Loading...
HomeMy WebLinkAbout1989 Cedar-Larch District Area Plan (2)Lansing Development Cedar / Larch District Area Plan 1989 Permanent APR 2 11989 III' V CEDAR/LARCH DISTRICT AREA PLAN CEDAR/LARCH CITIZENS' DISTRICT COUNCIL CITY OF LANSING !ti CEDAR/LARCH DISTRICT AREA PLAN January, 1989 Lansing, Michigan 1!� t Acknowledgements This plan for the Cedar/Larch area was prepared by the Planning Division of the Department of Planning and Municipal De- velopment and the Cedar/Larch Citizen's District Council. We wish to thank and acknowledge the following Citizen Dis- trict Council members for their assistance in the preparation of this plan. Joyce Brisboe Ed Carpenter Phillip Ceeley * Joseph Cleary — Joseph Covello * Elise Davis Gloria Fleming, Patrick Goff Joel Gorch Rick Kibbey, Chairman Maxine Park Robert Reid Marcelle Scamuffo Jerry Warden Mary Margaret Woll City Departments and Agencies Board of Water and Light Development Division, Department of Planning & Municipal Develop- ment Public Service Department Planning Division Staff Elizabeth Gunter Donovan Hanna Cindy Wheatley Emil Winnicker Special thanks for contribution and participation Department of Transportation. * Former Member of the Michigan TABLE OF CONTENTS I. Executive Summary ............................... 1 II. Introduction ..................................... 3 III. Area Profile .................................... 5 IV. Cedar Larch CDC Proposals - Housing .......... 13 - Circulation ................................... 16 - Infrastructure ................................ 18 - Community Facilities .......................... 20 - Land Use ...................................... 22 - Urban Design .................................. 26 - Relocation ........ 27 Executive Summary EXECUTIVE SUMMARY The future of the Cedar/Larch District Area is tied to im- provement and growth in the Central Business District. The revi- talization realized here is already extending east of the Grand River with the completion of the Lansing Center. The link between the business core and the corridor has been strengthened and it is apparent that plans guiding the future of both areas will overlap and be complementary. The Cedar/Larch Citizen's District Council has evaluated the future of the corridor with this realization in mind. Their pri- mary goal is to bridge the distance between the two areas so that they will function as one to the overall benefit of the Central City; the regional center of business, finance, tourism, culture and the Capitol of the State of Michigan. With this goal in mind the Citizen's Council presents the following recommendations regarding the use of land in the area. Housing More housing in the study area to support downtown business would be preferred. It is realized, however, that new housing is only a remote possibility given traffic volumnes in the corridor and the attraction to develop alternative non-residential uses here. The primary objective is therefore to link the east side, where housing is established and new housing opportunities exist, and the CBD. The link could best be established along Shiawassee Street to take advantage of Riverfront apartments development, Lansing Community College and the vacant land around Oak Park and the BTS property where new housing could occur. The link would be in the form of a designated hiking/biking trail. The existing neighborhood bordered by Larch, Kalamazoo, Hillsdale and East Street is designated for improvement and protection. Circulation Cedar and Larch improvements designated in the plan are intended to improve design, function and appearance. The one way pair is im- portant as part of the Capitol Loop. Improvements near the I-496 interchange are strongly advocated. Better control of driveway access and improved private parking lots are important to achieving more orderly traffic flow and better appearance in the area. Infrastructure Improvement in curb, gutter, streets and sidewalks are important. These improvements should be done as part of the Capitol Loop. -1- An efficient separated storm and sanitary sewer system should be installed in association with development or redevelopment in the corridor. Community Facilities Improvement of River Front Park, the museum area and the hiking/ biking trail is advocated to strengthen those facilities as at- tractions in the downtown area. Improvements that serve to better link together these centers of activity are also supported. Land Use The land use plan reflects three major strategies: 1. Phase I of the Michigan Square Development Proposal `along Michigan Avenue between Cedar and Larch. 2. Development and redevelopment of land in the corridor for uses defined as CBD support activities. 3. New housing nearby and preservation of existing units to in- crease a nearby residential population capable of contributing to the support of downtown business. The strategies are based on assumptions that several acceptable existing uses of land in the area will not be altered. The strategy for housing is reestablished as a land use recommen- dation. Development of a unique retail shopping area along the proposed Pere Marquette Street extension is also presented. Urban Design It should be a priority of the City to facilitate improvements, new development and redevelopment that will be designed in harmony with positive design features, in the corridor, CBD and State Capitol Complex. Public improvements in the area should carry forward the theme for design already established along Michigan Avenue leading to the State Capitol. -2- Introduction INTRODUCTION The City of Lansing is finally experiencing a long-awaited revi- talization of its downtown business core. Efforts by both private investors and the public sector have resulted in construction of new office space, parking facilities and the development of a new hotel and convention facility. In addition, new investment in the area by the State of Michigan and a strong commitment to assist and participate in this revival will ultimately result in improvement projects that will not only beautify the Central City, but also solidify its position as the regional center of government, busi- ness, tourism and culture. Initial progress has generated great interest on the part of pri- vate investors to bring about additional development that will complement and support what has already been accomplished. A good deal of interest has been expressed to extend the revitalization effort east of the Grand River in the general vicinity of the new Convention/Exhibition Center in the Cedar/Larch corridor between Saginaw Street and I-496. This area is characterized by mixed development including residen- tial, commercial and industrial activity. Neighborhoods in the area are old and in need of improvement. A few of the businesses are related to the Central Business District. Many others are somewhat marginal, given the ideal location of the area, situated on obsolete sites characterized by poor design, access and short- ages in parking. A few are totally incompatible with the ongoing revitalization movement. Plans regarding the future of this strategic area have been adopted by the City in the past. In the most recent work, the North-East Area Comprehensive Plan (1,984), it is recommended that the area in question serve primarily as a transition zone between the downtown business core and the established east side neighborhood and busi- ness community. Uses which serve to bridge the distance between the east side and the CBD are encouraged in the plan. Such uses are grouped into a land use type defined as CBD Support Services. They include multiple housing, restaurants, hotels, specialty shops, office equipment and printing firms or any other use that would complement the established governmental, business and con- vention activity in the area. IN 1986, the City created the Cedar/Larch Citizen's District Coun- cil and designated the boundaries of the Cedar/Larch District Area to facilitate more precise planning and to set up the mechanism by which future development and redevelopment could come about under P.A. 344 of the State of Michigan. The District Area is that area influenced by any development ini- tiated in a development area created under P.A. •344. -3- The first task of the Citizen's Council has been to develop a plan that will provide more precise direction for public and private improvements in the corridor. The Cedar/Larch District Area Plan is intended to amend the existing Master Plan for the area. The Cedar/Larch CDC will continue to review development proposals, rezonings and proposed land use changes within boundaries of the District Area as they are presented. DEVELOPMENT PLANS - P.A. 344 It is expected that the City will in the future prepare development plans for specific sites in the Cedar/Larch Area and utilize Public Act 344 to implement those plans. The development plans will sub- stantially reflect the guidelines for development set forth in this document. All development plans will be formulated under the guidance of the Cedar/Larch CDC. Under Act 344 the City is authorized to: A. Adopt pland for the rehabilitation of blighted areas. B. Acquire and dispose of property to carry out the plans. C. Finance implementation of the plans. The required content of Act 344 development plans is specifically spelled out in the legislation. The adoption process associated with such plans also requires that local officials and policymakers consult with the Cedar/Larch Citizen's District Council prior to making any final decision on the plan. Locational Setting Map 1 shows the boundaries of the study area. The Cedar/Larch District Area is located near the center of Lansing between Saginaw Street on the north and I-496 on the south, the Grand River on the west and the east section line of Section 16 (East Street) on the east. The total land area is approximately 200 acres. Legal Description _ District Area ,° The boundaries of the area is described as follows: Beginning at the intersection of the Grand River with the cen- ter line of Saginaw Street; thence south along the east bank of the Grand River to its intersection with the north right-of-way line of I-496; thence east along the north right-of-way line of I-496 to its intersection with the east section line of Section 16; thence north along the east section line of section 16 to its intersection with the center line of Saginaw Street; thence west to the point of beginning. -4- C�94f 44knq D/5'1nT El El E DEI� o� o� IV114 Area Prof i f e Population The population of the study area is estimated to be 720 individ- uals. This figure is based in part on a door to door survey con- ducted in the fall of 1986 and in part on 1980 U.S. Census data. Accurate data to more closely analyze the characteristics of the " population is not presently available. The composition of the population at this time is likely to be quite different than that reported in the 1980 U.S. Census due to extensive new development and demolition that has occurred in the area since that time. However, best estimates derived from 1980 Census Data and data accumulated from a recent survey shows the following for Census Tract 13. Persons per household-:-. -2-,,00., White Black SP Other Racial Composition % 90% 5% :T 2% Median Age: 24 years Median Income Household: $22,000 Educational Attainment: 85% High School Graduates Land Use The total land area in the Cedar/Larch District Area is about 200 acres, including streets and highways. A percentage breakdown for land use type is presented in the table below: Table I Land Use Type Type Acres % Residential 18 9 Commercial, Industrial Warehouse & Associated Parking 81 40.5 Utilities 9 4.5 Parkland & Community Facilities 30 15 Streets & Highways 49 24.5 Vacant 13 6.5 Total 200 100% Land use by parcel is shown on map 2. Land use relationships in the corridor are in most cases long established. Land use is mixed and often fragmented. Development has occurred without adequate separation between potentially conflicting uses of land either by zones of transition or landscape,screening and buffering. 96i! r O COMMERCIAL CENTER ELDERLY j HI -RISE (200 UNITS) i s GARDEN APTS. (76 UNITS) � CITY " MARKET a LL1 ° I 0 ui Z Q � !n V PARKING I IDI I LANSING CENTER La�[Ej o" . I j nl. 77 <1 OFFICE ` p r.'z 5: o ¢• x g I U Im �r`n s� I o�•_•r••I n'•' _ PARKING STORAGE, I915EUI1, PARKING, PART; \ :ATFP 1 y TREATMENT 111 C PLANT �( m� MUSEUM - PARK PARKING :\ Y CEDAR/LARCH DEVELOPMENT AREA LAND USE (1987) SAGINAW DUALITY DAIRY 1 AUTO SALES i PARKING iSERVICE ! STORAGE B IOFFi OFFICE 8 REPAIR ! AARO RENTALS XARKER FU.'ER ELECTRIC PARKING7 - ROMA BAKERY CAPITOL C 7 AUTO F ; VACANT BLUE PRINT �CO`IM (V) �•� o � 2f I - a PAR KING• - i m� I-LL�J SHIAWASSEE PARKIN'U STAMP it OFFICE 8 MBAR SIGN RES. T�-' HEATING ID3 STR18UT1HG A•--•--- PR1 M]NG ! VACAh^, CITY CITY j WAREHOUSE GARAGE I OFFICE WHOLESALE . r --� I FMERGENC� VACANT I MEGi Ur . -------- AUTO GLASS I i AUTO BODY I(�\ WAREHOUSE RADIATORI I \\ I DARK�I Hu I \`I AU70MOTIVE VACANT IKAMIX'S AUTO OFFICE PRODUCTS BARKER J FOWLER I VACANT VOLUNTEERS Of AMERILA A I n z OFFICE cowl.I SILVER ._I1—`DESIGN BIKE SHOP w VACANT ➢ARKING s BUS I HESS I VACANT Q MACHINES ZLI • YACAHT� 1� I CO. AUTO PARTS VACANT i T WAREHOUSE (� MACHINE 1 f—•� I Q VACANT J _1 STORAGE�I '-) COFFEE I " �7mCE IYEHICLE REDATR MAMUF. n PARKING —r' WAREHOUSE - -i DISTRIBUTING . PRODUCTS' RODUCTS AUTO i. iV. ACAK-,I tom_ IF VACANT I I PARKING AT DHOTO •—WA-REEHOUSE GARAGE/WAREHOUSE �•� +aKLHOUSE 2ND HANDI WAREHOUSE WAREHOUSE 2-N- �_: Tv,� z<m alaz N,nxTnnn n MICHIGAN - K 1 _ax n^AI I g 1m I PARKING 1, m = I ( PRINTING BODY m 4-PARKING 1 VACANT AUTO REPAIR i �! ! FUEL '1 I AUTO REPAIR —if •DISTRIBUTING i II IF ! I ��- • if I 3F I j hT , !� TF I 2r I 11F! I I1F��c i WATER ]f 13f' Y ! IF I RESERVOIR I SF =,: • D. I_J i 1F SIGNS/ BUREAUSI�F i1FI1F 14 FI2F12Fl2F1 I _�; :!Milli 1_ PARKING AU O REPAIR I CONSiiUCi10t1 AUTO TAPE f- ..� a n MATERIAL ! I PARKING V ! V u o OFFS CE �--_- 1 ! o; I WAREHOUSE CAB CO. AUTO ' Z` STpn.", RFPAIR 1 JPARKING AUTO ELEC.I :•--I , OPEN SYSTEMS I VACANT • -{STORAGE • MANUFACTURING I OFF 8 WAREHOUSE j •IACAIIT 1 ' �• 1 PARKING OIL Y' V'3F 1' I GAS —� KALAMAZ�0OO I-F CE WENOY'S X ALRL• I DRUG STOP�I RFPAIR 8 I I I = STORAGE I 4: 'G I HELEN �lF I 3F I 3: I )I El ~•I 2F I 2T i 2F t I �• J 1�--7-f 2T \ 1 t v 1 U 2F riw 2F J Lu •� Li) '--fi "'� lr IF t 2F ! I' 2` 1 1-496 RAMI I A- MAP Zonin Map 3 shows the present zoning of the area. It is presented for comparison with the land use map. Comparison shows that in many cases the zoning bears little relationship to the actual use of property. The zoning in the area was established many years ago under ordinances which have been revised or replaced. Many inconsistencies with regard to use and dimensional require- ments of the current zoning code now exist. Examples include the following: 1. Low density residential development located in non-residential zoning districts or residential districts intended for higher density development. 2. Small. lats—wh ch do not meet minimum lot size standards. 3. Residential lots which do not meet minimum lot area require- ments to support the number of units on the parcel. 4. On site parking requirements and parking lot design are not met. 5. Landscape, screening and buffering is inadequate. Housing Profile As shown in the land use section, residential development in the study area makes up only 9% of the total. A survey conducted in the winter of 1987 shows that about 400 housing units are available for use. Of that total, 278 are new units located in the Riverfront Towers and Apartments development located at Saginaw and Cedar Streets. These units resulted from a joint private/public effort to redevelop the land specifically as a community that would be located near the downtown area and be supportive of its revival. Housing Trends A decline in the number of large, old housing structures has oc- curred in the last fifteen (15) years. Almost 100 older residen- tial structures have been removed, primarily to make room for ex- pansion of non-residential activity. A few have also been con- verted to non-residential use. This trend could be expected to continue, particularly where older homes are now isolated, in very poor condition and almost entirely surrounded by non-residential use or fronting major streets. Housing Type The greater percentage of housing units are part of multiple dwellings. The table below shows the current composition. i SAGINAW I i I i SHIAWASSEE MICHIGAN CEDAR/LARCH DEVELOPMENT AREA EXISTING ZONING L J i illl�i KALAMAZOO F J L MAP3 Type 1987 Housing Type Cedar/Larch Development Area % Single Family 45 11 Two Family 42 10.5 Multiple 313 78.5 Total 400 100 Single family homes are concentrated primarily in the southeast corner of the study area. Many large older homes have been removed or converted over to non-residential or multiple use. Facilities providing temporary shelter to the homeless are also found in the study area in the 600 block of East Michigan Avenue. Tenure The percentage of owner occupied units is estimated to be less than 15%. The Riverfront Development is all rental and many of the older home are now income properties. The greatest number of owner -occupied homes are again concentrated in the southeast part of the area. Condition of Housing A housing survey conducted by the Planning Division in the winter of 1987 was undertaken to determine the exterior condition of housing. The information gathered in that survey is used as a statement of housing quality. Units were rated according to a predetermined set of criteria .which include structural integrity and appearance. Rating categories are as follows: - Standard - Few defects, cosmetic treatment needed in some cases, ex: coat of paint. - Standard, requiring maintenance - Some defects, mostly cos- metic, with one or two minor structural problems. Deteriorating - Many maintenance problems or a few major items such as problems with the roof or foundation. Houses in this catagory are more readily able to be rehabilitated. - Substandard - Some major structural problems, many minor ones. Costly to rehabilitate. - Critical - Many major structural problems. Not worth reha- bilitating due to cost. -7- Ll The table below .shows the results of the survey: Exterior Condition of Housing, 1987 Cedar/Larch Area Rating # s Standard - 331 80 Standard, Maintenance 29 7 Deteriorating 39 10 Substandard 10 3 Critical 1 Neg Total 400 100% Map 4 shows the condition of housing by parcel determined as a re- sult of this survey. Office, Commercial, Service, Warehouse and Light Industrial Activ- ity The largest single use of land in the area is for economic activi- ty. The land use map shows the location of each business and the type of business in operation in 1987. Much of the commercial activity is concentrated along East Michigan Avenue, at major street intersections and in a small commercial center north of Riverfront Towers along West Saginaw Street. A concentration of second hand stores and antique shops exists along East Michigan. Four adult entertainment businesses are also lo- cated along the street. Many of the service and light industrial activities are long es- tablished businesses. A strong car repair and wholesale automotive parts distributing industry has also been developed in the corri- dor. Other than the few concentrations of commercial activities cited, economic activity is generally mixed and not grouped together by type or function. Economic Site Characteristics and Condition Except for those more recently developed, remodeled or expanded, many sites used for economic activity are obsolete in terms of modern day design and code requirements. Parking in association with many businesses is in short supply and not well defined. Visibility of businesses and access to the site is often poor. Docking and delivery facilities are often lacking. Room for ex- pansion is scarce and very little landscaping has been done to im- prove the appearance of the area. Open storage of building mate- rials is in evidence. In some cases, buildings used for economic activity are in deteriorating condition and in need of substantial repairs or design improvements. W-11 J L_ ELDERLY H7-RISE (200 UNITS) S f GARDEN APARTMENTS 78 UNITS CEDAR/LARCH DEVELOPME14T AREA HOUSING CONDITION (1987) S—STANDARD SM—STANDARD REQ. MAINT. D—DETIORATING SS —SUBSTANDARD C—CRITICAL SAGINAW I I SHIAWASSEE i KALAMAZ00 Sf,7F,4F DI c n + ZFs � if �► HELEN �''�i +'�'S-'2 S. sr,' F2f2f S iF 5Y. 2F 1 2f • I S IF U irS 2F LLJ •+ 12f S m 1< sr zF •, I� �\\ '. 12F s El I �J MAP 4 Employment A survey conducted in spring and summer of 1987 established that approximately 1300 employees work for businesses located in the Cedar/Larch corridor. The percentage breakdown of employment by type is as follows: Office 5% Commercial.- 28% Service 55% Manufacturing. 10% Other 2% Community Facilities Community facilities include schools and other educational facili- ties, parks, hospitals -,, ,churches and facilities used by the public. Riverfront Park is the only park in the study area. The hiking/ biking trail is located along the east bank of the Grand River. No schools exist in the area, however, the museums located along the river in the central part of the area along Museum Drive may be considered educational facilities. The City Market and the Lansing Center are public facilities owned and operated by the City. Public Service Profile Maps showing sewer, water, electrical and street lighting systems are found on pages 22-25 in the Northeast Area Plan. Sewers Most areas are served by a combined sewer system; a system where sanitary and storm water run-off are discharged together. The current system is judged to be adequate for current use. Map 10 on page 22 in the.Northeast Plan shows that sewers were separated in the area around the Riverfront Apartments complex and new commercial center as part of that redevelopment project. Some separation has also occurred in association with development of the Lansing Center and realignment of Museum Drive. It is likely that any large scale development or redevelopment necessitating sewer improvements would also result in further separation of the system. -9- TTti1ii-iAm Water The Board of Water and Light provides water to the area. Map 11, page 22 in the Northeast Plan shows the location of major trans- mission lines. The City's main treatment plant and a large water storage reservoir is located along Cedar Street between Michigan Avenue and Kalamazoo. This facility along with the major trans- mission lines will be maintained in the area since it would be too costly to consider relocation. The Board of Water and Light also maintains several well sites on the area. Telephone Telephone service is provided by Michigan Bell and AT&T. Lines are generally above ground though some service.- has- been--placed-under- ground in association with new development. Service is adequate to support existing and any anticipated new demand. Gas Gas service is provided by Consumers Power Company. Transmission lines are located in nearly every street. The system is flexible enough to accommodate any demand change in the area. Steam Steam lines running from the Board of Water and Light's Ottawa Street generating station, also run east of the Grand River. The system currently serves the Lansing Center and some buildings south of Michigan Avenue. There is potential to extend the system fur- ther to serve other new development. Steam service will proceed from the Ekhert Power Station once the Ottawa Street Station is taken out of service in 1992, with no loss of efficiency or capac- ity. Electric The Board of Water and Light also provides electrical power to the area. Map 12 on page 23 in the Northeast Plan shows the location of major transmission lines. Some service in newly developed sites has been placed underground. Wherever possible all new service lines will be placed underground. The Board of Water & Light pro- poses to construct a 138 KV substation and overhead transmission line sometime soon within or adjacent to the Cedar/Larch area to assure adequate and reliable electric service to area businesses. Street Lighting The service, provided by the Board of Water and Light is estab- lished along all streets in the area. Map 14 on page 24 in the Northeast Plan shows that most of the area is served by incandescent lighting. Newer developed sites are served by more efficient high pressure sodium lights. Replacement in the future to the more efficient high pressure sodium system will occur, most A likely in connection with new development and right-of-way im- provements. Environmental Profile The topography of the area is predominately flat with some varia- tion near the river. Soils in the area are well drained, though this is a long established urban area and most land surfaces are covered or "sealed". Soils are rated for "urban use", a classifi- cation indicating only slight limitations for development. Most of the natural vegetation that has been maintained in the area exists along the river in Riverfront Park and along the hiking/ biking trail. Most natural vegetation has been removed along with development. More densely developed land is largely lacking in any vegetation though some development has included attractive and well maintained landscaping.._..- -•- Wildlife includes animal common to an urban environment. The Grand River is rated as a warm water stream suitable for species best suited to that environment though salmon and trout have been in- troduced to the system and migrate seasonally to Lansing. The 1986 air quality report prepared by the Air Quality Division of the Department of Natural Resources shows that overall air quality is acceptable in the region. Noise pollution is a serious problem in the corridor. Noise is primarily associated with the large daily volume of traffic. Major highways, all of which are major truck routes, include Cedar, Larch, I-496 and Michigan Avenue. Major rail lines along the east boundary of the study area also transmit noise and vibrations through the area. Noise studies conducted by the City in associa- tion with the Community Development Program show that in most cases noise levels in neighborhoods exceed limits considered acceptable by the Department of Housing and Urban Development. Other point sources of noise pollution in the area include the Board of Water and Light Ottawa Street facility, the downtown fire station during service runs and auto body repair shops in the area. The major receiving water in the area is the Grand River forming the western boundary of the study area. Water quality of the river is described on page 27 of the Northeast Plan. Map 17 on the same page shows the 100 year flood plain boundary for the area. Much of the area within the flood plain is dedicated to park use. -11- Streets and Highways Map 18 on page 28 in the Northeast Plan shows the classification of streets in he study area. Cedar, Larch, I-496, Saginaw and Michigan Avenue are state trunklines classified as principal arterials. Kalamazoo Street is classified as a minor arterial and Shiawassee Street as a collector. All other streets are classified as local streets. The table below shows average daily traffic on major streets. Average Daily Traffic Major Streets Cedar/Larch Area ADT Cedar Street 21,000 Larch 18,000 I-496 40,000 Michigan Avenue 25,000 Kalamazoo 11,000 Saginaw 26,000 Other Circulation Systems Map 19 on page 30 of the Northeast Plan shows other transportation routes in the area. Public transportation is provided by CATA. Michigan Avenue, Kalamazoo, Cedar and Larch are all major bus routes. The major interchange terminal for local buses is located west of the river near Lansing Community College. The hiking/biking trail is located along the east bank of the Grand River. The route is intended to stretch from the west side of Lansing to East Lansing upon completion. Pedestrians are accommodated by sidewalks along most streets and by the hiking/biking .trail along the river. Pedestrian access to downtown activity centers is exceptional. -12- Cedar/ Larch CDC Proposals HOUSING CEDAR/LARCH CDC PROPOSALS Objectives • - More rationally utilize land and other natural resources Restore and preserve residential structures to enhance neighborhood vitality and the appearance of the area - Minimize displacement of area residents - Provide new housing for population to support the Central Business District - Eliminate slums, blight "and, `blighting influences - Eliminate housing conditions which are detrimental to the health, safety and welfare of the community Proposals 1. Improve and protect existing housing in the neighborhood bordered by Larch, Kalamazoo, Hillsdale and East Street. Rationale: The neighborhood is a cohesive unit worth protecting and preserving. Strategies: A. Bring all structures up to housing code. B. Remove any structures not able to be rehabilitated. C. Install fencing and/or plant materials along Larch, Hillsdale and the railroad right-of-way to reduce traffic noise in the neighborhood. 2. Establish- -a---lin-k -to-the—residential area east of the CONRAIL railroad tracks along Shiawasse Street Rationale: Housing to serve a population supportive of downtown business is an objective associated with revitalization of the CBD. A link along Shiawassee Street between the downtown area and sites suitable for housing east of the tracks is logical given Riverfront Towers and the near proximity of Lansing Community College. The corridor can best serve to link the two areas since it is ony a remote possibility that additional housing would be built in the busy corridor. -13- 3. 4. Strategies: A. Establish a well landscaped, secure hiking/biking path extension along Shiawassee Street to Oak Park. B. Develop new housing around Oak Park and the BTS property. C. Facilitate development by making any public improvements in the area that are necessary. D . Commission a consultant study to evaluate types of housing that can reasonably be marketed in the area. E. Consider development of a mix of housing that will include multiple and single family units for occupancy by the elderly, handicapped, students and downtown workers. F. Develop a marketing strategy to present residential concepts to developers and utilize public assistance and planning. as incentives for development. G. Promote development of market rate housing utilizing MSHDA's 80-200 formula to accomplish this goal. Remove isolated dilapidated housing along Cedar/Larch and redevelop land for uses consistent with existing surrounding and/or planned development. Rationale: Only a few residential structures, many in poor shape, remain along Cedar and Larch Streets. Many homes have been removed in past years to accommodate expanding business sites. isolated homes in the corridor are located on lots zo.ned for non-residential activity and are subjected. to traffic noise and vibrations. Possibilities to improve and protect these situations are marginal at best. Strategies: A. Initiate code enforcement to establish condition of housing stock and initiate condemnation proceedings where appropriate. B. Support acquisition and removal of remaining residential structures by adjacent private businesses. C. Acquire parcels strategic to public improvements or joint public/ private development projects. D . Relocate residents consistent with City relocation plan with emphasis given to finding safe, decent and affordable housing in the immediate area. Redevelop Barnard Street area for non-residential use. Rationale: rViany homes on Barnard appear to be in deteriorating and substandard condition. The block is isolated and near enough Michigan Avenue to be within the area of influence for new development and improvement of the downtown business area. -14- Strategies: A. Relocate residents consistent with City relocation plan with emphasis given to finding.. safe, decent and affordable housing in the immediate area. B . Clear area and prepare site for non-residential development. 01612 CIRCULATION CEDAR/LARCH CDC PROPOSALS Objectives - Provide safe and efficient streets and intersections in the area. Improve public transportation service - Improve sidewalks and pedestrian routes - Emphasize the corridor as the approach to the front of the State Capitol Proposals 1. Improve the design, function and appearance of the Cedar/Larch one-way pair as part of the Capitol Loop with particular emphasis on improving the intersection with I-496. Map 5 presents.issues and problems associated with circulation in the area of concern. Rationale: The Cedar/Larch corridor together with I-496 and E. Michigan Avenue are key to the proposed Capitol Loop system. Cedar/ Larch and Michigan Avenue are the streets leading to the front of the State Capitol. Design changes are needed to improve the function of the one way pair, especially near the interchange. The appearance of the corridor should also reflect downtown revitalization and enhancement of the Capitol Area. Strategies A. Hire a consultant to study possibilities to improve Cedar/Larch access with I-496 and traffic flow through the corridor. Plans should be coordinated with proposed major land use changes and development in the corridor. The study is recommended to be a coordinated effort between MDOT and the City of Lansing. B. Construct a two way turn around access between Cedar and Larch just south of the Wendy's Restaurant. C. Consider improvements to the Cedar/Larch/Michigan Avenue section of the proposed Capitol Loop as equal in priority to planned improvements on the west side Logan Street entry. D . Develop and install a Capitol Loop design theme utilizing unique signing, street lighting, landscaping and other visible public improvements. E. Improve landscaping and the appearance of buildings and sites along the corridor. F. Promote land use changes along the corridor conducive to and in harmony with revitalization in the downtown area. -16- 2. Improve the traffic flow and reduce turning movement problems along major streets. Rationale: A major street serving many different land uses and a major regional destination point should function safely and effectively. Ease of access is directly related to drawing visitors and customers into the downtown area. Strategies A'. Reduce curb cuts and combine access points for utilization by groups of businesses along the corridor, particularly as part of new development or redevelopment efforts. B . Move curb cuts as far away from major intersections as possible. C . Evaluate access, on site traffic flow and parking layout in and around the Quality Dairy site at Saginaw and Larch. D. Move the curb cut from the City Market on Shiawassee Street further west of the Cedar Street intersection. Traffic leaving or going through the market has difficulty exiting due to congestion near the corner. Allow a right turn only for traffic exiting the market. E. Allow Larch Street access for the Wendy's restaurant. F. Encourage where possible, expansion of parking areas serving existing businesses and activity sites. G. Reevaluate timing of traffic light at E. Michigan Avenue and S. Cedar, particularly at p.m. peak traffic hour. Southbound Cedar Street traffic is often backed up due to too little green time. H. Work with C & 0 and Con Rail railroads to limit trains crossing Michigan Avenue at peak traffic times. Delays and traffic backups occur due to trains operating at those times. I. Locate a street between Cedar and Larch north of the proposed ` parking ramp to serve the -Michigan Square site. 3. Improve facilities for pedestrian travel in the corridor. Rationale: A large number of people pass through the area on foot. Good sidewalks and crossing areas are needed to allow safe and efficient travel, particularly along the major streets. Strategies A. Install a sidewalk along Larch Street between I-496 and Kalamazoo. B. Repair sidewalk along Michigan Avenue. 4. Expand parking for existing businesses and require parking to code standards for new development in the corridor. Rationale: Adequate convenient parking is essential to a successful business venture and critical to downtown revitalization. Strategies A. Construct at least one public parking structure, in the corridor near Michigan Avenue. One has been proposed as part of the Michigan Square proposal. Diva 1} NORTHBOUND TRAFFIC' OCASSIONALLY •-- 1 USES THIS AS A SOUTHBOUND \t TURN AROUND I - i I .- _ I 1. 1. C _ TRAFFIC ALLOWED TO TURN LEFT BACKS �= UP RAMP AND CONFLICTS WITH NORTHBOUND TRAFFIC DURING RUSH HOUR I -_ II► y-i i i -TRAFFIC MUST STOP AND ACCELERATE INTO SOMPH TRAFFIC �;,, ,. CONFLICT BETWEEN TRAFFIC EXITING TO GRAND -MOST CROSS 3 LANES TO ENTER FREEWAY �j i, AND ST JOSEPH AND TRAFFIC ENTERING FREEWAY I:I' FROM BOTH CEDAR/LARCH WESTBOUND ON RAMPS 7 I� t -7 / w i 1 ' � I TRAFFIC MUST ALMOST STOP TRAFFIC CRISSCROSSING IN A 1 I; TO EXIT TO CEDAR ST. FROM FREE11AY AND MAIN STREETHTOTCO ffI1UEEEASR�OR 11 I \ EXIT TO CEDAR/LARCH, I I /,k OFF RAMP AND N. LARCH TRAFFIC MUST MERGE; Rap ° CONFLICT WITH N. BOUND LARCH TRAFFIC ATTEMPTING y *� 1C e7, ! TO ENTER FREEWAY ON RAMP FURTHER NORTH. %. i l its S- x /l0-2:. s d25 % 1 d292 i2b ! 111 I B2P r INFRASTRUCTURE CEDAR/LARCH CDC PROPOSALS Objectives - Upgrade condition of curb, gutter, streets and sidewalks in the area Provide adequate storm and sanitary sewers for ` existing and planned development - Provide for maintenance and improvement of existing utility systems and if necessary expansion of those systems to support land use development recommended in the corridor. Proposals 1. Resurface and repair deteriorating road surfaces in the corridor. Road stretches in need of improvement include Cedar and Larch Street between I-496 and E. Michigan Avenue, E. Ottawa Street between Cedar and Larch and S. East Street. Rationale: Streets identified are deteriorating and in need of repair. Cedar and Larch should be improved as part of the Capitol Loop. Noise and vibrations in part due to road condition are a problem to the residential area along Beech Street. Strategies: A. Program as a priority resurfacing of Cedar and Larch between I-496 and E. Michigan Avenue as part of the Capitol Loop Improvement project. B . Improve other street surfaces block by block as Act 51 funds and prioritv ratings allow. C . Pave S . East Street according to the Public Service's Three (3 ) Year Plan for improving gravel streets. Improvements should include sewers, curbs and asphalt paving. D . Resurface streets in conjunction with private development adjacent the right-c f way at -•the- same time as sewer, curb and gutter work are completed. E. Construct new curb and gutter on Beech Street. 2. Separate storm and sanitary sewers in the area. Move sewer lines to • promote new development. Rationale: All sewers in the study area should be separated as funds and opportunity become available. Sewers under the Lansing Center have been replaced and separated to Cedar Street already. New development and proposed changes in land use will necessitate a more efficient sewer system in the area and relocation of some systems. -18- Strategies A. Televise all sewers in the study area to check condition and locate all leads and problem areas. B. Verify size of storm sewers and request that the Michigan Department of Transportation participate in the cost of separation and adequately sizing sewers for efficient roadway and adjacent land use drainage. C . Relocate older sewer lines to allow more efficient use of land and to promote redevelopment. D . Remove or seal old abandoned storm sewer lines leading to the river from the Beech Street area. COMMUNITY FACILITIES CEDAR/LARCH CDC PROPOSALS' Objectives - Maintain and improve Riverfront Park and the hiking/biking trail - Maintain the City Market at its current location - Maintain and improve the museums and theatre along Museum Drive Proposals 1. Improve the linkage between the park, City Market, hiking/biking trail, museums and established CBD. Rationale: The attractions east of the river draw people into the downtown area not only for special events but on a daily basis. Established downtown business can benefit from this activity provided good pedestrian links are available. Better access between attractions along the east bank of the river also promotes increased use. Strategies: A. Construct a pedestrian bridge linking the site of the Grand Tower development proposed at the corner of Washtenaw and Grand Avenue on the west side of the river to the Museum area on the east bank. (Sketch 1 & 2) B. Design and establish a pedestrian walk through the City Market parking lot located between the Riverfront Park and the City Market. The defined walkway would serve to make the City Market more a part of the park enhancing its role as a community facility and making it more accessible to be used on connection with special activities in the park. (Sketch 1 & 3) C. Maintain and improve the access from the Shiawassee Street bridge to the park. D. Install a sidewalk section and steps between the existing sidewalk on the west side of Cedar Street and the hiking/biking trail just north of the I-496 overpass. The path would go under the access ramp between Cedar Street and the trail. (Sketch 2) At present there is no easy access between the sidewalk due to the difference in the grade elevation between the two. E. Construct a boat dock on the east bank of the river near the museum area. The dock would accommodate watercraft to promote one more means of transportation leading to activity areas on both sides of the river. (Sketch 1 & 3) -20- 2. Continue to add facilities that will improve Riverfront Park, the portion of the hiking/biking trail in the Cedar/Larch corridor, the museums and theatre and the City Market. Rationale: All four facilities draw visitors into the central city and are important focal points for special events as well as daily activities. Improvements to better accommodate visitors result in more frequent visits and longer stays. Attracting people to the -downtown area is strategic to downtown revitalization efforts. Strategies: A. Expand parking for the museum complex by constructing a hard surfaced lot on the vacant property south of Museum Drive between the water treatment plant and the hiking/biking trail. Additional parking -far -bLLsess.is--paarticularly needed. (Sketch 1 & 4) B. Promote utilization of the park, museums, hiking/biking trail and river by continuing special events now sponsored in the area and instituting an advertising campaign connecting these facilities with other downtown activities. C. Maintain the architectural style of the Shiawassee Street bridge as part of any replacement or repair project. D. Fully implement the development plan adopted for the hiking/biking trail. E. Utilize the Michigan Trust Fund, out -state equity fund and general recreational grant fund to finance park and recreational related improvements. -21- �c 0 Gi SKETCH 1 LOCATION MAP I--,196 -7rr� 7F-F-- SIDEWALK/TRAIL LINK SOUTH CEDAR ST. 11 SKETCH 2 WCOp VO4K �FJlGH t� o a � _SMTT IR I►JG WN.L c.0 °S 0 b I r1r --r,►yER -° 'RAILING — �'+3 __•-- 0 •RJ•f4p� . 6.13 ���� 4ie•—� CY� ° �1 WAUc O S' W M w o sit SN/Ate 466EE �9.3U �jJ17 O( GUi. 16 f�OGK— At.1�ZNATIV�; b, SKETCH 3 BOAT DOCK/PEDESTRIANWAY CONCEPTS 1.WIC'MKIIAI A-444,W4400 CONCEPT LAND USE CEDAR/LARCH CDC PROPOSALS Objectives Promote development in the corridor that will complement the downtown area as the-'ce'nter"of 'State Government, Central Business District and regional convention center. - Promote development that serves to link east side neighborhoods with the downtown area. - Redevelop land used for activities appropriate to the downtown revitali- zation effort. - Reduce conflict between incompatible uses of land. - Promote additional multiple residential development that will create a resident population to help support downtown businesses and will serve to bridge the distance between east side neighborhoods and the downtown area. Proposals Map 6 present the desired overall plan of development for the Cedar/Larch Corridor. /The land use plan reflects three primary strategies: 1. Development of Phase I of the Michigan Square Development proposal. 2. Development and redevelopment of land in the corridor for uses defined as CBD support activities. 3. Development of or link to new housing and preservation of existing units to increase a residential population that is capable of contributing to the support of downtown businesses. Other important assumptions made in formulating this plan include the following: 1. That the Board of Water and Light water treatment facility and storage reservoir will not be removed or relocated. 2. That Cedar and Larch Streets will not be relocated. 3. That the intersection at I-496 and Cedar/Larch will be upgraded to function more effectively. 4. That the City Market will remain in its present location. 5. That Riverfront Park will remain unchanged. 6. That development of museums and other cultural facilities will continue to be centralized along Museum Drive. It is realized that changes recommended in the plan will not happen overnight. The recommendations for change are based on. the stated objective of the City and State to revitalize the downtown area and better present it as the State Capitol and regional center for business and convention activity. IWNAI It is also realized that many businesses in the corridor do not qualify as CBD support services as defined and may not be compatible with the revitalization concept. It is hoped that long established, worthwhile enterprises in the corridor may eventually be improved to the point where thev fit into the development concept or, as an alternative, be relocated to a more appropriate site within the City that can meet their needs adequately. The three strategies are presented in more detail below. 1. Develop the Phase I, Michigan Square Development Proposal on the proposed site north of Michigan Avenue between Cedar and Larch Streets. Rational: The proposed project is the cornerstone of revitalization hopes east of the river. It provides additional hotel rooms, parking and meeting space in support of the new Lansing Center, the -City's.-.Go,nw•ention business strategy, the State Capitol Park program and the overal downtown revitalization effort. In addition, an area characterized by marginal activity would be improved. The project is expected to result in additional spinoff development east of the river. Strategies: A. Implement the plan for Phase I development of the project as shown on sketch 7. B . Have the City initiate acquisition of property at the Michigan Square Phase I site. Establish an acquisition fund for this purpose utilizing revenue sources such as the general fund, tax increment, UDAG payback, parking revenues, transportation bond package and other state or federal grant or loan programs. The acquisition process should not result in demolition or loss of use of property until all property is acquired and the Michigan Square project ready to be implemented. C. Acquire and develop the property located at the northwest corner of Cedar and East Michigan Avenue for uses consistent with the CBD support.concept or the hotel/convention business. 4, 2. Develop or redevelop land in the corridor primarily for use defined as CBD support activities. Rationale: CBD Support activities are defined to be residences and/or businesses that support offices, office workers and commercial businesses in the CBD. Examples include restaurants, specialty shops, printing services, gas stations, auto repair, motels, commercial blueprint, artist and office supplies, office furniture and catering firms, to name a few. They do not include manufacturing, warehouse or open storage facilities. The Cedar/Larch corridor is a strategic location for such services because it is relatively close to the CBD and within reasonable walking distance. In addition, CBD support activities are most compatible with the downtown revitalization effort. -23 Strategies: A. Map 6 shows areas recommended for CBD support activity develop- ment and/or redevelopment. Development and redevelopment is intended to occur primarily as a result of private initiative with incompatible uses improved in the short term and phased out over time. B. Maintain zoning or rezone property to districts that limit use of the land in the corridor to office, commercial and CBD support activities. Map 6 shows recommended zoning for each block or land area. C. Remove the fuel storage .tanks located between Michigan Avenue and Barnhard street just west of the railroad tracks and redevelop the land for CBD support services. D . Concentrate specialty retail businesses developed according to a theme along Pere Marquette St. proposed to be built between Michigan and Shiawassee Street. 3. Promote development of new housing east of the study area and link the residential area to the downwtown with a hiking/biking trail along Shiawassee Street and preserve the existing Beech Street neighborhood to increase a residential population that is capable of contributing to the support of downtown business. Rationale: The Northeast Master Plan calls for additional housing opportunities along Shiawassee Street that will serve to lint: East side neighborhoods with downtown development. It is felt that actual new housing in the corridor may be difficult to promote due to environmental hazards caused by noise and traffic. However, the link concept is logical sriven established residential development east of the railroad tracks, the Riverfront Apartment Development, Oak Park, the BTS property and Marshall Field. An increase in the population near the downtown area would also create demand for new services or expansion of existing ones. Strategies A. The housing section of the plan shows areas designated for preservation and development of housing. 4. Promote development of a unique pedestrian oriented retail shopping area along the proposed Pere Marquette Street extension. Rationale: Excess City owned land available after development of the street would be an ideal site for a shopping area related to convention business generated by the Lansing Center and adjacent hotel development. The development of a shopping area characterized by a design theme would provide support services to enhance the establishment of a unique convention business and associated hotel district. SKETCH 5 PERE MARQUETTE STREET DEVELOPMENT CONCEPT Strategies A. A conceptual plan for development is shown on sketch 5. Features of development include unique design of building facades and a street scape coordinated with street improvements recently completed along Michigan Avenue. Old warehouse structures on the west side of the proposed road could also be utilized by converting the space to small retail and service outlets. The new public right-of-way should be designed to allow it to function effectively for pedestrian as well as vehicular traffic. Sidewalks, street lighting, landscaping, street furniture and the layout of retail development should- also be designed and planned to accommodate shopping by pedestrians. B . The proposed disposition plan for the City owned property along -.• Pere Marquette- Street is shown on Sketch 6. Development• along the new road reflecting the concept of a unique pedestrian oriented retail shopping area characterized by a design theme is supported. The following recommendations are included as part of the property disposition plan: 1) Support expansion and design improvements to existing businesses along Pere Marquette Street as long as the development is consistent with the suggested design theme. 2) Relocate retail business displaced by redevelopment in the Cedar/Larch corridor to the vacant sites along Pere Marquette Street where retail activity is suggested, provided the businesses are consistent with the conceptual use plan and adhere to the design theme described in Strategy A. 3) Encourage establishment of new retail and service businesses focused on the visitor and convention trade and those consistent with the CBD support concept. -25- J L EXPANSION OF BUSINESS SITE TO WEST OR COMMERCIAL USE CONSISTANT WITH THEME DEVELOPMENT AREA=FOR EXPANSION OF WHOLESALE & RETAIL PRODUCE BUSINESS AND AREA FOR LARCH ST. ACCESS FOR I BUSINESS TO NORTH , w !Yll('Hw6rRl ( FUTURE COMMERCIAL USE CONSISTENT WITH THEME, DEVELOPMENT PUBLIC PARKING (METERED) SWAP LAND TO SQUARE OFF PUBLIC & PRIVATE PARKING AREAS PRIVATE PARKING SKETCH 6 PERE MARQUETTE STREET PUBLIC PROPERTY DISPOSITION RECOMMENDATION SAGINAW I CITY MARKET uw PARK Z Q ¢ � C7 / Q p LtJ U LANSING CENTER -D r� CBSUPPORT I I (G-1)! COMMERCIAL AND CBD SUPPORT (F) —1 SHIAWASSEE CBD SUPPORT (F) r-- I PHASE 1 MICHIGAN SQ. PROJECT (PUBLIC AREA iMICHIGAN SOUARE MICHIGAN D SUPPORT I CBD S_UPPORT,-7 PUBLIC A COMMERCIAL AND CBD SUPPORT (F) I I I l CBi SUPPORT (F) U Q J -I 1 CBD SUPPORT (G-*1) 1 i t .a CBD SUPPORT (G-1)ii J_ F_ .CBD SUPPORT (F) I, i I I Illl�i KALAMAZOO COMMERCIAL (F) COMMERCIAL (F)' I I ; _ HELIIEN LANDSCAPE AND RESIDENTIAL (DM4) SIGN -ENTRY TO DOWNTOWN I � uj CEDAR/LARCH DEVELOPMENT AREA LAND USE AND ZONING DISTRICT RECOMMENDATIONS MAP 6 e y c: URBAN DESIGN CEDAR/LARCH CORRIDOR The urban design of an area may be defined as physical characteristics that give it visual identity within a community. The physical layout of streets, the type of housing and architectural styles, the condition of housing, the kinds of building .materials the natural features of the land and overall land use development combine to create the visual identity of a defined neighborhood or urban environment. Urban design features can be either positive or negative. Some need to be enhanced or emphasized to help an area retain or maintain a particular identity, while others need to be deemphasized or removed to improve the image of the area or establish a new one. The Cedar/Larch corridor is in part characterized by old development with light manufacturing, warehouse and marginal retail activity situated on sites considered now to be obsolete in terms of use, access, parking or functional design. However, the drawback of sites and buildings made obsolete by time is partially offset by structures which may be architecturally or historically significant, have been well maintained and continue to function effectively. Examples include the City Market and the Board of Water and Light Water Treatment facility. Sketch 7 shows area focal points and sites considered to be landmark development in the Cedar/Larch corridor. These focal points or landmarks are .important in establishing an identity for the area. Sketch 7 also present proposed development that would serve to further that identity. It should become a priority of the City to facilitate new development or redevelopment that will be designed to be in harmony with the positive urban design features that now exist in the corridor and nearby CBD and State Capitol Complex. Any public improvement in the area should carry forward the theme for design already established along Michigan Avenue leading to the State Capitol. By establishing and implementing design criteria for improvements, it will become possible to enhance the image of the corridor as an intergral part of the downtown and State Capitol. -26- SKETCH 7 LAND USE CONCEPTS RELOCATION RECOMMENDATIONS No specific plan for acquisition or timetable for activity is recommended in the Cedar/Larch District Area Plan. Any displacement of residents in the area, resulting from acquisition of property initiated by the City will require that all persons displaced by such action be relocates,, in accordance with the guidelines set forth in the uniform real property acquisition and relocation Act of 1971 as amended. Method for Relocating Displaced Residents Relocation services and activities will be provided by the Development Division of the Department of Planning and Municipal Development Division, the local administration agency designated to provide information concerning private and public housing available to displaced families and individuals. The relocation office has contact with real estate brokers in the area to secure their rental and sales listings. The relocation office also maintains listings of names and addresses of real estate agencies, brokers, and boards in the area which deal in property that may be appropriate as a relocation resource and which is available on a non-discriminatory basis. The local newspapers are also checked for advertisements of suitable accommodations. From these sources the relocation office will obtain accommodations to which it can refer relocatees. Before any referrals are made, however, the property will be inspected to establish whether or not it meets the relocation standards. The relocation office will utilize the periodic listings of FHA and VA acquired properties which are available for inspection by all relocation families and individuals. The list of relocation resources will not include housing, which is scheduled for clearance under existing or proposed projects or other governmental activity. Relocation Standards: The relocation office and the Code Enforcement Division of the Building Safety and Development Department will inspect each dwelling unit to which a relocation family or individual moves to determine whether or not the dwelling meets relocation standards. The inspection will deal in the following areas: sanitary facilities, cooking facilities, heating facilities, lighting facilities, structural condition and occupancy capacity. Zelocation housing, to be acceptable, must not be subjected to unreasonable environmental conditions, natural or manmade, must be reasonably accessible to places of employ-ment, and must be generally not less desirable in regard to public utilities and commercial facilities than the project area. A family or individual will not be asked to accept temporary relocation unless it is necessary to accomplish certain project objectives without unreasonable delety. Relocation benefits based on number and tenure of persons in a householc displaced as a result of acquisition of property are paid upon, finding suitable alternative housing. Part of the payment includes an allowance for moving expenses. '!iA0 W It is expected that land use changes and the redevelopment proposed in this document will result in displacement of residents and businesses. There is a concern on the part of the Citizen's Council that displaced persons be accommodated in all cases whether a redevelopment project is initiated or conducted by either a public or private entity. The Citizen's Council recommends that the following steps be taken to assure a smooth and effective relocation of displaced persons: 1. Plan for relocation costs in all redevelopment project budgets. Budgets should include funds for relocating people, for developing replacement housing, relocating replacement shelter facilities and possibly moving structures scheduled for demolition to new sites. Establish a trust fund before demolition begins to provide replacement housing for residents displaced by any redevelopment undertaken in the City. This fund should be jointly funded by public and private participants in the development. 2. It is strongly recommended that the facilities providing temporary shelter for the homeless located at the Michigan Square site be relocated in or near the downtown area, and that replacement shelter facilities be relocated and in operation prior to discontinued use and demolition of the old ones. Efforts to relocate the shelter facilities should be initiated well in advance of any redevelopment to avoid disruption of service. It should be recognized that relocation of these facilities must be addressed by the entire community, with the city, shelter providers, private developers and social service agencies working in concert to provide the best feasible alternative sites. 3. Conduct a study of the housing market to determine what kind of housing would be available to displaced residents. The study should include a survey of residents to determine their housing needs and preferences. Commercial It should be the policy of the city in most cases to provide relocation assistance to businesses which may be displaced as a result of redevelopment in the Cedar/Larch corridor. The primary objective of such assistance will be to find acceptable alternative sites within the City of Lansing. -28-