adjacent residential land (see Economic and Environment sections). Enforce the Screening, Buffering and Landscape Ordinance for new construction and major recon- struction. 2. Encourage homeowners to make landscaping improvements that would offer some protection from the nearby non-residential activity. PAGE 68 • 6UNrLI1.11RU LARU UJt - - INDUSTRIAL/COMMERCIAL VS. RESIDENTIAL lu I �- u' • Ip ,, II , rvl I I�s'r-1 1 ' I \I RESIDENCES IN AN INDUSTRIAL AREA POORLY DESIGNED REAR AREAS 109 lit U1 x Ito Izs a1 It4 r11 _Irj W7 H 13Lr�- lap EUREKA RUN DOWN LAND USE INDUSTRIAL AREA -NEEDS RENOVATION AND PARKING GREEN KC AREA pCA -ACCESS FROM KALAMAZOO STREET is i J 7r N 2 Z W a COMMERCIAL AREA -NEEDS PARKING -COULD BENIFIT FROM BETTER SCREENING • r o ra • FUTURE DEVELOPMENT PROPOSALS SUMMARY LAND USE PATTERNS • FUTURE DEVELOPMENT This Green Oaks Target Area Organization (T.A.0.) will re- main functional for implementation. As funds become available through various sources, the T.A.O. will look for opportunities of plan implementation. Using this plan as a guideline it is hoped that the quality of the neighborhood will be upgraded. Housing 1. Housing Rehabilitation: The residents feel a key factor for the stabilization of the neighborhood will continue to be housing rehabilitation. Most of this rehabilitation will have to be funded with money provided by the homeowners. However, Community Development Block Grant funds have been allocated to assist this effort by lowering the effective interest rates on loans. This should continue. The T.A.O. wishes to assist in determining the qualifications for ap- plicants. There was $100,000 allocated in 1985-86 for the Green Oaks Area. As yet, none of the money has been used. This prompts the T.A.O. members to think that the qualifi- cations for use of this money are too strict. Other opportunities for rehabilitation should also be used. Institutional type re -uses, which might include rehabilita- tion of structures, should be considered. Rehabilitation strategies should be applied throughout the Green Oaks Area. 2. Acquisition/Removal of Structures: In cases where structures are dilapidated and unoccupied, acquisition and removal should be considered. This should be used as a way to reduce the density of the area. Specific high density areas are outlined on the attached map that are suggested targets. As funds become available this strategy should be considered. Areas where this might have some relevance are: . South-east corner of Eureka/Eighth South-west corner of Prospect/Eighth — Hill Street - Scattered acquisition 3. Use of Vacant Property: Where possible the T.A.O. felt that • vacant property should be attached to adjacent residential properties. This would provide existing very small parcels with additional yard area, making the residences more. desir- able. The one property which has this characteristic is that lying south and adjacent to 301 South Hosmer and 810 Pros - PAGE 69 • pect. This property is in private ownership. The T.A.O. suggests that the City might help secure this property. 4. Rezone to Reduce the Number of Units: The interior of the Green Oaks Area has an over abun� of multiple housing. The residential portion of Green Oaks was zoned for multi- family use from 1941 to 1983. For many years, the need for housing caused demand in the City's older neighborhoods for rental units. Many of the larger homes in Green Oaks were divided into several apartments. This was done without ben- efit of standards for parking or lot area. In 1983 the zoning of the residential areas were changed to exclude multiple -family uses. This was the first step in an effort to reduce density in the area. Although multiple - family uses are still legal, they are non -conforming and are encouraged by ordinance to bring themselves into compliance with more stringent standards (see section* 36-9 of the Lansing Zoning Code) of the "C" Residential Zoning District which is a district for one and two-family residences. This strategy has provided some benefit according to T.A.O. mem- bers. 5. Elderly Housing: This might be a good use for some of the landmark apartment buildings on or near the borders of the Green Oaks Area. One specific address is suggested - 102 Hosmer Street. 6. Historic Desgination: An overall stabilizing influence on the nieghborhood might be the designation of a large part of Green Oaks as a historic district. Standards for appearance can be enforced, thereby providing some safeguards for large investments. Rehabilitation of older income -producing buildings would also be allowed certain tax advantages and funding for rehabilitation that would make quality rehabili- tation likely. • PAGE 70 Business Development 1. Commercial Areas: Most of the commercial development in Green Oaks is appropriately placed and supported by the T.A.O. However, parking and poor physical appearance are considered as needs to be addressed. The 1L.A.O. feels that the 'commercial establishments along Michigan Avenue and Kalamazoo Street are desirable and should be encouraged to remain where zoning is appropriate. In general, customer parking and loading area improvements as well as appearance improvements will be encouraged where conflicts between residential and non-residential land uses exist. The use of public funds, tax abatements and tax exempt financing should be used for desirable projects. The T.A.O. should be consulted to determine desirable projects. Businesses (preferably entire block faces) are encouraged to participate in joint projects, to share tasks and use avail- able- land more effectively. Businesses, building owners, citizens and City personnel could develop plans for these block areas. Facade restorations and amenities including street lights, street furniture and awnings are encouraged. Where businesses abut residential areas the avoiding of neg- ative affects on those residential areas is stressed. Proper parking areas that are hard surfaced with access away from residential streets are encouraged. Good maintenance, as well as screening and buffering between commercial and resi- dential properties, are required. The rear areas of the commercial property along both Michigan and Kalamazoo should have these strategies applied to them. 2. Industrial Areas: The Young Brothers & Daley Inc industrial area is in reasonably good repair and the yard is kept rea- sonably clean. The fact that it extends deeply into the neighborhood does diminish residential quality for those homes that back up to the Young Brothers yard. There is also an access point off of Prospect Street into the Young Broth- ers property. This attracts truck traffic which disrupts the neighborhood. The T.A.O. suggests that screening similar to that required by ordinance be placed between residences and businesses. In addition, it is recommended that the Prospect entrance be closed as long as traffic is rooted through the neighborhoods. The area south of Prospect and west of Hosmer is the other industrial area in Green Oaks. This area contains two body • shops (one vacant), a small foundry, an auto trim business, an auto speedometer and instrument service, a radiator repair and an industrial pattern shop. This area has a parking shortage as well as some dilapidated buildings. In addition, PAGE 71 • there is poor access to the inner portion of the area; that part fronting on Hill Street. The T.A.O. felt that low intensity industrial uses could be tolerated and improved in the area if: a. Access via Hill Street to the north not be allowed in favor of placing an access to the south. b. Parking is provided as called for in the Zoning Ordi- nance. C. Screening and buffering is provided for residential areas to the north and east. Circulation and Parking Traffic circulation in and around the Green Oaks Area is generally good. There is some cut through traffic but not on a scale to be considered a major problem. The area has retained a residential character which does not generate large traffic vol- umes or intersection conflicts. There are, however, problems. The intersection of Pennsylvania/Michigan is difficult for pe- destrians to cross. In addition, sidewalks should be kept in good repair and a new section added to the system on Prospect east of Hill Street. The industrial/commercial area along Hosmer between Prospect and Kalamazoo has a lack of off-street parking. The development of a common off-street parking area for this business area would help relieve pressure on the neighborhood. This should be part of an overall plan for development of the area as outlined in the Business Development section. There are a number of buildings in the area that have been converted for multiple -family use without the provision of nec- essary, parking. The overload situation results in automobiles being parked more frequently in front yards and on the street. This causes deterioration of the neighborhood. The strict use of the Zoning Code enacted in 1983 to prevent the continuation of undesirable multiple uses must be continued. Parking should not be allowed in front yards. Parking regulation should be balanced with aesthetic considerations. The reduction of density to al- leviate poor parking situations must be continually stressed. There are a large number of joint driveway situations in the • Green Oaks Area. Many problems have arisen over the years due to joint driveways. Their design was accomplished in an earlier era when there were few multiple units, few automobiles, and a greater sense of fair play in the area. The City of Lansing has PAGB 72 • • no jurisdiction in such disputes. The best solution would be good citizenship. However, failing this the City of Lansing should undertake to develop separate driveways for affected properties. Community Facilitites The only community facility located in the Green Oaks Area is the Christ Lutheran Church. The T.A.O. supports the contin- uation and improvement of this asset. The this end the proposed Ronald McDonald House on church property at 123 South Eighth is supported and encouraged. There are no parks or schools in the area but there are fa- cilities available within walking distance. The T.A.O. does recommend the placement of a small park for children that are too young to negotiate Pennsylvania and Michigan. In addition any improvements for access to cross Pennsylvania and Michigan are encouraged. Public Services The continual improvement of trash collection service is urged. The Green Oaks Area, because of the age, has some dete- riorated utility systems. These are scheduled for repair and modernization. The T.A.O. insists, however, that the residen- tial flavor of the area be respected in regard to street light- ing, curbs, gutters -and overhead wires. Environment The visual appearance and landscaping of the area should be improved. This improvement should be sensitive to the historic nature of the area. PAGE 73 Land Use The T.A.O. stresses the residential land use of the area. Major land use changes are not recommended. However, the con- solidation of property for commercial/industrial development is encouraged in the areas that have proper zoning or that will al- low for more appropriate. protection of the residential core of the neighborhood. Additional Proposal The Green Oaks T.A.O. notes that very little of the $100,000 in Community Development Block Grant Funds allocated for the area has been expended. It appears that the reason the funds have not been used has to do with the abaility to qualify ffnancially. The T.A.O. suggests that some modification of the program might be achieved. However, the T.A.O. also recognizes that it is not desirable to put more money into a structure than can be reasonably expected out of it. The T.A.O. therefore makes the following proposal: Green Oaks has thirty unpaved driveway approaches with another twenty-five driveway approaches need- ing resurfacing. It is proposed that a part of the CDBG allocation for Green Oaks be used to pave and/or improve the driveway approaches in the public right-of-way. These should be hard surfaced in accordance with the Lansing City Code. • • PAGE 74 • POSSIBLE HISTORIC SCREEN AND BUFFER DESIGNATION TO PRESERVE FROM RESIDENTIAL _ STRUCTURE JJ AS NECESSARY 1 1 REDUCE BUILDING COVERAGE - & OVERCROWDING OPEN SPACE AND/OR PARKING SPACE POSSIBLE INDIVIDUAL HISTORIC DESIGNATION (LOG -ROLL HOUSES) REMOVE 815 FOR 7' N OPEN SPACE EUREKA REDL DENSITY her-' aL zoo Ap zto U 747 ill = ZIS� _ ZIL Zll C zn ��—� -��' Itoug ZI9 zzb 2t5 L�=� 2L7 VACANTLOTATTACI�H� I on tv TO 301 & 810 RESIDENTIAL PROSPECT REDUCE BUILDING 30o COV '�1 8l0 � I� � &n 31L 309 - 33 — POSSI I EEO;EXPAN (COMM i USES) :KAUL �3uI 916,�.® - :CU 3LE INDUSTRIAL I Ltd ;ION FOR PARKING ''tz )N FOR NONRESIDENTIAL 34 I 319 (�—� I. I _ � 3+8 ?u 325 a� 9Z3 339 • Wr 9zl . i, THESE AREAS NEED KALAMAZOO PARKING & ISOLATION FROM RESIDENTS - I PROPOSED LAND USE PATTERNS GREEN OAKS AREA C;RESIDENTIAL §E�I COMMUNITY FACILITY ®OFFICE • MCOMMERCIAL ®INDUSTRIAL L_ l� rF- too • IMPLEMENTATION C The strategies tively guide growth has been designed problems identified process IMPLEMENTATION outlined in this plan are intended to effec— and development in Green Oaks. Each strategy to treat one or more of the assets and/or by citizens and staff during the planning The proposed strategies require the expenditure and/or uti— lization of limited resources over a period of -time. Implemen— tation of these strategies will require a coordinated effort to assure that these resources are best allocated. When referring to allocation of resources, the need is recognized for decision makers to develop a framework by which priorities can be made and through which programs can be more effectively administered and ultimately carried out. The purpose of this section is to outline for decision makers several systems of implementation that require continuous cooperation and understanding between public, private and citizen groups so that actions taken by any one interest will coordinate well with the overall concept of development designed for Green Oaks. Implementation of strategies must be carried out within the parameters of existing systems. Participation by various public agencies, private interests and Green Oaks residents will be necessary to accomplish that implementation CATEGORIES AND SYSTEMS Growth and development in Green Oaks can be directed and controlled by implementing the proposed strategies through use of existing legal, administrative and budgetary systems. Strategies outlined in this plan have been structured to fit into one'or more of the following categories. 1. Strategies that make use of public expenditures or public investment. 2. Strategies that rely on regulatory or police powers or local governmental agencies. 3. Strategies that provide incentive and encourage in— volvement or financial investment by private interests. 4. Strategies that rely on planning review. PAGE 75 • 5. Strategies that rely on action and involvement by indi- viduals or groups in the private sector. Public Expenditure and Investment Land use patterns, physical improvements and private devel- opment in Green Oaks will be influenced by expenditures made by the City for construction, acquisition or improvement of public facilities. Public facilities include public buildings, land, roads, utilities and fixed equipment* (except fire fighting equipment). Capital Improvements will be financed through res- ervation and budgeting of available funds in the Capital Im- provements Program (CIP). The CIP for Lansing covers a six -year planning period and sets a project priority rating for each de- velopment or acquisition proposal made by City departments. Proposals are funded according to priorities established by that rating system. First year expenditures for facilities are in- cluded in the annual city budget and are regarded as the capital development section of that budget. It is customary to prepare a capital improvements program annually, revising the entire pro- gram and adopting the capital development budget each year as part of the regular operating budget. 2. Regulatory Powers Many strategies prepared for the Area rely on adoption of new ordinances or amendment of existing ones. Ordinances are administered through and enforced by various municipal depart- ments and will control private development and/or direct govern- ment activities toward maintenance of established goals and pol- icies. Several codes and ordinances are used for implementation. They are detailed pieces of legislation which are intended to carry out the proposals in this plan. A list of the major codes and ordinances that will be used to implement the Plan includes the following: A. Zoning Ordinance B. Subdivision Regulations C. Building Code D. Housing Code E. Screening, Buffering and Landscaping Section of the Zoning Ordinance. F. Special or Historic District Preservation Ordinances G. Other ordinances related to maintenance of health, • safety and welfare within the community and ordinances dealing with aesthetic or urban design principals. PAGE 76 r1 u C 3. Incentive Act'ions Strategies have been recommended to provide incentives to initiate sound development. Several strategies have been formu— lated on the premise that investments made through the public sector will encourage additional- private investment. Similar rationale is presently being used for development in other parts of the City. Proposed incentives include the following: A. Tax concessions B. Loans and grants (federal, state, local) C. Improvements made to public facilities D. Legislative changes (tax laws, enabling legislation, etc.) at the federal, state and local levels of govern— ment. 4. Information, Coordination and Referral Policies have been adopted by the City that should serve to point the direction of Citywide growth and development for years to come. Green Oaks Area policies have been formulated with respect to these broad and general directives. Adherence to these policies when reviewing growth and development proposals will serve to provide more assurance that coordinated efforts will be maintained between various -public agencies working at the local level. Coordination of development programs has always been a problem in government and the problem is compounded with numerous governments and the private sector involved. The Planning Division should be concerned also with provid— ing a common basis "of information that would serve to achieve coordinated action between levels of government and the private sector. By requiring mandatory referral and Planning Review for every development proposal, coordination would be easier to maintain. Strategies developed for Green Oaks will be most ef— fective when developed and applied in support of one another. PAGE 77 5. Private Sector �1 Implementation of many strategies designed for Green Oaks will depend on the involvement or participation of various pri- vate organizations and interests. Working arrangements and agreements are also important to the process. Of particular im- portance here are the following: A. Citizen, private or quasi -public entities who are in- volved in program planning and financing economic de- velopment within the City. B. Citizen, private or quasi -public groups organized for some special purpose including historic preservation, code enforcement, neighborhood conservation, rehabili- tation or neighborhoods. C. Volunteer groups and/or workers. D. Green Oaks Committee E. Neighborhood organizations formed to maintain and im- prove their area. F. Joint agreements between government and local banks or lending institutions, where the private sector provides their expertise and processing machinery and the City guarantees loans and/or write -down interest -for housing or industrial and commercial improvements. The lending institutions should utilize more of their assets and ease the financial barriers to maintain or improve housing/business areas. G. Joint development and improvement projects by major local industrial corporations and local government (such as Ronald McDonald House). • PAGE 78 • APPENDICES APPENDIX I Housing Assistance Programs/Proposals Housing financial assistance programs available to Lansing residents are listed below. The programs are funded under State and Federal guidelines and many are targeted into specific areas of the city. Others have citywide application. Such programs are useful to promote rehabilitation and maintenance of housing units in general. New.Housing Construction or Substantial Rehabilitation A. Section 235 - Home ownership assistance for low and moderate families; Federal Housing Administration. The Federal Hous- ing Administration insures mortgages and reduces interest payments for new and rehabilitated homes for low and moderate income families. . Eligible families must have an adjusted income which does not exceed 95% of the areas median income. B. Section 221 (d) (3) and (4) - Multi -family rental for low and moderate families; federal Housing Administration. Mortgage insurance to finance construction or substantial rehabilita- tion for rental or cooperative multi -family housing for low and moderate income households. C. Section 202 - Direct loans for housing for the elderly and handicapped; Federal Housing Administration, Michigan State Housing Development Authority, direct loans to private, non- profit organizations to finance rental or cooperative housing facilities for elderly_or handicapped housing. Households of one or more persons, the head of which is at least 62 years old or is handicapped, are eligible to live in the project. Rehabilitation Assistance A. Community Development Block Grants - City of Lansing, Devel- opment Division. Financial assistance to property owners in selected neighborhood strategy areas; assistance includes rebating a portion of the total rehabilitation costs, de- ferred loans and grants, combination loan and grants, finan- cial counseling and refinancing. Property owners in Neigh- borhood Development Areas are required to make additional improvements to comply with rehabilitation standards above the housing code. B. Section 312 = Rehabilitation Loans -'City of Lansing, Devel- opment Division and the Detroit HUD office. Direct 3% in- terest loans to finance rehabilitation in Neighborhood Stra- tegy Areas. Loans may not exceed $25,000 per dwelling unit. C. Section 513 (b) - Compensation for substantial defects; Fed- eral Housing Administration. The Federal Housing Adminis- tration reimburses homeowners with certain FHA insured mort- gages for critical defects that existed at the time the mortgage commitment was made where a proper FHA inspection should have disclosed them. Owners must have purchased homes between August 1, 1968 and August 3, 1976. D. Section 8 - Substantial rehabilitation assistance; City of Lansing, Development Division, and Federal Housing Adminis- tration. Rent supplements for owners of multiple family housing in the Westside Neighborhood Strategy Area who rehabilitate units occupied for low and moderate income fam- ilies. Assists owners in the rehabilitation of rental prop- erty by providing guaranteed rental income which acts as a financial incentive to encourage investment in the residen- tial structure. An application for this program has been submitted. E. Title I - Home improvement loan insurance; Federal Housing Administration and local lending institutions. Insures loans to finance major rehabilitation and repairs on homes of up to $10,000 and apartments up to $25,000. Lenders determine eligibility and process loans. F. Housing Improvement Program and Neighborhood Improvement Program HIP NIP - Michigan to Housing Development Au- thority. The HIP will provide reduced interest loans and grants available to all Michigan property owners with incomes of $13,999 or less after deducting $750 per family member. The Neighborhood Improvement Program will require addition rehabilitation assistance and public improvements provided by the city in the specific target areas. HIP will be available on a citywide basis. G. Emergency Repair Service - Ingham County Department of Social Services. Provides homeowners receiving Aid to Dependent Children (ADC) and Social Security (SSI) with $500 allowance annually for home repairs such as plumbing, roofing, furnace and window repairs in an emergency. H. Winterization Program - Capital Area Community Services. Repair of broken windows, patching roofs, walls, cracks and joints, install weather stripping and insulation, storm doors and windows of all owner occupied homes by SSI recipients and/or low income families (as defined by the federal poverty guidelines for the region). Purchasing Assistance A. Section 203 (d) and (i) - One to four family home mortgage insurance, Zocal_7e_nT1EHng institutions and Federal Housing Administration. Federal mortgage insurance for local com- mercial lenders against loss to encourage them to make loans up to 97% of the property value of terms up to 30 years. Anyone can apply. Section 221 (d) (2) - Homeownership for low and moderate in- come families. kcal lending institutions and Federal Hous- ing Administration. Provides mortgage insurance for lenders against loss for low cost, one to four family housing. Max- imum insurable loans of up to $25,000 are available for owner occupants with incomes of up to 95% of the local area median income. • r 1 U C. Experimental Financing - (Graduated mortgage payment) Federal Housing Administration and local participating lending in- stitutions. The Federal Housing Administration insures a limited amount of mortgages on an experimental basis to allow homeowners to pay smaller monthly payments initially and to increase their size gradually over time. Full payment plans are available, varying in duration and rate of increase. D. Neighborhood Assistance and Participation Program (NAPP) The Neighborhood Assistance and ParticipETlon Program a ows tax rebates to businesses contributing money or resources toward neighborhood improvement projects. The State is authorized to relate to a business 500 of the firm's contributions. The contribution may be in the form of financial help, labor, material, and/or technical advice. In general, the cost of a contribution through the NAPP is less than the cost of a normal charitable contribution because of the cash rebate. APPENDIX 2 TRANSPORTATION SYSTEMS MANAGEMENT (TSM) • In 1975 the U.S. Department of Transportation issued regulations outlining_ Transportation Systems Management (TSM) planning, its major concepts and specific strategies and tactics. The regula- tions called for each Metropolitan Planning Organization (MPO) to evaluate the concepts and utilize applicable strategies to for- mulate a TSM plan and to include a TSM element in the annual Transportation Improvement Program (TIP). The TSM plan is in-* tended to: Provide for the short range transportation needs of the urbanized area by making efficient use of existing trans- portation resources and providing for the movement of people in an efficient manner; and - Identify traffic engineering, public • transportation, regulatory, pricing, management and operational and other improvements to the existing urban transportation system not including new transportation facilities or major changes in existing facilities. These statements indicated a shift in emphasis in the approaches taken to solve transportation problems. This shift was away from large scale, capital intensive construction alternatives to relatively short range, inexpensive, "Fine Tuning" alternatives to increase the efficiency of the existing transportation net- work. SPECTRUM OF TSM ACTIVITIES Transportation Systems Management activities are designed to meet a series of functional objectives while simultaneously responding to the overall goal of cost efficiency and minimization of capital outlay. Also, TSM tactics are directly related to the broader national goals of reducing energy consumption and im- proving ambient air quality. By reducing the demand for vehicle miles of travel, improving vehicle flow and reducing vehicle de- lay', TSM actions simultaneously reduce auto emissions and energy consumption. Because of the TSM emphasis on relatively low cost options, these objectives can be achieved at minimum public cost. Thus, these factors make TSM a viable and urgently needed alter- native to solve transportation problems. The following table illustrates a comprehensive list of possible TSM actions organized by functional objective. Many of these • tactics, by nature, will not necessarily apply at the corridor level and should be addressed on an areawide basis. However, a complete list is presented here to exemplify the full•breadth and scope of TSM activities. Spectrum of TSM Actions • Improve Vehicular Flow - Arterial Street Access Controls - Improvements in Intersection Signalization - Intersection Widening or Improvements - One Way Street Couples - Turn Lane Installation - Turning Movement and Lane Use Restrictions - Removal of On Street Parking - Freeway Ramp Metering - Reversible Lanes - Off Street Loading Provisions - Transit Stop Relocation Preferential Treatment of High Occupancy Vehicles - Areawide Ridesharing Programs . Carpooling . Vanpooling - Exclusive Bus, Carpool, Vanpool Lanes . Arterial --Take-a-lane or Add -a -lane . Freeway - High Occupancy Vehicle Preferential Parking Programs - Bus Premption of Traffic Signals - Transit Malls Reduce Peak Period Travel - Work Rescheduling . Staggered Work Hours . Flextime - Peak/Off Transit Fares - Congestion Pricing - Parking Restrictions . Close ParKing Structures During AM Peak Period . Peak Hour on Street Loading Prohibition Encourage Non -motorized Transportation - Pedestrian . Widen Sidewalks . Pedestrian Bridges . Pedestrian Control Barriers • . Pedestrian Malls Bicycles . Bikeways . Bike Storage Facilities Encourage Transit Use by Improving Operations - Bus Route and Schedule Modifications • - Express Bus Service - Simplified Fare Collections - Transit Shelters, Terminals Encourage Transit Use by Improving Management - Marketing Programs - Vehicle Fleet Improvement - Operations Monitoring and Route Evaluation - Maintenance Improvements - Improve Passenger Security Develop Paratransit - Taxi/Group Riding Programs - Dial -a -ride - Jitney Service - Elderly and Handicapped Service. U APPENDIX 3 • ZONING The following is an outline of the Zoning Ordinance and its des- ignations; it is intended to be a guide, so for specific ques- tions, the Ordinance itself should be consulted. 'A' Residential District Primary use allowed in this district is a single family residen- tial. The minimum lot size is 6,000 square feet. 'A-1' Residential District Primary use allowed in this district is single family residen- tial. The difference between this and the 'A' District is the lot size. Minimum lot size in this district is 5,000 square feet. 'B' Residential District This is the third single family residential district. Minimum lot size in this district is 4,000 square feet. 'C' Residential District This is a one and two family residential district. Lot size for two family use is based upon the number of bedrooms in each unit. Lot area requirements per -unit are as follows: efficiency unit - 2,400 square feet; one -bedroom- 2,800 square feet; two -bedrooms - 3,200 square feet; three or more bedrooms - 4,000 square feet. 'DM-1' Residential District This district is the lowest density multiple family residential district. Density in this district, as in all the multiple fam- ily residential district, is also based upon the number of bed- rooms. The per unit breakdown is as follows: efficiency unit - 2,200 square feet, one -bedroom - 2,600 square feet; two -bedrooms - 3,000 square feet; three or more bedrooms - 4,000 square feet. 'DM-2' Residential District • This district is the same as the 'DM-1' District with the excep- tion of density. Per unit breakdown is as follows: efficiency unit - 1,400 square feet; one bedroom - 1,600 square feet; two - bedrooms - 2,000 square feet; three or more bedrooms - 2,800 square feet. 'DM-3' Residential District This is also essentially the same as the 'DM-1' District with the exception of density Minimum lot area requirements for this dis- • trict are: efficiency unit - 1,100 square feet; one -bedroom - 1,300 square feet; two -bedrooms - 1,500 square feet; three or more bedrooms - 2,200 square feet. DM-4' Residential District This is the last of the multiple residential districts, and is the highest density district available. Minimum lot area re- quirements for this district are: efficiency unit - 500 square feet; one -bedroom - 700 square feet; two -bedrooms -950 square feet; three or more bedrooms - 1,400 square feet. 'D-1' Professional Office District Offices are the primary permitted use in this district. Multiple family residential is permitted in the district by special con- dition. Density is the same as in the 'MD-1' district. 'E-1' Apartment Shop District This district is designed to allow mixed used, i.e., commercial and residential, in the same structures, although single use buildings are also permitted. Density in this district is the same as the 'DM-4' district. 'E-2' Local Shopping District This is a commercial district for businesses oriented to serving the neighborhood. This is the first district in which non - accessory free standing signs, i.e. billboards are allowed. 'F' and 'F-1' Commercial Districts These are the general retail districts within the City. Any general retail or office use is allowed. In addition, multiple family residential is permitted at the 'DM-3' density. 'G-1' Business District This is the downtown business district. It is essentially the same as the 'F' district, except in the dimensional requirements. Density for multiple family residential is the same as the 'DM-4' district. 'G-2' Wholesale District This district is designed for wholesale business and warehousing. General retail uses are also permitted. Residential uses are not permitted. 'H' bight Industrial District This district allows for the assembly or manufacturing of • products within a structure. Retail and wholesale uses are also permitted. 'I' Heavy Industrial District This district permits most anything but residential uses. 'J' Parking District This is an off—street parking district to be used in conjunction with one of the other districts. • APPENDIX 4 • RECOMMENDED 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 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 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 consist 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. U • (3) Adequate protection against decay, insects, rodents, and other destructive forces. B. Mechanical, Electrical, and Plumbing. All repairs nec- essary to provide adequate facilities in the dwelling that will meet.the needs of the intended occupants and be of a quality and condition which will assure: (1 ) Safety of operation. (2) Adequate capacity for its intended use. (3) Protection from moisture, corrosion or other 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 the owners and occupants of the area to assure: (1 ) Safety from fire. (2) Security from health hazards. (3) Conformance with zoning code. 2. Recommendations for Neighborhood Rehabilitation Standards. n order to be eligible for the Community eve opment 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. Inssltation. (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 approved standards. B. Storms and Screens: attic areas in accordance with (1) Basis. All exterior windows and doors -shall be pro- vided with storms and screen 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 Detection (1) Basis. Fire detection equipment shall be provided in each dwelling in order to provide minimum fire safety to- residents, to protect against loss of life and property. (2) Solution. Every dwelling shall be provided with 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 method of correction shall be provided. E. Gutters and Downspouts. (1) Basis. Each dwelling shall be provided with approved recepticals to carry away water so as to prevent roof drainage from causing dampness in walls or interior portion of the dwelling, and to prevent damage to the property. (2) Solution. All dwellings shall have gutters and downspouts with discharge directed away from 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 used to protect the exterior wall sur- face. 40 (b) Window and door frames in masonry walls shall be painted or encased in metal. (c) Fill dirt shall be provided where required in order to provide drainage away from the founda- tion walls. (d) Accessory 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 area which shall consist of concrete, blacktop, gravel, or any combination thereof. Existing concrete, blacktop, and gravel driveways and parking areas must be brought up to acceptable conditions. (i) Approach walks and steps for all weather access to the dwelling shall be provided as required and shall be of either concrete,, blacktop (not to be used for steps) or stone slabs. All approach walks and steps that run from the city sidewalks to the dwelling shall be of poured concrete. (j) Landscape as required, to prevent soil erosion, and shall consist of (1) sod and/or seed, bushes, and shrubs in front yard areas, (2) seed in rear and side yard areas, (3) retaining walls as re- quired. (3) Recommendations for Optional Repairs or Improvements. These would be repairs or improvements that would be eligible for funding under the program, after items (A) required repairs and (B) neighborhood rehabili- tation standards have been met. Owner may select items from this list as needed, subject to the availability of funding and the conditions set forth in the Community Development Financial Services Pro- gram. • (a) Kitchen. Renovate kitchen area, to include new kitchen cabinets, restoration of floor, walls, and ceiling. Sink, garbage disposal, stove, or cooktop unit and oven may be provided if built in. (b) Bathroom. Renovate bathroom areas, to include restoration of floor, walls, and ceiling. Bath- tub, water closets, sinks, and'vanities may be provided. (c) Interior Restoration. Renovate interior sur- faces. (d) Electircal. Additional supplied. electric con- venience outlets may be provided in each habitable room, not to exceed those required by the National Electric 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-combustible type, surface mounted with no portion of the unit project- ing over the heat exchanger, may be provided in order to conserve on energy and provide comfort for the occupants. (f) Plumbing (1) Water distribution systems that are made up entirely or partially of older iron piping, may have that portion consisting of iron pipe replaced. (2) Replace plumber installed water services (g) Cellars and Basements. (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 security 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. (1) Fences. Install fencing as needed around yard areas. (m) Landscaping. Premises may be landscaped, to in— clude trees, shrubs, grass, etc. in order to - enhance the overall appearance of the premises. (n) Storms and Screens. All basement windows may be provided with storms and screens of metal or other approved types. (o) Awnings. Awnings or 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.