HomeMy WebLinkAbout1981 Southeast Area Comprehensive Plan 1990STATE OF MICHIGAN)
COUNTY OF INGHAM )
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BY��
I, Alan E. Tubbs, Secretary of the Lansing Planning Board, hereby
certify that the attached Southeast Area Comprehensive Plan is a
true copy of the plan adopted by the'Planning Board of the City of
Lansing, on`August 18, 1981 as a revision to the Comprehensive
Master Plan recorded in your office on November 2, 1961, Chattel
file #263801.
Alan E. Tubbs
Secretary
Lansing Planning Board
Sworn and
subscribed to before me
on this day
of September, 1982
Virgi,r7�a
L. Mitchell, Notary Public
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InghUUam County, Michigan
My Commission Expires: February 12,198
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STATE OF MICHIGAN)
COUNTY OF INGHAM )
SS.
I, Alan E. Tubbs, Secretary of the Lansing Planning Board, hereby
certify that the attached Southeast Area Comprehensive Plan is a
true copy of the plan adopted by the Planning Board of the City of
Lansing, on August 18, 1981 as a revision to the Comprehensive
Master Plan recorded in your office on November 2, 1961, Chattel
file #263801.
Alan E. Tubbs
Secretary
Lansing Planning Board
Sworn and subscribed to before me on this Lv/'day of September, 1982
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FILED FILED
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Virg �� �a L. Mitchel Notary Public
Ingham County, Michigan
My Commission Expires: February 12,198
SOUTHEAST AREA
WPREHENSIVE PLAN
1990
LANSING, MICHIGAN
AUGUST 1981
MAYOR
Gerald W: Gravbs
CITY COUNCIL
Louis Adado
Lucille Belen City Council President
James Blair
William Brenke
Jack Gunther
Patrick Lindemann
Terry McKane
Sid Worthingtori
PLANNING BOARD
Merle Barnhart, Chairman
Richard Gaus
Emly Horne
Virgil Langworthy
Arnoldo Martinez
James Nelson
Edward Remick
Alice Wieland
PLANNING DIRECTOR,
Alan E. Tubbs
(INFORMATION AVAILABLE AT:
Lansing Planning Department
119 N. Washington Square
Lansing, Michigan 48933
Telephone: (517) 487-1400
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GOAL FOR PLANNING:
"We ought to get it out of our heads —
and out of the heads of our critics —
That idealism and realism are opposites ...
Realism is an objective appraisal of the present;
Idealism is an objective plan for the future."
Dennis O'Harrow
Executive Director
American Society of Planning Officials
1953-1967
DISTRICT #7
CITIZEN PLANNING COMMITTEE
Ann Alchin
Dennis Alchin
Kathleen Bishop
Jim Campana
Lynne Campbell
Sybi Coulter
Gail Fournier
J. Revell Hopkins
John Kend • �
Joan M orji c�'
�\ ity Dei
`j Adminis
',Assess(
Board o
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Planning Department
Police Department
Public Service Department
Traffic Division
Tri-County Regional •Wannl
ACKNOWLEDGEMENTS
The Comprehensive Plan for Southeast Lansing was prepared by the Lansing
Planning Department and the citizens of the Southeast area.
The preparation of this plan was financed through the General Revenues Budget of
the City of Lansing.
We wish to thank and acknowledge the many individuals and city departments/
agencies for their assistance in the preparation of the Physical Development Plan.
STRICT #8
NNING COMMITTEE
A
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11
DISTRICT #9
PLANNING COMMITTEE
t��'Jjhn Kendrick
Joan McDonald
1 Jerry Rapaport
Ron Rieves '
Mark Urban ap I
•
City of LANSING
L A N f I N G M I C H I G A N
PLANNIND DEPARTMENT 4aF.14W 409331fi68
2. F_. W.vwvm IS —.Ames
119 N. Washmwm sW ,.
February 26, 1982
Honorable Mayor Terry J. McKane
Members of Lansing City Council
City Hall
Lansing, Michigan 48933
Dear Mayor Mc Kane and Council Members:
The Lansing Planning Board takes great pleasure in transmitting the most
recent revision to Lansing's 1958 Master Plan. The Southeast Area Comprehensive
Plan was unanimously adopted at our meeting on August 18, 1981. The Plan was
prepared by the City's Planning Department with the able assistance of the
Citizens Committees for Planning Districts 7, 8 and 9, as well as many agencies
and departments of the City. The Plan has been supported and endorsed by each
of the citizen committees and has been presented at two public hearings before
the Planning Board, in accordance with the provisions of Act 285. Michigan
Public Acts of 1931, as amended. The recommendations and strategies presented
in the plan are consistant with the Citywide goals, Developmental Objectives,
and policies for physical development,,previously adopted by City Council.
The Southeast Area Comprehensive Plan contains background information
regarding the physical and social environment of the Planning Area. It identifies
the assets and problems of the area and recommends strategies to enhance assets
and solve the problems. Through written text, graphics and maps, the Plan sets
forth a blueprint for both public and private investment in the Southeast Area,
for the next ten years.
The Plan is on file with the County Register of Deeds as an Official Master
Plan revision. Further, the Plan is submitted to the Mayor and City Council for
concurrance and implementation.
Respectfully Submitted,
Merle Barnhart
Chairman
Lansing Planning @oard
MB: njb
City of LANSING
-ALM
L A N f I N G M I C H I G A N
PLANNING DEPARTMENT 482'14M 48933
2na Flea, WasMVw Se a Anne.
119 N. Wagow Swam
July 7, 1981
Mr. Merle Barnhart
and Members of the Planning Board
City of Lansing
Lansing, Michigan 48910
Dear Mr. Barnhart and Members:
Please find enclosed the draft of the Southeast Area Comprehensive Plan as dev-
eloped by the three (3) District Committees and blended by the Area Committee
with members representing each District.
It is our pleasure to transmit this document for your review and hopefully,
approval. We have spent a considerableamountof time completing this plan
which hopefully reflects the ideas and concepts of the committee and a majority
of the citizens of the Southeast Area.
Thank you for this opportunity to be involved with the project. We enjoyed
participating.
Enclosure: Southeast Plan
Sincerely,
Douglas McGinnis
District 7
6a
Dill Barkyoumb
District 8
k."..SIC. JL—,.
Charles Landon
District 9
TABLE OF CONTENTS
ACKNOWLEDGEMENTS
TRANSMITTAL LETTERS
TABLE OF CONTENTS
FOREWARD
INTRODUCTION
Locational Setting ....................................................
Purpose.............................................................
Plan Organization.....................................................
Process.............................................................
Explanation of Terms .................................................
BACKGROUND
Population Profile ..................................................... 7
LandUse Profile ...................................................... 10
HousingProfile....................................................... 13
Economic Development Profile ......................................... 18
Community Facilities Profile ............................................ 20
Public Services Profile ................................................ 23
Environmental Profile .................................................. 28
Circulation Profile ..................................................... 30
POLICIES, ASSETS, PROBLEMS AND STRATEGIES ...................... 33
Housing............................................................. 34
Economic Development ............................................... 43
Commercial/Business.............................................. 45
Office............................................................. 48
Industrial....................................... ................ 49
Community Facilities .................................................. 51
Public Services....................................................... 57
Environmental Conditions and .......................................... 64
Land Use Conflicts ................................................. 72
Circulation and Transportation ......................................... 76
GENERAL PROPOSALS FOR DEVELOPMENT
LandUse............................................................ 90
Circulation........................................................... 91
IMPLEMENTATION................................................... 92
PRIORITIZATION..................................................... 94
APPENDICES........................................................ 96
AMENDMENTS......................................................109
t
LIST OF MAPS
Map 1 Southeast�Area Location Map .................................. 1
Map 2 Southeast Area Planning District Boundaries ...................... 4
Map 3 Southeast Area Census Tracts ................................... 9
Map 4 Generalized Land Use 1980................................. • , . 11
Map 5 Existing Zoning 1980 ............................ I .............12
Map 6 Housing Conditions 1980....................................... 17
Map 7 Economic Activity Centers ................................. 19
Map 8 Community Facilities ........................................ 21
Map9 Sewers ....................................................... 23
Map10 Water ........................................................ 24
Map 11 Electric...................................................24
Map 12 Street Lighting ..................... ".......................... 25
Map 13 Unpaved GFavel Streets ..................................... 25
Map 14 Curb & Gutter Needing Repair .............................. 26
Map 15 Streets Needing Curb & Gutter .............................. 26
Map 16 Police Reporting Districts .................................. 27
Map 17 Fire Stations and Service Areas ............................ . • . 27
Map 18 Soil Conditions.............................................28
Map 19 100 Year Flood Plain ..................................... 29
Map 20 Street Classifications ................................... 31
Map 21 Bus Routes/Bicycle Paths ............................... 32
Map 22 Housing - Broad Strategy Categories ............................
Map.23 Potential Sites of Historic Significance ........................... 37
Map 24 Housing Issues ............................................ 41
Map 25 Neighborhoods where Conversion to Multiple is Occurring ......... 42
Map 26 Economic Development Issues ........................... 44
Map 27 Community Facilities Issues ............................... 52
Map 28 Public Service Issues ....................................... 58
Map 29 Environmental Issues .......................................... 66
Map 30 Land Use Issues...........................................73
Map 31 Circulation Issues ......................................... 78
Map 32 Land Use Proposals - Vacant Land ............................ 90
Map 33 Future Land Use Development Plan-1990 .......... Folded in envelope
facing page 88
Map 34 Future Circulation Plan ......................... Folden in envelope
facing page 88
Map 35 Proposed Annexation Area and Land Use ...................... 91
LIST OF TABLES AND FIGURES
Table I Change in Population 1960-1978 .......................
Table II Age Distribution 1970 ..............................
..........
Table III Median School Years Attended by Census Tract...........
Table IV 1979 Enrollment by Elementary School ........................
Table V Median Income by Census Tract ...............................
Table VI Occupation by Head of Household ............................
Table VI Change in Household Characteristics .........................
Table VIII Comparative Housing Trends 1940-1978 ......................
Table IX Housing Gains/Loses by Census Tract ........................
Table X Housing Type....,. .................................
Table XI Tenure - Type and Distribution, 1960-1978:................
Table XI Age of Housing .....................................
Table XIII Housing Conditions ..........................................
Table XIV Vacancy -Data .......................................
Table XV School Facilities - Southeast Area .............................
Table XVI Southeast Park Facilities .....................................
7
7
7
8
8
8
8
13
15
15
15
15
16
16
20
22
Figure 1 Land Use Distribution ........................................ 10
Figure 2 Housing Trends (1940-1978).......:......................... 14
Figure 3 Housing Units as a Percent of City & Region ................... 14
FORWARD
In September,1980, notices were sent to residents of the Southeast Area of Lansing,
inviting them to a meeting concerning the future development of this Area. It was
announced that the City of Lansing Planning Board had designated the Southeast
Area with three planning districts for the purposes of formulating a new Master Plan
for this sector of the City. A blended plan for the Area was prepared with input from
committee representatives from each planning district committee.
Residents were asked to volunteer for citizens committees to work on the plan. The
Southeast Area planning district committees were formed with an average of 14
members who attended semi-monthly meetings between October 1980 and June
1981, with a Planning Staff member. Although a relatively small group, the
committee had an excellent representation of area residents, including both young
and retired persons,'home owners, renters and landlords, homemakers, business
persons, laborers and professional people.
The Southeast Area is a predominantly residential. in places semi -rural area,
encompassing that part of the City of Lansing from the Red Cedar River on the north
to the City limits on the south, and from S. Washington Avenue on the west to the City
limits on the east. There area few commercial centers in the area, designed
primarily to serve the merchandising needs of the immediate community. There are
also a few industrial concerns. The Area is enhanced by the presence of several
parks of varying sizes, as well as other 'open spaces" such as Fenner Arboretum
and Mt. Hope and Evergreen Cemeteries. There is also a sizeable amount of
undeveloped land, the future use of which is of great concern to the residents.
Your Committees worked hard to draft a Plan which will preserve and improve the
..
quality of life for all the residents and business people of the Southeast Area, The
Plan was compiled in 6 stages: Housing, Transportation, Economic Development,
Public Services, Community Facilities, and Environment. By identifying problems
and assets in each category, discussing methods for correction or preservation, a
by the staff who
Plan was written for each. The committee was assisted planning
supplied information on legislation, city policies, maps and possible strategies.
Meetings were augmented at various times by police officers, a landscape architect,
City Councilmembers, potential area developers, and various City department
technicians.
With this nucleus we feel that we have produced a plan for our area that is both fair
and realistic with the best interests of the residents uppermost; a plan that allows
controlled growth while preserving the assets and correcting the problems. We
believe our ideas will keep Southeast Lansing a great place to work, shop and live.
Charles R. Landon, Jr., Chairman Dennis and Ann Alchin
District 9 Committee District 7 Committee
May, 1981
HOUGHTON•HANCOCK
IRON MOUNTAIN
MARQUETTE
SAULT STE. MARIE
MACKINAW CITY
MENOMINEE GAYLORD
• ALPENA
TRAVERSE CITY )
j • BAY CITY
/ SAGINAW
MUSKEGON
GRAND RAPIDS FLINT
LANSING
/BATTLE CREEK
' KALAMA200 ANN ARBOR
DETROIT
JACKSON
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I
Map 1 LOCATION
MICHIGAN
10.
LOCATIONAL SETTING
Lansing, the capital city of Michigan, is located in the Clinton -Eaton -Ingham Tri-
County region which is situated near the center of the lower peninsula of Michigan. It
is estimated that in 1976, 410,661 persons lived in this region. Major features of the
region include the Capitol building, Michigan State University, Oldsmobile and -
Fisher Body division of General Motors Corporation and many acres of prime
agricultural land. The continued growth of these features with the exception of
agricultural land, has influenced dramatic changes in development patterns and has
generated large numbers of employees and visitors who utilize the central area of
Lansing.
The major urbanized area within this region is Lansing -East Lansing where
appoximately 45% of the population lives. Lansing, with an estimated 131,000
persons is the single largest municipality in the area.
The southeast section of Lansing is the focus of this study. About twenty-five (25)
percent of the city's total population reside there. Over one-quater (Y<) of the City's
land area is included in the study area. The southeast is characterized by a
predominance of lower density residential land use and a significant amount of land
used for industrial activity.
1
INTRODUCTION
Purpose of the Plan
Lansing public officials are confronted with an ever increasing number of urban
growth problems. Such problems include decreasing amounts of developable land
on one hand, and, on the other hand, increasing housing deterioration, demands for
better circulation, recreation facilities and public services. These issues reflect a
conflict between maintaining a high quality of community life and increasing
municipal revenues to pay for rising service and facilities costs. This report presents
a new approach to the Comprehensive Planning Process and management of the
municipal affairs of Lansing.
The 1958 Lansing Master Plan and its amendments once provided adequate
guidelines in some physical development categories but is outdated and lacks the
detailed analysis of possible impacts of various actions on the provision of city
services and facilites, Revisions to the 1958 Plan have not kept pace with physical
changes in the city. Federal and state funded programs as well as private
developments have been implemented piecemeal without the benefit of long range
policy direction for maintaining, preserving or improving the particular land uses and
their environment.
Many of today's problems associated with physical development, are the result of
past decisions and relate to the lack of specific expression and agreement by the
city and by the citizens as to what constitutes desirable land development and what
can be done to maintain the development once built. Also, the absence of a
mechanism for monitoring or evaluating projects to determine their effects overtime
has contributed to current physical development problems.
The Mayor, City Council and administrators require a set of policies that are beyond
the traditional, generalized, long-range land use map to implement comprehensive
physical development programs. The policy plan framework is designed to assist in
the decision -making process and be responsive to the wide range of users who are
part of the municipal development and management processes. Also, the city's
Capital Development and Budgeting process requires these current guidelines and
direction for future needs to program public improvements and operating budgets
for municipal services.
To meet future needs and influences for change in the community, a major revision
of the city's Master Plan is required. A new comprehensive plan for Lansing is
programmed for completion in 1983. To accomplish this, the city of Lansing has
been divided into four (4) planning areas. River Island was chosen as the first area to
be revised due to the increased redevelopment pressures and changes occuring
within the boundaries. Southwest Lansing was selected as the second study area
because it has a large amount. of developable land and has experienced slight
pressures to change existing land use to more intense uses. The Southeast Area is
the third section to be studied for updating Lansing's Comprehensive Plan.
The Southeast Area is defined by -South Washington Avenue alignment along the
west, 1-96 Freeway and City Limits on the south, US 127 and City boundaries to the east,
and the Grand and Red Cedar Rivers along the north. This area is approximately
5,800 Acres or 26% of the total area of the City. Southeast Lansing contains a large
number of contemporary neighborhoods, a large amount of strip commercial
development along arterials, an industrial spine and several older residential
neighborhoods. There are approximately 33,800 persons living in the area which
represents about 25% of the total City population.
The Comprehensive Plan
The Development Plan is a document which sets forth policy direction for decision -
making and is adopted by the Planning Board and City Council. the cooperative
efforts of public and private sectors are required to formulate this plan and establish
priorities for improving the "quality of life for everyone". The Development Plan
commonly referred to as "Master Plan" consists of written text, maps and other
graphic aids to describe present and future land use, housing, circulation,
community facilities, business and industry and urban design features of the city.
The plan provides a frame of reference and a blueprint for future public and private
development and re -investment. It must be constantly re-examined as conditions
change and is comprehensive in that consideration is given to physical, social and
economic conditions.
This plan utilizes policies as a device to direct growth, development and change
which is different from the traditional Master Plan. There are no forecasts and a
minimum of statistics in the document. It is the intent of this plan to avoid reacting to
the traditional growth projection approach but guide development, preservation and
accomodate change. It is a focus for guiding and directing those things we as a
community want to see happen. The plan reflects the capability to implement
recommendations within a ten year time frame. The plan must be reviewed and
revised annually to account for changes in policy and new programs for
implementation.
Legal Basis for Comprehensive Development Plan
The Municpal Planning Commission Act, Act 285 of Public Acts of 1931 (Michigan
Law Ref. No. 125.31) establishes the responsibility for the local Planning Board to
prepare a Master Plan for physical development for the municipality.
The city of Lansing has had the benefit of Master Plans prepared by prominent
consulting firms:
The Lansing Plan, 1921 - Harland Bartholomew and Associates
The Comprehensive City Plan,1938 - Harland Bartholomew and Associates
i
The Comprehensive Master Plan,1960-1980, Ladislas, Segoe & Associates
The city has adopted seven significant revisions for this 1958 Master Plan:
1967 Central City Development Plan, Villican-Leman Associates
1969 Master Plan Revision of the Forest View Community, City Planning Dept.
1973 Miller Marscot Development policies, City Planning Department
1974 Central City Development Plan, Urban renewal Area No. 2, City
Planning Department
1974 Edgewood Boulevard Corridor, City Planning Department
1976 Lewton Neighborhood Plan, City Planning Department
1978 River Island Comprehensive Plan, City Planning Department
1980 Southwest Comprehensive Plan, City Planning Department
Plan Organization
The Comprehensive Plan Document contains three major sections: (1) Background,
(2) Problems, Assests and Strategies, and (3) Priorities and Implementation. The
document is written and organized to promote its use by citizens, decision -makers
and technicians.
(Background) - The background section provides an overall description of the
present conditions of the physical development and the people living in the
Southeast area. The population and household decription are provided for
information only with no attempt to identify or explain trend/implications for
planning. The information profiles for land use and physical characteristics
however, provide a discussion on the trends and implications for planning. Detailed
information for each district is provided in the respective district plans.
(Analysis of Assets/Problems and Implementation Strategies) - This Section
contains six functional categories (housing, transportaion, economics, public
services, community facilities and environment and land use) with policy statements
and corresponding rationale for the Southeast area. The assets and problems have
been analyzed with respect to these area policies. Statements for strategy of action
are described for enhancing asset and resolving problem situations and provide
direction to meet city policy requirements. A brief strategy statement to include
geographic area and agency responsibilily is used within the text of the document (a
detailed explanation of program strategies is found in the appendix).
(General Proposals for Development) - The proposed generalized Land Use and
Circulation Plans provide an overview of the physical development patterns in
Southeast Lansing. This plan portrays the coordinated and integrated use of land in
the southeast area and the means of circulation within and the access to the various
land uses areas. This generalized land use map will be used to guide the application
of land use regulations.
(Priorities Section) - Priorities for program strategies and implementation actions
were established within each functional area, first at the district level, then blended
for the Southeast area. These priorities provide guidance to the implementing
departments and decision -makers in preparing the city's Capital Development
Program and obtaining state and federal resources. Further, the priorities provide
direction for revisions to administrative procedures and legislation.
Plans and sketches are shown throughout the document and provide general
solutions to existing problems in the Southeast area. The designs are not complete
or final solutions but are suggestions which can be improved or modified to fit
different situations.
Comprehensive Plan Process and Citizen Participation
The Mayor and City Council are charged with providing general direction for the
growth and development of the city. In line with this responsibility, the City Council
adopted the city-wide statement of goals and objectives in July, 1976. This
statement was intially formulated to guide the preparation of the Capital
Improvments Program. Using this as the basic direction, the Planning Department
proceeded to develop policies to reflect the adopted goals and to initiate the process
to revise the 1958 City Master Plan within this policy framework.
Between 1977 and 1980, the Master Plan for the River Island and Southwest Areas
of Lansing have been revised with the assistance of numerous citizens and
technicians. The process used in updating the plan has generally been the same for
all areas, and is described below.
The committee spent from February through June of 1977 formulating the city-wide
policies which were then transmitted to the Planning Board and submitted to the
Mayor and City Council. In October of 1977 City Council officially adopted these
policies. The city-wide goals, objectives and policies are available in a separate
document at the Planning Department.
The River Island policy and district committees prepared area policies and the
Area Development Plan between July 1977 and September 1978. Public hearings
were held by both the River Island Committees and the Planning Board. Planning
Board approval of the River Island Comprehensive Plan took place in October 1978,
with City Council adoption occurring in April 1980.
In September 1980, the Planning Department established three planning districts
(see Map 2) within the Southeast Area and had public meetings in each district.
Persons who lived or who had business interests in the district attended. As a result
of these meeting approximately 60 persons indicated a committment to meet bi-
weekly to formulate a development plan for their individual districts.
Planning District 7, generally east of South Washington Avenue, south of Jolly
Road, east of US 127 and the City Limits, and north of 1-96 and city boundary.
The district had approximately 20 members on the committee, with a mailing
list of 30 individuals. This committee discussed potential development in
Delhi township south of Jolly Rd.
Planning District 8, consisted of the area bounded on the west by South
Washington Avenue/Burchfield Street, north of Jolly Road, east of South
Pennsylvania/Conrail Railroad line, and south of the Grand and Red Cedar
Rivers. Approximately 20 residents participated regularly on this committee
with a mailing list to receive information of about 40 individuals.
Planning District 9, was the remainder of the southeast, located south of the
Red Cedar River, east of Pennsylvania and the Conrail Railroad, north of Jolly
Road and west of the City boundaries and US 127 freeway. The committee
had 13 active members and a mailing list of 35 individuals.
The District Committees met bi-weekly and often weekly for 8 months to discuss
basic information about their neighborhoods, identify assets and problems and the
solutions to enhance assets and eliminate problems. Special studies on Diamond
Reo, Edgewood Corridor, and development plans for Forest View and Miller Marscot
were thoroughly discussed at these district meetings.
The committees' identified assets and problems using the group nominal process.
This process involved the staff preparing various questions that would allow the
committee participants to formulate their own statements of problems or assets and
then, through the media of each person having an opportunity to speak, express
what their problem was within specified functional categories. The comments on
assets and problems were directed within the functional categories. The individual's
comments on assets and problems were summerized and distributed to the
appropriate tech nicaI-agency for review and identification of solutions to solve
problems or suggested ways of enhancing assets. These solutions as suggested
strategies were then presented back to the district committees by using graphics
and narratives for further review and comment by the committee members. Public
meetings were held in each district to explain the proposed strategies formulated by
the district committees. Each district prepared a district plan detailing the
recommendations of the committee.
Representatives from each of the planning district committees were appointed to
serve on a Southeast Area Comprehensive Plan Committee. This coordinating
committee assisted in review and preparation of the "blended" area plan and
recommended its adoption to the Planning Board. This area committee functioned
concurrently with the district committees.
SOUTHEAST AREA
Map 2
The Planning Board's review of the Southeast plan concluded when they scheduled
two formal public hearings with proper notification as prescribed in Act 285 of Public
Acts of 1931. The Planning Board adopted the comprehensive plan revision on July
15, 1980 and recommended it to the Mayor and City Council for adoption. The plan
finally is then registered with the Ingham County Clerk as an official Master Plan for
the Southeast Area of Lansing.
It is important to note that various media were used to keep the citizens of Southeast
Lansint informed about meetings and progress of the plan revision. Local television
stations (WJIM and WILX), the State Journal and Public Access Channel 28, were
frequently used to advertise meetings and explain the plan process. There were two
mailings to every address in the Southeast (approximately 17,000 units) and posters
distributed to churches, stores and similar places where citizens were likely to visit.
And finally minutes and information of each meeting were sent to over 100 persons
who were on district mailing lists.
This same process, with some modification of technique and timing, is to be used in
the other two planning areas over the next two year period. It is anticipated that the
committee structures will continue on for future monitoring of plan implementation.
The district committees will end their intensive involvement but start this continuous
forum approach to get at the implementation requirements of the Plan. The advice of
the committee for frequency of meetings and a lasting commitment to continue
cooperative efforts between neighborhoods and the city will be a key factor in
continuing the district committee structure forthe planning areas. The Planning staff
will commit its personnel to support these committees with the expectation of
meetings held on a bi-monthly or quarterly basis.
Explanation of Terms
Terms, words and phrases are defined to assist the Comprehensive Plan user in
understanding and applying this document.
(Central Area) - The Central Area is that portion of River Island generally bounded by
properties fronting on the east side of Logan Street on the west, Oakland Avenue on
the north, Chessie Railroad on the east and 1-496 along the south.
(Central Business District - CBD) - An area generally bounded by Shiawassee
Street on the north, Grand River on the east, Lenawee Street on the south and
Capitol Avenue along the west. The CBD is the traditional center of business and
retail activity for the city.
(City or City of Lansing) - Generally refers to the Mayor, City Council and to all the
city departments, boards and agencies. However, in obvious instances the word
refers to the geographic municipal boundaries.
(Code Compliance) - The correction of all violations of the Lansing Uniform Housing
and Zoning Code.
(Comprehensive Development Plan) - Or Master Plan is a document composed of
maps and text which describes the present and future residential, circulation,
business, industry, community facilities and urban design features of the city. It sets
forth policy guidelines for furture development and improvement of the community.
(Goal):
City -Wide Goal Statements - City-wide goals are very broad and general
statements of what we would like our city to be and do. These goal statments
provide the basic framework for planning and budgeting our tax dollars for
capital or public improvements needs in the city. (Approved April, 1976)
Developmental Objectives - Developmental objectives are long range
statements of specific activities which must be implemented in order to
achieve corresponding goal statements. (Approved April, 1976)
(Housing Density) - A measure of the number of housing units within a specified
geographic land area.
Net Density - The ratio between a specified number of housing units and an
acre of land which is used for residential purposes exclusive of public parks,
public and private streets and non-residential land uses.
Gross Density - The ratio between a specified number of housing units and
an acre of land inclusive of all other land uses except public streets. (Note:
There may be several housing/dwelling units in a residential building)
Low Density Housing - An area having a net housing density of less than
seven (7) units per acre consisting of 1 and 2 family residential units.
Moderate Density Housing - An area having a net housing density of more
than six (6) and less than twenty (20) units per acre consisting of 2 family,
townhouse and garden apartments.
Medium Density Housing - An area having a net housing density of more than
twenty (20) and less than fifty (50) units per acre consisting of garden
apartments and mid rise apartment buildings.
High Density Housing - An area having a net housing density of more than
fifty (50) units per acre consisting of mid -rise and high rise apartment
buildings.
(Housing Survey) - A survey tool used to determine the physical condition of
existing housing by visual inspection of the major exterior elements of the structure.
Standard - A•sound structure; good condition which may have some
deficiencies capable of being corrected through normal housekeeping and
maintenance.
Deteriorating - A structure in fair condition requiring no extensive repairs but
needing correction of defects through chimney repairs, eave replacement,
roof shingles replaced, exterior wall or foundation cracks repaired, glass
pane or screen replacement.
Substandard - A building in poor condition and in need of extensive repairs
such as chimney replacement, roof structure repair, extensive repairto walls
or foundation and replacement of window and door frames.
Critical - A building in very pooror dilapidated condition which may be in ruins
or with very extensive defects and questionable feasibility for repair.
(Housing Units) - A building or a portion thereof, designed for occupancy by an
individual or family for residential purposes and having kitchen and bathroom
facilities.
(Lansing Housing Code) - An ordinance which provides the minimum requirements
for the protection of life, limb, health, property, safety and welfare of the general
public, the owners and the occupants of existing residential buildings.
(Neighborhood Design Characteristics) - Those features of an area which are
unique to it or are particularly identifiable such as architecture, street layouts,
landscaping, and similar characteristics.
(Neighborhood Development Areas = NDA) - Those areas which are designated for
housing major rehabilitation, preservation or acquisition, and clearance in the
Community Development plan.
(Platting) - The partitioning or dividing of a parcel of land which is recorded, mapped
and charted with the County Plat Board in preparation for development. Replatting is
a process of changing the boundaries of a recorded lot.
(Policy):
City -Wide Policy - A very general application of the goals and objectives.
These will indicate general uses of land in terms of where we live, work, shop
and play and how we travel. (Approved October, 1977)
Area Policy - Applies city-wide policies to situations in the specific area,
either agreeing with, detailing, or changing them. They will indicate specific
uses of land in terms of where we live, work, play, shop and how we travel
(included in the Area Plan).
(Plan Elements):
Asset - A positive feature or condition which contributes to the quality of life in
a given geographic area.
Problem - A feature or condition that has an adverse/negative affect on the
livability or economic vitality of a given geographic area.
Strategy - The method used to employ resources or programs to resolve
problems or enhance assets in fulfilling policies and achieving objectives.
(Rehabilitation Standards) - The guidelines for interior and exterior
improvements of the physical condition of the individual housing units and
the surrounding areas which are beyond the actions required to comply with
the Housing Code.
(State Equalized Valuation) - This is the value of real property (real estate) as
determined by the state of Michigan for all land and development within the
local jurisdictions and is the basis for local tax assessment of land value.
(Urban Design) -The visual and aesthetic appearance or image of the
buildings, streets, light fixtures and the general physical environment as
perceived by persons living, working or passing through an area of the
community. It includes the identity, distinction and personality given to
physical features and geographic areas such as historic landmarks,
architectural styling, natural foliage and similar aesthetic amenities.
(Street) - A public/private way or right of way used for the movement of people and
goods and provides vehicular and pedestrian access to abutting properties (See
appendix III for definitions of specific street types.)
(Subdivision) - The division of a parcel of land into five (5) or more lots for the
purpose of ownership transfer, building development or dedication of a new street.
(Zoning) - The division of the community into districts to regulate the use of land and
structures and to minimize potential conflicts by insuring that the land uses are
properly situated in relation to one another.
BACKGROUND
Initial efforts to better understand the planing area designated for the southeast part
of the City included compilation and analysis of base data dealing with population
characteristics and the uses of land. A greater understanding of the people who live,
shop and work within the area is especially important if the final plans for
development are to accurately reflect their needs and desires. Background data as
presented in this document is intended to establish trends that have occured in
respect to changes in the number and make up of the population and in respect to
shifts or changes in the uses of land.
DATA SOURCES
The data used in this plan came from a variety of sources brought together by the
Comprehensive Planning Staff. Sources include the U.S. Bureau of Census (1970).
and the Housing Market Analysis Report by Gladstone Associates,1978. Also,
updated population estimates were derived by staff from a recently completed
housing condition survey and the Gladstone report.The City of Lansing Parcel Base
files, City department records and several other Planning Department reports have
also been used to establish population and land use trends.
POPULATION AND HOUSEHOLD CHARACTERISTICS PROFILE
Population:
Estimates for 1980 population levels in the Southeast Area have been made based
on preliminary 1980 census data released by the U.S. Bureau of Census. The
estimated population for the area for 1980 stands at 33,772, 8% greater than that
figure given in the 1970 U.S. Census data.
The Southeast figure represents 25% of the total Lansing population, while the City
of Lansing's population has experienced a decline in population between 1970 and
1980, the Southeast Area population has increased by 8% (see Table 1). This fact
can be largely attributed to expansion of new subdivision development. It is
expected that this trend will continue since the southeast has a significant amount of
the City's developable land.
TABLE I
Change in Population: 1960-80
Southeast Area
Year Population (+) (-) Percentage Change
1960 27,605
1970 31,395 +3790 +14%
1980' 33,772 +2377 + 8% .
Source: U.S. Census of Population & Housing, 1960 & 1970
'Preliminary 1980 U.S. Census Data
Aoe Distribution
The age composition for the Southeast Area closely parallels the citywide totals as
shown in the 1970 Census. Over 60% of the population was 20 years of age or older.
Greater variation is found in the 5-19 age group where the Southeast Area has a
smaller percentage of persons, and the 20-54 age group with a slightly higher
percentage that that shown by the city.
TABLE II
Age Distribution: 1970
Southeast Area
Age (years)
Southeast Area (%)
City (5)
0-4
3,120 (10.4)
13,879 (11)
5-19
8,202 (27.3)
38,360 (29)
20-54
13,685 (45.6)
57,950 (44)
55 & over
5,033 (16.7)
21,357 (16)
30.040 (100.0)
131',546 (100)
Source: U.S. Census of Population & Housing, 1970
Educational Attainment & School Enrollment:
According to the 1970 Census, the median number of school years completed for
persons 25 years of age and older and residing the Southeast Area is 12.27 years,
slightly more than the median given for the city as a whole (12.2 years).
TABLE III
Median School Years Attended
by Census Tract
(1970 Figures)
20 22 23 25 27 28 29 44.01 53.01 53.02
Census Tract
Actual school enrollment for children in the 5 to 19 year age bracket declined
between 1970 and 1978. It is significant that declines continue despite the
residential growth occurring within the area. (See Table IV).
TABLE IV
Southeast Area
1980 Enrollment by Elementary School
School
1970
1978
1980
Cavanaugh
431
282
268
Everett Elementary
462
296
234
Forest View
208
513
424
Kendon
372
244
264
Lyons
347
234
240
Maple Hill * *
271
152
Closed
Maple Wood
384
317
307
Mt. Hope
458
385
432
North
493
621
615
**Now used a Head Start Facility.
Forest Road and Maple Hill Elementary Schools have both been closed in response
to declining enrollments. Walter French Junior High is scheduled to close in 1981
because of lower enrollments. The three Southeast Area schools included in the
educational clusters are Kendon, Cavanaugh and Everett Elementary Schools.
Walter French Junior High (1980 enrollment of 851), Gardner junior High School
(1980 enrollment of 1,333) and Everett High School (1980 enrollment of 1,440) are
located in the Southeast Area.
The increased enrollment at Forest View is attributable to new residential
construction in the service area and a greater number of cluster students resulting
from the closing of Maple Hill which also was in the cluster. Two non-public school,
Lansing Christian School and Immaculate Heart of Mary Catholic School are
located in the Southeast with a combined enrollment estimated at 700 students.
These schools however, serve the entire city. Therefore, no significant impact or
conclusion can be drawn from the parochial school enrollment as it affects the
Southeast Area.
Income:
The Southeast Area median family income was above the city average income
figure of $10,805 in 1970. Table V shows the breakdown by census tract.
TABLE V
Median Income by Census Tract: 1970
Southeast Area
Census Tract Median Income
20
9,500
22
11,702
23
11,429
25
10,306
27
11,580
28
11,465
29
11,805
44.01
11,805
53.01
53.02
11,857
Occupation/ Employment:
Table VI below presents for comparison the occupational classifications for the
Southeast Area and the City of.Lansing.
TABLE VI
Occupation of Head of Household: 1970
Southeast Area
Southeast Area (%) Citywide (%)
Professional/Technical/Managerial 25 21
Sales/Clerical 30 30
Craftsmen/Foreman 14 13
Operatives 15 18
Laborers 3 4
Service 12 13
Other 1 1
Source: U.S. Census of Population & Housing, 1970
The occupational breakdown is basically the same as the City with the exception of
the professional/technical/managerial category and the operatives category. The
unemployment rate of 4.3% in 1970 was below the citywide figure of 5.4%. More
recent data will be established as a result of the 1980 Census.
Household Characteristics
Several household characteristics including the average household size are shown
in Table VII for the years 1960, 1970 and 1980.
The average person per household has fallen below the citywide average of 3.06
persons per household in 1970. Preliminary census figures for 1980 indicate that
this trend has continued and that the average number of persons per household in
the Southeast Area (2.28) is still lower than the citywide average (2.62).
The percentage of one person households in 1970 was much lowerthan the
citywide figure (18.9%) and the percentage of households headed by females was
also lower than the citywide average (9.4%).
TABLE VII
Change in Household Characteristics
Southeast Area
Total Average Single Person Female Head of
Households Household Size Households (%) Households (%)
SW CITY SW CITY SW CITY
1960 33,558 3.48 3.17 8.93% 515.9% NA NA
1970 42,643 2.97 3.06 12.93% 18.9% 8.6% 9.4%
1980 49,697 2.28 2.62 NA NA NA NA
Source: U.S. Census of Population & Housing, 1970. Source: U.S. Census of Population & Housing, 1970
CENSUS TRACTS
Map 3
GENERALIZED LAND USE AND ZONING PROFILE
The total land area of the SoutheastArea is 5,808 acres (9.07 square miles).
Approximately 4,065 acres of that total are used for purposes other than streets and
highways. According to recent tax records, the Southeast Area has the following
land use composition.
FIGURE I LAND USE DISTRIBUTION
CULTURAL & RECREATION 8.6%
349 ACRES
RESIDENTIAL 42%
1,707 ACRES
TRADE 3.8%
155 ACRES
VACANT OR UNDEVELOPED28%
1,128 ACRES
MANUFACTURING 1.4%
57 ACRES
SERVICE 9.5%
386 ACRES
TRAN-COM-UTIL 6.7%
272 ACRES
Generalized land use is shown on map4. The single largest use of land is for
residential purposes, mostly single family in character. A significant amount of land
remains vacant or undeveloped. Most sizable tracts of vacant land are located in the
eastern and southern portions of the area. One such parcel is situated within an
industrial park area that should continue to develop in the near future. Other vacant
tracts of residential land remain primarily due to difficulties in developing land
situated within a flood plain, or because of poorly drained soils. Recent demand for
housing, however, has initiated renewed interest in the area and residential use of
some land should increase. A unique vacant land parcel is located east of Aurelius
Road and was formerly the site of a landfill operated by the City. This parcel is limited
to less intensive types of development for the immediate future. One other vacant
property of significance in the older section of the area is the former site of the
Diamond Reo factory. Efforts are currently underway to market the property for
industrial use.
Significant amounts of land are also dedicated to recreational use. Land used for
recreation is well distributed throught the Southeast Area, but sizable parks are
concentrated in the north central and northeast portion of the study area. This land is
situtated within the floodplain of Sycamore Creek and the Red Cedar River and is
best suited as parkland.
Use of land for service and retail trade is widely distributed, especially along major
corridors such as S. Washington Avenue, Pennsylvania Avenue, and Cedar Streets.
Major shopping centers are located directly off of major transportation corridors with
a major portion of newer commerical development located south of Jolly Road.
10
Land use for active manufacturing pursuits makes up only a small percentage of the
total land area, though the percentage would increase should the Reo property be
developed as intended. Utility companies maintain several sub -stations and own a
large power line right-of-way within the southeast area. A watertreatment plant also
accounts for some of the use of land under this category.
The generalized zoning pattern existing in the Southeast Area is presented on map 5
for comparison with established land use as shown on map 4 .
Comparison showsthat in most cases the use of land coincides with the appropriate
designated zoning district. Some notable exceptions do occur. They are as follows:
. A large parcel of land owned by a local radio station has been zoned into the
F-Commercial District. The.radio station occupies but a small part of the
entire site.
2. Lower density residential uses north of Baker Street are zoned in the D-
Apartment District, a multiple dwelling zone allowing very high density.
3. The former Reo property zoned for heavy industrial use remains vacant.
4. Several non -conforming commercial concerns remain scattered throughout
the area.
The fact that the Area has not until recently been developed extensively for more
intensive types of use has created the situation where non -conforming uses of land
are not in great evidence. Development within the area has been closely guided
under the existing zoning ordinance.
The following sections discuss in greater detail the various uses of land found in the
Southeast Area.
GENERALIZED LAND USE 1980
El RESIDENTIAL
ECOMMUNITY
FACILITY
1 PARKS/OPEN SPACE/BUFFER ZONES
I
COMMERCIAL
INDUSTRIAL/WAREHOUSE/STORAGE
', VACANT LAND
mUTILITIES
Map 4
EXISTING ZONING 1980
Map 5
Zoning
The accompanying map (Map 5) illustrates howthe land is zoned in the Southeast:. It
clearly demonstrates that the commercial land use zoning follows along the major
arterials and the industrial land use zoning is located along the rail line toward the
northeast. Also higher density residential zoning is occurring in the new developing
areas at the City's periphery. Information on zoning to be meaningful, must relate
back to land use data. Comparison of the land use and zoning maps indicates that
land generally is being used in accordance with its zoning.
12
El OFFICE & COMMERCIAL
IN WAREHOUSE AND INDUSTRIAL
HOUSING PROFILE
The Southeast Area has grown as a result of both new construction and Annexation.
Much of this growth has been in direct response to the removal of lower income
housing from the market supply which resulted from Oldsmobile expansion, State
Government Complex expansion, highway construction and Capitol Commons
redevelopment. This new construction has provided housing choice and supply for
newly formed households, displaced families and resettlement.
The purpose of this section is to provide the research background needed for
developing goals and policies which will serve asthe mechanism for expanding and
improving the housing situation in the Southeast Study Area. First, the growth and
change of the housing market will be analyzed. Second, the tenure and structural
types of housing will be evaluated. Next, housing conditions and age of structures
will be examined to determine the characteristics of the housing stock. Finally, the
vacancy rates and sales transactions within the study area will be discussed to
determine the stability of the housing market.
Housing Market
The following data indicates that the housing stock in the Southeast Area has
increased each decade since 1950. As shown in Table VI II, the number of housing
units has increased 60% since 1960.
The construction of housing units in the Southeast Area has not been geographically
uniform. Older, established areas in the northwest part of the study area have
experienced very little new construction since 1970. Most growth has occurred east
of Pennsylvania Avenue and south of Jolly Road. Large amounts of vacant land were
available here prior to 1960 and received the attention of developers as land suited
for housing construction became scarcer in other parts of the city. Rezoning
requests, availability of vacant land and new housing starts suggests that housing
growth in the Southeast will continue for some time.
Table VIII and Figures 2 and 3 show comparative housing trends in the Southeast
Area, the City of Lansing and Tri-County Region. The Southeast Area along with the
city and region had continuous growth in housing from 1950 to 1980. In 1950, the
Southeast Area contained 21 percent of the City's and 8 percent of the regions
housing market. By 1980 the area's share of the housing market had increased to
27% of the City's and 9% of the regions's housing supply. Part of the addition to
Lansing's housing stock however came from urbanized areas annexed to the City
after 1950.
TABLE VIII
Comparative Housing Trends
1950-1980
Southeast Area, City of Lansing, SMSA
Southeast Area City of Lansing SMSA
Year
Housing Units
Number
Percent
Housing Units
Number
Percent
Housing Units
Number
Percent
1950
6.184
28,887
+5618
+24.1
73,060
1960
8,304
+2120
34.3%
35,468
+6581
+22.8%
91,083
+18023
+24.7%
1970
10,320
+2016
24.3%
45,269
+9801
+27.6%
110,525
+19442
+21.3%
1980
13,985`
+3665
35.5%
51,955
+6686
+14.8
149,507
+38982
+35.3%
Sources: U.S. Census 1950-80
Lansing Planning Department Estimates
13
FIGURE 2
HOUSING TRENDS (1940-1980)
150
140
130
120
cn 110
0
z
Q
D 100
O
2
? 90
H
D 80
C7
z
Z 70
O
2
60
50
40
3
20
10
0
MMMW
MMMWA
mm
*A
4 Am
I�
149,507
51,955
13,985
1940 1950 1960 1970 1980
YEAR
SOURCE: U.S. CENSUS
LANSING PLANNING DEPARTMENT
TRI-COUNTY REGIONAL PLANNING COMMISSION
14
FIGURE 3
SOUTHEAST HOUSING UNITS
AS PERCENT OF CITY AND REGION
50
40
z 30
w
O
Ir
W
a-
20
ini
0
1940 1950 1960 1970
YEAR
SOURCE: U.S. CENSUS
LANSING PLANNING DEPT. ESTIMATES
TRI-COUNTY PLANNING ESTIMATES
PERCENT OF CITY TOTALS
PERCENT OF REGIONAL TOTALS
1980
Nearly all of the units in the older section of the area were built prior to 1940 and
substantial gains are noted through 1980. As developable residential land became
scarce in this area and gains became less dramatic in 1960, the rest of the southeast
began to be developed for residential use. Table IX shows that growth in other parts
of the southeast between 1960 and 1970 was occurring at a slower rate of increase
than the level of growth experienced between 1950 and 1960. After 1970 the growth
rate increased to over 35%. Much of the 1950's growth rate can be attributed to
annexation. The availability at vacant land south of Jolly Road indicates potential for
future residential development in the southeast provided drainage can be solved.
Examination of Table IX shows the geographic variation that occurs with regard to
housing units built between 1970 and 1980. While housing gains have been
consistent for the entire Southeast, several census tracts have actually experienced
losses during the past decade.
Table IX
Housing Units Gains/Losses by Census Tract
Southeast Area
Census Tract
1970
1980
# Change,
% Change
20
1723
1560
- 163
10%
22
802
797
- 5
-.5%
23
1655
1577
- 78
- 5%
26
1071
995
- 76
- 7%
27
1261
1321
+ 60
+ 5%
28
1228
1273
+ 45
+ 4%
29
828
1743
+ 915
+110%
44.01
28
15
- 13
-46%
53.01
1446
3418
+1972
+136%
53.02
285
1286
+1001
+351 %
Total 10327 13985 +3658 +36%
Source: U.S. Census of Population & Housing - 1970
` 1980 Lansing Planning Department Exterior Housing Condition Survey
Three tracts exhibiting housing losses are in older more established sections of the
area where developable land is in short supply. Demolition.of housing units, primarily
due to obsolescence, without replacement by new construction accounts for the
overall loss of housing units in census tracts 20,22 and 23. Some removal of housing
has occurred in census tract 26 due to expansion of Ingham Medical Hospital.
Housing gains in most census tracts reflect the availability of space for new
construction supporting dramatic growth in new single family and multiple unit
development.
Types of Structures
Most of the housing structures in the Southeast Area are single family units even
though the category has declined as part of the total housing stock since 1960.
Table X compares housing types in the Southeast Area for selected years.
Table X
Housing Type
Southeast Area
Types 1960 1970 Change in%of *Est. 1980 Change in%of
If % # % total60-70 # % total70-80
Single Family 7282
88%
7925
77%
-11 %
9169
66%
-11 %
Two Family
585
7%
697
7%
Same
816
6%
- 1 %
3 & 4 Family
252
3%
295
3%
Same
196
2%
- 1 %
5 & Over
185
2%
1327
13%
+11%
3804
26%
+13%
Total
8304100% 10244100%
13985100%
Source: U.S. Census of Population & Housing, 1960-70
` Lansing Planning Department Exterior Housing Condition Survey, 1980
The percentage total of single housing homes decreased steadily since 1960 with
notable increases in the percentage of housing in the multiple group. Dramatic gains
are most evident in the five and over category, reflecting the continued emphasis on
construction of large scale multiple developments on remaining vacant land. This is
a trend that can be expected to continue in the future.
Tenure
Table XI shows that the percentage of owner occupied units in the Southeast Area
declined by 10% between 1960 and 1970. Losses in owner occupied unit
percentage can be attributed to construction of new apartment units and the
preference of property owners or investors to convert large old housing units into
apartment buildings for use as income rental property.
Table XI
Tenure - Type and Distribution
Southeast Area
Year
Total Housing Units
Owner
Renter
Vacancies
1960
8,304
6326 76%
1594 19%
384 5%
1970
10,320
6706 66%
3073 29%
541 5%
1980
13,985
NA NA
NA NA
NA NA
Source: U.S. Census of Population & Housing, 1960-70
Reliable data regarding renter vs. owner status is not available for 1980 at this writing,
but statistics showing an increase in multi -unit development suggest that the trend
has continued away from owner occupied units in favor of rental units. Updated
information regarding tenure will be available as a result of the 1980 Census.
Age of Housing
Table XI shows that more than 60% of the housing units built in the Southeast Area
were constructed prior to 1960.
Table XII
Age of Housing
Southeast Area
Period Built Number of Housing Units % of Total
`1970-80
3536
25%
1969-70
492
3%
1960-68
1633
11%
1950-59
2548
18%
1940-49
1716
12%
109 or earlier
4380
31 %
Total
14305"
100%
Source: U.S. Census of Population & Housing - 1970
Estimate from Lansing Planning Department Exterior Housing Condition
Survey, 1980
" Figure does not reflect demolitions under same period.
The geographical distribution of housing with regard to age varies. Most
neighborhoods in the northwest section of the study area were constructed well
beyond twenty years ago. Areas north of Mt. Hope Avenue were developed in the
earlier part of this century.
Newer developments including large scale multiple unit complexes are located in
areas east of Pennsylvania Avenue and south of Jolly Road. Many neighborhoods
have a mixture of housing units developed at different times. Homes built in a more
rural atmosphere preceeded by many years, in some cases, the final development
15 of the neighborhood in more urban fashion.
Condition of Housing
A housing survey was conducted by the Planning Department in June and July of
1980, to determine the exterior condition of housing. The information gathered in
that survey is used as a statement of housing quality. The ;housing was rated
numerically on structural as well as cosmetic elements.
Depending on the number of points received, structures are rated according to a
five -step scale as follows:
-Standard - Few if any defects, cosmetic treatment needed in some cases
such as a coat of paint.
-Standard, requiring maintenance - Some defects, mostly cosmetic with one
or two minor structural problems.
-Deteriorated - Many maintenance problems or a few major items such as
problems with the roof or foundation. Houses in this category are easily
rehabilitated.
-Sub-standard - A house rated in this category has some major difficulties, but
in most cases can be rehabilitated at a high cost.
-Critical - Virtually uninhabitable, many major problems with roof, foundation,
walls, etc.
Table XI I I shows that of the housing stock existing in the Southeast Area is in
standard condition and that only a very small percentage of the total housing stock is
in substandard or critical shape.
Table XIII
Housing Condition 1980
Southeast Area
Ratino Housino Units Percent of Total
Standard
Standard Requiring Maintenance
Deteriorating
Substandard
12,889
92.2
562
4.0
468
3.3
58
.4
8
.1
Total 13,985 100%
Source: Lansing Planning Department Exterior Survey of Housing Conditions, 1980.
Map 6 illustrates the predominant structural condition of housing by block according
to the survey.
16
Vacancy
The gross vacancy rate (all vacant units) in the Southeast Area increased from
4.3% in 1960 to 10% in 1975. The U.S. Census includes in vacancy rates new units or
units under construction that are not yet occupied, a practice which tends to inflate
vacancy rate data. New construction in the 1970-75 period would account for the
dramatic vacancy rate increases noted in the Southeast Area. As noted in TableXIV,
the 1975 vacancy rate in the Southeast Area was higher than the citywide rate for
the same period.
Table XIV
Vacancy Data
Southeast Area
Southeast
Citywide
Housing Gross Total Housing Gross
Units Vacancy Housing Units Vacancy
Year Area Units Vacant Rate Units Vacant Rate
1960 8743 384 4.3 35,468 1980 5.4'
1970 11149 541 4.8 45,269 2634 5.8
1975* 12155 1216 10.0 51,865 2750 8.0
Source: U.S. Census of Population and Housing, 1960 & 1970
*R.L. Polk, Profiles of Change (1975)
HOUSING CONDITIONS 1980
Map 6
.. . .............
............
17
STANDARD
Fill STANDARD REQUIRING MAINTENANCE
DETERIORATING
17
■SUBSTANDARD
ECONOMIC PROFILE Industrial
The Southeast Area is predominantly residential, but a number of important
commercial, office and industrial centers are also located there. While commercial,
office and industrial uses occupy only 14.7% of the total land area in the Southeast,
they are an important force in the City's economic base, since approximately 759
businesses are located here.
The commercial, service and industrial land use patterns follow the general land use
patterns of the area. These characteristics can be summarized by the relative age
and date of annexation into the city. The northern sections contain the oldest
buildings with the most obsolete facilities, strip commercial development and office
uses in converted residential structures. The more southern portions, mainly vacant
when annexed, have newer, more modern industrial and warehousing facilities,
more concentrated nodes of commercial development and a variety of office
complexes specifically designed for that purpose (See Map 7).
This section provides a simple appraisal of the important factors that contribute to
the economy of the City and particularly the Southeast Area. First, the
commercial/business centers will be analyzed, next the office development, and
last the industrial/warehousing will be evaluated.
Commercial
Commercial development, representing approximately 3.8% of the total land area of
the Southeast Area, is generally located along the principal and minor arterial
streets. Much of this is strip development along Cedar Street, with some
concentrated nodes in the southern portion. The commercial establishments range
from the neighborhood convenience grocery store with a very limited market, to
Meijers Thrifty Acres which draws on a community wide population base.
As was stated previously, the commercial uses in the northern sections are
generally the oldest and, therefore, lack certain required items by present standards.
These include inadequate on site parking, no screening or buffering for adjacent
residential uses, and inadequare setback requirements. Buildings and signs crowd
the sidewalk and street creating a cramped, jumbled atmosphere.
As one travels southward, the commercial establishments are usually newer, set
back from the street further and more often clustered (e.g., Cedar/Jolly Plaza and
South Pennsylvania Avenue south of Jolly Road). These developments usually have
more parking but very little landscaping. Other commercial establishments are
scattered through the Southeast Area.
Office
Office development separately or in conjunction with warehouse and industrial
development is commonly found *in the Southeast Area, particularly south of Jolly
Road. Midway Industrial Park and the Long Office Complex are most notable here.
In the northern sections both Ingham Medical Hospital and Health Central have
substantial office developments. Parking has proven to be a problem for both of
these facilities since vehicles sometimes line adjacent streets when the designated
parking areas are filled. Although parking has not been an issue at Midway or Long's
Complex, traffic congestion occurs nearthe intersection of Cedar and Pennsylvania
and Mercantile Way at the morning and evening peak periods.
18
Much of the vacant industrially zoned land in Lansing is located in the Southeast
Area. Midway Industrial Complex still has approximately eighty (80) acres which
remain vacant. Several other moderately sized industrially zoned parcels are
located near Jolly and Aurelius Roads. Another large industrial parcel recently
cleared for redevelopment is the Reo site, located between Cedar and Washington
Streets, north of Baker Street. This site consists of approximately 35 acres and is
owned by the City, who is attempting to market the property for industrial use.
In addition to the industrial uses, there are a number of warehouse facilities located
in the Southeast Area. These include facilities such as: beer distributorship, private
individual mini -warehouse operations and United Parcel Service warehouse. Most
of the facilities are concentrated in the southern section closest to the 1-96 freeway.
The only other concentrated warehouse/industrial node is at the southern terminus
of Alpha Street near Lansing General Hospital where fourteen (14) businesses are
located.
ECONOMIC ACTIVITY CENTERS
Map 7
vv ............
.... .............. .
(7
_j
Ly
Llri
'All
BUSINESS/ COMMERCIAL CENTERS
E3STRIP COMMERCIAL
19 ■ INDUSTRIAL, MANUFACTURING, WAREHOUSING CENTERS
COMMUNITY FACILITIES PROFILE
Jr. High Schools
This section includes those.institutional facilities which are available to the public
Optimum
Site Size
Building Size
and are an important component or focal point in many neighgorhoods.
School
Attendance
Capacity
(Acres)
(Square Feet),
Included as Community Facilities are:
Gardner
1349
1539
30.00
216,000
Walter French
865
1213
10.68
187,223
A. Schools (public &private)
B. Parks and Recreation Activities
High School
C. Hospitals
D. Churches
E. Senior Citizen Facilities
Everett
1505
2020
57.00
304,200
F. Specialized Care Facilities
Other
Schools
Beekman Center
245
NA
54.40
78,980
There are fifteen (15) schools of various types located in the Southeast Area. Ten
(10) are elementary, two (2) are junior high schools, one (1) is a high school and the
other is Beekman Center which is a special education facility and a sheltered
workshop. All with the exception of Immaculate Heart of Mary Catholic Elementary
and Lansing Christian School are owned and operated by the Lansing School
District.
The following table indicates the attendance, capacity, building size and site size of
the schools in the Southeast Area.
TABLE XV
Southeast School Facilities
Elementary Schools
Optimum Site Size Building Size
School Attendance Capacity (Acres) (Square Feet)
Cavanaugh
299
500
9.96
27,650
Everett Elem.
299
390
7.10
34,293
`Forest Road
NA
85
2.70
14,418
Forest View
434
594
10.00
36,495
Kendon
276
418
8.80
32,000
Lyons
245
418
5.00
25,127
Maple Hill
vacant
—
1.65
17,997
Maplewood
302
446
2.50
30,158
Mt. Hope
400
500
4.40
38,134
North
632
786
17.63
60,000
Immaculate Heart
NA
NA
NA
NA
Lansing Christian
NA
NA
NA
NA
School
'Now used as an Adult Education facility.
Now used as Head Start Facility
.0
Lyons, Cavanaugh, Forest View, and Kendon all have city parks adjacent and
available for use. There are 5.0 park acres next to Lyons, 25 acres next to
Cavanaugh, 8.1 acres next to Forest View and 5.6 acres available to Kendon. These
parks provide play equipment, baseball and basketball facilities. Lyons also
provides tennis courts. In addition, Beekman Center has considerable recreational
land on site.
Everett High School has baseball and football fields, tennis courts, track facilities
and a drivers training area on site. In addition, there is a swimming pool in the
building. Walter French and Gardner both have swimming pools and large
gumnasiums for basketball and other activities. French has an outdoor track facility,
and Gardner has tennis courts and playfield area for football and softball.
20
Source: Lansing School District Office of Planning & Research
"Secondary Facilities", Lansing School District
"Elementary Facilities", Lansing School District
Walter French will be placed on the market for disposal by the School District.
Parks and Recreational Centers
The Southeast Area contains over800 acres of parks (including thirty parks and one
golf course), three cemetaries (Evergreen - 103.96 acres, Mt. Hope - 84.24 acres
and North - 3.77 acres), and a recreational center (6000 block of Curry Lane and
Miller Road - See community centers later in this profile).
The parks available in the Area are listed below (also see Map.B):
COMMUNITY FACILITIES
Map 8
Schools
a. GARDENER JR. HIGH
b. NORTH ELEMENTARY
c. WALTER FRENCH JR. HIGH
d. MAPLE WOOD
e. LYONS
I. EVERETT HIGH
g. EVERETT
h. IMMACULATE HEART
i. MAPLE HILL (HEAD START)
j. CAVANAUGH
k. KENDON
I. MT. HOPE
m. FOREST ROAD
n. FOREST VIEW
o. BEEKMAN CENTER
p. LANSING CHRISTIAN SCHOOL
Cemetery
1 a. NORTH CEMETARY
1 b. MT. HOPE CEMETARY
Ic. EVERGREEN CEMETARY
Parks
1. BLUEBELL
2. KAYNORTH (LEASED)
3. PARCEL "D"
4. BECK
5. MILLER RD. COMM. CENTER
6. PARCEL "C'
7. MARSCOT
8. KAHRES
9. PARCEL "F
10. PARCEL "B"
11. WILLOUGHBY
12. IRVING
13. CLIFFORD
14. GREENCROFT
15. REOLA
16. LYONS
17. EVERETT
18. PDXSON
19. WALDO
20. CAVANAUGH
21. KENDON
22. SYCAMORE
23. SHUBEL
24. CREGO
25. STROUD
26. SYCAMORE GOLD COURSE
27. FENNER ARBORETUM
28. SCOTT WOODS
29. FOREST VIEW
30. GLEN EDEN
31. TAMMANY
32. MUNN
33. DONORA
Service Facilities
101. LANSING GENERAL HOSPITAL
102. INGHAM" MEDICAL HOSPITAL
AA. MICHIGAN• EMPLOYMENT SECURITIES COMMISSION
BB. SOCIAL SECURITY ADMINISTRATION
CC. MIGHIGAN SOCIAL SERVICES - TRAINING CENTER
• HOSPITALS
TABLE XVI
Hospitals
There are two hospitals in the area: Ingham Medical located off South Washington at
SOUTHEAST
PARK FACILITIES
Greenlawn and Lansing General Hospital at the end of Devonshire Street. Both have
expanded over the past few years and both serve the entire region.
The parks available in the Area
are listed below (also see Map
8):
Churches
Name
Size
Park Type
There aretwenty-nine (29) churches located in the Southeast Area, Map8 pinpoints
their location. there is a greater concentration in the northwestern third of the area
1. Irving
.4 acres
Neighborhood*
which is the oldest portion of the southeast.
2. Sycamore
10.0
Community
3. Shubel
55.5
City -Wide*
Senior Citizen Facilities
4. Crego (Undeveloped)
200.7
Undesignated
5. Clifford
5.4
City -Wide
Neighborhood
Facilities for seniors house 126 persons at three separate locations in the area. Two
6. Stroud
.8
adult foster care facilities, one at 214 E. Holmes Road and the other at 521 E.
7. Sycamore Golf Course
53.2
City -Wide
Holmes, house three (3) elderly patients each. The other, Provincial House Nursing
8. Fenner Arboretum
120.0
City -Wide
Home South, provides care for 120 elderly persons and is located on 2000
9. Greencroft
1.5
Neighborhood
Provincial House Drive just off Aurelius Road.
10. Reola
.6
Neighborhood
11. Scoff Woods
87.4
City -Wide
Community Centers
12. Forest View
8.1
Neighborhood
13. Glen Eden
14. Tammany
2.5
1.6
Neighborhood
Neighborhood
There is one community center for indoor recreation located in the area. The Miller
. Lyons
15.
5.
Neighborhood
Road Community Hall is located in the 6000 block of Curry Lane at Miller Road. The
Everett
3.0
Community
City Parks Department maintains the building in a.3 acre site. The primary use of the
17. Poxson
16.7
Neighborhood
center is for Senior programs.
18. Waldo
.5
Neighborhood
19. Cavanaugh
25.0
Neighborhood
Other Specialized Facilities
20. Kendon
5.6
Community
21. Munn
14.4
Neighborhood
Twenty-four (24) hour specialized care is provided at the location and for the group
22. Bluebell
2.7
Neighborhood
as listed below:
23. Parcel "D" (undeveloped)
39.0
Undesignated
24. Beck
10.0
Neighborhood
2212 W. Washington (mentally handicapped) - 4 persons
25. Parcel "C" (undeveloped)
44.0
Undesignated
26. Kaynorth (leased)
5.2
Undesignated
100 W. Willard (youth home) 17 persons
27. Marscot
5.0
Neighborhood
28. Kahres
4.0
Neighborhood
1726-28 Teel (adult mixed) - 6 persons
29. Parcel "B" (undeveloped)
12.1
Undesignated
30. Parcel "F" (undeveloped)
13.0
Undesignated
In addition, day care for pre-school children is provided on a commercial basis at
31. Willoughby (undeveloped)
50.0
Undesignated
3319 Aurelius Road.
* Special use in addition to basic designation.
The park designations are based primarily on who uses the park with size and
location additional factors. Each designation includes uses that are appropriate to
the lower intense classifications (example: community parks include neighborhood
use.).
22
PUBLIC SERVICE PROFILE
This profile includes narrative descriptions and appropriate maps of the public
services provided in the Southeast. The services covered are: sewers, water, SEWERS
telephone, gas, electric, street.lighting, streets, curbs, gutters, sidewalks, police
service and fire service. Map 9
This section contains a narrative description and appropriate maps related to the
utilities and public services in the Southwest Area. A total of seven utilities are
included: gas, electric, water, storm sewers, sanitary sewers, telephones, and street
lighting. Sections on police and fire protection are also included. Information about
utilities were furnished by provider agencies including the City of Lansing,
Consumers Power Company and Michigan Bell Telephone. These maps document
the utility transmission lines that are both overhead and underground. A number of
utilities are scheduled for improvements of various kinds and this information has
been included when available.
Sewers - Sanitary and Storm
The Southeast Area is served by a full range of sewer facilities. In fact, some isolated
areas still use individual septic tanks. Map 9 shows the general sewer location by
type. The types included are:
(1) Individual septic tanks - A few areas are not connected to the City sewer
system. These areas are lightly populated and there are no plans at this time
to serve such areas with City sewers. Inadequate for environmental reasons.
(2) Combined sewers - Older facilities in which the storm and sanitary sewage is
routed through on conduit. Inadequate from both an environmental and
carrying capacity standpoint. Generally, overflows are dumped into the
Grand River.
(3) Sanitary only - Areas without storm sewers are subject to standing water
during wet conditions. In addition, without proper drainage, some soils are
poor for building purposes.
(4) Separated - The best situation is one where sanitary and storm sewage flow
through separate conduits. Only the storm sewer would have overflow in the
river. Unfortunately, the carrying capacity and the environmental advantages
are diminished as the sewage from the Southeast, in most cases, must travel
through the combined system to reach the treatment plant.
23
[-;;J SANITARY SEWERS ONLY
❑ SEPARATED SEWERS
The Board of Water and Light provides water service to the district. Water is
available to all parts of the district with the exception of a few small scattered areas
that have no service needs (no one lives there), or have not requested service
(usually one or two houses with wells for which the cost of initial service would be
prohibitive). Map 10 shows where well sites and main transmission lines are located.
LINES
r _ WATER
I--J Map 10
24
Telephone
Michigan Bell Telephone provides telephone service to the entire area. Service wire
for the most part are overhead, however some underground conduits have been
installed. It is the policy of the telephone company to place service wire underground
where possible. Currently all service to new residential development is placed in
underground conduits.
There are no plans to expand existing telephone facilities. The capacity of the
currently operating telephone facilities is expected to handle the anticipated
growth demands.
Gas service is supplied by Consumers Power Company. Main lines vary in size and
are located under nearly every street in the area. Expansion of gas services will
depend upon product availability, price and demand as growth occurs.
Electric
The Board of Water and Light supplies electric service to the area through a series of
overhead distribution current feeders and sub -stations (see Map 11) and service
lines. Service lines for the most part are overhead. Only in newer developments has
underground service been provided. It is a Board of Water and Llght policy at
present to place all new service lines underground where possible.
I I W 11X. OUDO I N I [UN
ELECTRICITY
r I --- TRANSMISSION LINE
L J Map 11
The City Public Service Department maintains Southeast Area streets. They are
generally in good reapir. Resurfacing is done on an "as needed" basis. Resurfacing
over the next few years will be minor, for maintenance only. the only major con-
struction of streets will be for Edgewood Boulevard proposed to link the two
existing part of Edgewood and Aurelius Road scheduled to be widened and
improved.
There are several short sections of unpaved streets in the area. According to the
Public Service Department, it costs about twice as much to maintain an unpaved
street as a paved one. In addition, drainage problems are more prevalent along
unpaved streets. Map 13 designates unpaved streets in the area. Paving of such
streets may be initiated by citizen petition or by City Council action.
The Board of Water and Light supplies street lighting services to the area. There are
three types of Luminaires the Board will install in either of lower (low profile) or higher
than 15' (high profile).
The three types of lighting are: series incandescent, mercury vapor and high
pressure sodium. Generally, low profile lighting is placed in residential areas and
high profile lights are used in commercial areas and along major streets. The street
lighting map, which is attached, shows where the various types of lighting are
located. (Map 12 )
The Board of Water and Light has proposed the replacement of incandescent and
mercury vapor luminaires with the more energy efficient high pressure sodium
luminaires as funds become available.
It should be noted also that the Board has agreed to take steps to help assure that I
the replacement of street lighting systems will be done so as to be compatible with 25 UNPAVED GRAVEL STREETS
neighborhood design and character, as well as safety and crime prevention `
principles. Map 13
CURB & GUTTER NEEDING REPAIR
6-10 Yrs.
I �
Curb, Gutter & Sidewalk
Extensive surveys have been conducted by the Lansing Public Service Department
of curbs and gutters on a street basis. Generally, the curbs and gutters are in good
repair with replacement occurring only if construction requires removal. The areas
that do present repair problems are shown on Map 14.
The City does not operate a systematic sidewalk inspection program as it does for
curb and gutter replacement. A condition inventory will be undertaken shortly.
Citizen requests are the basis for sidewalk replacement. Generally, only the older
sections of the area have poor sidewalks.
26
Most streets in the area have curbs, gutters and sidewalks along them. There are
some that do not, but they are scattered and for the most part coincide with gravel
streets. (Map 15 )
Police Services
The Lansing Police Department has organized the City into police reporting districts
and areas. Manpower is assigned according to the reporting areas and districts by a
central dispatch office downtown. (Map 16)
POLICE REPORTING DISTRICTS
Map 16
Fire Service
There are three fire stations located in or just outside of the area. Station #5,1821
Todd Avenue; Station #9, 520 Glendale Avenue; and Station #4 located at 5550 S
Pennsylvania Avenue.
Service provided by these facilities is considered adequate. However, Station #5 is
deficient in the amount of parking space provided. This will require the purchase of
an area 50' x 261.85' to the north of the site.
Map 17 shows the service boundaries and the station locations in the Southeast
Area.
FIRE STATIONS AND SERVICE AREAS (1977)
Map 17
STATION 8
I
STATION
u
5
(-
l I
STATION
9
Tll'
I
F
L-J
Other People Service Facilities
Michigan Employment Securities Commission (MESC) has major offices at
the corner of S. Cedar and Jolly Rd. and on S. Pennsylvania Ave. across from
the S. Dexter St. intersection. These facilities are significant traffic generators
and provide employment and work compensation services to citizens of the
metropolitan area.
The Social Security office is located on Lousia St. just west west of S.
Pennsylvania. This service facility generates a large amount of traffic adn
provides various benefits to area residents.
27 The local Cable TV Systems use existing overhead utility pole lines for their
services. Coordination between the Cable TV Company and Bell Telephone
and Board of Water and Light occurs to expand the system.
ENVIRONMENTAL PROFILE
Topography
The topography in the Southeast Area is predominantly flat with no significant
variation in elevation. Slopes are gradual and a few areas may be described as
gently rolling. Elevations range from 820 and 880 feet above sea level with lowest
elevations near the banks of the Grand and Red Cedar Rivers and Sycamore Creek.
The eastern part of the study area is situated within a geological formation known as
the Mason Esker, a glacial till plain in west -central Ingham county. Commercial
grade deposits of sand and gravel, and a high water table characterize such a
formation.
The soil characteristics of the Southeast Area can be divided into two general
categories: (1) well and moderately drained soils; and (2) poorly drained soils. Soils
are rated slight, moderate or severe with respect to the degree of limitation they have
for construction purposes'
Map 18 shows areas with general soil drainage characteristics in the Southeast
Area. The area north of Jolly Road and west of Pennsylvania Avenue has good
drainage capabilities, a factor contributing to the intensity of development that has
occurred here. Areas with poorly drained soils appear as "islands" and occur in
greater frequency midway between Mt. Hope Avenue and Jolly Road and near Jolly
Rd. More than half of the area situated north of Jolly road and east of Pennsylvania
Avenue has poor drainage capability, a fact that has discouraged large scale
development here. A high water table with poor soils has had much to do with the
amount of land remaining undeveloped in the area. Poorsoils are concentrated near
Sycamore Creek and form "pockets" and "veins" throughout this area of the
Southeast. Dvelopment, though limited, has occurred on better soils. Much of the
land area south of Jolly Road is classified as having poor drainage. Soils with poor
drainage characteristics are interspersed with soils having good drainage
capability.
Despite having many areas where drainage is considered poor, development has
taken place in the Southeast. Land where drainage properties are less than optimum
continue to be used more and more. Where poor drainage qualities create "severe"
conditions for construction purposes, special construction and drainage techniques
have been utilized to facilitate use of the land for construction of homes, commercial
buildings, warehouses and roadways. In such areas, however, basement flooding is
common.
Degree of Limitation - SLIGHT - Relatively free of limitations or limitations
easily overcome. MODERATE - Limitations are recognized, but can be
overcome with good management and careful planning. SEVERE -
Limitations are great enough to make any use questionable. Modern
equipment and engineering make the latter case possible to overcome most
of the limitations of soils for many urban and recreational uses.
SOIL CONDITIONS
Map 18
Vegetation
The Southeast Area has several of the most extensive wooded areas left within the
City limits of Lansing. Much land has been reserved for -park development in the
northeast part of the study area, but most of the land has been left in a natural setting.
Extensive wooded areas are also located along streams and rivers. Wetlands exist
in low areas of the Southeast. Bear Lake is a unique study area maintained by
Michigan State University as a "natural laboratory" for the study of special
environmental conditions resulting from past glacial activity.
Many older neighborhoods in the Southeast have a wealth of mature street and yard
28 trees that enhance the urban setting. New residential areas are usually landscaped,
and some vacant land formerly used for farming has been allowed to revert back to
fields with scrub brush and trees.
Wildlife
Wildlife populations in the Southeast Area also vary according to the level of
surrounding development. Animals most common to urban residential areas are
found here, but significant populations of birds and small mammals are found in
wooded areas and vacant land parcels. Wildlife such as pheasant and deer may
occasionally be seen in more undeveloped areas, and wetlands are inhabited by
ducks and geese. Several exotic and natural species of wildlife, such as bison and
deer are allowed to roam within the semi -contained area of the Fenner Arboretum,
located in the northeast part of the study area.
Air
The Air Pollution Control Division of the Department of Natural Resources has
several monitoring sites within the City of Lansing. Various stations are maintained
to collect and measure concentrations of sulfur dioxide, nitrogen dioxide and
particulate matter in the atmosphere. Two stations are located in the Southeast
Area, one at Sycamore Park and one at Walter French Jr. High School.Readings for
the last 3 years indicate that the Lansing area has been within allowable levels
established for primary standards in all instances and has exceeded the secondary
standard for particulate matter but once. Overall air quality in the region has
improved in recent years.
Noise
Noise pollution appears to be a relatively minor problem in the Southeast Area. Most
noise is associated with traffic and rail activity. Several major railroad lines traverse
heavily populated neighborhood areas resulting in noise and vibrations when trains
are operating. The 1-96 freeway is also a major noise source in the area. Noise from
drop forges and a power station located in the southwest part of the City can also be
heard by residents situated in the eastern portion of the study area. Overall, noise is
not considered a serious problem.
Water Quality
Major surface waters located in the Southeast Area include the Grand and Red
Cedar Rivers and Sycamore Creek. All three interconnect and serve to drain the
area. All are slow flowing streams with similar characteristics.
Sycamore Creek is a major tributary of the Red Cedar River and has fair water
quality. The major water quality problems are generated by non -point sources of
agricultural and urban runoff that serve to increase the phosphorous levels and
concentration of suspended matter within the stream. The problem is compounded
by combined sewer overflows in major developed areas of the stream basin.
The Red Cedar River flowing through the Southeast Area has some major water
quality problems generated by both point and non -point sources. Tests show
occasional pollutant values exceeding water quality guidelines during low flow and
frequent guideline infringements during summer storm periods. some serious
problems with fecal coliform bacteria have been noted in stretches of the river
proceeding from an as yet unidentified source. A combined sewer over flow situation
is a major cause of pollution to the river. The East Lansing Waste Water Treatement
Plant is located just upstream and may also contribute to water quality problems.•
The topographic relief and winding nature of this sectionof the stream result in
extremely low flow rates, a situtation that compounds the problem of pollution.
The water quality of the Grand River is similarly stressed. Testing shows frequent
dissolved oxygen and total phosphorous values exceeding water quality guidelines
during low flow conditions and frequent guideline infringements of DO,
phosphorous, and suspended solids during summer storm conditions. The river is
influenced by point and non -point sources of pollution. Phosphorous concentrations
and suspended matter are enhanced by both urban and agricultural runoff.
Combined sewer overflows in the Southeast Area segment of the river contribute to
the pollution situation: 29
The Grand and Red Cedar Rivers are designated for partial body contact,
agricultural uses and warm water fish. It should be noted that sewer improvement
projects are being planned by the City of Lansing in an attempt to comply with
directions and standards established by the state, and to demonstrate substantial
progress at improving the water quality of the Grand and Red Cedar Rivers.
Several small lakes created as a result of excavation for sand and gravel also exist
in the Southeast Area. One located in Crego Park is intended for public recreational
use when development funds become available. Water quality, though not
extensively monitored, is considered good in these lakes.
Flood Plain
-,s shown on Map 19, a large area of lowland adjacent to major waterways is subject
to periodic flooding in the Southeast Area. Sycamore Creek, the Red Cedar River
and the Grand River are prone to flooding in the area. Though flood plains have been
sparsely developed for the most part, older neighborhoods in the north/northwest
part of the study area are situated well within the boundaries of the 100 year flood
plain and have had flooding problems in the past.
Most of the flood plain area remains vacant or is dedicated for parkland orcemetary
use. Recent development has been located well outside designated flood plain
areas. Development within the flood plain has been -limited in compliance with state
law and local ordinance.
II
�.J 100 YEAR FLOOD PLAIN
L.J
Map 19
CIRCULATION PROFILE
Circulation systems are vital to the efficient operation of urban areas as they provide
the means by which people and yoods are moved. Several different transportation
modes presently used in the Southeast Area include automobile, bus, bicycle and
pedestrian systems. These are major components (including parking) which will be
identified and discussed in this profile. (See p. 30)
Streets & Highways
Four basic street classifications are utilized in this document to identify general
street types. These are based upon the functions different streets perform. They
include Principal and Minor Arterial streets which are designed to handle greater
volumes of traffic as welt as larger percentages of non -local or through traffic.
Collector and local streets on the other hand, are designed to carry less traffic and
are used primarily by traffic having destinations on that street or on an abutting
street.
A vast majority of all city streets are local streets carrying less than 1500 vehicles
per day. (The standard measure is Average Daily Traffic or ADT.) The rest of the
street system consists of collectors (1,000-10,000 ADT), minor arterials (5,000-
20,000 ADT), and principal arterials (over 15,000 ADT).
The Principal -Arterial Streets in the Southeast Area include: Cedar Street,
Pennsylvania and 1-96. It should be noted that the only principal arterials which are
surface streets (Cedar & Pennsylvania) are both oriented north/south.
The Minor Arterials include Aurelius and Washington with a north/south orientation
as well as Mt. Hope, Jolly, Holmes (west of Cedar) and Miller (east of Cedar) with an
east/west orientation.
A number of Collector streets were also identified. A great majority of these streets
run east/west. Collins Road, Devonshire, Alpha, and Lyons Streets are the only
north/south collectors. They attained this status primarily because of a single traffic
generator (ie, U.S. Post Office, Lansing General Hospital, etc.) located there. The
remainder of the collectors have an east/west orientation. They include Barnes,
Greenlawn, Forest, Cavanaugh, Northrup, Miller (west of Cedar), Armstrong,
Enterprize, Edgewood, Dunkel and Holmes/Dexter. The substantial number of
collectors occurs in part as a result of the lack of east/west arterial streets.
Local streets comprise the remainder of the streets within the area. Map 20
illustrates the streets by classification.
Accidents
An important element in determining the adequacy of a street to handle traffic is to
examine the location and frequency of'accidents.
According to figures produced by the City Traffic Division for 1979, four (4) of the ten
(10) highest accident intersections in the city involve Cedar Street. However given
the number of vehicles which pass through the intersection per year, the accident
rate (# accidents/1,000,000 vehicles) drops somewhat relatively speaking. Several
Cedar Street intersections are still in the "Top 40" but not in the 'Top 10".
30
Parking
On street parking is limited by city ordinance which prohibits parking on all city
streets between 2 a.m. and 5 a.m. Parking can also be limited to specific times
and/or sides of the street depending -upon land use and/or street classification.
Parking is not allowed on any major street or minor arterial street in this district.
Parking is also prohibited in the frontyard at all times by city ordinance except under
certain specified conditions.
STREET CLASSIFIC
Map 20
--- COLLECTOR
31 LOCAL
Bicycle Routes
Map 21 indicates the proposed bicycle bikepaths for the Southeast Area according
to the Bike Route Master Plan of 1976. Bikeways utilize the existing street along with
motorized traffic and have been identified by signs and stripping of the pavement.
Bike paths on the other hand are constructed specifically for bicycles only.
The present policy of the City is to avoid providing the bike route signs since people
seem to assume that these connote a safe route for bikes. There is no way to insure
this, so the city has removed the signs. Generally, the city feels that local streets
should pose no safety threats to cyclists while collectors, minor or major arterials
may. Therefore, the city's policy is to widen the curb lane on the non -local streets (by
moving the lane stripe closer to the center) when resurfacing or reconstruction
occurs.
The only bikepaths proposed would run east/west within the Consumer's Power
utility easement. It is anticipated that it would link up with a similar bikepath along the
Sycamore Creek.
Pedestrians
Pedestrian circulation is an increasingly important mode of transportation.
Sidewalks are the major pathway for pedestrians and are essential for pedestrian
access to schools, parks and shopping areas. These are generally included in the
development of new residential areas. However, older residential areas which may
not have the full range of public improvements (i.e., curb, gutter, storm sewer, etc.)
also usually do not have sidewalk. Sidewalk improvement in these areas could result
from either petitions submitted by residents or by the order of City Council.
The City has taken responsibility for eventually upgrading existing sidewalks to
barrier free design when construction or reconstruction if necessary.
Public Transportation
Public transportation in Lansing is generally provided by the Capital Area Transit
Authority (CATA) system, which operates buses in the Tri-county Region.
Ridership has steadily increased over the last several years throughout the system.
Because of the systems' orientation to the north (downtown) few east/west routes
presently exist. The major east/west connector route is along Miller Road. The
primary north/south routes include Aurelius Road (#7), South Cedar route (#5),
Pennsylvania/Logan route (#8, & #9), and the Churchill/Southwest (#2) route which
runs along Washington on the western periphery of the Southeast Area.
The buses run only a limited schedule on Saturday and do not run on Sunday.
Evening runs end for most routes by 8:00 p.m. Bus stops are located approximately
every two blocks. These are designated with a small blue sign.
The routes and location of shelters are noted on Map 21.
32
BUS ROUTES/BICYCLE PATHS
li
ii • BUS SHELTERS
Map 21
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 the Southeast Area. Each functional
area has been reviewed to establish what assets or strong points should be
maintained and what problems should be addressed in the formulation of strategies.
The following sections are divided according to functional area in an effort to
systemactically present the findings of the study. It is recognized that the listings
may be incomplete, but it is also felt that very major developmental and growth
issues have been accurately identified and considered.
Policies to be considered when developing land for any use and intended to guide
decisions concerning future use of vacant land are presented prior to identification
of assets, problems and strategies.
The assets, problems and strategies presented here are the result of suggestions
made, not only by committee and staff, but also by noted technicians who have
expertise in one or more of the various functional areas. It should be noted that the
strategies are presented are primarily recommendations and need the support of
policy makers before they can be applied to effectively deal with the problems.
Both long and short term strategies are presented for possible application to the
developmental issues discussed in this plan. Short term strategies should be
considered practical in terms of implementation within the first six year period the
plan is in use. Long term strategies are proposals that should be implemented, but
for limitations such as cost, present policy, or limitations in the descision-making
process are not available for application in the short term. Generally, they appearto
be recommendations that require additional investigation and are expected to
become useful beyond the initial six year period. It is important to implement both
long and short term strategies to effectively deal with problems and improve on the
existing situation within the area.
City-wide policies relevant to the Southeast Area are presented at the beginning of
each section in order to enable the reader to review and compare proposed
strategies in relation to established goals and policies. Such policies have served as
guidelines for strategy formulation.
33
HOUSING
More land is used for residential purposes in the Southeast Area than for any other
single use. Over 42% of the land has been developed for residential living.
Several distinct characteristics have emerged in the residential development of the
Southeast.
An exterior survey indicated that 96% of the housing stock here is in good condition,
reflecting the care given older units in established areas and the newness of housing
in others. Most neighborhoods are stable, exhibit a mature character and have
homeowners who take pride in the appearance of their property and surrounding
environment.
The style and condition of neighborhoods also varies geographically. North of Mt.
Hope Avenue and west of Pennsylvania, old neighborhoods exhibit housing styles
and lot patterns indicative of development occurring sixty years ago or more. A
homogeneous stock of larger older homes built on very small lots is under
increasing pressure for use as rental property and in many cases conversion of
single family homes over to multiple use has taken place. It is an area where
absentee landlords and renters are replacing owner occupants, and where serious
problems associated with housing conditions are found.
Other areas of the Southeast exhibit a mixture of styles, age and size in housing.
Urban, suburban and rural residential neighborhoods have been built, and in some
cases examples of each development are found within the same block. Most
neighborhoods are in excellent condition.
Significant construction of new single family homes continues in the Southeast
Area, and the largest percentage of homes are still single family in nature. Significant
gains, however, have also been made in the number of multiple units available.
Large multiple unit complexes have been constructed along Jolly Road, east of
Aurelius Road in the eastern part of the study area and south of Jolly Road near S.
Pennsylvania and Cedar Streets. The amount of vacant land zoned for multiple
development suggests that this trend is likely to continue in the immediate future.
The most important element of the Southeast Area Plan is a concern for the
preservation of neighborhoods and the housing stock. This section will be
concerned first with those items which are considered to be housing assets, and
second with those things identified as problems. Strategies are recommended to
either ehance the assets or solve the problems. Citywide policies appropriate to the
Southeast Area housing situation have been used to formulate the strategy
concepts offered in this plan and presented here.
It should also be noted that the time frame for this plan is ten (10) years, and that the
strategies have been divided into two classifications. Realizing that some strategies
may require more time to implement than others, there are short term (0-6 years)
and long term (7-10 years) strategies proposed.
34
HOUSING POLICIES RELEVANT TO THE SOUTHEAST AREA
Preservation and Rehabilitation
Promote housing preservation and rehabilitation by:
-Encouraging proper repair and maintenance of existing housing
-Eliminating substandard housing
-Encouraging the maintenance of owner occupied units
-Preserving and enhancing neighborhood character
Redevelopment
Designate areas for housing redevelopment to:
-Eliminate haphazard land use patterns
-Promote efficient land use
-Improve quality of the housing stock
-Enhance the visual character of neighborhood areas
New Construction
Encourage new housing construction which would:
-Diversify the type, cost, style, size and location of housing stock
-Conserve available land resources and energy
-Provide housing for all age groups and affordable to all incomes
-Accommodate shifts, in housing demand
-Promote stability in population
-Occur at sites able to be served adequately by utilities, sewers, schools,
police and fire protection
Multiple Unit Development
Focus development of multiple unit structures along transportation routes that are
capable of handling increases in traffic resulting from such development to:
-Allow higher population densities to have easy access to employment
centers, shopping areas, institutions of higher learning and other services.
-Avoid conflict withd avoid intrusion into established single family
neighborhoods.
Encourage sensitive site layout and architectural design by:
-Promoting successful integration of new housing within the surroundinq area
through appropriate height, density and design.
-Minimizing any adverse environmental impact on adjacent land uses.
-Providing usable green space within the residential development..
Neighborhood Stability
Preserve the stability and quality of residential areas by:
-Systematically and comprehensively enforcing the City's Code of
Ordinances.
-Restricting housing conversions to sites which are appropriate due to the
structure and lot size and the type of surrounding land uses.
-Providing public improvements which are sensitive to the individuality and
character of existing neighborhoods.
HOUSING ASSETS
The following assets related to housing were identified by residents of the Southeast
Area who participated in the Master Plan Revision Process. The strategies
addressing the assets were intended to provide for preservation of the situation.
1. Over 96%of the housing units in the Southeast Area are in standard condition
or require only cosmetic improvements (see Housing Profile section).
2. A variety of housing is available. Homes vary in design, style, age, size and
value. Diversity relates to neighborhoods also. Quality urban, suburban and
rural residential environments have been established in the Southeast area.
3. A good stock of well built older homes is found throughout the study area.
4. There is good balance between single family homes and multiple unit
housing. In general, transition zones have been established or open space
maintained between areas of different density.
5. A suburban/rural atmosphere characterizes many neighborhoods. These
are quiet areas with large lots, considerable distance between homes,
woodlots and wildlife.
6. Many neighborhoods have mature vegetation, are attractively landscaped,
and well maintained.
7. Most neighborhoods are stable, secure places with a variety of age groups
and people.
8. There is, in certain older neighborhoods, interesting history associated with
development.
9. Schools, churches, parks, commercial centers and transportation systems
are accessible and conveniently located to serve most residential areas.
Strategies (0-6 years)
The following strategies are recommended to assist in the preservation and
maintenance of the predominantly standard housing stock found in the Southeast
Area, and to enhance the quality residential environment found there. Several
strategies have application to the entire area, while others, as noted, are strategies
that should be applied to specific areas as shown on Maps 22,23, 24 and 25. Several
strategies presented here are also more fully developed in Appendix I, Housing
Assistance, Programs and Proposals.
1) Continue systematic scattered code compliance programs in
neighborhoods where, housing is in predominantly standard condition. The
Building Department currently inspects homes upon request or as a result of
a registered complaint. Neighborhoods falling within the categories of
.'preservation" and "improved maintenance on some units needed" are most
appropriate for continued application of this strategy (see map 22 ).
35
2) Establish systematic concentrated code compliance programs in
neighborhoods where some housing deterioration has been noted. The
purpose of such a program is to facilitate an inspection process that will
pinpoint specific structural or service problems in housing. The program
would be developed through a neighborhood organization working together
with the Lansing Planning and Building Departments. The organization could
establish a set of housing maintenance and condition standards that would
include, but not be limited to, City housing codes. The standards would be a
goal for overall neighborhood improvement. Concentrated code compliance
programs would be established in the older neighborhoods of the Southeast
Area where problems are suspected to exist or in neighborhoods just
beginning to show signs of deterioration. (Rehabilitation on some units
needed, map 22). Financial assistance programs are also likely to be an
important part of this code compliance effort.
3) Support increases in manpower and equipment necessary to enforce the
City building and zoning codes.
4) Support formation and/or utilize existence of neighborhood
organizations to address neighborhood concerns and sponsor activities
conducive to improved housing maintenance and neighborhood
improvements. As demonstrated in the Neighborhood Housing Services
Program (see Strategy 5), such organizations can instill a sense of pride and
cooperation among citizens to accomplish this end.
A neighborhood organization would be expected to sponsor activities and
initiate programs that would serve to strengthen the neighborhood unit and
improve the residential environment. Examples include annual clean-up and
home improvement campaigns, neighborhood block parties and security
watch programs. (A more complete list of suggested neighborhood activities
is included in Appendix 1). The organization could also assume responsibility
for passing out or spreading information pertinent to neighborhood
improvement, and establish goals, objectives and standards consistent with
a better residential environment. (A list of suggested standards designed to
improve the appearance of a residential area is included in Appendix 1).
5) Obtain the support and financial commitment of local lending
institutions to establish Neighborhood Housing Services Programs.
Work through the Planning Department and Mayor's Office to accomplish
this. The NHS program has practical application in one or more Southeast
neighborhoods where increased maintenance or rehabilitation is needed for
some housing units.
It is suggested that once the necessary financial commitments are obtained,
a NHS demonstration program be considered for application within the
boundaries of neighborhood units as shown on Map 25. The neighborhood
units chosen are geographically cohesive neighborhoods and include a high
percentage of owner occupants. The areas have essentially sound housing
units, just beginning to show signs of deterioration. (See Appendix I for details
of NHS program.)
6) Support programs. federal; state and local.. providing financial
assistance to homeowners and/or financial incentives for renters who
complete minor repairs on their housing unit.
7) Utilize the Housing Assistance Foundation or some similar City agency
to work closely with City departments involved in housing improvement to
promote housing financial assistance programs, provide technical advice
concerning housing improvement, operate equipment services for self -home
improvement projects and disseminate information concerning housing
improvement activities in appropriate neighborhoods.
b
HOUSING
BROAD STRATEGY CATEGORIES
Map 22
It should be noted that not all the housing units in areas identified
for increased maintenance and/or rehab of some units are in
need of improvement or repair. Many units are already in
standard condition and require few improvements. (Please refer
to broad strategy category definitions in housing problems
section for clearer explanation of terms.)
36
8) Support designation of Historic Neighborhood Conservation Sites that
will formally identify areas of historic significance. Provide technical and
financial resources for restoration or preservation purposes. (see Map 23).
9) Organize an annual spring Citywide beautification comapaign aimed at
encouraging residents to maintain their homes and properties. Under 1
sponsorship of the City, such a campaign would stress cosmetic
improvements to homes and property and removal of trash and debris that
may have accumulated around the City during winter months. Activities
might include promotional campaigns, low cost trash removal and increased
maintenance of public land. (See Environmental section)
10) Fund a tree planting program as part of the yearly budget. Develop a
strategy that will identify priority areas where street trees are most needed.
Efforts should also be made to notify adjacent property owners of care and
maintenance instructions (watering, pruning, fertilizing, etc.). (See
Environmental Section)
11) Encourage new housing development to proceed according to citywide
policies and develop a housing plan that will help predict housing need and
reflect market demand.
12) Support public land banking and encourage the dedication of parkland
be developers. This strategy would allow the city to plan ahead by
forecasting population migration trends and purchasing land in advance to
insure its availability for community uses (schools, parks, etc.) as residential
areas develop. (See Land Use section also.)
13) Promote greater amounts of usable common open space through the
platting process in future development. This approach would encourage
future plat submissions to reflect lotting patterns which provide common
open space for the use of all residents.
NEEDED
POTENTIAL SITES OF
HISTORIC SIGNIFICANCE
Map 23
i �
37
HOUSING PROBLEMS AND STRATEGIES
The following section presents housing problems in the Southeast Area and strategy
concepts that would be effective in solving those problems.
Strategies addressing housing problems are presented in two ways:
1) They are suggested for application in specific target areas as shown on the
accompanying maps.
2) They are applied to solve a general, widespread problem. Such strategies are
less site specific and are expected to have impact over the entire City.
PROBLEM 1
Neighborhoods in the Southeast Area are in need of exterior maintenance. Several
older neighborhoods, located primarily north of Mt. Hope Avenue are in deteriorating
condition. The age of housing creates a situation where a significant number of units
are in need of maintenance and repair or have major structural and service
deficiencies. Exterior problems include sagging roofs and porches, lack of paint or
siding and lack of storm doors and windows. Some homes could not meet modern
day housing codes, and it is likely that deficiencies in electrical service, plumbing
and insulation exist. In many cases, occupants may not be aware of potential
hazards. The general exterior condition of housing according to neighborhood block
is shown on Map 5 in the Housing Profile.
Strateoies (0-6 vears
Map 22 identifies groups of neighborhoods in the northwest quadrant of the
Southeast Area where housing conditions suggest that a certain broad strategy be
applied. There are four broad strategies as shown. The definitions are as follows:
A. Preservation - where housing is standard and neighborhoods well
maintained.
B. Improved Maintenance on Some Units Needed - where housing is
standard, but a significant number of units are in need of cosmetic type
treatment or minor repair.
C. Rehabilitation on Some Housing Units Needed - where significant
number of housing units may be in need of structural improvements requiring
greater investment of time and money; and a few substandard or critical units
may exist that could possibly be acquired by the City and removed.
D. Redevelopment - where concentrations of housing may be removed and the
land developed for another use. Redevelopment projects may be
recommended to remove substandard or critical housing units, and/or to
eliminate or avoid a land use conflict.
Under each of the above broad strategies snore specific strategies can be applied.
The specific strategies are recommended to achieve the broader strategy for
defined areas. Unless otherwise noted, all strategies presented here are intended to
be implemented in the short term; within the first six years the plan is in effect.
A. Preservation
The specific strategies proposed to accomplish preservation of quality
neighborhoods in the Southeast Area were amonth those listed in the
Housing Assets section of this plan. They are again briefly listed below. Map
22 shows that the majority of neighborhoods would fall within the category of
Preservation .
1. Continue systematic scattered code compliance programs.
2. Support formation of neighborhood organizations conducive to home
and neighborhood maintenance.
3. Organize annual Citywide beautification and home maintenance
campaigns.
4. Develop a cooperative program with the Ingham County Energy
Office to conduct energy audits and disseminate information
concerning weatherization.
B. Improved Maintenance on Some Units Needed
The strategies recommended for preservation of neighborhoods also apply
to areas of housing where improved maintenance on some units is needed.
Map 22 shows that a substantial number of neighborhoods require only
cosmetic treatment in order for the residential environment to improve.
Additional strategies intended to stimulate improved maintenance include
the following:
1. Apply the NHS program as recommended in Strategy 5, Housing
Assets section of this plan.
2. Support changes in the laws that now prohibit bonding for raising
revenues to help finance private home improvement. Revenues of this
type would ideally be used to create a low interest loan program.
Under this approach, a low interest loan pool would be established
and made available to City residents desiring to make maintenance or
housing code related improvements to their homes. Loan interest
would be determined on a sliding scale.
Utilize Federal and State financial incentives and assistance
programs where possible. Certain individual homeowners in the
Southeast Area may be eligible for low interest loans or grants.
Potential financial assistance includes low interest Section 312 loans
in targeted areas (census tract 20), low interest housing
improvements loans, through the State Housing Improvement
Program (HIP), and loans through the Citywide rehab fund to make
emergency repairs. (See Appendix I for explanation of financial
assistance programs administered by the City.)
4. Encourage the continued pursuit of local, state and federal money to
provide financial assistance for neighborhood improvement.
5. Support tax law changes that would allow credits, deductions, rebates
or tax abatement for certain kinds of treatment done to improve the
condition of housing. Tax allowances would provide incentives to
make housing repairs and improve maintenance.
38
C. Rehabilitation on Some Housing Units Needed
Rehabilitation of housing units in the Southeast Area would be supported by
strategies suggested in the previous two broad strategy categories.
Additional strategies, requiring an active role by the City, are suggested
below:
1. Establish systematic concentrated code compliance programs in
neighborhoods shown on Map 22, and characterized as rehabilitation
on some units needed.
2. Use the Six Year Capital Development Program (CDP) to plan and
finance major public improvements in deteriorating neighborhoods.
Improvements to streets, sidewalks and curb and gutters indicates a
commitment by the City and could serve to encourage homeowners
to repair and maintain their housing units.
3. Acquire and remove on a selective basis structures that are unable to
be repaired. The Building Safety and Redevelopment Department
should initiate selective redevelopment activities with review,
coordination and approval given by the Planning Department. Once
cleared, land parcels could be developed for new construction,
divided between adjacent property owners, or left as green open
space.
Designate neighborhoods in need of housing rehabilitation as
Neighborhood Development Areas (NDA). Areas most in need of this
program are shown on Map 25. Under the NDA Program housing
improvment strategies are applied as part of publicly funded
revitalization efforts which include rehabilitation, acquisition, public
improvements and citizen participation activities. The program,
applied in other specific areas of the City, is funded under the
Community Development Block Grant Program.
5. Open up crowded neighborhoods by selectively clearing blighted
structures and rearranging housing units to be rehabilitated on the
remaining land. Rearranging the placement of the sound housing
stock in crowded neighborhoods is intended to reduce the congestion
and provide for the more efficient and attractive use of land. (See
Strategy 1, Redevelopment and Sketch 1.)
EXISTING SITUATION
POSSIBLE SOLUTION
D. Redevelopment
Several pockets of housing located north of Mt. Hope are suggested for
redevelopment (see Map 22 ). The recommendation is made primarily due to
the degree of deterioration noted, and the need to establish well defined lines
of separation between land reserved for industrial use, and residential
neighborhoods where rehabilitation strategies will hopefully be applied.
Redevelopment would include reuse of the property for several purposes,
including housing, parking, screening and buffering and open space.
The recommendations made by the area committee members are as follows:
Redevelop housing in the area shown on Map22. The area is located
south of the Reo property and would be used primarily for parking
intended to serve futuro industrial development at the Reo site. The
southern most portion of the area designated for redevelopment
should be reserved as open space or made available for recreational
use. The recommendation is also made to concentrate housing
rehaiblitation efforts on either side of Garden Street and on the east
side of Martin Street. Efforts should include selective acquisition and
demolition and limited rearrangement of housing units to reduce
congestion and provide for more open space. The objectives
regarding this strategy are as follows:
a. Remove substandard housing.
b. Reduce congestion along Garden Street and Martin Street.
c. Clearly define a boundary between industry and residential
neighborhoods.
d. Provide screening and buffering along the boundary.
e. Establish rehabilitation efforts south and east of the boundary.
f. Provide parking for industry in the area.
- Sketch #1 shows this general concept.
SKETCH #1
R
5
AMIra 5Y
EXISTING SITUATION
I RAKING
I• � PA�KINC
RE+IAB - 5EtVY1vf ACQUISITION
REHA$ - 5ELECTNE I /
n ACQUI5MDN
'REHAB - ��Ef,ECTI i�
11 II I D�(�UI517 ON I'I
/5BEGG
39 POSSIBLE SOLUTION
2. Remove four (4) housing units located on the northwest corner of
Christiancy and Linval Streets. Extend the parking area serving the
Bean industrial complex eastward through the north part of the
storage yard area situated north of Baker Street between Linval and
Bailey Streets. This plan is intended to provide additional parking for
the Bean property, and to establish a defined boundary that will
separate industiral and parking activity from neighborhoods to the
south and east. A buffer zone would be installed along the boundary.
Preservation and rehabilitation strategies would be established as
needed in the surrounding neighborhood.
Sketch #2 shows the general concept.
SKETCH #2
IJOtW 8£AN PLANT \•
C� PAt?KING � PAQKING H—H
cyeisriaNCy � H� 9toRAGE��
W
4110 M.10T
L U -F-o ;
0
EXISTING SITUATION
I
JONU BEAN PI,ANi'
�l
G � 'QAR�NG
CH,Pi�/ANCs' ,�T QOrWCPA
O fl
F7676 co
BY
o r
jl°a�i °i � ►��I�; 04�-
J
POSSIBLE SOLUTION
PA 91OG
40
Possible Redevelopment of Existing Block
PROBLEM 2
Some structures used as rental property have been allowed to decay and the
surrounding yards are not well kept. There is evidence that absentee owners are not
responsive to problems generated by their tenants, and are less aware of the need
for maintenance on housing units used as income property.
Strategies (0-6 years)
1) Apply strategies recommended to preserve housing and neighborhoods
(see Housing Assets Strategies and Strategies addressing Problem 1).
2) Ensure the existing rental unit inspection process through provision of
adequate manpower and funding. Periodic inspections are intended to
reduce violations and promote safe living conditions.
3) Change the inspection process to require that single family and duplex rental
units also be registered and inspected periodically. Periodic inspections are
now required only for structure with three or more units. Many of the problem
properties in parts of the Southeast Area are single family or duplex rental
properties.
PROBLEM 3
Legal and illegal conversion of housing units from single family to multiple use has
created pressure in neighborhoods designed to support lower densities. Traffic and
parking problems have combined to have an overall negative effect on the general
condition. of the neighborhoods. Design changes out of character with the
surroundng neighborhood and over occupancy in converted units are also
problems. Neighborhoods identified on Map 24 are most affected by this activity. In
most instances, multiple uses are nonconforming but several of these
neighborhoods are located in zoning districts alowing the development of multiple
units.
Strategies (0-6 years)
1) Rezone the residential area north of Mt. Hope into more appropriate zoning
districts. Neighborhoods currently situated in the D Apartment District or the
H Light Industrial District should be rezoned to the C-2 Family District. The
goal is to allow an intensity of development and use in keeping with the
character and intended use of the original neighborhood. (See Zoning map,
background section.)
2) Amend the Zoning Ordinance to require site plan review by the Zoning
Division of the Planning Department when considering zoning changes
allowing multiple use, and require such review by the Zoning Division and
Building Department prior to granting building permits.
3) Provide for the more frequent inspection of housing units by applying the
following strategies:
a. Systematic concentrated code compliance.
b. Systematic scattered code compliance.
c. The existing multiple unit periodic inspection process amended to
include single family and duplex rental units.
4) Enforce occupancy laws more effectively.
5) Enforce the Front Yard Parking Ordinance more effectively.
PROBLEM 4
Home and apartment owners are unable to afford the costs associated with repair,
maintenance, and code compliance, and may not be aware of the availability of
financial assistance, or advisory services related to housing and neighborhood
improvement.
Strategies (0-6 years)
1) Utilize existing state and federal grant and loan programs in appropriate
target areas. (See Problem 1, Strategy 63)
2) Support tax law changes. (See Problem 1, Strategy 135)
3) Support and investigate the possibility of using local financial resources for
housing rehabilitation programs. (See Problem 1, Strategy 82)
4) Utilize the Housing Assistance Foundation, or some similar City agency, to
work closely with City departments involved in housing improvement to
promote housing financial assistance programs, provide technical advice
concerning housing improvement, operate equipment services for self -home
improvement projects and make available information concerning housing
improvement activities in appropriate neighborhoods. Information
campaigns regarding assistance programs should make use of recreational
seminars, mass mailings and the media.
Cfl
HOUSING ISSUES
AREAS SUGGESTED FOR FUTURE PROGRAM APPLICATION
Map 24
l ❑ NEIGHBORHOOD DEVELOPMENT AREA (NDA)
I �
❑ NEIGHBORHOOD HOUSING SERVICES (NHS)
NDA OR NHS
PROBLEM 5
Vacant and boarded up homes are scattered through the Southeast area. Vacant
homes represent a visual source of pollution and are a hazard to the surrounding
neighborhood.
Strategies (0-6 years)
1) Selectively acquire and demolish vacant structures when rehabilitation is not
possible.
2) Establish minimum maintenance and security standards for vacant houses.
An ordinance requiring such standards should be developed and enforced
by the Building Department.
3) Establish a "homesteading" concept for vacant structures whereby the City
would acquire vacant and abandoned structures for resale at a reduced price
to interested parties. In exchange for the reduced sale price the new owner
would agree to make necessary housing code related improvements to the
structure and maintain in in standard condition. Owners should also be
required to occupy the unit for a specified amount of time.
PROBLEM 6
Deteriorating or poorly built storage structures attached to or accessory to houses
located in the Southeast Area are a safety hazard and/or visual problem. Many
times these structures are constructed without building permits and do not conform
with building code requirements. Poorly kept animal pens are also a problem in
some neighborhoods.
Strategies (0-6 years)
1) Encourage better enforcement of building regulations requiring permits. _
2) Expand the Nuisance Ordinance to include control over the construction and
placement of animal pens and storage sheds.
3) Provide technical advice to owners so that they might screen and buffer
existing structures.
4) Also see Assets, Strategy 1, Systematic Scattered Code Compliance and
Strategy 2, Systematic Concentrated Code Compliance (page 35).
PROBLEM 7
Repairs or remodeling efforts remain unfinished for extended periods of time
creating negative visual impacts on the neighborhood, and constitute in some cases
a safety hazard.
Strategies (0-6 years)
1) Develope a more stringent definition of "substantial progress" and develop a
procedure to enforce the time limits related to such progress upon issuance
of a building permit. This would be the responsibility of the Building
Department.
2) Also see Assets, Strategy 1, Systematic Scattered Code Compliance and
Strategy 2, Systematic Concentrated Code Compliance.
42
NEIGHBORHOODS WHERE CONVERSION
TO MULTIPLE USE IS OCCURRING
Map 25
ECONOMIC DEVELOPMENT
Economic development in the Southeast Area encompasses a wide range of
activities in the categories of trade, service, and industry. A majority of these
activities are found in the western half of the area along the entire length of Cedar
Street.
Approximately 608.44 acres are devoted to trade, services or industrial uses.
Locational analysis provides some interesting facts concerning present and future
economic development in the Southeast Area.
Presently, the planning district east of Pennsylvania has the largest amount of
acreage devoted to economic development but the fewest number of .
businesses. The businesses located here require large spaces to conduct
their operation (i.e., nursery, lumber yard, sand and gravel operations).
Conversely, the area west of Pennsylvania, north of Jolly, has the largest
number of individual businesses, but the smallest land area devoted to
economic development.
Neither of these areas has much vacant land zoned for economic purposes.
However, the section south of Jolly Road has a substantial portion of its
undeveloped land within the appropriate zoning categories and can expect the
greatest economic expansion in the future.
Given these assessments of economic patterns, it is understandable that certain
assets, problems and strategies have been directed toward individual districts.
Where possible, common elements from the various districts have been combined.
Elsewhere maps are used to delineate geographic areas where a strategy is
recommended.
Most problems relating to economic activity in existing areas have to do with
maintaining those businesses that serve employment and community needs while
attempting to keep them from adversely affecting the value of developed
neighborhood areas around them. Intensified activities at business locations most
often affect circulation and parking as well as environmental and land use
conditions.
Policies and strategies for future growth areas may, by definition, be different. Both
types have been integrated here. Citywide policies related to economic
development and appropriate to the Southeast Area are present. The following
policies have provided the framework for development of proposed strategies.
ECONOMIC POLICIES RELEVANT TO THE SOUTHEAST AREA
Commercial
Support the stimulation and enhancement of existing orvacant commercial areas in
the Southeast Area where:
-Land is already appropriately zoned.
-A physical grouping of land uses will provide a range of goods and services to
neighborhood areas and the community.
-Adlquate parking, loading and delivery facilities exist.
-Adequate pedestrian and vehicular access is available.
-Beautification programs are provided by both the public and private sectors
for visual enhancement.
-The use is not detrimental to surrounding residential neighborhoods and
compatible with other uses.
Offices
s
Support the retention of existing offices and the establishment of new offices in other
areas of the Southeast where:
43
-Clustered or grouped to provide numerous services in one building or
geographic area.
-Appropriate within the context of the surrounding land use and zoning.
-Adequate off-street parking is available.
-Adequate landscaping, screening and bufferings is provided.
Industrial Warehousing
Support the continuation of present industrial and warehousing activities by
supporting municipal actions which encourage these concerns to remain.
Support the improvement and rehabilitation of the present industrial and
warehousing activities in order to provide:
-Adequate on -site parking and loading facilities.
-Adequate buffering and screening for less intensive uses.
-Adequate access to the major street system.
Support the potential but selective expansion of present industrial and warehousing
activities in appropriately zoned adjacent land areas where:
-Expansion does not damage viable, residential, adjacent neighborhood
areas.
-Adequate screening and buffering are provided.
-Adequate measures have been taken to minimize adverse environmental
impacts, including but not limited to air, water and noise pollution.
-Adequate and appropriate access to the major street system is provided.
-Adequate on -site loading facilities are provided.
COMMERCIAL - ASSETS
The convenience of having commercial places nearby was identified by most
citizens as the primary asset with respect to overall commercial activity. Other
assets were also identified as follows:
1. Neighborhood service stores are located close to residential areas and are
accessible to both pedestrians and motorists. Most commercial stores do not
conflict with the residential use of land.
2. Stores in the area carry a variety of quality goods and offer a variety of
valuable personalized services.
3. Commercial areas generally have adequate space for parking.
4. Many area commercial businessmen have improved the design of their
buildings and the appearance of their property. Exterior design
improvements have occurred to businesses along South Cedar Street.
5. Good convention facilities are available at Long's Center as well as adequate
satellite motels.
PUBLIC SERVICE YARDS
EXAMPLE OF CLEAN ECONOMIC ISSUES
INDUSTRIAL TYPE
REO PROPERTY ACTIVITY
REVITALIZATION NEEDED s MAP 26
FOR INDUSTRIAL USE 3 s GOOD RAIL SERVICE TO INDUSTRY
111L
«,.
VACANT ...................:.
I% tip..... BEAN SITE
S. WASHINGTON �? EXPANSION NEEDS
STRIP COMMERCIAL iPARKING NEEDS,CIRCULATION/ACCESS PROBLEM
FOCUS SHOULD BE .' } -
KEPT ON NEIGHBORHOOD ' ' ? i w, POORLY MAINTAINED STORAGE AREA
SERVICE u'' ' i j I 1 i1, ea
" DIFFICULT ACCESS l` y
CONVERTED GAS STATIONS
DESIGN PROBLEMS = "
``s• - $ & POOR PARKING DESIGN
S. CEDAR - POSITIVE ,�lHEALTH CENTRAL 3 '
VARIETY OF RETAIL & SERVICE BUSINESS. EXPANSION PROBLEMS IN
A RESIDENTIAL AREA
EXTERIOR PHYSICAL IMPROVEMENTS ..� r,..
ARE BEING MADE I
a
NOISE 8 AIR POLLUTION
FROM DROP FORGES & + -
POWER PLANTS OUTSIDE
STUDY AREA --- —= ; Ii
INDUSTRIAL AREAS,,, h7:4
GOOD QUALITY, WELL MAINTAINE
_ a�
•• — L: UNDEFINED ENTRANCE & EXIT
S. CEDAR - NEGATIVE s « - !I L TO PARKING
COMMERCIAL STRIP \ /
POOR DESIGN, APPEARANCE.
CIRCULATION PROBLEMS. = g POOR TRAFFIC CIRCULATION
TURNOVER RATE, TOO MANY SIGNS. . _ ? AREA DEFINITION I
VERTICAL VISUAL POLLUTION a, l `)
INDUSTRY STORAGE AREA I
- J _ IN NEED OF CLEAN UP,
OPEN PARKING AREAS - SCREENING &LANDSCAPING
�' _ A" • y SOME INDUSTRIAL USES HAVE
s • OPEN MATERIAL STORAGE,
HODGEPODGE PARKING &
■ ,F "' LITTERED SERVICE AREAS WHICH
• -'s i �• ARE UNSIGHTLY.
UNCOORDINATED DESIGN & DEVELOPMENT i
.� o
IN COMMERCIAL AREAS EQUALS VISUAL
PROBLEMS a # 6 a
y VEHICLE DEALERSHIPS
CONGESTED PARKING
AREAS WHERE TRANSITION ZONES
1 ARE NEEDED BETWEEN RESIDENTIAL
& NON-RESIDENTIAL USES.
44 """""` STRIP COMMERCIAL, ACCESS &
CONGESTION PROBLEMS
Strategies (0-10 years)
The following strategies are outlined to enhance the assets above. They include
efforts which, it is hoped, will improve cooperation between the private and public
portion of the economy, as well as improving the economic situation in appropriate
areas:
1) Encourage the formation of organizations of local businessmen that would
pursue a cooperative approach to commercial area improvement and the
solution of common business problems existing within the Area. Such
organizations should focus 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 improvements on
both commercial areas and the larger community.
2) Direct the officials of the Lansing Economic Development Program to work
with area businessmen and their organizations to formulate commercial area
improvement and development strategies and plans within the context of
citywide goals and policies and the following considerations:
a. Economic planning - to determine the feasibility of economic
expansion in consideration of market factors.
b. Physical planning - to consider space needs, circulation systems,
land use relationships, and site design principles and standards.
c. Cooperation with the public sector - to take advantage of benefits
resulting from a comprehensive, planned approach to private
development and public property and street improvements in
commercial areas, and to enable businessment to be aware and take
advantage of financial incentives and/or assistannce programs
available for commercial areas rehabilitation, redevelopment or
expansion administered through Lansing's Economic Development
Program.
3) Combine the site plan review with economic incentive programs to facilitate
coordinated efforts at improving the design and appearance of commercial
areas in the Southeast Area.
4) Work with the Lansing Planning Department to allow,continued commercial
growth in those areas presently zoned to support this development. A major
technique for encouraging this growth would be the application of Act 198
and Act 255 legislation to permit tax abatement to businesses which locate
new or construct additions to existing facilities which increase employment
(see Appendix for additional information).
5) Work with the Lansing Planning Department to provide public services (i.e.,
sidewalks, crosswalks, etc.) necessary to ensure smooth pedestrian
circulation between Long's Convention Center and the surrounding motel
facilities.
6. Carefully review site plans for development on vacant (currently zoned for
commercial or industrial) land and any rehabilitation or redevelopment of
existing commercial or industrial sites to make sure adverse impacts to
surrounding properties and neighborhoods are minimized. Local residents
and appropriate neighborhood organizations should be appraised and
afforded the opportunity for input on the site plans.
45
7) Make improvements along public streets that would contribute to upgrading
the appearance of commercial areas. It is suggested that the City utilize
public land along the paved right-of-way where possible to plant trees,
construct berms and make other screening and landscape improvements.
Public and private utility companies should also investigate the possibility of
reducing the number of utility poles and wire and located along area streets.
Commercial Problems and Strategies t
Problems associated with commercial activity in the Southeast relate to design,
environmental and circulation features of commercial properties. Concern is
particularly expressed over effects of strip commercial development along major
streets. Strategies presented here are intended to improve the physical condition of
shopping areas and make them more attractive places to visit. Environmental,
circulation and land use issues presented here are more fully discussed in other
sections of this plan.
PROBLEM 1
Strip commercial development exists along major streets (i.e., South Cedar, South
Pennsylvania and South Washington). Strip commercial areas are characterized by
their poor exterior design, excess of signs, access and circulation problems, -
business turnover rate, poor maintenance of parking areas and surrounding
properties, 2s well as a lack of landscaping. The lack of adequate building setbacks
contributes to many of the adverse characteristics.
EXISTING SITUATION
Strategies (0-6 years)
1•) Apply strategies outlined in Circulation and Parking section of this plan to
improve circulation and reduce traffic problems along major streets.
2) Investigate the possibility of combining groups of business into mini -
shopping areas by promoting use of common curb cuts, parking areas,
signs and design standards. Utilize business organizations and financial
incentives administered through Lansing's Economic Development Program
to facilitate this action and to assist in financing needed improvements.
Provide technical and design assistance where necessary. (See Assets,
Strategy 1 & 2.)
3) Soften visual clutter by making landscaping improvements in the public right
of way or reducing the number of utility poles, wires and signs.
4) Limit further commercial and office development along South Cedar Street
north of Jolly Road, while assuring that the development south of Jolly is
sensitively designed.
5) Pass an improved sign ordinance to control the size, location, intensity and
number of advertising signs in commercial areas.
6) Support an amendment to the present landscape, screening and buffering
ordinance which would, within a given time period (3-5 years depending upon
the size), require existing businesses to implement a screening plan for their
property -and around trash dumpsters.
7. Investigate through, the City Attorney's office the possibility of offering private
local businessmen a tax break or other incentives through the City to install
screening and buffering as would be required of them if they were developing
under the present Screening and Buffering Ordinance.
8) Continue to work with the Planning and Building Departments to more
effectively enforce existing codes related to zoning and building regulation.
9) Require trash barrels to be installed near the entrance and at appropriate
locations around the parking lots of all grocery stores shopping centers.
10) Require screening of all legal outside storage as an amendment to the
landscape, screening and buffering ordinance.
46
PROBLEM 2
Parking areas around commercial sites are poorly maintained, in poor physical
condition and present visual problems. Large open parking areas require
improvements that will maintain available parking space to serve businesses but
also make shopping areas more attractive. In larger lots, poor internal circulation is
generally also a problem.
Strategies (0-6 years)
1) Identify areas where these problems exist. Then work with Traffic, Public
Service, Planning Department and parking managers to derive solutions to
alleviate problems.
2) Utilize suggested solutions already outlined in the Transportation section of
this plan, including items such as combining parking areas, reducing curb
cuts and redesigning interior circulation to facilitate traffic flow.
3) Provide incentives to private business to accomplish on -site improvements.
Possibilities include financial, technical, or design assistance sponsored
through Lansing's Economic Development Program. Improvements of this
kind could be included as part of building improvement or expansion projects
in part financed through public programs.
4) Establish a set of reasonable standards 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
ordinance.
EXISTING SITUATION
POSSIS
5) Break up large open parking areas by encouraging the installation of
landscaped "islands". Provide better definition of circulation routes within
parking areas by installing directional signs and marking the pavement where
needed.
6) Screen open parking areas from view utilizing berms, vegetation, fencing, etc.
(See Strategy 7, Assets)
PROBLEM 3
There are a significant number of car, truck and van dealerships in the Southeast
Area. This includes both new and used vehicles. These businesses present a
special problem since they require visibility and space for their inventory. This is in
direct conflict with the policy of screening parking lots which is essentially what a
dealership consists of.
Strategies (0-6 years)
1) Develop a generally applicable landscape and screening plan which could
be used by a variety of vehicle sales dealers with the modifications
necessary to their individual sites. This type of plan would have to recognize
the need for secure openness while providing a measure of visual relief.
47
PROBLEM 4
Gas stations being reused for other purposes are often poorly designed and
inadequately landscaped.
Strategies (0-6 years)
1) Combine site plan review with economic incentive programs to encourage
and improve design features at problems sites. (See Assets, Strategies 1 & 2)
2) Apply the Screening and Buffering Ordinance to require landscaping that
would improve appearances and protect property owners. Screening and
buffering should be a part of any reuse plan.
PROBLEM 5
Even with the variety of commercial facilities presently available, residents have
identified several types of businesses which they feel are needed. These include: 1)
a reasonably priced "sit-down" restaurant with quality food and pleasant
atmosphere, 2) quality clothing stores, 3) ice-cream parlor, 4) a deli, 5) bookstore, 6)
large grocery store, and 7) a hardware.
Strategies (0-6 years)
1) Encourage the requirement of marketing studies from developers of
commercial property as a part of the site plan review process.
2) Citizen groups should aggressively encourage the location of desired
businesses in the area.
PROBLEM 6
There are commercial businesses located in residential areas. they are not located
in clusters, but rather, are singley located (spot commercial) and usually are not
screened from surrounding residential land uses. The increased traffic associated
with them is detrimental to neighborhood areas.
Strategies (0-6 years)
1) Continue to follow city zoning policies that strongly discourage the
establishment and/or expansion of spot commercial locations.
2) Develop overall plans for each of these areas working in cooperation with the
property owners and business owners. These plans should include
proposals such as: 1) Reducing the number of, curb cuts onto adjacent
streets and improvement of internal circulation. 2) Delineate pedestrian
access lanes clearly. 3) Provide standards for landscaping and design which
will enhance each area's aesthetic appeal. (Also see the Environmental
section and the Circulation section.) The implementation of these plans can
be accomplished through the application of economic incentives.
OFFICE - ASSETS
Office space in the area has basically been developed in keeping with Citywide
policies. Office development is generally considered a positive point, and continuing
development according to past trends would be of benefit to the area. Office
facilities for the most part are ideally located (along major streets), well designed and
attractively landscaped.
OFFICE - Problems and Strategies
PROBLEM 7
Health Central, a Health Maintenance Organization, has offices and a treatment
center located on South Cedar Street. The location is adjacent to a quality, stable
residential area. Health Central has limited space to expand treatment or parking
facilities if needed. Parking shortages already are in evidence in the area.
Strategies (0-6 years)
1) Efforts have been made in the Planning Department to help develop the
Health Central Master Plan for expansion. That plan outlines proposals to
provide for their space needs. The concern of the City should be to at the
same time, to preserve the residential integrity of the surrounding area. It is
suggested that the City support growth of the facility in an area bordered by
South Cedar and Maplewood Streets to the east and west, the current
northern property line of Health Central and Rockford Street to the south. The
following elements should be made part of the development process.
a. A mechanism to allow input by area residents regarding the growth of
this facility.
b. Development of a Screening and Buffering Plan to protect the
adjacent area.
c. Development of an access and circulation pattern that will discourage
non -local traffic from proceeding into residential areas.
d. A parking plan reflecting parking space requirements for facilities of
this kind as outlined in the Zoning Code.
e. Limit lighting in parking areas to low profile fixtures in character with
surrounding residential development.
2) Encourage decentralization of Health Central's facilities if space needs
exceed the limits described above. The concept of "satellite treatment
facilities" should be seriously considered as an alternative that would provide
for an unforeseen expansion need not indicated in the current Master Plan.
PROBLEM 8
Several large office compleses are located south of Jolly Road along Cedar Street
and Pennsylvania. Unfortunately, one located on Pierpont/Merchantile has only one
access point to a major street (Pennsylvania) and during peak hours, traffic access
is confuting and congested. The state of Michigan occupies most of the office
space.
Strategies (0-6 years)
1) Work with the state of Michigan to stagger the arrival/departure times of their
employees to reduce congestion.
2) Initiate study to determine if the development of a second access point would
be feasible in the future.
481
PROBLEM 9
There is a lack of professional services available to residents living in Forest View
Area.
Strategies (0-6 years)
1) Citizen groups in the district should aggressively encourage the development
of an office complex for professional services (doctor, dentist, lawyers, etc.)
in areas currently zoned for office and commercial use.
2) The Forest Road School property could be sold by the school district and the
structure converted for professional office use.
INDUSTRY - ASSETS
Industrial sites in the Southeast have locational and transportational advantages
conducive to industrial prosperity. The following assets reflect this viewpoint.
1. Industry in the southeast is concentrated primarily in two areas, one is east of
Washington along Baker Street and the other east of Pennsylvania along the
Conrail line. Long established and defined boundaries generally separate
industrial areas from other uses of land.
2. Rail service is readily available in the Southeast Area to serve area industry.
Nearby major highway systems are also close to industrial sites.
3. A high quality industrial park (Midway Industrial Park) is located in the
Southeast section of the study area.
4) The site of the former Reo plant is available for future industrial use. The site
possesses locational and access qualities that make it extremely valuable for
this use.
Strategies (0-6 years)
"-1-) Apply Strategies 1 & 2, Commercial Assets to industry also.
2) Provide through the City's Planning Department a forum for discussing
residential/industrial land use conflicts, and bring neighborhood residents
and representatives of long established industry together to develop
solutions to problems.
3) Develop the Reo property utilizing legal controls and economic incentives to
reduce the impact of industrial activity located near residential areas.
Examples of controls include the following:
a. Utilize citizen input in planning, the reuse, improvement and
development of the Reo site.
b. Zoning Code.
c. Parking requirements.
d. Screening and Buffering Ordinance.
e. Agreements through economic incentives.
f. Planning review process involving various City agencies.
g. Recommendations included in the Housing section of this plan
regarding development in the Reo area.
h. Place a historic marker to commemorate role of Diamond Reo in
Lansing's growth.
4) Encourage the continued development of Midway Industrial Park and other
appropriately zoned sites with businesses which:
a. Do not cause air, noise, and/or visual pollution.
b. Provtde adequate on -site parking, attractive landscaping and
adequate access to major truck routes without traveling through
residential areas.
INDUSTRIAL PROBLEMS AND STRATEGIES
Industrial problems in the Southeast Area are related to conflicts, between non-
industrial uses of land, transportation and environmental problems and the
resources that are needed to develop or expand industrial activity. Several problems
introduced during the discussion of industry in the area are addressed, expanded
upon or repeated in other sections of this plan.
PROBLEM 10
The Reo industrial site remains vacant. Non -Utilization of the site causes
uncertainty in immediate area and is a cost to the community in general.
Strategies (0-6 years)
1) Establish the industrial/residential separation strategy as defined and
recommended in the Housing section of this plan. (See Housing section,
Problem 1, Strategy D-1, page 39 ).
2) Continue to market and support development of the Reo site for industrial use
according to strategies, goals and objectives outlined in the Lansing
Economic Adjustment Program (revised November 1977). Basically this
strategy establishes an alternative for development of the site by a single
industrial user. A lower priority includes development of the site as an
industrial park accommodating several users.
PROBLEM 11
Industry at the John Bean site has no room to expand. Access and parking problems
are also associated with the site.
Strategies (0-6 years)
1) Establish the industrial/residential separation s*ategy and provide for
expanded parking area as defined and recommended in the Housing section
of this plan. (See Housing section, Problem 1, Strategy D-1).
2) Investigate possibilities for linking future industrial activity at the Bean plant to
the Reo site located immediately to the west.
PROBLEM 12
There are a number of industrial uses that occupy space in the Southeast Area.
Residents and staff have noted a need to improve the physical appearance of some
areas. Items noticed include: 1) overflowing dumpsters in open areas, 2) trucks and
cars parked "helter-skelter" on the site, and 3) open material storage is untidy.
Strategies (0-6 years)
1) Work with various industrial establishments to improve exterior of building
and site appearance. Suggest methods for screening dumpsters, developing 49
orderly parking lots, and buffering legal open storage areas. Technical advice
can be obtained through the Planning Department.
PROBLEM 13
Truck terminals are unpaved and unsightly with open storage of vehicles. The
movement of large semi -trailers onto and off of Cedar Street causes traffic
congestion and the potential for accidents.
Strategies (0-6 years)
1) Strongly encouraged terminal operators to improve their visual appearance
of their property with landscaping, paving and exterior building improvements
as well as removal of unsightly vehicles. Utilize commercial Asset, Strategy 4,
economic incentives.
2) A study by the Traffic and Planning Departments should be initiated to
determine the feasibility of additional access points for the truck terminals
from streets other than Cedar Street.
PROBLEM 14
Due to changes in jurisdictional requirements and the wide range of years over
which development has occurred, buffer strips and transition zones between
different uses have not usually been provided. Buffer strips are usually designed to
separate non -compatible uses within a small area, while transition zones are usually
defined as zones of land which moderate between uses normally considered to be
incompatible.
Duplex development (moderate density) can be considered a transition zone
between single family (low density) and apartment development (medium to high
density).
This problem will be discussed in more detail in the Land Use section, however, as it
relates specifically to economic development, the following strategies are
suggested.
Strategies (0-6 years)
1) Recommend that existing businesses set aside buffer strips around the
perimeter of their property (particularly where it abuts residential) wherever
feasible.
2) Recommend strict enforcement of the landscape, screening and buffering
ordinance on future non-residential development to provide buffer strips.
3) Recommend that particular attention be paid to assuring that transition zones
are "developed in the future land use plan of the Southeast Area to minimize
the number of incompatible land use conflicts.
4) Examine present codes and recommend amendments (when necessary) to
increase non-residential building set -backs to provide more green space
and a more pleasant appearance.
5)'Establish a policy to require a certain percentage of the site be retained in
green space depending on the type of use.
PROBLEM15
The industrial area along Aurelius Road near the Sycamore Creek has a lack of
defined access points and on site Circulation patterns. Circulation and access is
confusing and hazardous to customers due to this condition. Also gravel is
constantly tracked onto yards and parking areas. Design features are also
unattractive.
Strategies (0-6 years)
1) Develop overall plans for each of these areas working in cooperation with the
property owners and business owners. These plans should include
proposals to:
a. Reduce the number of curb cuts onto adjacent streets, according to a
standard to be established (see Circulation section) and improvement
of internal circulation.
b. Delineate pedestrian access lanes clearly, and
c. Provide standards for landscaping and design which will indicate
each area's aesthetic appeal (see the Environmental section). The
implementation of these plans may be helpful through strategic
application of the City's economic incentives.
50
COMMUNITY FACILITIES
COMMUNITY FACILITIES
Community Facilities are those elements most frequently identified as necessary
components to assuring quality neighborhoods. These include parks, schools,
churches, hospitals, day care centers, and other community institutions both public
and private, which contribute positively tothe surrounding neighborhood. Generally,
these items are compatible with and welcomed to residential areas.
The following policies developed by the City have been used to establish strategies.
for issues identified by staff and citizens of the Southeast Area.
SOUTHEAST AREA POLICIES FOR COMMUNITY FACILITIES
Community Facilities - General
Support continued operation and allow for expansion of community facilities located
near residential areas when:
-The design and maintenance of the community facility and adjacent site are
in character with the surrounding neighborhood.
-Activities generated by a particular facility are in character with the
residential use of land.
-Adequate access is available to serve the site.
-Parking facilities are up to standards outlined in the Zoning Code.
-Expansion plans do not constitute an intrusion into surrounding residential
• areas.
-Adequate screening and buffering is installed to provide separation between
the community facility and neighborhood.
Parks and Recreation
Support the provision of additional or expanded park facilities to accommodate the
recreational needs of individual neighborhoods by:
-Acquiring additional park land where appropriate.
-Obtaining rights and easements when acquisition is not feasible.
-Working with the Lansing School District and other educational institutions to
pursue joint park and open space acquisition programs.
Support a program of regular park maintenance to provide adequate care and
attention for.
-Every existing park, public open space and traffic island.
-All new parks and open space areas as they are developed.
Encourage increased utilization of existing park and recreation facilities by:
-Improving and modernizing existing park facilities to meet present and future
service area recreational needs.
-Providing effective notification as to available recreational opportunities.
Waterfront Development
Pursue the preservation, acquisition and/or control and development of the
waterfront by:
-Acquiring waterfront parcels as they become available.
-Obtaining rights and easements to provide access to the river when
acquisition is not feasible.
-Adopting appropriate zoning, land use and design controls.
-Improving access and use of public lands adjacent to the river.
-Developing fishing, boating and other recreational activities in areas with
adequate support facilities.
51
Schools
Encourage further development of the'Community School -Park' concept to
increase the recreational and educational opportunities available to the community
by:
-Maintaining and encouraging multiple use of school facilities for community
oriented activities during non -school hours.
-Improving the school/park playgrounds where necessary to meet both
education and neighborhood recreational needs.
Libraries
Support the current library program and encourage further services in the Southeast
Area by:
-Maintaining the continued operation of the Jolfy/Cedar Branch Library.
-Maintaining service by the bookmobile.
Medical Care Facilities
Support continued operation and allow for expansion of major medical facilities
when:
-Expansion would not intrude into the surrounding residential area.
-Adequate screening and buffering is installed to provide separation between
the medical facility and neighborhood.
-Adequate access is established to minimize the effects of traffic on the
surrounding neighborhood.
-Parking facilities are up to standards outlined in the zoning code.
Senior Citizen Facilities
Assure the development of multi -use facilities to provide alternative living
arrangements for senior citizens if they so desire, in the Southeast Area which would
incorporate housing, medical and recreational components.
-Encourage use of existing space in schools and churches for senior citizen
recreational and enrichment programs.
Residential Treatment Facilities
Encourage distribution of residential treatment facilities equally throughout the city.
Churches
Encourage churches in the Southeast Area to make their facilities available to the
community whenever possible.
Day Care
Encourage the continued operation of existing day care facilities and the
establishment of new centers as needed in selected locations where:
-Adequate space is available (indoor and outdoor) which can be screened
and buffered from surrounding land uses.
-Adequate vehicular and pedestrian access are available to assure the safety
and convenience of users and surrounding residents.
RIVERFRONT 4
SHOULD BE USED FOR
RECREATIONAL PURPOSES;
CANOEING, HIKING, FISHING, ETC. ; l
CLIFFORD
MORE PLAY EQUIPMENT,
MAINTENANCE, LANDSCAPING
WALTER FRENCH
IMPORTANT POR USE BY
COMMUNITY: HAS GOOD
FACILITIES (MEETING ROOMS,
GYM, POOL, ATHLETIC FIELD, ETC.)
GREENCROFT PARK
ADD SECURITY, MAINTENANCE
AND COMMERATIVE PLAQUE__
EVERETT PARK
TOO MANY LEAGUE
ar BALL GAMES "
CAVANAUGH .v.
MAINTENANCE, PICNIC AREA, i
PLAY EQUIPMENT, LANDSCAPING a
"RIVER POINT"
CITY ACQUISITION
AND DEVELOPMENT
FOR SALMON FISHING
CREGO
DEVELOP BEACH, PICNIC
« AREAS & NATURE TRAILS
1 .../
K FENNER ARBORETUM
} CONTROL VANDALISM
PLAY EQUIPMENT
LYONS PARK '� �
IMPROVE LANDSCAPING
'^y l__J_' FOREST VIEW §r
PLAY EQUIPMENT T
W 1� SCOTT WOODSn �x
b 5 POTENTIAL PARK DEVELOPMENT
— NATURAL DEVELOPMENT. 3 IN GRAVEL PIT
'=' PDXSON
PLAY EQUIPMENT
-.. PICNIC AREA (((
`�• Y
CONFLICT WITH SOFTBALL LEAGUE
NEED PARKING , r-�% II....
1
BEAR LAKE
PRESERVE NATURAL FEATURES
t._. , =i bi a i i- I
�wJ i i a a r�a
-I �y_ I v
BLUE BELL w
MUNN DETERMINE USE OF
SOFTBALL, PICNIC AREAS, r , IUI s �4 3
PLAY EQUIPMENT a
I —
SECURITY PROBLEMS%' CITY PARK
LAND IN DELHI TWP.
T"
i .�
KAYNORTH
��r. r •P•
BECK
PICNIC AREAS
�G
LANDFILL
;.w•
PLAY EQUIPMENT _ p
d .o
BASKETBALL,SOFTBALL •: �✓
r LEAVE VACANT OR
«� \" DEVELOPE WITH
SOFTBALL, BASKETBALL q
r
t GOLF COURSE
RESTROOMS
'� I
s �,
NORTH CEMETERY
F
DANGEROUS HILL
MARSCOT
BASKETBALL, PICNIC AREA,
PLAY EQUIPMENT,
F ELIMINATE STANDING WATER
KAHRES
f. �
PICNIC AREAS
5 PARCEL B
M
t
W� BASKETBALL, PICNIC \
--
NEED TO IMPROVE UNDERDEVELOPED PARKLAND
AREA, SOFTBALL
WILLOUGHBY
NEED TO ACQUIRE SPACE FOR A NEIGHBORHOOD PARK
NATURE TRAILS
BIKE PATHS
COMMUNITY FACILITIES ISSUES
MAP 27
52
ASSETS
The following have been identified by citizens and staff as positive features which
serve as amenities to the neighborhoods of the Southeast Area.
It should be noted that many of these items are site specific to individual areas (as
they should be in the case of neighborhood parks) while others are shared
commonly by more than one district.
1. Area parks provide for a Jariety of recreational pursuits. Both passive and
active recreational opportunities are available within the park system.
Several parks have been preserved in a natural setting. (A full list of
recreational facilities available at each park is included in the Community
Facilities profile of this plan.)
2. Many residents enjoy the running trails in Beck Park. They seem to be used
frequently.
3. Area schools provide space and have facilities that support, recreation and
other community activities. Walter French, Gardner and Everett High are
particularly important to the community for recreational use.
4. The Southeast Area has many churches that serve as meeting places and
activity centers for the community. Churches sponsor a variety of worthwhile
programs such as elderly, counseling and day care services.
5. Ingham Medical Hospital and Lansing General Hospital are major care
facilities easily accessible to area residents.
6. Other natural areas remain available for park development and use by the
public. The riverfront presents a unique opportunity for development of water
oriented recreational activities.
7. In addition to supporting area recreational facilities, citizens have identified
the downtown riverfront as an important amenity citywide.
Strategies (0-6 years)
1) The Parks and Planning Departments should jointly develop plans for
appropriate facilities (i.e., nature trails) in those parks designated as natural
areas.
2) Utilize the recommendations outlined by the Parks Needs Study (December
1979) and the Parks and Recreation Department Five Year Recovery
Action Program (July 1980). (The Parks Needs Study indicates the need for
recreation space by census tract. The Recovery Action Program develops
action plans for improving -the parks system.)
3) Dispose of vacant park property that will not serve a useful purpose (as
outlined in the Parks Needs Study).
4) Suggest that the Parks Department continue to incorporate and maintain
running trails at a variety of parks around the city.
5) Promote cooperative efforts between citizen groups, neighborhood residents
and the Lansing School District to increase use of school buildings for
various activities, especially in the summer months.
6) Develop and utilize the riverfront for recreational purposes as recommended
in the Plan for Development of Lansing's Waterfront (Lansing Planning
Department 1974).
7) Continue to coordinate with the Lansing School District to.develop school
open space for neighborhood use.
53
8) Develop the "point" area where the Red Cedar River flows into the Grand
River to accommodate salmon fishing.
9) Direct the Parks and Recreation Department to conduct neighborhood
citizen participation sessions to allow residents, neighborhood organizations
and other community groups to voice their preferences for recreational and
cultural facilities and programs.
10) Promote cooperative efforts between church organizations, community
organizations, community school coordinators and the Parks and Recreation
Department to coordinate activities and programs they sponsor, and to
distribute available space in area schools and churches in support of those
activities.
11) Provide and promote cultural and recreational activities and programs.
Promotion should be done with an aggressive information campaign, an
example of a desired program is a summer recreation program on school
grounds. The information campaign should include, but not be limited to use
of billboards on buses, public service announcements, and regular releases
to neighborhood organizations and newspapers. Greater knowledge
concerning recreational and cultural programs and activities should
increase utilization of those services.
PROBLEMS
As identified by area residents, community facilities problems and needs relate
primarily to park land and recreational space. Organizational shortcomings in
coordinating and supervising sponsored activities and programs as well as several
physical needs have also been identified during the citizen input process.
PROBLEM 1
Park development in the Southeast Area has not kept pace with the population
growth in the last ten years. Notably, there has been a lack of neighborhood parks.
Although park land has been set aside in some cases it remains largely undevelop-
ed.
Strategies (0-6 years)
1) Direct the Parks and Recreation Departments to work with citizens to develop
and utilize a system for determining sites, facilities, and schedules for park
development throughout the city. Of particular concern would be to first
identify the sites in the Southeast Area and insure that acceptable plans are
developed for each park site.
AL, uevs vie
- UJW*s• Avc amrHcs
tiwi+cs, r�r+.�•
2) Explore alternative methods of funding the actual construction of park
facilities. This could be financed through a variety of sources including city,
and/or federal funds and neighborhood association donation of materials
and labor.
3) Utilize the Capital Development Program to fullest extent to assure adequate
scheduling for park expansion, improvement or development.
PROBLEM 2
Residents of some neighborhoods have no access to developed park land unless
they cross major streets. This is extremely hazardous for children.
Strategies (0-6 years)
1) The Parks Department should work with neighborhood residents to complete
acquisition and development' of Kaynorth Park.
2) The City should assist residents in identifying land appropriate for
neighborhood park space located within designated areas of need (see Map
25). Provide design assistance and seek funding sources that will support the
effort and investment being made by area residents to develop and maintain
the park.
3) The Capital Development Program can be used to schedule park
development. Grants should be sought for development.
4) Pedestrian overpasses for access could be used between user residences
and park areas separated by arterial streets as an interium measure.
PROBLEM 3
There is a lack of maintenance for City parks. This includes grass cutting, trash pick
up and -equipment maintenance.
Strategies (0-6 years)
1) Stabilize and upgrade the existing Parks Department maintenance program.
This would include:
a. Maintaining a regular maintenance schedule.
b. Disposing of vacant land for which no projected use can be found (as
outlined in the Parks Needs Study).
c. Upgrade the parks maintenance program as outlined in the Parks and
Recreation Department Five Year Recovery Program (July 1980).
This includes the following:
1. Developing a regular maintenance schedule partcularily in the
areas of grass cutting and trash pick up.
2. Ensuring an adequate supply of maintenance funds, personnel
and equipment.
3. Developing a program of voluntary maintenance of parks by
surrounding residents.
54
2) Utilize neighborhood groups to help plan, clean up and maintain
neighborhood parks. These groups could work in cooperation with the Parks
and Public Service Departments. The citizens, in this proposed strategy,
would supply the labor while the City would supply supervision and tools.
3) Provide adequate funding for non -t o x i c mosquito control.
4) Create a special user maintenance fee separate from the general park
maintenance fund to finance maintenance of facilities used for organized
team sports in the City. Each team should be assessed an additional fee to
cover the costs of field preparation and general maintenance.
5) Consider wider application of user fees for use of community and/or regional
park facilities.
PROBLEM 4
In those parks where at least some development had heavy utilization has occurred
there are still inadequate facilities to include several parks lacking'restrooms.
Strategies (0-6 years)
1) Idegtify those parks which through heavy utilization can justify restroom
facilities.
2) Explore the potential for securing portable restrooms anchored for heavy
utilization (primarily summer) and then removed and stored during the winter.
3) The Parks Department should study methods of construction and/or
supervision which will reduce vandalism to restroom facilities.
PROBLEM 5
Many people feel parks can be dangerous, especially in those areas that are
secluded. The occurrence of assaults in parks is increasing. There seems to be
need for more supervision and security.
Strategies (0-6 years)
1) Increase police protection in parks.
2) Determine if measures can be taken to make secluded areas safer.
Implement them if they can be done without destroying the beauty of the
parks.
3) Prohibit vehicle traffic in parks after closing.
4) Supply through the Parks and Recreation Department full time supervision
during activity hours and sessions. The amount of supervision should depend
on seasonal programs and level of use a park receives. It is suggested that
retired persons might be seasonally employed to monitor daily activities in
recreational areas and have contact with enforcement agencies who would
be called in should problems occur.
5) Include observation of park and school areas as a responsibility of groups
instituting or participating in neighborhood watch programs. Citizens living
within eye sight of neighborhood parks would be asked to become more
aware of ongoing activities in the area and to report to the proper autfiorities
vandalism or other security problems that might occur.
6) Construct play equipment of materials that are as "vandal proof' as possible.
Plan placement of park equipment in open areas where obstructions are few
in order that area residents might easily observe equipment and monitor
activities at parks in the vicinity.
7) Provide proper lighting around facilities to discourage vandalism, at night and
to enable observation of playground sites by area residents after dark.
8) Provide for and impose strict penalties (fines and work sentences) in cases of
vandalism and littering in parks.
9) In new subdivisions, locate parks and residences so that park area can be
observed from the residential buildings. This will promote the defensible
space concept.
PROBLEM 6
Inadequate recreational facilities are a severe problem in area parks. Of primary
concern are basketball courts, baseball/softball diamonds, picnic facilities and
creative playground equipment.
Strategies (0-6 years)
1) Direct the Parks and Recreation Department to meet with neighborhood
organizations and residents to gather input for planning additions or
improvements to parks facilities. Notification of meeting dates should include
use of newspaper notices, handouts to neighborhood school children and
area mailings.
2) Make budgetary allowances through the general fund and Capital
Development Program (where appropriate) and/or secure grants offered for
park facilities improvement to finance desired improvements in park areas.
55
3) Contract with private sources, including civic groups and organizations, to
supply desired park services such as a canoe livery, concession stand,
skating rinks, or a tobaggan run. User fees would be connected with such
facilities.
4) The Parks and Planning Departments should develop a priority and
implementation schedule for inclusion in the Capital Development Program.
5) Utilize elderly, civic and neighborhood groups, and teacher/parent
associations, to raise funds and supply manpower to finance and construct
additional recreational facilities in parks and schools. The Parks and
Recreation Department and the School Board should work with groups to
comprehensively plan and develop park and school land as they relate to
neighborhood recreational service.
PROBLEM 7
Sponsored recreational activities at some neighborhood parks are inappropriate.
Parking occurs on nearby streets when organized softball and football leagues are
competing and league play limits use of facilities by area residents.
Strategies (0-6 years)
1) Establish a policy within the Parks Department to sponsor softball/football
league activities at community and'regional parks. Neighborhood parks and
elementary school parks should be reserved primarily for neighborhood use.
PROBLEM 8
It is not clear whether school facilities in the area are being fully utilized by members
of the community requiring space for after school meetings, cultural activities,
educational opportunities, elderly programs and City sponsored recreational
activities. Information and requirements related to reserving space and rooms for
community oriented programs is not well understood by private and/or civic groups
sponsoring programs or activities.
Strategies (0-6 years)
1) Organize a committee made up of representatives of area parent -teacher
groups, neighborhood organizations, civic groups, school principals, other
interested persons, and the Parks and Recreation Department to inventory
available space and to coordinate programs and activities with available
facilities. It is suggested that the committee direct the Parks and Recreation
Department or Community School Coordinators to assign staff who would be
available to answer the questions of and provide information to, groups in
need of space for activities and programs.
2) Encourage the School Board to implement "Revised Guidelines for
Community Use of School Facilities, 1979." The study facilitates ways and
means to streamline the process groups must follow to acquire space in
schools for meetings and other activities.
3) Encourage use of space and facilities owned by area churches and private
schools.
PROBLEM 9
Adequate bicycle racks are not available in parks, encouraging theft of bicycles.
Strategies (0-6 years)
1) Install bicycle racks in parks where a need can be established. They might be
moved from locations where they are not used.
2) Increase police protection in parks.
PROBLEM10
There is not a safe body of water that is fit for swimming in this area.
Strategies (0-6 years)
1) Develop Crego Park on a reduced scope -starting small and working up. The
Master Plan for that park calls for the development of the small man-made
lake in the park with a beach area. The beach should be the number 1 priority
for development in the park.
PROBLEM 11
There are few bicycle paths and footpaths in park areas and along rivers.
Strategies (0-6 years)
1) Support the Red Cedar hiking/biking path concept, as well as development
of hiking/biking areas in parks and along all riverfront areas.
PROBLEM12
There are two unused gravel pit areas (see Map 27 Communtiy Facilities Issues) in
the area that might be developed as parks.
Strategies (0-6 years)
1) Determine the feasibility of redeveloping these gravel pits as parks or some
other use that will be compatible with the neighborhoods around them.
2) After determining the feasibility of reuse, acquire parcels as necessary.
PROBLEM 13
North Cemetery, located on Miller Road is used by area children as a recreational
facility particularly for sliding in the winter. The sledding hill faces Miller Road and is
hazardous if children slide out into this street which is very busy.
Strategies (0-6 years)
1) Strongly recommend a new park facility be developed (possibly Kaynorth)
with a sledding hill which will attract children away from the cemetery. This
should be implemented as soon as possible.
2) Discourage sledding by installation of a fence and thorn bushes at the base of
the hill.
3) Investigate the historical significance of North Cemetery for consideration of
placing a commerative placque as a historic place.
56
PROBLEM14
Community services programs offered by area churches are not well coordinated.
Sponsoring groups, in many instances, duplicate efforts.
Strategies (0-6 years)
1) Support program coordination through the Area Council of Churches.
2) Utilize the services offered by the Lansing Senior Center to:
a. Coordinate senior citizen programs and activities.
b. Create new programs effectively addressing the needs and desires of
elderly persons.
c. Provide transportation for the elderly'when necessary.
d. Publicize programs and services to the community.
While intended to serve as a clearinghouse for elderly programs, the Lansing Senior
Center has not yet been used to its full potential.
PROBLEM 15
The possible disposition of Walter French Jr. High School would result in the loss of
this facility for community recreational, cultural and civic activities. Walter French is
extremely important to the community for these uses.
Strategies (0-6 years)
1) Should the facility be closed, recommend and support disposition of the
building to an owner who will agree by contract to allow continued use of the
facility for programs sponsored by community groups and the Parks and
Recreation Department.
PROBLEM 16
More activities, programs and facilities designed specifically for young adults
(approximately 13-20 years of age) are needed.
Strategies (0-6 years)
1) The City Parks Department could work with the Lansing School District,
parents, persons in this age category and other interested parties to identify
programs and activities which could be initiated as well as identifying the
agencies or groups to implement such programs. These programs and
activities would be additional to the organized school varsity sports already
available.
2) In addition to recreational activities, young adults could volunteer to work on
community projects or assist in constructing the facilities they desire.
PUBLIC SERVICES
Police and fire protection, the condition and maintenance of streets, curbs, gutters
and sidewalks, street signs and house numbers, snow and garbage removal,
sewers, utilities and the production, conservation and distribution of energy are
topics that fall under the heading "Public Service". The major municipal services are
available in most parts of the area.
SOUTHEAST AREA PUBLIC SERVICES POLICIES
Storm and Sanitary Sewers
Encourage the improvement of sewer facilities to developed areas not adequately
served.
Promote a program to upgrade the sewer system where needed to reduce water
pollution by:
-Separating storm and sanitary sewer systems.
-Utilizing a system of retention basins and/or other alternative techniques if
they would be technically feasible, less costly and as effective as separation.
Plan and coordinate development of sewer systems into areas of the region
intended for development to:
-Provide adequate sewer type and capacity to support particular types of land
use expected to occur.
-Avoid duplication of effort by individual developers during construction.
-Minimize disruption to the environment.
-Reduce overall costs.
Electric and Telephone Services
Encourage the placement of all utility service underground in all new and
redeveloped areas when constructed to:
-Lessen the number of physical obstacles within the street right-of-way
(ROW)
-Enhance the visual appearance of the neighborhood.
Street Lighting
Promote a street lighting program placing equal emphasis on illuminating both the
street and the sidewalk.
Promote a residential street lighting program which will be suitable and appropriate
to the character of the neighborhood and acceptable to residents.
Water
Encourage the extension of water facilities to those areas not adequately served by
city water.
57
Water and Energy Production
Require coordinated interdepartmental planning and implementation, combined
with citizen input, prior to constructing or renovating facilities to produce energy or
distribute electricity and water to:
-Explore alternatives for more efficient energy production
-Ensure that facilities are located to minimize potential adverse environmental
problems.
-Ensure that services are extended to areas of the City where land capable of
supporting development and growth is desired.
-Utilize the Capital Development Program and the budget process to schedule
and finance improvements.
Public Safety
Provide public safety services, facilities, and programs responsive to the needs of
the community in an efficient manner, and advertise and make accessible the
location and operation of such services, facilities and programs to the community.
ASSETS
The following assets were identified by citizens, Planning staff and Public Service
technicians. Municipal public services and supplies, except as noted in the problem
section, have been consistent and adequate, for the most part, to support the
existing land uses in the area.
Public Services generally have come to be expected as an incidence of urban living
and are regarded as necessities rather than identified assets.
The assets identified were:
1. Police service is generally adequate. They are involved in various community
programs and activities such as Neighborhood Watch. They are striving to
improve their level of service to make the community a safer place to live.
2. Fire service is generally adequate, firefighting personnel are well trained. The
Fire Department is involved in various community programs including the
paramedic program (a paramedic ambulance is needed in the Southeast,
however) and the 911 system. They also strive to improve their levels of
service to make the community a safer place to live.
3. The Board of Water & Light provides a consistent electrical, and water
service to the community at competitive rates. The Board is recognized
nationally as a leading public utility that has consistently met area service
demands in the face of inflationary production costs.
4. Gas, electric, water, Cable T.V., and telephone service systems are now
operating within designed maximum capacity and are able to accommodate
additional growth and development in the area without disruption of service to
current users or construction of new and costly facilities (see Background
Profile).
5. The Board of Water & Light provides adequate street lighting for most places
in the area, is prompt in repairing and/or replacing street lights, and provides
lighting fixtures that are in character with the neighborhoods in the area.
6. The "Lansing Light' street light design is an important component of the
urban design quality of the area and City valued highly by area residents.
7. Streets which are paved and have curb and gutter are attractive and enhance
the visual appearance.
PUBLIC SERVICI
MAP 28
--- STREETS, CURBS, GUTTERS NEEDED
58 REPAIRS NEEDED FOR CURB, GUTTER, STREET
Strategies (0-6 years)
The strategies help address the assets identified. They are suggestions that, it is
hoped, will assure continued levels of performance and providefor improvements in
the future.
1) Maintain budget allocations for those Police and Fire activities that have
proven effective. These include any community activities and high training
standards.
2) Include funds in the budget to purchase and equip a paramedic ambulance
staioned in the Southeast quadrant of the city.
3) Involve citizen groups in planning and implementing public safety and
security measures. Police and Fire department relations with the community
are largely based on perceptions related to past experience. Lack of
cooperation can occur due to mutual misconceptions and a general lack of
understanding by the private citizen concerning police and fire department
activities and method of operation. Key elements in improving relations
include more interaction, increased community/departmental cooperation
and exchange of concerns and ideas.
4) Continue to provide for the systematic improvement, replacement or repair of
sidewalks, curbs and gutters, street lighting, street signs, and other utilities
through the Capital Development Program.
5) Work with the Board of Water & Light to assure that when replacement of
street lights occur, the replacement lights are in scale and character with the
surrdunding land use. Mast arm lights should not be used in residential areas.
6) Direct and encrourage establishment of a Board of Water & Light standard
procedure whereby neighborhood areas affected by changes in light would
be notified, prior to any change, and be allowed to consider alternatives in
regard to light brightness, height and design. The concerns and preferences
of the area residents should be reflected in the final choice of lighting utilized.
7) Encourage publicly owned utilities and private companies to explore ways to
diversify regional energy production and promote energy conservation and
to maintain adequate levels of service. State and local officials, citizen
groups, representatives of the energy production business and other relevant
private interest groups (such as the housing industry) should coordinate
efforts at energy production and conservation. They should concentrate
efforts to investigate and accomplish the following:
a. Increase energy conservation, developing standards to construct
energy efficient housing units, and developing land use and
transportation systems with energy conservation as a primary consid-
eration.
b. Diversify energy production systems at all levels, including individual
unit systems, neighborhood systems and city/regional systems.
Utilize alternative sources of energy such as solar, wind or
incineration of waste and garbage materials. Such a focus would also
serve to resolve solid waste disposal problems forthe City and should
also be combined with resource recovery and recycling programs.
c. Establish demonstration projects, sponsored and funded understate
or federal programs.
8) Direct and encourage the Board of Water & Light to include more meaningful
citizen participation and interaction when making decisions involving energy
production for the future, and in decisions involving provision of the other
services.
59
9) Direct the Board of Water & Light to institute in depth energy conservation
programs by investigating the possibility of:
a. Educating customers in energy conservation measures by
distributing information letters, conducting seminars or evaluating
homes with respect to insulation, heating and cooling systems.
b. Providing incentives to conserve energy. It is suggested that rate
savings might be offered to customers investing in or demonstrating
effective conservation measures.
10) The Lansing Board of Water & Light shall remain uninvolved in the use of
Nuclear Power as an energy source.
a. This is necessary due to the unstable nature of nuclear power and
potential safety and disposal hazards created by radio -active
materials.
b. There are indications that.fossil fuels and non-nuclear sources of
energy are sufficiently available for future needs.
PROBLEMS
The problems outlined below were identified by citizens, Planning staff and various
public service technicians. Problems may result from obsolete facilities, inadequate
or overburdened systems, poor maintenance or administrative difficulties
associated with operation and application of public services or utility systems.
Several strategies suggested to treat identification problems are extremely costly
and of necessity must be applied over the ten year duration of this plan. Others
should be resolved within the first six year period the plan is in effect.
Before proceeding with any of the strategies for solutions outlined, confirmation of
the exact nature of the problems should be done by the Public Service technicians.
PROBLEM 1
There are'various parts of the Southeast area that have only septic tank system, lack
storm sewers, have combined systems or have undersized systems; each of these
are inadequate during periods of high water run off. The above problems are further
compounded in areas that are in the 100 year flood plain, and in areas with poorly
drained soils. The results in most cases are ponding conditions and sewer back ups
(see Map 28).
Strategies (0-6 years)
1) Utilize the soon -to -be completed Sewer System Evaluation Survey prepared
for the City by Capital Consultants to formulate policy and help make
decisions concerning efforts to resolve storm and sanitary sewer problems in
the entire city. Alternatives include possible use of storm water retention
basins, total separation of the system or a combination of the two. The city
must show substantial progress toward resolving the issue in the near future.
2) Continue to provide reconstruction and separation of the storm and sanitary
sewers in connection with paving and other major improvements to streets,
and follow City policy to separate sewer systems in areas of new construction
or redevelopment. They include construction of lift or pump stations in cases
requiring them.
3) The catch basin areas and drainage areas should be kept clear of debris. The
Public Service Department should clean the drains often in the spring to allow
water to drain off.
4) Unpaved roadways in the area should have paving, curbs and gutters
installed so that storm water can be directed to storm water catch basins.
This will help keep debris out of the sewer system. Paving, however, should
not occur until the sewer improvements are made where feasible.
5) Reevaluate hydrological data for the Red Cedar River and Sycamore Creek
to determine what can be done about flooding during storm periods in flood
plain and near flood plain areas. Residents would like to determine if these
conditions are caused by inadequate sewers or by the flood properties of the
Red Cedar River or Sycamore Creek.
PROBLEM 2
There are residential and non-residential developments in the district that are in the
100 year flood plain area. Generally, people are not aware of the problems until they
are flooded.
Strategies (0-6 years)
1) Develop a mechanism to make sure those persons that will purchase or do
own property in the flood plain are made aware of the problem and provided
with information on how to minimize damage.
PROBLEM 3
Stretches of curb, gutter and sidewalk in the area are deteriorating and in need of
replacement. As of now, the Public Service Department does not inventory sidewalk
conditions (See Background Profile)
Strategies (0-6 years)
1) Develop a curb, gutter and sidewalk repair and replacement program based
on condition surveys and a priority rating system.
2) Direct the Public Service Department to inventory sidewalk conditions as part
of the curb and gutter condition survey.
3) Program through the CDP budgeting process a fixed number of miles to be
improved annually.
PROBLEM 4
There are streets in the Southeast Area that lack sidewalks, particulatly along major
streets.
Strategies (0-6 years)
1) Install sidewalks where residents petition for them.
2) Include sidewalk construction as a priority when planning and designing
projects to improve circulation along major roadways.
3) Work with Public Service to establish a citywide system for sidewalk
installation based on traffic volume and pedestrian needs in those areas not
presently having sidewalks.
60
PROBLEM 5
There are parts of several major collector and local streets in need of resurfacing.
Several streets are also subject to settling and buckling due to a muck base soil
condition forming below the roadbed.
Strategies (0-6 vears)
1) Continue program to resurface major streets as funds become available.
Perform temporary fill and grading maintenance to eliminate hazardous
chuckholes and bumps as needed.
2) Direct the Public Service Department to initiate studies to determine the most
economical way to resolve the settling situation. It is possible that removal of
the muck base and installation of storm sewers will be required to solve the
problem.
3) Utilize a type of temporary patching material which will last until a more
permanent material and seal can be applied. Also, apply the patching
material at non -peak hours to allow settling and hardening, before it is
subjected to stress.
4) Develop a Problem Hotline to direct timely repairs of Public Service problems.
The hotline should be publicized extensively. In addition, all calls should be
documented.
PROBLEM 6
Some streets in the area are unpaved. An unpaved street costs over twice as much
to maintain as a paved street. In most cases they also lack curb, gutter and storm
drainage.
Strategies (0-6 years)
1) Support the Public Service Department's program to pave all unpaved streets
in the City. The savings in maintenance costs more than justify this paving
effort. Curb and gutter and separated sewers should be installed at the same
time. Pave local streets and install curb, gutters and sidewalks after sewers
have been installed in neighborhoods where there is support for such action.
Additional criteria to pave streets would include the following:
a. Where improved safety considerations are a factor.
b. Where other factors such as parking problems or poor storm water
drainage are involved.
2) Direct the Public Service Department to periodically regrade and smooth out
sections of unpaved roadway, and apply dust control treatment during dry
periods. Dust control and surface condition may also be improved by placing
recycled asphalt on these streets.
EXISTING SITUATION
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POSSIBLE SOLUTION
PROBLEM 7
One part of the Southeast still has series incandescent lighting. This type of lighting
is energy efficient; it uses too much electricity for the light output. These lights being
rather old and in poor condition, are out of service periodically. Since they are used
in series, one light out of service takes the whole series out of service. There are also
problems with shorts in the wiring causing the lights to dim considerably.
_ Although it is recognized that the Board of Water & Light is attempting to provide
efficient street lights at a low cost to rate payers, it seems that, a)the street lights
planned to replace the old "Lansing Light' in residential areas detract from the urban
design of those areas, and b)high•pressure sodium lights are sometimes too bright
and as a result are irritating visually.
Strategies (0-6 years)
1) Direct the Board of Water & Light to duplicate the design of newer and more
efficient street lights they intend to install after the design of the "Lansing
Light'. Acceptance by neighborhood groups would be easier to attain if the
urban design features of the area were not threatened.
2) The Board of Water & Light should establish a more effective system of
soliciting citizen input prior to installing new street lights.
3) Provide protective shades where lighting is too intense for surrounding
residences, especially from new lighting sources.
4) Urge the Board of Water & Light to continue to investigate other possible
lighting types. 61
PROBLEM 8
Street lights in some areas do not provide adequate illumination on sidewalks which
makes seeing difficult and walking unsafe.
Strategies (0-6 years)
1) Provide directive shades and/or tree trimming as necessary.
2) Install street lights in such away as to allow light to fall on botllsidewalks and
streets.
PROBLEM 9
The major streets in the Southeast are often littered and dirty.
Strategies (0-6 years)
1) The Public Service Department should develop a regular schedule of
streetsweeping.
PROBLEM 10
Some snow removal services are not necessary according to citizens:
Snow removal on sidewalks is sporadic and the sidewalk snowplow does a
great amount of damage to lawns.
b. Salt used to melt ice on roadways in the city is expensive and corrosive.
Below 20OF salt is not effective and the use of salt is ecologically harmful.
Strategies (0-6 years)
1) Develop a plan which includes citizen action to remove snow on major
stretches of sidewalks, especially to schools.
2) Enforce the City Ordinance that calls for snow removal by the property owner.
Establishing a ticket system may be more timely and effective.
3) Discontinue the use of the sidewalk snowplow in residential areas.
4) Study and evaluate the alternatives to salting the icy streets. Perhaps sand,
slag or some other substance on major corners would do the job.
5) Improve services so that there is better response to weather conditions.
PROBLEM11
Snow plowing on secondary streets is slow.
Strategies (0-6 years)
1) Public Service Department should get more crews out earlier when large
snow falls occur. (It should be noted here that the Public Service snow
removal budget must be increased to accomplish this.)
PROBLEM 12
Building numbers are not visible on all structures (residential and other types). In
some cases they have fallen or peeled off and have never been replaced. Others
have been painted over and are illegible. This makes it difficult for police, fire and
other emeregency vehicles and delivery services to locate the proper address
quickly. Written out numbers (i.e., Seventeen Hundred Twenty -Three) are difficultto
read.
Strategies (0-6 years)
1) Amend the Public Service codes to include remedial action which can be
taken to require visible readable numbers on all structures at all times.
Included in this amendment would be a provision to transferthe enforcement
powers to the Building Department, or the Zoning Division of the Planning
Department.
2) Also work with apartment complexes and mobile home parks to develop
number board with locational maps at the major entrance to each park or
complex which is lighted and easily read by emergency vehicles.
3) Require similar standouts by ordinance for commercial and office buildings.
62
PROBLEM 13
Many street signs are missing in the Southeast because vandals steal them. This
causes difficulties for visitors to the area, as well as emergency operations (fire,
ambulance).
Strategies (0-6 years)
1) Street signs should be replaced with higher quality more vandal -proof
reflecting items as need for replacement occurs.
PROBLEM14
The city continues to support the landfill method of waste disposal. No progress has
been made in implementing waste recycling programs.
Strategies (0-12 years)
1) Encourage and support the establishment of a regional waste recycling
system.
PROBLEM 15
There is a lack of general understanding on the part of the public in regard to city
trash collection rules. A particular problem is that residents place their garbage bags
out too early. Sometimes several days in advance of the pick-up day. This provides
the opportunity for animals to break into the bags and strew the garbage around.
Strategies (0-6 years)
1) The Public Service Department should design a "public awareness"
campaign of the regulations regarding garbage pick up. This should include
what can be picked up, how it should be packaged, when to put the bags out,
etc. In addition, to publicizing this information in the newspaper annually,
information sheets giving rules and regulations could be issued with the
garbage bags themselves to highlight this effect.
PROBLEM 16
The primary security problem in the area is vandalism to private and public property.
Citizens also felt that the Police Department response time in many situations is
slow, and patrolling in some areas is not consistent. Another problem associated
with law enforcement is the frequent use of the police helicopter is considered a
disruptive force in residential areas. -
Strategies (0-6 years)
1) Direct the Crime Prevention Unit of the Police Department to set up, through
neighborhood organizations, Neighborhood Watch Programs. The Crime
Prevention Unit would provide information regarding citizen observation and
increased awareness in an effort to discourage crimes such as vandalism in
certain neighborhood areas. Citizens concerned with increased security
must be willing to support and participate in such a program before it can be
effective.
2) Include citizen input as one component in determining police manpower
needs for different areas of the city. The Police Department should use that
input to help determine the scope of enforcement and patrol activity needed
in an area to reduce security problems.
3) Highlight the efforts of the Police Community Relations Board and its regular
meetings with members of the community to discuss police activities in
particular areas, explain methods of operation and exchange ideas of
implementation of security measures. Information meetings facilitate
discussions leading to less misinterpretation regarding police activity and
provide a forum by which the department could establish needs based on
citizen input.
4) Perform a cost/benefit study to determine if there is justification to operate
the police helicopter as often as it is now operated.
5) Work with the Police Department to identify any problem areas and to assure
continued open lines of communication with residents to delineate concerns
as they occur in the future.
PROBLEM 17
The Southeast Area of the city is without an ambulance equipped for use by
paramedics. The present service for this area is provided from Fire Station N1
downtown. Precious time is lost because of the travel time involved.
Strategies (0-6 years)
1) Strongly promote the appropriation of the funds necessaryto purchase and
equip an ambulance for paramendic use which would be stationed in the
Southeast Area.
PROBLEM 18
Animal control does not seem adequate. Response by the Ingham County Animal
control agents seems slow. However, initial fault lies with owners who allow their
animals to run free or are not responsible enough to care for them properly. Some
are abandoned and can cause serious problems. (i.e., biting, garbage, etc.).
Although dogs seem to cause more problems, cats and other animals should also be
licensed and their owners made accountable for their actions.
63
Strategies (0-6 years)
1) Require licensing of all dogs and cats. Prior to obtaining the license
documentation of the appropriate innoculations would be necessary.
2) Conduct an educational program for all pet owners to make them aware of
the laws regarding animal control, leashing, etc.
3) Attempt more effective enforcement of existing laws related to animal
control. Create ordinances to control both dogs and cats.
PROBLEM 19
Hunting and other illegal acts are not controlled in vacant areas in the area. The
police have not been able to handle the problem.
Strategies (0-6 years)
1) Increase police enforcement to eliminate hunting and use of firearms in open
vacant areas.
2) Make sure the Department of Natural Resources is contacted for
enforcement of hunting regulations.
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LAND USE AND ENVIRONMENT
SOUTHEAST AREA ENVIRONMENTAL POLICIES
Environmental issues in the Southeast Area are primarily associated with visual
impacts resulting from particular kinds of development of land use activities.
Environmental issues such as air and water quality are also addressed but the
majority of discussion is concerned with the quality of urban design in the Area.
Many of the problems identified in the following section overlap with those already
identified in previous sections. For this reason, the strategies in this section of the
plan will have considerable impact over the entire area and will affect all uses of
land.
The issues identified in the environmental section of this plan address the conflict
between residential and non-residential use of land. The incompatibility of various
uses is not generally a hazard to health or safety, but rather a problem which detracts
from the quality of life in the Southeast Area.
Implementing many of the strategies recommended for housing, circulation, etc. will
have the added benefit of improving the quality of the environment in the Southeast.
City policies presented here and in the future land use section are recommended to
avoid problems resulting from future development.
ENVIRONMENTAL POLICIES RELEVANT TO THE SOUTHEAST AREA
Natural Environment
Assure the preservation and enhancement of the natural environment by: -
-Identifying and preserving unique and environmentally sensitive natural
features.
-Protecting the Grand River, ,the Red Cedar River, Sycamore Creek and
riverbank areas.
-Protecting and improving the air and water quality.
-Carefully evaluating new development and redevelopment acitivty to assure
compatibility with existing natural systems.
-Taking adequate measures regarding the Aurelius Road landfill to protect the
natural environment and the public health.
Energy Conservation
Promote energy efficiency and conservation by:
-Encouraging energy efficiency in the construction or alteration of public or
private structures.
-Supporting energy efficient transportation systems.
-Locating new development and encouraging redevelopment where it will
use existing utility and transportation systems.
Visual Environment
Assure the preservation and enhancement of the visual character of the Southeast
Area by:
-Encouraging development which is compatible with the use, scale and
architecture of existing buildings in the area.
-Promoting the revitalization of various activity centers, places of interest,
commercial centers and neighborhoods.
-Requiring the provision of landscaped open space in public and private new
development.
-Utilizing design and landscaping techniques for buffering and/or screening
purposes between different land uses.
-Maintaining natural screening where possible.
-Creating buffer zones, where appropriate, between vastly different uses.
These zones would be more extensive and entail more land area than
buffering and screening techniques.
Barrier Free Design
Support the implementation of the State regulation requiring barrier free design in all
public buildings and encourage the private sector to incorporate barrier free design
in newly constructed and rehabilitated buildings utilized by the general public.
ENVIRONMENTAL ASSETS
The following items were identified by citizens in the Southeast Area as positive
aspects of their general physical environment.
1. Many neigborhoods in the Southeast Area are well kept and attractively
landscaped. Homes are well maintained by area residents. Mature street
trees are a dominant urban design characteristic in this part of the city.
2. The "Lansing Light" street light design is an important part of the urban
design in the area and coordinates well with the design of many
neighborhoods.
3. Several sites in the Southeast Area have historical significance to the City of
Lansing. Neighborhoods and individual structures may in some cases have
historical significance or are interesting because of design or architecture, or
because of the events that took place at the site.
4. The Grand River, Sycamore Creek and the Red Cedar River are assets to the
community. They are very scenic and provide many recreational
opportunities.
5. There are many attractive parks in the area that utilize natural features of the
land.
6. Indications are that in recent years air quality has improved in the area.
Strategies
Strategies suggested in other sections of this Plan would help to support the above
identified environmental points already existing in the Southeast Area.
Strategies (0-6 years)
1) Apply the strategies outlined in the Housing section to preserve the attractive
neighborhoods and to improve and upgrade others. Programs such as home
maintenance and technical assistance for landscaping and tree planting are
encouraged.
2) Strongly support the continuation of the tree planting program in the City.
Adequate funding is needed to provide trees and the manpower necessary to
plant and care for them. Make sure that when street trees are planted the
residents are provided with adequate information concerning watering,
64 fertilization, pruning, etc., as well as type of tree.
3) Direct the Board of Water & Light to offer a replacement street lighting system
that would continue to feature a street light design which duplicates the
historically significant "Lansing Light".
4) Adopt a Neighborhood Conservation District Ordinance that will allowforthe
designation of neighborhoods as historic to the City.of Lansing. Such an
ordinance would allow an organization of homeowners, who consider their
neighborhood to be historically or architecturally significant, to petition forthe
designation of that area as a conservation district. The purpose of such a
district is to allow for development of design or improvement standards that
would preserve the structural and design integrity of the neighborhood. The
Zoning Division of the Planning Department would assist in supporting design
standards established by homeowners. General areas where a number of
homes may be considered architecturally or historically significant are
outlined on Map29.
5. Preserve places of historical significance by developing the following
strategies:
a. Formally dedicating places of historical significance.
b. Erecting markers describing unique or significant events that occured
at particular locations.
c. Developing ordinances that will preserve and protect unique historical
resources.
Historical markers should be erected to commemorate events that took place at the
following sites (see Map29):
a. Diamond Reo
b. Everett School site
c. Michigan United Electrical Railroad right-of-way (selected stretches)
d. Mineral Springs Hotel site ("point" area of Grand and Red Cedar River
junction)
e. North School
f. Forest Road School
g. North Cemetery
h. Greencroft Park '
6) Encourage developers to be more senstivie to natural features which might
enhance new residential areas. This can be done through the site plan review
process.
7) Preserve natural areas in parks through the thoughtful design of activity
areas.
8) Support plans for developing the Red Cedar hiking/bike path. This would
make good use of the recreational potential of the riverbank while providing a
new transportation route.
9) Encourage, in the appropriate locations, continued diversity in the use of
land, with consideration of aesthetic quality and compatibility.
10) Strongly encourage the preservation of specifically designated and
protected natural areas (see Map 32, Future Land Use) to assure diversity
and maintain the suburban rural character of several areas in the Southeast.
65
11) Protect the water quality of the area rivers by establishing policy and
implementing plans to upgrade the City's sewer system and sewage
treatment facility, and by applying good land mamagement practices within
the watershed.
12) Assure that development allowed to occur at the Aurelius Road landfill will not
threaten the ground water supply of the area.
13) Develop local air quality performance standards and apply them to point
sources of pollution. Continue to monitor air quality standards at existing
stations.
ENVIRONMENTAL PROBLEMS AND STRATEGIES
Environmental problems presented in this plan are divided into three groups:
1. Neighborhood environmental 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 economic activity, circulation systems and
utility systems.
3. Other - identifying environmental situations related to the air and water
quality and the natural environment.
Many of the problem sites are highlighted on Map 29.
NEIGHBORHOODS
PROBLEM 1
Some neighborhoods are poorly kept and need of improved lawns and landscaping.
Strategies (0-6 years)
1) Organize'and promote neighborhood or citywide beautification campaigns.
2. Support neighborhood organizations (see Housing Assets/Strategies) in
efforts to provide better maintenance and improved landscaping in their
service area.
3. Designate target areas for tree planting programs (see Assets and Strategy
1).
4. The City Forester, the Ingham County Extension Service and Michigan State
University should workjointly to provide technical assistance for landscaping
to individual homeowners and to increase exposure of services available to
residents. Private landscapers might also be brought into such a program.
5. Continue to upgrade the enforcement of the City's weed cutting and junk yard
ordinance.
6. The City should provide literature and advise on the planting and care of
planted trees in the public right-of-way.
RIVER SYSTEM
ATTRACTIVE NATURAL AREA
NEIGHBORHOOD
POSSIBLE HISTORICAL
SIGNIFICANCE
JUNK & DEBRIS
ACCUMLATES AROUND
RAILROAD ROW
RED SITE
COMMEMORATIVE PLAQUE AS
REMINDER OF HISTORICAL SIGNIFICANCE
PARKING LOTS
NEED MAINTENANCE — ACCUMULATION OF
JUNK & DEBRIS
S. WASHINGTON AVE. ,
STRIP COMMERCIAL AREA
NEEDS DESIGN IMPROVEMENTS
1
CITY PROPERTY tiy�
ALONG INTERURBAN RAILROAD
ROW — MAINTENANCE NEEDED
MINERAL SPRINGS HOTEL SITE'
COMMEMORATIVE PLAQUE
SOUTH STREET
LIGHT INDUSTRY STORAGE AREAS
IN NEED OF SCREENING &
«. BUFFERING
��. INDUSTRIAL STORAGE AREAS
CLUTTERED, NEED FOR CLEAN UP,
1 U SCREENING & BUFFERING
e� a NEIGHBORHOODS
I : 5 I POSSIBLE HISTORICAL
S. CEDAR ST.
NEED REDUCTION OF SIGN & UTILITY POLES
& WIRES, INPROVED URBAN DESIGN OF If
CONtMERCIAL STRIP: LANDSCAPING & ;
COORDINATED DESIGN & DEVELOPMENT:
PARKING AREA IMPROVEMENTS, REDUCE
CLUTTER V La I
OL
EVERETT SCHO�_
iI J COMMEMORATIVE MARKER
OPEN PARKING ;
SCREENING, BUFFERING & IMPROVED
INTERNAL CIRCULATION NEEDED
J i,I":__ L I:1
NEIGHBORHOODS
i POSSIBLE HISTORICAL
Y SIGNIFICANCE
NON—RESIDENTIAL AREAS
INTRUDING UPON RESIDENTIAL AREAS
' OLD NEIGHBORHOOD `
POSSIBLE HISTORICAL SIGNIFICANCE,,
Ali •�,
NON—RESIDENTIAL AREAS
_ INTRUDING UPON RESIDENTIAL AREAS j
z
•_ FOREST RD.SCHOOL
COMMEMORATIVE MARKER
INTERURBAN RAILROAD ROW
COMMEMORATVE PLAQ IUES AT SELECTED.( I �\
SITED ALONG ROUTE
Is
NON—RESIDENTIAL AREAS
INTRUDING UPON RESIDENTIAL AREAS
GOOD INDUSTRIAL AREA
PI I F
TRUCK TERMINAL
DESIGN ISSUES
�• II�
NORTH SCHOOL 8I ( \
COMMEMORATIVE MARKER
COMMERCIAL CENTER
DESIGN PROBLEMS \�
CIRCULATION PROBLEMS,
LARGE OPEN PARKING
LOTS
ENVIRONMENTAL ISSUES
MAP 29
RESIDENTIAL LANDSCAPING
PROBLEMS If
�.. .. F 'SlrW V -
INDUSTRIAL STORAGE AREAS MULTIPLE DEVELOPMENT PARKING AREAS
SCREENING & BUFFERING r
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A
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/`•,\ " REUSE ISSUES, ENVIRONMENTAL CONCERNS
TERY-
HISTORIC MARKER /
66
VEHICLE SALES
NOISE & VIBRATION PROBLEMS '
PROBLEM 2
Junk, trash and debris have accumulated on some residential properties in the
Southeast Area. The problem appears most frequently in neighborhoods north of Mt.
Hope where single family homes have been converted over to multiple use and in
rural type settings. Park areas and vacant land in and around residential areas have
in some cases become storage places for junk cars and debris or are overgrown
with weeds in violation of City Ordinances (see Appendix IX for junk yard
definition).Several of these properties are in public ownership. In some instances,
cluttered sites may be a health hazard to nearby residents.
Strategies (0-6 years)
1) Support with the manpower and equipment necessary the enforcement of
existing ordinances intended to regulate junk and uncut weeds.
2) Amerid the junk yard ordinance to reduce the number of unlicensed vehicles
allowed out in the open in a residential zoning district from one (1) vehicle to
none (0).
3) Promote neighborhood or citywide beautification campaigns, particularly into
targeted areas where junk and debris removal is needed. This would involve
participation of existing neighborhood groups to sponsor clean up and assist
in tree planting. (There are models for this type of plan inoperation in other
cities such as Milwaukee. Also the city and other public or quasi -public
agencies (such as Consumers Power, Board of Water & Light) should
become involved in efforts to properly maintain their properties.)
PROBLEM 3
Exposed trash dumpsters in the parking lots of multiple dwellings are unsightly.
Strategies (0-6 years)
1) Amend the Screening and Buffering Ordinance to insure that trash
receptacles in residential developments are fenced and/or screened.
2) Work with owners of existing developments to provide screening and/or
fencing of present receptacles.
3) Develop and distribute a list of standards that will allow developers to
adequately design and implement screening for trash areas. Standards might
include suggested materials, layouts and plant materials that would be
effective in accomplishing a proper screening plan.
PROBLEM 4
PROBLEM 4
Some high density residential areas have poorly designed parking areas. Generally,
it would take very little to improve them.
Strategies (0-6 years)
1) Develop landscape and screening plans for these areas based on the
principles of the Landscape, Screening and Buffering Ordinance.
67
OPEN APAFTMINr PARKING
AREA.
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NON-RESIDENTIAL DESIGN AND VISUAL PROBLEMS
PROBLEM 5
Commercial strips along major streets are characterized by poor exterior building
design, excess of signs, access and circulation problems, too many curb cuts, poor
design and maintenance of parking areas and surrounding space, and excess of
utility poles and wires (see Map 29).
Strategies (0-6 years)
1) Apply strategies outlined in the Circulation and Parking section of this plan to
address traffic problems along South Cedar Street (see Circulation and
Parking section, pages 80 and 81).
2) Promote design improvements along commercial strips by encouraging
owners to group their businesses together and link them with coordinated
design themes, common access points, shared parking areas and
coordinated signs. Assistance programs administered by the city would
include financial incentives, and technical assistance to develop design
criteria and review standards established by businessmen participating in
renovation and improvement projects.
3) Establish a group of technicians (professionals from Building, 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 financial incentives and adoption of design criteria and review
standards for small shopping areas.
4) Soften visual clutter by making landscaping inprovements along the public
right-of-way where possible in the around commercial buildings. Work with
public utility companies to relocate utility poles to the rear property line or
place wires underground wherever feasible.
EXISTING SITUATION
visual clutter
0
68
POSSIBLE SOLUTION
sign control and landscaping
5) Limit further individual commercial and office builoipg development along
South Cedar Street.
6) Develop a citywide basis site planning criteria for new commercial develop-
ment including items such as:
a. Setting minimum green space requirements.
b. Setting maximum allowable percent of lot area to be paved.
c. Setting controls concerning height, placement and compatibility of
signs.
7) Support the enactment of a comprehensive sign ordinance which controls
the following:
a. Size of sign
b. Location or placement on the parcel
c. Brightness of electrical signs
d. The number and size of signs in store windows.
e. Temporary signs (as it relates to the limits; getting permission for
placement on vacant building and telephone poles, and as it affects
sight distance).
8) Utilize the Screening and Buffering Ordinance to its maximum allowable
limits.
PROBLEM 6
The sides and rear portion of many commercial establishments which face
residential uses are poorly maintained and cluttered. Loading zones and service
areas have not been physically separated from the parking areas or are not
adequately designed. Deliverytrucks may cause congestion and internal circulation
problems. Service areas are cluttered and overflowing with boxes and debris. Many
buildings are unpainted, especially in the rear.
Strategies (0-6 years)
1) Apply the Screening and Buffering Ordinance wherever 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) Work with businesses to paint or to use some other type of covering material
to make the rear portion of the buildings attractive.
3) Include in the proposed site plan review process a section concerning
adequate designs for loading areas so as not to disrupt internal circulation.
EXISTING SITUATION
69
PROBLEM 7
Large, unattractive and poorly maintained parking lots are found in several areas of
the Southeast. Parking lots along commercial strips and near major commercial
activity centers near Jolly -Cedar and Pennsylvania -Cedar, are in need of design
improvements. Parking areas south of Baker Street (formerly serving the Reo plant)
are cluttered with garbage and debris and in deteriorating condition, see Map 29.
Strategies (0-6 years)
1) Implement strategies outlined in the Circulation and Parking and Ecomonic
sections of this plan to provide the following:
a. Screening and buffering along the edges of open lots.
b. Landscaped islands and defined circulation routes within the parking
area.
c. Financial, technical and design assistance, if appropriate, to
encourage improvements.
2) Direct the Public Service Department and the City Property Management
Division to provide forthe maintenance and security of parking areas south of
the Reo property, particularly those areas extending into residential
neighborhoods south of Baker Street.
EXISTING SITUATION
86FoRE:
WUN(r AREA.
POSSIBLE SOLUTION PAaKINC4 AREA
POSSIBLE SOLUTION
PROBLEM 8
Several industrial sites in the Southeast 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. This situation is most apparent
around the John Bean site, industrial sites along Jolly and Aurelius Roads, light
manufacturing sites along South Cedar and South Streets and near truck terminals.
Junk and debris also accumulates along railroad rights -of -way (see Map 29).
Strategies (0-6 years)
1) Establish the industrial/ residential separation strategy around the John Bean
site as defined and recommended in the Housing sections of this plan. (See
Housing section, Problem 1, Strategy 2).
2) Provide for the screening of industrial parking and storage areas from
view of adjacent land. Strategies to accomplish this would require the
cooperation of area residents and businessmen.
EXISTING SITUATION
POSSIBLE SOLUTION
70
3) Require the screening, buffering and landscaping of parking and storage
areas where new development occurs or where industrial site expansion
projects are undertaken. Require that improved screening,'buffering and
landscaping be installed as part of expansion projects utilizing public
assistance programs administered under Lansing's Economic Development
Program. Enforce implementation of plans submitted during the project
planning process.
4) Work with truck terminal owners to improve the physical appearance of the
building and grounds. Investigate financial incentives to accomplish
improvement.
EXISITING SITUATION
POSSIBLE SOLUTION
OTHER
PROBLEM 9
Specific enviornmental problems associated with industrial activity have been
identified by Southeast Area residents. Noise pollution is generated by operation of
several nearby drop forge plants and from the power plant operated by the Board of
Water & Light. Air pollution has also been a problem generated by the power plant.
Strategies (0-6 years)
1) Adopt a set of industrial operating performance standards to set limits to
industrial noise and air emissions and require a schedule of compliance to
established once a violation has been identified and proven to exist.
Complaince procedures should include a financial assistance component.
2) Develop and adopt a local noise ordinance to set measurable limits to noise
levels proceeding from any one source, and provide for enforcement
procedures through the Public Service Department.
3) Allow expansion of existing industrial facilities in step with adopted pollution
control standards. Development should proceed only when it is
demonstrated that expansion and subsequent operation of an industrial
activity will not create pollution that will exceed established standards. Public
assistance or tax concessions offered for industrial renovation or expansion
projects should be based in part on the developers assurance and
demonstrated ability to stay within control guidelines established by local
ordinance.
4) Maintain, through the public direction of land use, as much isolation and
buffering as possible between industrial and residential land. Public direction
includes the power or zoning and site plan review, the Screening and
Buffering Ordinance, use of adjacent public land, and fiscal policies designed
to assist industrial expansion or provide other incentives to guide investment
and use of land by private enterprise.
PROBLEM10
Sewer problems of the Southeast contribute to degradation of the receiving waters
in the Lansing area, particularly during periods of heavy rainfall (see Public Service
section).
Strategies (0-6 years)
1) Utilize the information supplied in the Sewer System Evaluation Survey' to
establish policies and programs that will help resolve sewer problems.
PROBLEM 11
Residential development has and will continue in the 100 year flood plain of
Southeast Area rivers. Some flood -prone areas that have been developed also have
sewer inadequacies. Environmental hazards are great during high water periods.
Strategies (0-6 years)
The strategies listed below will not solve the problems but will provide only a
reasonable amount of help for the situation (also see the Public Services section).
1) Where housing has been developed, improve the sewer systems.
2) Advise property owners of improvement efforts they might undertake to
minimize water and/or flood damage.
3) Continue to enforce requirements to flood -proof new structures built in the
100 year flood plain.
4) Encourage the reservation of flood plain areas along the Sycamore Creek,
the Red Cedar River, and Grand River for recreation and open space.
PROBLEM12
The 196 expressway is in close proximity to some existing development and several
large vacant parcels. The freeway generates a substantial amount of noise pollution
which is most detrimental to adjacent residential uses.
Strategies (0-6 years)
1) Work cooperatively with the State Department of Transportation to increase
the priority of installing an effective noise berm along the freeway.
2) Encourage through site plan review adequate protection of any new
residential development which may occur in proximity to the freeway.
PROBLEM13
Many vacant land areas in the Southeast Area suffer from poor soil condition which
cause flooding and can make construction difficult.
Strategies (0-10 years)
1) Assure adequate drainage is available prior to new development occurring.
2) Avoid construction on muck soils, and where possible, reserve such areas for
open space.
This survey is being conducted by a private consultant hired by the City. Every mile
of sewer in the system is to be examined to determine structural soundness. An
inventory of the system will result in pinpointing problem areas. Recommendations
will be included in the study to correct any problems. The results of the study are also
intended to assist policy makers in making decisions regarding improvements that
may be needed. In some cases, several alternatives may be suggested to solve a
71 particular sewer problem.
LAND USE
Conflict between residential and non-residential uses of land has been a primary
topic discusses so far in this planning document. Problems have occured primarily
due to the lack of policy direction during times of development. In many instances,
strategies developed as part of a particular functional area covered in this plan
would serve to remove the conflict or at least greatly reduce it.
Great difficulty is encountered when efforts are undertaken to solve land use
conflicts that have existed for some time. Reasonable limits of use accrue to
property rights, particularly when reasonable uses are supported by zoning laws and
long standing public policy. Mutual understanding and shared responsibility for
suggested treatments are key elements that must be established to achieve any
level of success in solving problems of this kind. It is suggested that local
government participate as a "facilitator" in this cooperative process by providing the
forum to work out solutions to identified problems. It is also suggested that the City
provide technical and financial assistance where possible to help resolve land use
conflicts.
The Southeast Area has large tracts of vacant land potentially available for
development. For the future, new development of land will be done according to
rules and regulation intended'to reduce conflict between different uses of land.
Policies establishing guidelines to consider when developing land for any use, and
intended to guide decisions concerning future use of vacant land are presented
prior to identification of assets, problems and strategies.
LAND USE POLICIES RELEVANT TO THE SOUTHEAST AREA
The vitality and integrity of neighborhoods shall be supported and strengthened as
the major land use in the Southeast Area.
Encourage future development of commercial and service functions in appropriate
locations to support the residential community in the Southeast Area.
In order to eliminate adverse environmental conditions, minimize undersirable land
use patterns, and to improve the visual character, certain areas may be designated
for redevelopement or substantial rehabilitation.
Vacant land should be carefully evaluated as to its appropriateness for various
uses relatively to city wide demand for such uses by:
A. Developing an inventory of all vacant land including pertinent physical data
(i.e., zoning, utilities, surrounding land use).
B. Developing a system for assessing market demand for various uses (i.e.,
housing, parks, warehousing) to assure efficient and effective use of land.
LAND USE ASSETS
Through several conflicts do exist with respect to land use, past development in the
Southeast Area has been for the most part in keeping with more recently established
policies regarding the use of land the location of different types of activity in the city.
The following assets reflect that observation.
1. The predominant use of land in the Southeast Area is for residential
purposes.
2. Activities detrimental to residential living are for the most part concentrated
together and separated from residential areas by open space, natural
features, major circulation barriers or zones of transition.
3. The diversity of land use and development in the Southeast Area make it an
attractive place to live. ' ' '
4. Many natural features of the area are preserved and maintained in parks and
open space.
72
STRATEGIES
Strategies designed to preserve or make best use of the above identified assets
would be more appropriately mentioned in the future land use section of this Plan. .
Policy like statements are included here in support of the above assets.
1) Protect the integrity of established neighborhoods by:
a. Discouraging attempts at extending non-residential use of land
into residential areas.
b. Separating uses of land as defined in the Housing strategies section of
this plan.
2) Utilize screening and buffering techniques to separate conflicting uses,
reduce adverse impacts and improve the visual quality in the area.
3) Discourage piecemeal, haphazard development of large vacant parcels of
land by developing overall, conceptual plans to serve as density and
circulation guides for future developers.
4) Discourage further gravel mining in the Southeast Area. Existing residential
use of land and further development of vacant land for residential uses are
jeopardized by mining operations and activities.
5) Utilize site plan review to make sure the proposed land use:
a. Meets city policy
b. Has a suitable traffic circulation plan.
c. Conforms reasonably with established plans for the area.
d. has suitable arrangements for sewer service.
e. Is not disruptive of adjacent land uses; and
f. Has transition zones, which allow for a reasonably gradual change in j
type of uses.
6) Utilize the general principles outlined in the Future Land Use Section to
provide a framework for future development and/or reuse proposals.
INDUSTRIAL SITE/ SURROUNDING RESIDENTIAL
DEVELOPMENT FOR INDUSTRIAL USE COMBINED'
WITH PRESERVATION OF SURROUNDING RESIDENTIAL
AREA
DEFINED BOUNDARY LINE OF SEPARATION
SCREENING & BUFFERING
LARGE, OLDER HOMES ON SMALL LOTS_
PARKING PROBLEMS
LACK OF OPEN SPACE yta
RESIDENTIAL AREA
REZONE TO C-2
LIGHT INDUSTRY & TRUCK STORAGE
CLEAN UP
SCREENING & BUFFERING
INDUSTRIAL AREA
ADJACENT TO RESIDENTIAL.
ESTABLISH DEFINED LINE
OF SEPARATION
. .
..... .....
SCREENING & SUFFERING
ALTERNATIVE TRUCK ACCESS
............
II
...........
DEVELOPED FLOOD
........... PRONE AREA
DEVELOPED IFLOOD LUMBER YARD PRONE AREAS
`1 �q -+
,- //---I I
HEALTH CARE FACILITY/SURROUNDING RESIDENTIAL _7171
-NO FURTHER EXPANSION INTO ADJACENT NEIGHBORHOOD I I I
SCREENING & BUFFERING
PROPER LIGHTING STORAGE & PARKING AREA
NEEDS SCREENING & BUFFERING
-41 '1 11 '. '
NON -CONFORMING LIGHT
INDUSTRIAL USE
GOOD EXAMPLE OF SCREENING
FROM RESIDENTIAL AREA
NON-RESIDENTIAL AREAS IN
CONFLICT WITH RESIDENTIAL AREAS
f: 1 1 . I *- � .11
DEVELOPED FLOOD
PRONE AREA I
SCREENING LIGHT INDUSTRY—�J:tt--4
GOOD EXAMPLE OF WHAT CAN BE DONE
.. . . �l =. , . - I - 1 ' T
i
I - .1 1 1 nfJ-1
COMMERCIAL STRIP
ADJACENT TO RESIDENTIAL
AREAS, IN MOST CASES SEPARATION &
SCREENING ARE ESTABLISHED.
GRAVEL PIT
ATTRACTIVE NUISANCE
NON-RESIDENTIAL LAND USES
IN CONFLICT WITH RESIDENTIAL AREAS
DEVELOPED FLOOD
-PRONE AREA x
�
NON-RESIDENTIAL LAND USE
IN CONFLICT WITH RESIDENTIAL AREA
LAND USE ISSUES
MAP 30
73
LAND USE PROBLEMS AND STRATEGIES
The following problems describe specific situations in the Southeast Area where
adjacent uses of land are in conflict or where particular use or non-use of a resource
has created a problem. Strategies are intended to:
A. EHminate the problems where physically and economically feasible, or
B. Reduce the impact through construction of physical barriers, improved
landscaping, improved design or redevelopment.
PROBLEM 1
Several neighborhoods are threatened by the potential expansion of non-residential
use of land. These include residential areas south of the Reo and John Bean
properties and neighborhoods around the Health Central complex. In the case of
Reo and John Bean, uncertainty and the effects of residential market speculation
have become a disruptive force in the neighborhood leading to growth in rental
property, absentee ownership and general physical deterioration (see Housing
section also). Several areas of conflict are shown on Map 30
Strategies (0-6 years)
1) Apply rehabilitation and redevelopment strategies recommended in the
Housing section of this plan to address the Reo and Bean properties (see
Problem 1, Housing section, pages 37-39).
2) Work with Health Central to develop a master plan for development that will
include adequate parking area and be sensitive to the surrounding residential
environment (see Problem 3, Economic Section, page 47.)
3) Encourage Health Central to develop satellite offices at other locations
where space is available to meet expansion and parking needs.
4) Limit industrial and commercial expansion to those areas already zoned for
such use.
PROBLEM 2
Industrial and other non-residential land uses have in some cases been intermixed
haphazardly with residential' developments. This pattern does not promote stable
development and can create nuisances for adjacent residences.
Strategies (0-6 years)
1) Adopt a noise ordinance which would include noise emission, levels for all
types of land uses. Where these levels are exceeded (i.e., too much noise)
the violator should be assessed financial penalities and required to correct
the situation.. Enforcement procedures would be provided through the Public
Service Department.
2) Adopt a policy of permitting expansion of existing business only if they are in
compliance with the acceptable noise emission levels. Businesses not in
compliance would be required to correct existing problems in conjunction
with any proposed expansion.
3) Adopt a policy to isolate, to the greatest possible extent, industrial from
residential uses. Several techniques can be employed to make this policy
effective. These include: 1) the Landscape, Screening and Buffering
Ordinance, 2) site plan review, 3) using zoning as a way to gradually change
from less intense to more intense use, 4) establisment of minumum green
space allowances around the perimeter of industrial sites, and 5) fiscal
policies which encourage dedication of substantial transition zones between
residential and industrial uses.
74
PROBLEM 3
Older neighborhoods in the Southeast Area have been developed in the Central City
residential style, larger homes on very small lots. Resultant problems include
inadequate green space and limited parking area. Large older homes are also
attractive for conversion into income property. When this occurs, space problems
are even more pronounced.
Strategies (0-6 years)
1) Selectively acquire and remove blighted housing units where appropriate
(see Housing section, Problem 1, and strategies, page 37) to create more
open space in crowded and deteriorating neighborhoods.
2) Increase lot sizes by moving and rearranging structurally sound housing
units in neighborhoods where vacant land becomes available due to
selective acquisition and demolition of substandard housing (see Problem 1,
Strategy, Housing section, page 37).
PROBLEM 4
Low density residential property north of Mt. Hope Avenue is zoned in the H Light
Industrial and D Apartment zoning district. The zoning invites industrial expansion
into a residential area.
Strategies (0-6 years)
1) Rezone area to the C-2 Family Zoning district (see Strategy 1, Problem 3
Housing section, page 41).
PROBLEM 5
Land use conflicts are possible when neighborhood schools are closed and offered
for sale resulting in other uses of the site and buildings. School sites are generally
part of the residential community, surrounded by local streets and neighborhood
units. In addition, reuse of school sites and buildings along Cedar Street would be
attractive for commercial use. Development for that use would result in expansion of
the commercial strip, and potentially increase traffic and envribnmental problems in
the area.
Strategies (0-6 years)
1) Require that the Planning Department of the City prepare for the School
Board a report to evaluate reuse potential for each school proposed to be
closed. Each reuse proposal made to the School Board by potential buyers
should be evaluated according to the following criteria:
a. Impact of reuse on the surrounding neighborhood
- traffic flow
- environmental concerns
- effects on stability and quality of the neighborhood
b. Recreational needs, within each neighborhood
- need, if any, for retention of all or part of the site as a community
use and recreational facility
c. Legal ramifications of reuse proposal
2) Apply site plan review to evaluate any reuse proposal and recommend action
to policy makers based on that review.
3) Restrict reuse of school buildings along South Cedar Street for community,
office and/or residential use only. Commercial reuse should not be allowed.
PROBLEM 6
A considerable amount of land east of Pennsylvania Avenue is located in the 100
year flood plain of Sycamore Creek and the Red Cedar River. Residential land uses
are currently located there and continue to be developed (also see the
Environmental and Public Service sections and Map 30).
Strategies (0-6 years)
1) Discourage any further non -recreational development in the flood plain area.
2) Make sure all redevelopment or development that does occur meets federal
guidelines for flood insurance.
3) In areas where development has occurred which does not meet federal
guidelines make certain those persons affected are aware of the problems
and are provided with information on how to minimize the damage.
PROBLEM 7
There are large vacant parcels of land in the Southeast Area which are in multiple
ownership and not comprehensively planned for development. Eventual use of the
land will impact existing development.
Strategies (0-6 years)
1) Utilize the overall housing density and circulation guidelines for each of the
large vacant parcels in the area (see Map 32). Plans for development of
vacant parcels shown on Map 32, should reasonably conform with guidelines
and policies outlined by the city.
2) 'The city, in cooperation with appropriate neighborhood organizations, should
work with the developers and land owners at the appropriate times to
establish specific plans that reasonably conform to the general guidelines for
development as outlined according to Strategy 1, above. Notification of
citizens through neighborhood organizations should be made to gain the
widest possible citizen involvement in the process.
3) Utilize site plan review as a mechanism to assure proposed development
plans are carried out according to Strategies 1 and 2 above. Site plan review
is now required for those parcels zoned Community Unit Plan or DM-1
Multiple under the 'existing zoning ordinance. Site plan review should be
required for all zoning districts.
4) Support the passage of the proposed zoning ordinance.
75
PROBLEM 8
The gravel pit area west of Aurelius Road at the end of Irvington Street is an
attractive nuisance to area children (see Map 30).
Strategies (0-6 years)
1) Support the development of recreational (public or private) land uses for the
area. Any such development should be sensitive to the single family
development to the east and the flood plain. If the property is used for
recreational purposes access should only be allowed from Cavanaugh Road
(see Map 30).
2) Enlist the support and technical assistance of the Michigan State University
school of Landscape Architecture for design alternatives.
PROBLEM 9
Low density single family neighborhoods with narrow but deep lots are subject to
speculative development proposals. Developers assembling several parcels of this
type would most likely seek to initiate development that would be of a higher density,
and create activities out of character with the remaining neighborhood.
Strategies (0-6 years)
1) Implement strategies related to neighborhood preservation and
improvements in the Southeast Area (see Housing, Problem 1, Strategies A &
B, Map 22).
2) Permit development of assembled land packages only if it can be
demonstrated through site plan review that the resulting project will be in
character with the surrounding area. Any plan should conform with the
following:
a. City policy regarding location of the proposed use of land.
b. The future land use plan in the Southeast Area Master Plan
c. Residential density recommended in the Southeast Master Plan
d. The Screening and Buffering Ordinance.
PROBLEM 10
Proposals to develop the Aurelius Road landfill, once the clay seal is in place, are of
major concern to area residents. Major concerns include the effect development
might have on circulation in the area, and the potential for ground water
contamination should the clay seal be damaged due to development.
Strategies (0-10 years)
1) Prohibit any development on the Aurelius Road Landfill, with the exception of
a golf course, for the next ten (10) year period: The Committee feels the
potential for environmental damage is too great to support any intense use of
the site.
r
CIRCULATION AND PARKING
CIRCULATION AND PARKING
Considerations of Circulation and Parking includes streets, intersections, public
transporation, non -motorized traffic as well as residential and business parking. All
of these are part of the system that accommodates the various forms of
transportation used by area residents and businessmen.
The major issues of concern are with safety and design. Environmental impacts,
however, are a by-product of circulation and parking and are considered when
appropriate. Circulation assets and problems are presented along with strategies
that might be applied to allow safer more efficienttravel for area residents and also, it
is hoped, reducing negative effedts on adjacent land uses so often associated with
traffic circulation and parking areas.
As a framework for developing appropriate strategies, the area policies relevant to
transportation have been included below. Appendix VII expands strategies
suggested to alleviate general traffic problems.
SOUTHEAST AREA CIRCULATION AND PARKING POLICIES
Transportation System
Promote the development of a safe and balanced transportation system which
accommodates all types of transportation.
Street System
Support the maintenance and improvement of the street system by:
- Surfacing unpaved streets.
- Providing adequate curb and gutter and/or shoulder along all streets, with
multi -purpose ramps where necessary to provide accessibility for the
handicapped and non -motorized vehicles.
- Designating a set of streets adequate to carry the necessary volumes of
traffic while discouraging the movement of through traffic in residential
neighborhoods.
- Redesigning principal arterials to insure efficient movement of traffic.
Parking and Loading Facilities
Provide adequate parking and loading facilities to serve the needs of business uses
within the Southeast area by:
- Applying appropriate zoning code requirements to new, converted and
rehabilitated business uses.
- Expanding, where necessary, existing parking and loading facilities through
both public and private efforts.
Encourage efficient use of parking facilities by:
- Developing an effective sign system.
- Appropriately locating parking facilities to uses served.
- Designating peripheral parking lots as commuter lots for shuttling persons to
employment and commercial areas.
76
-Taking steps to insure safety of persons and property.
Support improved design and maintenance of parking and loading facilities by:
-Utilizing the buffering and screening ordinance requirements.
- Separating loading and delivery areas from parking areas and pedestrian and
traffic circulation.
Public Transportation
Encourage and support a safe, efficient and effective transportation system by:
- Identifying potential users in the Southeast Area.
-Expanding routes and improving frequency of service.
- Supporting continued development of transportation services to the elderly
and handicapped by making the system as responsive as possible.
- Designing and locating bus stops and shelters so as to prevent crime and
promote passenger safety and convenience.
- Maintaining an effective informational sign system for potential riders.
Non -Motorized Transportation
Encourage the use of bicycles for both commuting and recreation, with an emphasis
on safety by:
- Supporting the construction of separate bike routes for commuting when
non-residential roads are developed or reconstructed.
- Supporting the continued development of the hiking/biking routes along the
river system.
- Improving the present system of bike routes.
- Providing adequate and secure bicycle storage at appropriate activity
centers and buildings when facilities are constructed or reconstructed.
Improve and expand the pedestrian circulation system by:
- Promoting the separation of pedestrian and vehicular traffic in various activity
centers.
- Promoting effective signs and signals which would give pedestrians the right-
of-way in designated zones.
CIRCULATION AND PARKING ASSETS
The following items have been identified by citizens of the Southeast Area and
Planning staff as the assets of the present circulation system. Most assets and their
companion strategies have general applicability throughout the Area
1. Residential Streets - Many residential streets in the area were named as
assets. Several factors were cited as determining whether a street was an
asset or not. These factors can be generally stated as follows:
a) The neighborhood the street passes through: It is quiet, has mature
trees, has well maintained homes with adequate setbacks. Some
areas were also referred to as "country -like" in setting or having
scenic assets along them other than housing.
b) The street itself: If the street is paved, has curb and gutter, and is well
maintained.
c) The traffic volume on the street: If there are generally low traffic
volumes, the street is considered an asset. These low volumes were.
attributed to traffic controls or configuration of the street.
2. Non -Residential and Principal Streets - These streets are assets because of
their traffic carrying capabilities and in some cases because the areas they
serve are well landscaped and have attractive buildings.
Characteristics of major non-residential streets that increase their traffic
carrying capabilities include adequate width, well timed traffic signals,
relatively few curb cuts, adequate building setbacks, turn lanes available at
intersections, and/or a center turn lane. i
Streets that were included to some degree as assets were: Enterprise, Forest,
Holmes, Jolly, Keystone, E. Mt. Hope, South Pennsylvania, and South
Washington.
3. The Bus System - Service provided by the Capital Area Transportation
Authority (CATA) is convenient and inexpensive. Riding the bus saves a
considerable amount of money over the cost of parking, maintenance, and
fuel for an automobile. Riding the bus is convenient and is better than
battling rush hour traffic if one lives close to a bus route.
In general, service has continued to improve. The new schedules are easier
to understand, the public information number is helpful, the equipment is
better, there are better routes, and the staff is courteous.
4. Walking - Is enjoyable in quiet neighborhoods, through open spaces and
along roadways where natural settings can be enjoyed.
Strategies (0-6 years)
The following general strategies are recommended to maintain and improve
circulation systems in the Southeast Area:
1) Continue to study major circulation routes in the Southeast Area and plan
improvement of streets and intersections to facilitate safe and efficient flow of
traffic. This includes resurfacing of streets as well as the placement of all
forms of traffic control (eg., traffic islands, traffic lights and traffic signs).
Improvements in traffic flow efficiency on principal and minor arterials will
encourage use by motorists passing through the city or commuting to work.
Efficient major street systems discourage the need for motorists to develop
"short cuts" through residential areas. In addition, in orderto discourage non -
local traffic in residential areas curving street patterns (as opposed to grid
patterns) should be encouraged.
77
2) Adopt and implement a street classification system with appropriate design
standards which would classify each street according to desired function.
Upon completion of that phase, any street improvements made would have to
be in keeping with the design criteria specified for that roadway.
3) Adopt a policy limiting the number of curb cuts along principal and minor
arterial streets especially in strip commercial areas. This policy and/or
ordinance should establish a standard ratio of curb cuts to linearfeet of street
frontage, according to a publication titled "Technical Guidelines for the
Regulations of Driveway Access to Arterial Streets". This standard should be
established by joint effort of the Traffic Division, the Planning Department and
business people.
4) Plan land use along major corridors to be conductive to the efficient and safe
flow of traffic. Land use proposals should be reviewed to measure effects on
existing volumes, movement and flow of traffic. Land use proposals
adversely affecting volume, movement or flow should be discouraged.
5) Continue to upgrade and improve streets in the area. Pave streets and install
or replace curb and gutter where necessary. This strategy is also applied in
the Public Service section.
6) Work cooperatively with the Capital Area Transportation Authority (CATA) to
continually improve the bus system. This effort should include:
a) Maintaining citizen input into the process.
b) Continuing and upgrading bus driver education and training.
c) Developing promotions and information to encourage ridership.
d) Developing public and private sector incentives to increase bus
Increased ridership would enable the transit authority to justify expenditures
for improved facilities, additional routes, increased service frequency and
expanding hours of operation.
7) Encourage separation of pedestrian and vehicular traffic by maintaining
existing sidewalks in good repair and constructing sidewalks where needed.
New sidewalks should link residential areas with nearby community facilities
and places of business. In addition, a monitoring and replacement program to
replace dangerous or unusable sections of sidewalks should be developed.
8) Develop a tree planting and landscaping program to improve the right-of-way
appearance in both residential and non-residential areas. Other strategies
that would affect the visual quality along rights -of -way are outlined in the
Environmental section.
9) Encourage the Michigan *Department of Transportation to continue
investigations concerning South Cedar Street between Mt. Hope and Jolly
Road. Support the concept to adding a left hand turn lane and also provide for
intersection improvements along this stretch of Cedar Street (see Problem
2B).
CIRCULATION AND PARKING PROBLEMS
The following problems have been identified by the Southeast Area citizens and City
staff concerned with circulation issues. It should be noted that in most cases,
strategies addressing circulation issues will require further study by the City Traffic
Engineer and Transportation Planner prior to any consideration for implementation.
Map 31 highlights many of the issue's discussed below.
Streets
PROBLEM 1
Some local residential streets have an excessive amount of fast moving traffic
and/or truck traffic using them. The problems occur when truckers or motorists use
local streets and residential collectors, which are intended to carry neighborhood
traffic, as "short cuts" instead of non -local, non-residential streets designed to carry
the volume.
Those streets specifically identified as having any of these problems are mentioned
below:
a) Baker (trucks)
b) S. Dexter/Holmes
c) Hamilton (between Cedar & Pennsylvania)
d) Lincoln (between Teel & Cedar)
e) Lindbergh (non -local & speed)
f) Linval (trucks)
g) Lowcroft (non -local & speed)
h) Luwanna (trucks)
i) Lyons (trucks)
j) Northrup (non -local & speed)
k) Park (trucks)
1) Provincial House
m) Stabler (between Holmes & Cavanaugh)
n) Stoneleigh (speed)
o) Teel (between Greenlawn & Mt. Hope)
p) Vernon (between Cedar & Pennsylvania)
Strategies (0-6 years)
1) Install stop signs and more speed limit signs along affected residential
streets.
2) Systematically increase speed limit enforcement in affected neighborhoods.
3) Direct the Traffic Engineer to initiate studies to determine traffic volumes and
determine why non -local traffic is utilizing particular neighborhood streets.
Treatment of the problem might include the construction of traffic diverters to
discourage the use of residential streets by non -local traffic in addition to
Strategies 1 and 2 above.
4) Conduct additional traffic surveys to verify the volume of traffic on Lowcroft
and the origin and destination of that traffic. Evidence establishing non -local
use of this street should be used to support the installation of a diverter in the
area between Pierce and Cavanaugh Streets. (Diverter Test was initiated in
July, 1981 to examine the impact of closing the link).
78
CIRCULATION ISSUES
MAP 31
"""""' STREETS WITH DIFFICULTIES OF VARIOUS TYPES
O PROBLEM INTERSECTIONS
Strategies (7-10 years)
5) Enforce the Truck Route Ordinance. Wholesalers using Lincoln Street should
be contacted by the Traffic Engineer to discourage this in the future. Nearby
industry should also be contacted to make sure truck traffic does not use
local streets not identified as truck routes in the Truck Route Ordinance.
6) Direct the Traffic Engineer and Planning Department to study the possibility
of establishing alternative access sites to serve local industry. Two proposals
are suggested for further study:
a) In an effort to eliminate the need for truck traffic to use Park Blvd. as a
truck route providing access to the Olofsson site, establishing access
from the east should be considered as an alternative.
b) To eliminate truck traffic from using Baker and Linval Streets as a
truck route providing access to the John Bean site, establishing
access from the west or north should be considered as an alternative.
PROBLEM 2
Several principal arterials, minor arterials and non-residential collector streets were
identified as being congested. Contributing factors included an excessive number of
entrance ways for businesses and lack of turn lanes.
The streets that were pointed out as having difficulties are listed below along with
specific strategies that were developed to solve problems (also see Map 31).
A) Aurelius Road - The roadway is in poor condition (bumps, general
deterioration, and standing water after heavy rains) and traffic congestion
occurs at peak periods which makes left turns difficult. North of Cavanaugh
Road the difficulty is with a large amount of residential traffic. South of
Cavanaugh the problem is compounded by large trucks which enter and exit
on Aurelius from the surrounding industrial and warehousing activities (also
see Non -Motorized Transportation, Bicycles).
Strategies (0-6 years)
1) Allocate City funds to implement the reconstruction of Aurelius Road
from Jolly to Mt. Hope as a two lane roadway with turn lanes at (at the
very least) Jolly, Cavanaugh, and Forest Roads. Other intersections
should have turn lanes as seen necessary at the time of the
preliminary engineering study. Also, that design (2 lanes), should be
continued from Jolly Road south to Willoughby Road with a
southbound right turn lane at Miller Road.
2) Install a traffic light at Cavanaugh Road immediately and one at Forest
Road when the Aurelius Road reconstruction takes place. Installation
of these lights would slow down traffic, as well as breaking up traffic
flow to allow turns.
3) Post and enforce a reasonable uniform speed limit for the entire length
of the roadway.
4) Encourage periodic reviews of need in relation to additional turn lanes
and/or traffic lights as development takes place.
5) Develop a bike path along the entire length of Aurelius Road. The bike
lane should be separated from the streets movement lanes.
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B) South Cedar Street-13etween Mt. Hope and the city limits, the roadway is
often congested and turns (particularly left turns) into and out of side streets
and businesses are difficult to make. This part of Cedar is narrow and heavily
developed on both sides. Almost every business is serviced by individual
entrances and exits. Utility poles and signs interfere with vision and sight
distances, traffic lights are poorly timed, and traffic speeds are excessive
given all of the other difficulties.
Strategies (0-6 years)
1) Support studies and actions that will determine where land acquisition
is needed to expand Cedar Street and/or what can be done to
improve circulation and reduce problems here. In general, the
following improvements should be examined and used as
appropriate.
a) Add a fifth lane in the corridor and establish a left hand turn
lane.
b) Improve circulation and turning movements by constructing
turning lanes at major intersections and providing phased
signal lights that will allow green time for turning traffic.
c) Reduce the number of curb cuts on both sides of Cedar Street.
Promote use of common parking areas and curb cuts for
groups of businesses where feasible. This reduction should
follow any curb cuts/street frontage ratio developed (see
Asset Strategy 3).
d) Install curbs, gutters and sidewalks along the length of Cedar
Street to eliminate sections of rolled curbs, better define the
right-of-way and provide for pedestrian traffic.
e) Move utility poles back from the traffic right-of-way and if'
possible place utility wires underground at the time
reconstruction and widening projects are implemented.
EXISTING SITUATION
80
POSSIBLE SOLUTION
f) Reduce vertical visual pollution through sign control. (See
Economic and Environmental Section.)
g) Encourage building design and landscaping improvements for
businesses along Cedar Street.
EXISTING SITUATION
POSSIBLE SOLUTION
h) Petition the State of Michigan to maintain a uniform speed limit
of 35 mph from Kalamazoo to Jolly.
i) Utilize additional right-of-way on the east side of Cedar Street
between. Cavanaugh and Robert Street to construct a berm
that will serve to protect adjacent residential land use. Where
land is available, construct berms and/or other protective
screens to protect residential land that may be located along
Cedar Street.
2) Review requests for development of land along South Cedar Street
with respect to existing circulation problems.
C. Edgewood Boulevard - The section between Logan and Cedar should be
constructed to provide east/west access to reduce traffic volumes on Miller Road.
Strategies (0-6 years)
1) Implement the construction of Edgewood Boulevard in a single phase
from Logan to Cedar if environmentally sound as a result of the
Environmental Impact Statement. The roadway should be designed in
such a way as to minimize any negative impact on adjacent
residences and should contain in its design:
a) Adequate landscaping and berming, and
b) Bike paths as a part of the sidewalk, not the street (see E,
Strategy 2)
c) Safe pedestrian crossings.
D) Jolly Road - The section between Pennsylvania and Collins Road has
narrow lanes and is in poor condition.
Strategies (0-6 years)
1) Recommend the resurfacing, widening and reconstruction of the
portion of Jolly Road between (just west of) Pennsylvania east to
Collins Road.
E: Miller Road - The traffic volumes on the street are very high relative to
capacity, speed limts are not observed, no safe pedestrian crossing is
available near North School, bike lanes are not safe because cars pass other
vehicles on the right and encroach into the bike lane. Also, old and new line
stripes cause confusion between Cedar and Pennsylvania on Miller. (Also
see Non -Motorized Transportation and Public Transportation.)
Strategies (0-6 years)
1) Systematically increase speed limit enforcement along Miller Road.
2) Redevelop the entire length of Miller Road as a two lane roadway with
10 foot turn lanes at appropriate locations and a bike path separated
from the street.
3) Encourage drivers to stay out of the existing bike lane by: a)painting
double yellow stripes (instead of white ones) on the bike lane, b) using
cross -hatched lines throughout the width of the lane, c) Printing the
words "FOR BIKES ONLY" in the lane every 200 feet.
4) Make the Lansing Police Department aware of the various
enforcement problems and attempt to work with them in their efforts to
alleviate the problems. The enforcement problems metioned so far on
Miller include:
a) Enforcing the Truck Route Ordinance.
b) Enforcing speed limits
INTERSECTIONS
PROBLEM 3
Map 31 identifies intersections in the Southeast Area where problems have been
noted. Various factors such as poortraffic flow, difficult turning movements and poor
sight distances are the general intersection problems identified.
A. Cedar/Mt. Hope - Periodic congestion at this intersection makes left hand
turning movements difficult. Traffic proceeding straight through the
intersection inhibits left hand turns.
Strategies (0-6 years)
1) Install a phased traffic light to allow green time for turning traffic.
B. Cedar/Jolly -There is periodic congestion at this intersection, in part
generated by nearby commercial and office activity. Curb cuts are also
placed very near intersection adding to confusion in the area.
Strategies (0-6 years)
1) Remove access curb cuts closest to the intersection and investigate
the possibility of establishing common access drives that would serve
businesses.
2) See Assets Strategy 3 which calls for the adoption of a policy limiting
curb cuts by application of a policy regarding the ratio of curb cuts to
linear feet of street frontage.
C. Cedar/Northrup - This intersection has sight distance problems. First,
because of the angle the roadways intersect on the east side. Secondly,
because Northrup Street slopes down to Cedar cutting through a hill which
blocks vision. Lastly, the two lanes of Northrup are not directly across from
one another. All of this is complicated by the number of trucks using this
intersection to get to the terminal located just north of the intersection.
Strategies (0-6 years)
1) Initiate a study of this intersection by the Traffic Division in conjunction
with the Planning Department which would include citizen input to
develop a range of solutions. After formulation of solutions the most
feasible should be included as part of the City's Capital Development
Program.
D. Cedar/Miller -This intersection is extremely congested. There are conflicts
with commercial store parking lots, conflicts between left turns for Miller and
left turns into Meijers from Cedar Street. In addition, there is a conflict with the
CATA bus stop near the intersection. Buses block all through movement on
westbound Miller Road when they load or unload.
Strategies (0-6 years)
1) Recommend that CATA move the bus stop east of Cedar Street.
2) If Strategy 1 is not feasible investigate the probability of developing
bus turn out lanes.
3) Work with Meijers management to redesign their parking lot so that in
the area of the Cedar Street curb cut to remove many of the conflicting
movements that presently occur at this point.
4) Work with Long's Center management to look at the potential for
81 changing their parking lot and curb cuts to reduce conflicts.
c) Enforcing the law against passing on the right.
E. Pierpont/Mercantile/Pennsylvania Intersection - Several large office
bbildings and businesses are located east of the intersection causing
extreme congestion during peak periods.
1) Work with State of Michigan to stagger the arrival/departure times of
their employees to reduce congestion.
2) Initiate a study to determine if the development of a second access
point would be feasible in the future.
3) Monitor traffic following reconstruction of Pennsylvania/Cedar
intersection to see if congestion eases from Pierpont.
F. Cedar/Pennsylvania/1-96 Interchange - Entrance and exit ramps for 1-96
cross Cedar and Pennsylvania at grade. This is very confusing and
dangerous intersection.
Strategies (0-6 years)
1) Initiate a study to determine what solutions could be applied so that
the difficulties of this intersection are reduced or eliminated. The study
should be a joint effort of the Planning Department, and the Traffic
Division and area citizens.
G. South Washington/Holmes - Left hand turning movements are delayed at
this location when traffic is heavy. Traffic back ups occur.
Strategies (0-6 years)
1) Seek alternative funding sources to implement a street widening and
improvement project proposed for Holmes Road between S. Logan
Street and South Washington Avenue. Improvements would include
resurfacing of pavement and additional turning lanes at S. Washington
and Holmes Road.
H. South Washington/Jolly - This intersection has a high accident rate. Lanes
narrow north of Jolly Road without warning. Directional arrows painted in the
street have faded and required lane movements are no longer clear. Several
curb cuts servicing commercial buildings cause conflict near the
intersection. Westbound traffic on Jolly Road desiring to travel southbound
on S. Washington must wait in a through traffic lane. Records show that rear
end collisions occur frequently at this location.
Strategies (0-6 years)
1) Repaint arrows on pavement south of Jolly Road and add signs over
the intersection to clearly define required lane movements.
2) Eliminate curb cuts closest to the intersection.
3) Eliminate non -local traffic from proceeding north on Lowcroft by
installing a diverter on Lowcroft (see Problem 1, Strategy 4).
4) Add a left hand turn lane on Jolly Road.
5) Erect signs that will inform motorists on Jolly Road that they are
approaching Washington Avenue.
I. South Washington/Miller - The roadway narrows from four lanes at the
intersection of Miller Road to two lanes just south of the intersection. The
transition is abrupt, which causes congestion compounded by the speed
traffic is usually traveling there (especially northbound traffic). The roadway
is also poorly maintained and has inadequate shoulder areas.
Strategies (0-6 years)
1) Washington should be reconstructed and resurfaced. The roadway
should be two lanes with curbs and gutter, with adequately designed
turn lanes at appropriate locations (especially at the Miller
intersection) and widened sidewalk to accommodate a bike path.
2) Implement the proposals of the Southwest Area Master Plan
regarding the installation of a traffic diverter on Lowcroftto reduce the
cut through traffic.
3) Systematically increase speed limit enforcement along Washington
Avenue.
J. South Washington/Northrup - Traffic volumes create conflict.
Strategies (0-6 years)
1) Initiate studies by the Traffic Division to alleviate problems at this
intersection.
K: Lowcroft/Pierce - Traffic from three directions converge at this intersection
and only vehicles traveling eastbound on Pierce are required to yield (see Map 29).
There is confusion as to which motorist has the right-of-way. The problem is
compounded by increasing volumes of traffic using Lowcroft as a cut -through, route
and a sight distance problem as the intersection caused by slopes and curves.
Strategies (0-6 years)
1. Install a traffic diverter on Lowcroft to reduce the cut -through traffic. This will
alleviate the identified problems (see Problem 2, Strategy 4).
2. As an interim measure or if a diverter is not used, install a two-way stop at this
intersection.
L. Pennsylvania/Vernon - Traffic attempting to turn northbound onto
Pennsylvania during peak traffic hours has difficulty. Traffic backs up on
Vernon, a local street, waiting to turn.
Strategies (0-6 years)
1) Prohibit left hand turns from Vernon to Pennsylvania during peak
traffic hours.
2) Initiate studies to determine the origin and destination of traffic
proceeding -down Vernon Avenue.
M. Pennsylvania/S. Dexter - Traffic attempting to turn northbound on
Pennsyvania during peak hours has difficulty. Traffic backs up on S. Dexter.
Strategies (0-6 years)
1) Prohibit left turns from S. Dexter onto Pennsylvania during peak traffic
hours.
2) Initiate studies to determine origin and destination of traffic
proceeding down S. Dexter.
N. Pennsylvania/Jolly - Left turns are difficult to'make from Pennsylvania to
Jolly.
Strategies (0-6 years)
1) Initiate a study to determine what solutions could be applied so that
82 the difficulties of this intersection are reduced or eliminated. The study
should be a joint effort of the Planning Department and the Traffic
Division with citizen input.
O. Pennsylvania/Keystone - Left turns are difficult from Keystone onto
Pennsylvania. Conflicts occur in the center turn lane which is being used as
ad acceleration/deceleration lane. In addition, Louisa Street being so close,
also causes conflict.
Strategies (0-6 years)
1) Initiate a study to determine what solutions could be applied so that
the difficulties at this intersection can be reduced or eliminated. The
study should be a joint effort of the Planning Department and the
Traffic Division with citizen input.
Penn. Central Railroad/Baker Street, Pacific, Mt. Hope, Cavanaugh
Road. Jolly Road - five intersections are blocked by trains delaying traffic
for long periods of time. A switching yard is located in the Cavanaugh Road
area.
Strategies (0-6 years)
1) Enforce the law limiting the amount of time trains may block traffic.
More effective reporting of alleged violations is needed to discourage
undue delays. The city should inform citizens of the methods to report
problems.
2) Evaluate the need to construct a grade separation at one or more of
the affected crossings. A study should be conducted to measure the
technical and cost considerations regarding this action. Area
residents expressed a need to provide an overpass at some point to
allow firefighting equipment unobstructed access to the east.
O. Aurelius Road/All Intersections - Every intersection south of Mt. Hope
along Aurelius Road is difficult and dangerous to negotiate.
Strategies (0-6 years)
1) Allocate City funds to implement the reconstruction of Aurelius Road
from Jolly to Mt. Hope as a two lane roadway with turn lanes at (at the
very least) Jolly Road, Cavanaugh road, and Forest Road. Other
intersections should have turn lanes as seen necessary at the time of
the preliminary engineering study.
2) Install a traffic light at Cavanaugh Road immediately and one at Forest
Road when the Aurelius Road reconstruction takes place. Installation
of these lights would slow down traffic, as well as breaking up traffic
flow to allow turns.
3) Post and enforce a reasonable speed limit.
R. Harding/Parkdale/Pershing - The intersection of Harding/Parkdale/
Pershing is confusing and dangerous.
Strategies (0-6 years)
1) Install signs and stripe the intersection to guide motorists.
S. Dunkel and Cavanaugh - This is a confusing intersection for those drivers
attempting to see southbound traffic on Dunkel from Cavanaugh. This is an
acute angle intersection which is undesirable for traffic safety.
Strategies (0-6 years)
1) Install a traffic light
2) Cut back corner, realign the street to construct a "T" intersection and
post signs to help alleviate the confusion at this corner.
83
T. Forest/Collins - The speed and volume of traffic on Forest Road make left
turns onto Collins difficult.
Strategies (0-6 years)
1. Conduct Traffic Volume & Movement Study at intersection and determine
solutions to problem. Left turn lane could be installed if volumes are high
enough to justify improvement.
U. Jolly/Collins - The traffic speed and volume of traffic along Jolly makes
turns difficult.
Strategies (0-6 years)
1) Provide a turn lane for traffic on Jolly Road attempting to make left
turns onto Collins.
W. Jolly/Dunkel - The traffic speed and volume of traffic along Jolly Road
makes turns difficult.
Strategies (0-6 years)
1) Provide a turn lane for traffic on Jolly attempting to make left turns onto
Dunkel.
W. Residential Intersections - There are many residential intersections in the
area that do not have yield or stop signs.
Strategies (0-6 years)
1) Place yield signs or stop signs at all residential intersections in the
Southeast.
X. Street Signs at Intersections - Intersections are made more difficult if there
are no street signs or if the street signs are obscured by advertising signs.
Strategies (0-6 years)
1) Implement a street sign system which provides for large signs posted
high (20 feet) at major intersections and at all other intersections at the
same position in the intersection.
PARKING
PROBLEM 4
Several streets in the area were mentioned as being too narrow for on street parking.
Strategies (0-6 years)
1) Encourage area residents to petition the Traffic Engineer to either prohibit
parking on the street or limit parking to one side of the street.
2) Work with nonresidential uses that attract traffic to provide adequate on -site
employee, patient and visitor parking.
3) Develop a policy to deal with the expansion of parking areas that serve
community facilities such as churches and hospitals. Expansion plans very
often adversely affect neighborhood stability (see Land Use Section).
4) Traffic Division should conduct studies to determine potential for removing
parking on one side.
PROBLEM 5
In older established neighborhoods there is sometimes no place to park vehicles
except on the street (sometimes not enough on -site parking). City ordinance calls
for all vehicles to be removed from the street between 2-5 a.m. This is to allow for
snow plowing and street cleaning.
Strategies (0-6 years)
1) The City should determine the feasibility of:
a. Relaxing parking regulations on weekends.
b. Developing a parking schedule which permits parking on one side of
the street and then the other, on alternate weekend evenings. This
concept has been used with success in many places (e.g. Jackson,
Michigan).
PROBLEM 6
Fred Street - There is a conflict between parked cars and mail delivery.
Strategies (0-6 years)
t) Install "no parking" signs on Fred Street on the side where the mailboxes are
located.
2) Work with Postal Service to change mail boxes to the house mounted type
& remove the street side boxes
PROBLEM 7
Trucks servicing several businesses in the area block the right-of-way during
delivery. The problem has been identified on Rouse and Denver Streets (near
Cedar) and Hodge Street.
Strategies (0-6 years)
1) Limit the time trucks block the right-of-way.
2) Encourage businesses to construct dock facilities to eliminate the need for
delivery trucks to park in the right-of-way. Financial or tax incentive programs
would be effective in initiating improvement projects.
PROBLEM 8
There is no overflow parking lot fof some larger apartment complexes. This causes
inconvenience for residents who cannot find a place to park especially on
weekends. In some cases the overflow parking is absorbed by the neighborhood.
Strategies (0-6 years)
1) Amend Zoning Ordinance to require overflow parking lots for apartment and
townhouse complexes which include more than 30 units or some other
suitable number.
84
PROBLEM 9
Many commercial parking lots do not have adequate space available, and many, if
they do have adequate space and poorly organized traffic flow and parking. There
may not be room for expansion) and/or the striping and direction signs are
inadequate. Congestion is compounded by persons who park in the Firelanes or
ignore handicapped space reservations.
Strategies (0-6 years0
1) Work with owners of individual establishments to redesign their parking areas
where possible. Encourage acquisition to expand parking areas if the
adjacent neighborhoods are not adversely affected.
2) Work with the Lansing Police Department to enforce the ordinance against
parking in firelanes or in handicapped spaces by non -handicapped persons.
3) Work with owners of commercial areas to assure that lots are restriped
• annually and that informational signs remain in good repair.
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PROBLEM 10
Illegal parking occurs on a scattered basis throughout the area. Included is parking
across the sidewalk (driveway too short for two autos or too many cars for the
length of driveway), illegal parking on the street and front yard parking.
Strategies (0-6 years)
1) Develop concentrated parking regulation enforcement programs for specific
areas.
2) Enforce the sections of the Zoning Code to address problems of front yard
parking and parking across the sidewalk.
a. Two on -site parking spaces per living unit is required.
b. A ban on front yard parking.
c. Enforce the zoning code definition of family and number of unrelated
individuals permitted in a dwelling unit.
Both a and b above are intended to avoid parking automobiles in inappropriate
places by either providing space in proper areas or attempting to keep the number of
automobiles per living unit at a reasonable number.
3) Strongly discourage the practice of providing only the minimum driveway
length in future plats and/or building permits at the time of Planning
Department review.
4) Change City Ordinance to allow on -street parking between 2-5 a.m. on an
odd/even system for those residential areas with limited on -site parking.
5) Investigate the possibility of utilizing vacant parcels of land for centralized
neighborhood parking lots (in areas with limited on -site parking).
6) Strictly apply parking space requirements outlined in the Zoning Code when
conversion of single family housing structures over to multiple use is
proposed.
PUBLIC TRANSPORTATION
PROBLEM 11
Area citizens feel that improvements to the mass transit system are needed to
attract more riders to mass transit usage. Service has been described as having the
following problems.
a. Schedules are not clear or well known.
b. Bus service is sometimes not punctual or reliable.
c. There are not enough routes (Washington was specifically mentioned) and
buses or existing routes are spaced too far apart or are not convenient to
desired destinations such as grocery stores or places of entertainment.
d. There is no crosstown express route.
e. Service hours are not extensive enough and headways (time between pick
ups) are not frequent enough.
85
f. Storage areas on buses are inadeauate for packages.
g. There are some routes that do not have an adequate number of stops
(specifically mentioned on Jolly near southbound Pennsylvania).
h. Some bus drivers seem to have a poor attitude toward serving their
passengers. For example; the bus driver frequently moves the bus before
passengers have a chance to reach a seat.
Strategies (0-6 years)
CATA operates on subsidies from each of the governmental units served. Increases
in service will usually mean increased operating expenses for CATA, which in turn
will require either high fares or higher subsidy from each of the governmental units
involved.
1) Promote increased use of bus service. Increased ridership might enable the
transit authority to justify expenditures for improving service and facilities.
Promotional campaigns and incentives sponsored by businessmen and
employers would be useful to encourage bus ridership. Downtown is a good
place to start, perhaps with an ad campaign, in pay envelopes of downtown
workers. Another idea is to distribute literature to neighborhood associations
so that they can put the information in their newsletters and discuss it at their
monthly meetings.
2) Post bus schedules and mapped out routes at bus stops and shelters.
Expand existing service information.
3) Study the feasibility of adding crosstown express routes linking major staging
areas. Major staging areas•would be areas of the city where there are
concentrations of educational, employment or commercial activity. Staging
areas should ideally include space for storage of motor vehicles and
bicycles. An example would be a major shopping area with an excess of
parking space.
4) Develop better service capabilities for and by CATA to provide service that:
a. Provides direct service to grocery stores, for entertainment and East
Lansing.
b. Provides convenient package storage on buses.
c. Provides more frequent pick up times.
5) Construct more bus shelters in area, especially near major activity centers
and along S. Cedar Street.
6) Request CATA study situation and place a sign at appropriate location.
7) Encourage CATA to continue their driver education courses with an
emphasis on public relations.
8) Work with CATA to reinstitute service along S. Washington Avenue when
ridership dictates.
9) Study the feasibility of constructing and operating a street car system (as a
supplement for the bus system) to serve the City of Lansing. The system
might make up for some service deficiencies of the bus system.
NON -MOTORIZED TRANSPORTATION (Bicycles & Pedestrians)
PROBLEM 12
Bicycle travel in the area is generally unsafe. This is especially true to principal
arterials, minor arterials and non-residential collectors. Motorist/bicyclist conflicts
occur for several reasons.
a. The narrowness of the street or obstructions, such as poles restrict width.
b. Poor street surface conditions.
c. Traffic laws are not obeyed by either bicyclists or motorists.
d. Poor definition of the bike lane. In the Southeast Area the Miller Road bikelane
west of Cedar where motorists ignore the bikelane striping to pass on the
right.
e. Traffic volume and speed.
Streets where the problems have been noted are:
a. Aurelius
b. Cedar
c. Forest
d. Jolly
e. Miller
f. Mt. Hope
g. Pennsylvania
h. Washington
Strategies (0-6 years)
At the present time the Traffic Division is in the process of removing the bicycle route
system throughout the city. After the signs are removed the City will ask the Tri-
County Bicycle Association to recommend functional and recreational routes.
These are to be published and distributed to the general public. The following
strategies are intended to supplement the Bicycle Association findings
1) When and if the above mentioned roadways are redeveloped provisions
should be made for bicycle traffic. The recommended method isfor widened
sidewalks as outlined in Problem 2.E, Strategy 2.
2) Any bicycle facilities should be linked with the proposed Red Cedar
hiking/biking paths.
3) Support and implement completion of the Red Cedar hiking/biking path
proposal.
4) Construct more bike paths, utilizing parkland, open space and riverfront
property.
5) Establish a combined bike route and the bike path corridor linking the
Southeast and. Downtown area. The bike route should be focused on local
streets south of Mt. Hope and a bike path system established along the
abandoned/unused railroad right of way across the Diamond Reo property to
the Red Cedar Bike route at Kalamazoo.
6) Work with police to enforce traffic laws for bicyclists as well as motorists.
7) Publicize the biking problems (with photographs) as a feature story in a
Sunday tabloid edition of the State Journal.
8) Provide maintenance along the edges of roadways to include removal of
debris and gravel, and improve pavement condition so that bicycles are able
to safely use them.
86
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PROBLEM 13
Principal and minor arterials are difficult for cyclists to cross.
Strategies (0-6 years)
1) Clearly define crossing areas.
PROBLEM 14
Several major intersections in the area are difficult for pedestirans to cross.
Crosswalks are not well definer) and in many places signs or signals directing
pedestrians or cautioning motorists are not installed. The problem is most apparent
at intersections on Cedar Street, at Washington/Mt. Hope and Washington/Holmes.
Strategies (0-6 years)
1) Establish signals at intersections along Cedar Street as pedestrian and
crossing areas and clearly define crosswalk areas. Install signs and signals
as may be needed to direct pedestrian and motorist traffic.
2) Do the same for Washington Avenue.
PROBLEM 15
Several sections of sidewalk in the area are in poor condition. There are also areas
where sidewalks have never been installed. A problem occurs when pedestrians
use the street as an alternative, or are not able to walk to convenient locations.
Sidewalks specifically mentioned as in poor condition were along S. Pennsylvania,
and Kendon Street. Those requiring sidewalks were along: S. Washington Avenue
(south of Jolly), Pennsylvania (south of Armstrong), Cedar (south of Jolly), several
stretches along S. Cedar and Aurelius (between Mt. Hope and Jolly).
Strategies (0-6 years)
1) The Public Service Department set up a systematic sidewalk condition
survey similar to that used for evaluating the condition of curbs and gutters.
Identify and prioritize stretches of sidewalk that should be repaired or
replaced, and make the necessary improvements (see Public Services
section).
2) Include sidewalk construction as a priority when planning and designing
projects to improve circulation along Cedar Street.
3) Encourage separation of pedestrian and vehicular traffic by maintaining in
good condition existing sidewalks and constructing new ones where needed.
New sidewalks should link residential areas with nearby community facilities
and places of business. The identification and setting priorities for the
installation of new sidewalk'should be done along with the process outlined in
Strategy 1.
4) Enforce the ordinance which calls for snow removal on sidewalks.
PROBLEM16
Pedestrians, mainly school children, have difficulty crossing streets near several
elementary schools in the area. Miller Road near North School and Washington at
Attwood School were two pointed out.
Strategies (0-6 years)
1) A pedestrian crossing light should be installed to allow safe pedestrian
crossing. Should these light signals not be feasible, a skywalk should be
installed in the appropriate location to provide access.
2) Refer the matter to Traffic Engineer to study and install signs and to look at
other schools in need of similar crossing improvements.
87
PROBLEM17
Most streets do not have free access curb cuts for the handicapped.
Strategies (0-10 years)
1) Continue to pursue construction of these curb cuts as sidewalks are
reconstructed.
PROBLEM 18
Pedestrians walking to Long's Convention center from motels north of 1-96 are not
aware of the sidewalk on the west side of Cedar Street under the 1-96 viaduct.
Consequently they walk in a southerly direction into the northbound traffic lanes of
Cedar Street. This is extremely dangerous.
Strategies (0-6 years)
1) Recommend that a study be conducted by the Traffic Engineer and Planning
Department regarding the potential for a sidewalk on the east side of Cedar
under the viaduct.
2) Recommend in the short term, that signs be erected and motels be instructed
to inform their guests of the existing sidewalk on the west side of the street
and that the safest crossing is with the traffic signal at the intersection of
Pennsylvania and Cedar Street. '
OTHER PROBLEMS
PROBLEM 19
Lansing General Hospital Access:
-Present Lansing General Hospital access routes cause heavy traffic
volumes and high speeds in adjacent residential areas.
-The proposed Lansing General Hospital accessto Pennsylvania Avenue
could create a potentially dangerous and confusing intersection due to the
approach grade to Pennsylvania.
Strategies (0-6 years)
1,) Post and strictly enforce reasonable speed limits.
2) Develop and implement more extensive traffic control as necessary.
3) Proposed Pennsylvania Avenue access should include:
a. Traffic light with turn signals.
b. Turn lanes on both roads from all directions.
c. Constant attention by Public Service Department during winter
weather.
PROBLEM 20
Many dead end streets in the area have no turn around areas for traffic and
snowplowing trucks.
Strategies (0-6 vears)
1) Provide turn around areas at the end of the dead-end streets. (See Public
Service section also.)
3ENERAL PROPOSALS
FOR DEVELOPMENT
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SOUTHEAST AREA COMPREHENSIVE
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PROPOSED CIRCULATION TO 1990
SOUTHEAST AREA COMPREHENSIVE
DEVELOPMENT PLAN
GENERAL POLICY PROPOSALS FOR LAND USE DEVELOPMENT
This chapter of the plan presents the land use and circulation patterns that could be
established in the Southeast Area by 1990. It represents the blending of the three
district plans prepared by the District Committees. The pattern of development
shown would have a reasonable expectation to occur if development takes place
and the recommendations made in this plan are adopted and implemented to direct
that development. The physical characteristics and level of existing development in
the three Districts of the Southeast Area both vary greatly. It is difficult to make
general statements that summarize the preferred future use of land in the area and it
is necessary in many instances to apply specific recommendations to specific
locations. The development of vacant land is a primary topic in this section of the
plan, though several land use changes involving existing development are also
highlighted.
Major changes and improvements in the area street system are also presented here
and shown on Map 34. Several major circulation system changes will relate closely
to the eventual use of land in the area.
Overall Future Land Use Policy
In the Southeast Area, where land use patterns are stable and development has
already occurred, land use problems are to be addressed by strategies that will
provide for as much separation as possible between distinctly different uses of land.
Lines of separation have been recommended along with the addition of improved
screening and buffering along those lines.
The paramount strategy for the Southeast Area is preservation of existing
neighborhood units. This theme is a recurring one throughout the plan and any
proposal to initiate new development of any kind must be planned with respect to this
expressed goal.
The growth of economic activity in established areas of the Southeast Area is
directed largely to sites already appropriately zoned for that use. Many vacant
parcels in the Southeast Area have been designated specifically for economic
activity to support expanded commercial, warehouse and industrial development.
However, where land is developed for economic use, adequate access, appropriate
landscaping, screening and buffering adequate parking and quality design should
be provided to make such uses compatible with residential uses of land.
Circulation systems, public services and community facilities will mainly be
developed in support of neighborhood and economic centers within the study area.
The Aurelius Road Street improvement project and the completion of Edgewood
Boulevard are intended to improve circulation in this part of the City.
Housing Policy
The Southeast Area will remain an area of the City primarily supporting residential
use. The diversity of housing found is to be maintained, protected and preserved.
In areas where non-residential uses of land have begun to "creep" into residential
areas, steps will be taken to establish formal lines of separation and policies
developed to maintain the separation. The general condition of housing is good and
strategies to preserve that situation rely on the renovation of resident -owners.
Several neighborhoods require improvement and renovation involving the
resources of both residents and the public sector.
Emphasis for future development of housing should be toward single family
development. This is particularly true when vacant areas are adjacent to existing
single family developments. Large scale multiple development should only be
encouraged in areas shown on the Future Land Use Map (Map 33), where it does not
encroach into low density residential areas, and where adequate access to minor or
major arterials is already available. Adequate care should also betaken to tastefully
landscape, screen and buffer the site, especially around parking lots and refuse
disposal areas.
88
Economic Development Policy
The plan encourages new and expanded commercial development in locations that
will provide adequate service for residential neighborhoods. Development for
business, commercial, warehouse and industrial uses is supported where vacant
land is already appropriately zoned for such use and/or where expansion of new
development will not disrupt any nearby residential environment.
The Reo Site is supported for development of industrial activity.
Expansion of commercial strips should be limited in consideration of design and
circulation issues.
Community Facilities Policies
Community facilities are developed to serve residential areas. Currently, most
community facilities are sufficient to serve the needs of the area although additional
neighborhood parks should be developed to keep pace with population growth, shifts
and settlement. Placement of neighborhood parks should be such that residents do
not have to cross major arterial streets to use the facilities. Recommendations are
included in the plan to improve facilities in parks and improve supervision and
maintenance. Large community parks east of Pennsylvania Avenue should be
maintained and developed as planned with minimum disruption to natural areas
within the park boundaries. Additional parkland could be developed in an effort to
utilize gravel pit areas in the study area.
School sites and buildings provide space for many community groups and
recreational programs and continued availability is important to the residents of the
Southeast.
Public Services Policy
The Public services presently available in the area should be continued and
upgraded. Public knowledge could be increased as to public services procedures,
especially in regard to trash collection. Police and Fire services are good, but police
should increase their involvement in the community.
Installation and improvement of the sewer and road systems is strongly encouraged.
Sidewalks also need to be installed along high traffic volume streets where
pedestrian traffic is likely to travel.
More attention should be paid to snow plowing and street sweeping. An ambulance
equipped for use by paramedics should be stationed in the Southeast Area.
Environment Po
The emphasis in this section is to stress actions which will visually improve the
environment for persons living in the Southeast Area. Strategies to remove overhead
wires, junk cars and trash have been recommended. Also recommended are
strategies to encourage landscaping and street trees to soften the visual
environment. Design improvements to the exterior of commercial and industrial
buildings are also supported to upgrade the looks of the area.
The need to reduce pollution of the air and water resources of the area has also been
expressed. Sewer improvements and control over development in the flood plain are
important for good water quality.
Preservation or commemoration of sites and places having historical significance to
the city is an expressed goal of area residents. The "Lansing Light" design is to be
preserved in any new light standard design developed by the City's Board of Water
and Light.
MAJOR VACANT LAND ARE.
MAP 32
THE BOUNDARIES OF THE AREAS SHOWN ABOVE
ARE NOT EXACT. PLEASE REFER TO NARRATIVE
FOR ANALYSIS AND MORE SPECIFIC
RECOMMENDATIONS.
89
Land Use Policy
Separation of incompatible uses of land is the primary focus of existing land use
strategies. Strategies to develop adequate transition zones, which promote gradual
changes in the intensity of uses, increased enforcement and use of the Screening
and Buffering Ordinance development and enforcement of a comprehensive noise
ordinance, and stricter enforcement of existing laws to reduce conflict and increase
the compatibility of land uses are suggested in the plane.
In areas of the Southeast where vacant and undeveloped land parcels are of
unusual size and in multiple ownership, land assembly and replatting should be
encouraged to more efficiently utilize the land resource. The City could support this
action only if the proposal is in character with surrounding development, compatible
with the Southeast Area Land Use Plan and does not overburden the local street and
Sewer systems.
School buildings that may be closed due to declining enrollments should be reused
in a manner that would not be disruptive to nearby residential land. School buildings
and sites should be made accessible for continued use by the community whenever
possible.
Circulation Policy
Circulation systems must be utilized for their intended function and operated within
design capacity and safety standards. Strategies included in this plan are intended
to improve the traffic flow on major streets (particularly Cedar Street and Aurelius
Road) by reducing curb cuts and making necessary street and intersection
improvements. The construction of Edgewood Boulevard as proposed is also
endorsed upon successful completion of the Environmental Impact Statement.
Strategies are also intended to reduce the volume of non -local traffic using local
streets. Where possible, steps will be taken to further reduce from local streets the
amount of traffic going through neighborhoods to economic activity centers.
Recommendations are also made to enhance travel by foot, bike and bus in an effort
to reduce area dependence on the automobile.
Land Use Proposals - Vacant Land
Map 32 indicates the general location of major vacant land areas in the Southeast
Area with potential for future development. The following recommendations are
made regarding development of each area and the changes shown as part of the
Future Land Use Map. (Map 33).
Land Area 1 - is the vacant Reo site, a 35 acre parcel owned by the City. Plans are to
develop the site for industrial -uses. (See Housing section page 37.).
Land Area 2 - is a 19 acre site zoned for multiple residential development. The area
is located in a flood plain and is approved for 8-14 units per unit.
Land Area 3 - is a 34 acre site zoned a community unit plan. The area is planned for
development at 8-14 units per acre with access to Forest Road.
Land Area 4 - is a 82 acre site zoned A-1 family located in a flood plain area and
contains several water filled gravel pits. The recommendation is to develop it for
recreational use.
Land Area 5 - is a 50 acre site with gravel pits. It is recommended that the parcel be
developed for recreational use or for low density residential use (0-7 unites/acres).
Innovative housing design (i.e. earth houses) may be used in this area.
Land Area 6 - is a 7 acre site zoned for commercial use. The plan supports
development of a neighborhood shopping center here.
Land Area 7 - is a 30 acre site zoned for heavy industrial use. Specifications are
required for development due to flood plain. The plan recommends that vehicular 90
access to the site be from Cavanaugh Road only.
Land Area 8 - is a 13 acre site zoned for heavy industry. The parcel is also in the
flood plain. Access to the site to be limited to Jolly Road.
Land Area 9 & 10 - two parcels with a combined total of 17 acres are zoned for A-1
family use. It is recommended that development with a maximum of 7 units peracre
be allowed here. Access to parcel 9 would be from Wayne. Access to parcel 10
would be from Cavanaugh.
Land Areas 11 - is an 83 acre site zoned for multiple use (DM-1 and CUP) and some
commerical use (4 acre). Master Plan supports approved plan for Trappers Cove.
Access to be established at various points along Dunkel Road.
Land Area 12 - is recommended for commercial and warehouse use.
Land Area 13 - is recommended for mixed residential and office use. Residential
density at 8-14 units per acre is supported and office along the Jolly Road frontage. It
should be noted that the land is zoned for commercial use and can be developed at
any time. Land assembly is advised for any new development.
Land Area 14 - is recommended for residential development at from 15-20 units per
acre.
Land Area 15 - is recommended for residential use at less than 7 units per acre.
Land Area 16 - is recommended for heavy industrial use.
Land Area 17 - is undeveloped land along S. Washington Road that should be
retained for residential use at less than 7 units per acre.
Land Areas 18-19 - are also to be developed as part of the Industrial Park for
warehouse use.
Land Area 20 - is recommended for Office use, Research park or warehouse
development, the latter in the western section at the land area.
Land Area 21A - is recommended for residential development at 15-20 units per
acre.
Land Area 21B - is recommended for office and commercial development.
Land Area 22 - is recommended for residential use at less than 7 units per acre.
Land Area 23 - is recommended for residential use at 15-20 units per acre.
Land Area 24 -is recommended for residential uses with 15-20 units per acre on the
east section, 8-14 units per acre on the next portion and 7 units per acre near
existing residential areas to the west.
Land Area 25 - is to be developed as part of an industrial park.
Land Area 26 - Aurelius land fill site should remain vacant unless development as a
recreation use. Development of this site in conjunction with residential uses could
provide a unique condominium housing setting.
The clay capping and purge wells need continuous monitoring to safeguard the
ground water.
OTHER RECOMMENDED LAND USE CHANGES
Other proposed land use changes include the following:
- Selective acquisition and removal of some housing south of the Reo property
and separation of the industrial/residential area (housing section, page 55).
- Selective acquisition and removal of some housing and separation of the
industrial/residential area near the John Bean plant north of Baker Street as
recommended in Problem 1, Strategy D, Housing Section, page 38.
- Duplex units could be allowed on a case by case basis in the vacant land
area west of Aurelius Road around Willard, Ruth and Hoyt Roads, presently
zoned for single family use. Density is not to exceed 7 units per acre.
- Develop duplex units in the vacant land area bounded by Cavanaugh,
Dunkel and the Consumers Power right-of-way. It is recommended that
density not exceed 7 units per acre and review development proposals on a
case by case basis.
- Screening and buffering zones between conflicting and dissimilar land uses.
- Reuse of closed school facilities for continued community use or for office or
residential use should site plans be approved after careful review bythe City.
- Control over strip development along S. Cedar St. and S. Washington Ave.
Zoning changes that would result in the development of additional high traffic
generating uses will be discouraged. (Example: fast food restaurants.)
Proposals to develop office and/or commerical uses that would not
substantially add to circulation problems in the area will be considered on a
case by case basis.
Many of the above recommendations are shown on map 33, Future Land Use
1990.
E CIRCULATION PROPOSALS
Map 34 shows major circulation patterns in the Southeast Area for 1990. Major
changes include the following:
-Improvements on S. Cedar between Mt. Hope and Jolly Road.
-Closing of Lowcroft St. between Pierce and Cavanaugh Roads
- The completion of the Aurelius Road reconstruction as two lanes with bicycle
routes and turn lanes and/or traffic signals at Forest, Provincial House,
Cavanaugh and Jolly.
- The completion of the Lansing General Hospital access route. This proposal
is supported only if it can be made safe with inclusion of turn lanes and a
traffic signal at Pennsylvania. If not, other alternatives should be examined.
- Connect the portions of Ruth Street with Cavanaugh
- The construction of a Con-Rail/Cavanaugh Road grade seperation. The
switch yard at this location constantly blocks Cavanaugh Road for extended
time periods. This causes a difficult situation for emergency vehicles and
disrupts traffic flow in the area.
-The completion of Edgewood Blvd. upon successful completion of the
Environmental Impact Statement.
-Intersection Improvements (see Circulation and Parking Section)
FUTURE HOUSING DENSITY PROPOSALS
Proposed residential density for the Southeast Area is also shown on Map 33. In
developed areas, the density will remain unchanged. The future land use map
shows densities recommended for vacant land parcels where residential
development is supported.
LAND USE PROPOSAL - ANNEXATION
There is an area of land presently under the jurisdiction of Delhi Township lying east
of Aurelius Road, north and west of 1-96 and U.S,-127, and south of Jolly Road which
is isolated from the rest of the township. The primary physical barrier is the
expressway to the south. The section in question is bordered on all other sides by the
City of Lansing and could most logically receive public services from the City of
Lansing.
Strategies (0-6 years)
1) Follow the appropriate steps to initiate annexation of this section to the City of
Lansing.
2) Adopt the general land use plan for that section (when annexed) as outlined
in the Southeast Area Master Plan. (Map 35.)
3) The suggested circulation to open the land for development purposes:
a. extending Dunkel south to the City park land; and,
b. a collector between Dunkel extended and Pinetree Rd.
CONTINUED
COMMERCIAL USE
JOLLY
RECOMMENDED RESIDENTIAL
DEVELOPMENT (0-7 UNITS/ACRE)
3 i �;) WAREHOUSE
wI Xl DEVELOPMENT
[6
- �!
RECOMMENDED CONTINUED USE
AS CAMPGROUND I , 1
AREA SHOULD REMAIN AS
OFFICE &WAREHOUSE USES
WHICH WILL NOT ADD
N
SUBSTANTIALLY TO TRAFFIC
GENERATION
CITY PARK LAND
Realign Cavanaugh Road with Dunkel Rd.
POTENTIAL ANNEXATION
AND PROPOSED LAND USE
91
MAP 35
IMPLEMENTATION
The strategies outlined in this plan are intended to effectively guide growth and
development within the Southeast Area over the next ten years. Each strategy has
been designed to treat one or more of the assets and/or problems identified by
citizens and staff during the planning process.
Citizens participating on the district committees were asked to prioritize problems
that should be addressed first within each functional area according to personal
perception of need and according to personal goals and objectives for development
in their neighborhoods. (The results of that prioritization are included in thefollowing
section of this plan.) It will be necessary for city desicision makers to also decide
upon priorities for action, not only within functional areas, but also between them.
The proposed strategies require the expenditure and/or utilization of limited
resources over a period of time. Implementation of these strategies will require a
coordinated effort to assure that these resources are better and more evenly
distributed or allocated. When reference is made 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 will be utilized in the application of this plan.
It should be noted that implementation requires 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 the southeast. Implementation of strategies must be carried out within
the parameters of existing systems. Participation by various public agencies, private
interests and area residents will be necessary to accomplish that implementation.
CATEGORIES AND SYSTEMS
Growth and development within the Southeast Area 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 or encourage involvement or financial
investment by private interests, including Southeast Area residents and
businesses.
4. Strategies that rely on planning review.
5. Strategies that rely on action and involvement by individuals or groups in the
private sector.
92
1) Public Expenditure and Investment
Land use patterns, physical improvements and private development in the
southeast 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 reservation and budgeting of
available funds in the Capital Development Program (CDP). The CDP for Lansing
covers a six year planning period and sets a project priority rating for each
development or acquisition proposal made by city departments. Proposals are
funded according to priorities extablished by that rating system. First year
expenditures or facilities are included in the annual city budget and are regarded as
the capital improvements section of that budget. It is customary to prepare a capital
improvements budget and capital development program annually, revising the
entire program and adopting the capital improvements budget each year as part of
the regular operating budget.
2 Regulatory Powers
Many strategies prepared for the Southeast Area rely on the adoption of new
ordinances or the amendment of existing ones. Ordinances are administered
through and enforced by various municipal departments, and will control private
development and/or direct government activities toward maintenance of
established goals and policies. Several codes/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 Ordinances
B. Subdivision Regulations
C. Building Code
D. Housing Code
E. Special or Historic District Preservation Ordinances'
F. Other ordinances related to maintenance of health, safety and welfare within
the community and ordinances dealing with aesthetic or urban design
principles.
3) Incentive Actions
Strategies have been recommended to provide incentives for sound development.
Several strategies have been formulated 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 government.
'Proposed
4) Information, Coordination and Referral
Policies have been adopted by the city that should serve to point the direction of city-
wide growth and development for years to come. Southeast 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 Department should be concerned also with providing a common basis
of information (clearing house) 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 the area will be most effective when
developed and applied in support of one another.
5. Private Sector
Implementation of many strategies designed for the southeast will depend on the
involvement or participation of various private organizations and interests. Of
particular importance here are the following:
A. Citizen, private or quasi -public entities such as the Economic'Development
Corporation (EDC) who are involved in program planning for economic
development within the city, and who are involved in the acquisition and
disbursement of federal sources of revenue provided for such development.
B. Citizen, private or quasi -public groups organized for some special purpose
including historic preservation, code enforcement, neighborhood
conservation, rehabilitation of neighborhoods (Citizen District Councils)and
others.
C. Volunteer groups and/or workers.
D. 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 improvements. The lending institutions should utilize
more of their assets and ease the financial barriers to maintain or improve
housing/business areas.
E. Joint development and improvement projects by major local industrial
corporations and local government (such as a visitor center or parking
facility).
F. District 7, 8 and 9 Planning Committees
G. Neighborhood organizations initiated for the general maintenance and
improvement of their area. These units should be endorsed and encouraged
as continuing organs for disseminating information and gathering feedback.
On going organizations include Forest View Citizens Association, South
Central Neighborhood Organization, VIP and Miller Road Citizens Associa-
tion.
93
PRIORITIES
There are fnany problems identified and presented in this document. It was the intent
of the Citizen Committees to compile as comprehensive a list as possible
concerning physical development, improvement needs and the future use of
land. However, it is realized that several of the problems identified within each
functional area were more pressing and in need of more immediate attention than
others. With this in mind, the Planning District 7, 8 and 9 committee members
reviewed the total number of identified problems within each functional area and
chose three issues they felt should receive first priority in the implementation
process.
The inclusion of this element in the Comprehensive Plan can be used to make City
decision makers aware of those items thought to be most important by residents
and, therefore, the items on which City funds and time should be spent. This allows
the Capital Budgeting Process to more clearly respond to the needs and desires of
residents.
The following lists present the•majority opinion concerning the prioritization for each
district committee in the Southeast Area. For a full explanation of each identified
problem, please turn back to the appropriate functional area in this plan.
DISTRICT 7
Housing
1. Support an adequate tree planting program.
2. Initiate a program to work with apartment complexes (constructed before
December of 1979) to install screening and buffering of parking lots and
dumpsters.
3. Encourage organization of, and give technical support to local neighborhood
associations.
Circulation
1. Construct Edgewood Boulevard.
2. Improve Aurelius Road, from Jolly to Willoughby Road (two lane with turn
lanes and separate bikeway).
3. Support reconstruction of Jolly Road (four lanes to Collins Road with
separated sidewalk and bikeway).
Economic Development
1. Establish program to get businesses to "clean up, fix up" their buildings and
grounds.
2. Initiate program to have businesses pave their lots and improve internal
circulation by developing shared parking.
3. Initiate amendments in Codes which require greater amounts of green space
in nonresidential development.'
Community Facilities
1. Maintain the branch library.
2. Increase park maintenance.
3. Develop undeveloped parks.
Public Services
1. Support the acquisition of an ambulance equipped for paramedic use.
2. Increase and improve street repair and maintenance.
3. Install sidewalks where pedestrian traffic is high;
-along Pennsylvania Avenue
-along Willoughby Road
-along Northrup Street
-along Cedar Street
Environment and Land. Use
1. Commit funds to assist in providing buffers in existing residential areas along
the freeway.
2. Strongly encourage all land uses to present an attractive appearance.
3. Adopt and implement a comprehensive noise pollution ordinance.
DISTRICT 8
Housing
1. Deteriorating housing in need of repair. The need to upgrade designated
housing areas in the District.
2. Problems associated with financing needed improvements and the lack of
information regarding financial assistance programs.
3. Conversion of single family homes over to multiple residential use.
Circulation
1. Problems along S. Cedar Street.
2. Local streets carrying non -local cut through traffic.
3. Problem intersections.
4. Truck traffic on local, residential streets.
Economic Development
1. Problems along commercial strips. (S. Cedar, S. Washington)
2. Industry/residential conflict around the John Bean site; the need to establish
separation of non -compatible land uses.
3. Health Central expansion; the adverse affect on nearby residential area.
Community Facilities
1. Under -utilization of school facilities for use by the community after school
hours. The need to assist groups and pass along information about reserving
space for recreational, educational and cultural programs sponsored by
community groups.
2. Need for improved park maintenance.
3. Need for improved park supervision and security.
Public Services
1. Sewer Problems.
2. Need to repair sections of curb, gutter and sidewalk.
3. Police issues; vandalism, response time, use of the helicopter.
Environment
1. Sewer Problems as they relate to water quality.
2. The need to improve design and circulation along existing commercial strips
such as S. Cedar and S. Washington Ave.
3. Need for lawn improvements, landscaping improvements, elimination of junk
and debris and general clean-up in residential areas.
94 4. Problems around industrial sites; design, junk and debris.
Land Use
1. Expansion of non-residential uses into residential areas; Reo, John Bean,
Health Central.
2. Residential areas in zoning districts which permit non-residential or multiple
residential uses.
3. Speculative proposals to develop single family neighborhoods characterized
by unusual lot size to more intense use.
DISTRICT 9
Housin
1. There should be careful consideration of vacant areas in the district so that
inappropriate types or improper density of housing are avoided. Where
density guidelines have been adopted, they should be followed.
2. There is deteriorated and poorly maintained private and public housing in
District 9 as outlined by the Lansing Planning Department Exterior Survey.
3. Arbitrary tax assessments should be avoided.
Circulation
1. Aurelius Road (road surface, drainage, difficult left turns).
2. Bicycle travel is difficult in the the district.
3. Lansing General Hospital access (construction).
Economic Development
1. There are some kinds of businesses and professional services that are not
available in the district but that may be appropriate in any of the existing
commercial areas, especially those stores that are currently vacant.
2. Some commercial, industrial and office land uses in the district are in need of
design improvements.
3. There are commercial and industrial businesses in the district that are
located in otherwise residential areas.
Community Facilities .
1. There is not a body of water that is fit for swimming in this district.
There are two unused gravel pit areas in the district that might be developed
as parks.
Undeveloped green space is sometimes developed with multi -million dollar
projects which call for a lot of equipment. This is not always appropriate.
2. There is a lack of maintenance for City Parks. '
3. There are few bicycle paths and footpaths in park areas and along river areas
in the district.
Public Services
1. There are residential and non-residential developments in the district that are
in the 100 year flood plain.
2. There are various areas in District 9 that have only septic tank systems, lack
storm sewers, have combined systems or have undersized systems; each of
these are inadequate during periods of high water run-off.
3. There are areas in the district that lack sidewalks.
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Environment
1. Industrial and commercial areas intrude on residential areas. Some
residential areas are flood prone. and also have sewer inadequacies.
2. Some commercial areas in the district have been poorly maintained and/or
have poorly designed parking areas.
3. Some high density residential developments have poorly designed parking
areas.
Land Use
1. District 9 has a considerable amount of land located in the 100 year flood
plain on which residential land uses are currently located or are being
developed.
2. The gravel pit area west of Aurelius Road at the end of Irvington is an aurao-
tive nuisance.
3. The gravel pit area south of Aurelius Road off of Provincial House Drive is an
attractive nuisance.
APPENDIX I
HOUSING ASSISTANCE
PROGRAMS/•PROPOSALS
Generally, there are four categories under which housing assistance items can be
listed. These include:
1) Existing Programs - Programs ongoing in the City of Lansing which have
funds available for rental and owner occupied units.
2) Proposed Ordinances - suggestions which would require the development
of local ordinances to implement programs.
3) Proposed Legislative and Administrative Changes - in addition to
ordinances, dhanges in some state and/or federal legislation may be
suggested which will allow for more efficient administration and
implementation jof various programs. Other changes in the methods of
administering a program may also appear under this category.
4) Proposed Programs - this would include new programs which are possible
under existing laws which would fulfill an identified need in the community.
Funding, however, is not necessarily available to implement the proposed
programs at this time.
EXISTING PROGRAMS
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 - Homeownership assistance for low and moderate families;
Federal Housing Administration. The Federal Housing 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 rehabilitation 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, Building Safety
and Development Department - Redevelopment Division. Financial
assistance to property owners in selected neighborhood strategy areas;
assistance includes rebating a portion of the total rehabilitation costs,
deferred loans and grants, combination loan and grants, financial counseling
and refinancing. Property owners in Neighborhood 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, Redevelopment
Division and the Detroit HUD office. Direct 3% interest loans to finance
rehabilitation in Neighborhood Strategy Areas. Loans may not exceed
$25,000 per dwelling unit.
C. Section 518(b) - Compensation for substantial defects; Federal Hdusing
Administration. The Federal Housing Administration reimburses
homeowners with certain FHA insured mortgages 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,
Rehabilitation Division, and Federal Housing Administration. Rent
supplements for owners of multiple family housing in the Westside
Neighborhood Strategy Area who rehabiltates units occupied for low and
moderate income families. Assists owners in the rehabilitation of rental
property by providing guaranteed rental income which acts as a financial
incentive to encourage investment in the residential 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 $25,000. Lenders
determine eligibility and process loans.
Housing Improvement Program and Neighborhood Improvement
Program - (HIP/NIP) - Michigan State Housing Development Authority. The
HIP will provide reduced interest loans and grants available to all Michigan
property owners with incomes of $13,999 or less after deducting $750.00 per
family member. The Neighborhood Improvement Program will require
additional rehabilitation assistance and public improvements provided bythe
city in the specific target areas. HIP will be available on a citywide basis.
G. Emergency Repair Assistance - Ingham County Department of Social
Services. Provides homeowners receiving Aide 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 - Capitol 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, Local
lending institutions and Federal Housing Administration. Federal mortgage
insurance for local commercial lenders against loss to encourage them to
make loans up to 97% of the property value of terms up to 30 years. Anyone
may apply.
B. Section 221 (d) (2) - Homeownership for low and moderate income families.
Local lending institutions and Federal Housing Administration. Provides
mortgage insurance for lenders against loss for low cost, one to four family
housing. Maximum insurable loans of up to $25,000 are available for owner
occupants with incomes of up to 95% of the local area median income.
C. Experimental Financing - (Graduated mortgage payment) Federal Housing
Administration and local participating lending institutions. The Federal
Housing Administration insures a limited amount of morgages on an
experimental basis to allow homeowners to pay smaller monthly payments
96 initially and to increase their size gradually over time. Full payment plans are
available, varying in duration and rate of increase.
PROPOSED ORDINANCES
(1) All Sales Ordinance
An All Sales Ordinance would require a house that was going to be sold to be
inspected for code violations. A list of code violations would be made available to
prospective buyers. The All Sales Ordinance would also have a component dealing
with rental properties. Inspections and resultant improvements in housing would
serve to encourage private lending institutions to provide home mortgages or home
improvement loans.
Responsibility for inspection and administration rest with the Building Safety and
Development Department. Details must be worked out to determine: (a) who will
intiate the process, (b) how the process will be administered, and (c) how the
process will be enforced.
(2) Adopt a Neighborhood Conservation District Ordinance that will allow.for
the formal designation of neighborhoods as historic to the City of Lansing. Such an
ordinance would allow an organization of homeowners, who consider their
neighborhood to be historically or architecturally significant, to petition to City
Council for the designation of that area as a conservation district. Criteria would be
established to determine the qualifications for the designations (i.e., age, style,
historic events, etc., which are significant). The purpose of such a district is to allow
for development of design or improvement standards that would preserve the
structural and design integrity of the housing and the neighborhood. The zoning
division of the Planning Department would assist in supporting and enforcing design
standards established by homeowners.
(3) Vacant Structures Ordinance
Develop an ordinance that will require that minimum standards of maintenance and
security be met by owners of vacant or damaged structures. Make periodic
inspections to ensure that ordinance requirements are being kept and make
violations a ticketable offense. Investigate means of providing financial assistance
to owners of damaged or vacant properties who may have financial difficulty. Such
structures should be repaired as soon as possible and made suitable for occupancy.
In dangerous situtations, the city should proceed with condemnation proceedings to
remove the hazard.
LEGISLATIVE CHANGES/AMENDMENTS
Tax Law
Encourage tax law changes that will allow tax credits, rebates or deductions for
improvements made to housing units. Tax advantages offered by federal, state and
local governments would encourage home maintenance and repair.
(2) State Enabling Legislation
Recommend changes in state and federal enabling legislation that would allow local
political entities to finance housing rehabilitation programs. This would enable the
city to more independently deal with its housing problems. Financing of such
programs must be explored with the City Attorney to assure that revenue bond
ordinance requirements are met if that method is utilized.
(3) Mixed Use
Amend the zoning ordinance to allow a mixed use zoning category. This is to
promote more efficient use of land and to facilitate structures which accomodate
both residential and office uses.
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(4) Site Plan Review
Amend the zoning ordinance to require site plan review by the Zoning Division of the
Planning Department for development of housing associated with zoning changes,
and require such review by the Zoning Division and Building Safety Department
before conversion is allowed for multiple family residential or office use. Standards in
the review should include but not be limited to:
A. Minimum green space requirements.
B. Maximum allowable paved surface area.
C. Placement of signs and control over size.
D. Preservation of residential character (where appropriate) by maintaining or
rehabilitating the residential facade.
Site plan review is especially important in special housing districts designated for
preservation (see Neighborhood Conservation District). Structural alterations
should be approved only if the developer has complied with the formal design
standards established for the district.
PROPOSED PROGRAMS
(1) Systematic Concentrated Code Compliance Program Combined With Financial
Assistance Programs
The Lansing Planning and Building Safety Departments should initiateformation of a
task force to develop a set of neighborhood guidelines (including but not limited to
the City Housing Code) by which to proceed with systematic, concentrated code
compliance. Program efforts should be targeted into areas shown in this Plan where
housing problems have been identified.
Citizens of the neighborhood should be included as a part of the task force to:
A. Help develop additional guidelines (beyond those required by City Council)
that would more effectively deal with particular problems of the
neighborhood. Such guidelines might also be developed to reflect particular
goals established by the group.
B. Assist city officials in setting up inspections.
C. Disseminate information about various programs that provide financial
assistance to homeowners unable to pay for needed improvements. Code
compliance must be flexible where the financial resources of an individual
are limited.
The financial assistance aspect of this program is strategic to its success.
(Financial and other assistance programs related to housing are included in this
Appendix).
(2) Neighborhood Organizations
Resident organizations should be encouraged in all neighborhoods especially
.where maintenance of structures is a priority goal. Efforts should be geared toward
improving the appearance of a neighborhood. Neighborhood organizations can
instill a sense of pride and cooperation among citizens to accomplish this end. Use
of a program, such as the Neighborhood Housing Services (NHS) Program, would
be effective in establishing this strategy or some NHS "type" program could be
developed with similar participation and under similar guidelines. NHS is a joint
project, sponsored by residents, the local government and financial institutions to
stimulate maintenance and minor rehabilitation. The process is intiated at the
neighborhood level•by the citizens themselves. NHS is primarily a self help effort with
emphasis on strong citizen participation and loans, not grants, for home
improvements. Investment in the area is stimulated by "flexible" code enforcement
provided by the city and by neighborhood residents who stimulate reinvestment
through peer group pressure and a strong community organization. The city
government supports the NHS process by helping select the areas to be served,
providing code enforcement, making needed public improvements and by providing
staff support during program development. Private financing institutions underwrite,
the operating budget, serve on the NHS Board of Directors and commit to making
conventional loans in the neighborhoods.
Neighborhood Organizations, in pursuit of neighborhood exterior improvement can
also at their option, elect to adopt "neighborhood maintenance guidelines" which
would provide suggestions for property upkeep. Such a set of guidelines is included
here. It should not be construed as the only, final, or an all inclusive list. It should also
be mentioned that these items are presently beyond the scope of the requirements
of the City Housing Code.
Solutions
(a) Exterior wall surfaces, roof overhangs, and trim around windows and doors
should be painted in accordance with acceptable standards or protected
with metal or vinyl siding and trim. Window and door frames should be
protected in the same manner as that used to protect the exterior wall
surface.
(b) Window and door frames in masonry walls should be painted or incased in
metal.
(c) Fill dirt should be provided where required in order to provide drainage away
from the foundation walls.
(d) Accessory structures should be repaired as required in accordance with
Lansing Uniform Housing Code and the neighborhood rehab standards or
demolished.
(e) Openings in accessory structures should be secured by providing adequate
doors and windows.
(f) All existing fences should be repaired in accordance with acceptable
standards, removed or replaced.
(g) Trees adjacent to dwellings and accessory structures should be trimmed so
that no portion of them contacts the building in any manner.
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(h) Provide improved driveways and parking areas which should consist of
concrete, blacktop, gravel, or any combination thereof. Existing concrete,
blacktop, and gravel driveways and parking areas should be brought up to
acceptable conditions.
(i) Approach walks and steps for all weather access to the dwelling should be
provided as required and should 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 should be of poured concrete.
(j) Landscape as required, to prevent soil erosion and should consist of (1) sod
and/or seed, bushes, and shrubs in front yard areas, (2) seed in rear and side
yard areas, (3) retaining walls as required.
In addition to specific housing maintenance, neighborhood associations should
support and utilize other techniques and methods of maintaining and/or improving
their neighborhoods such as establishing a Neighborhood Watch Program, working
with Ingham County to conduct energy Audits, having block parties, working with
the Ingham County extension service or landscaping and lawn care procedures;
promoting and participating in Annual Clean Up Days and working with the Housing
Services and Assistance Agency outlined in 3 below.
(3) Housing Services and Assistance Program
Responsibility for providing the public with a varietyof information related to housing
programs, financial assistance, technical assistance, design possibilities should be
assumed by an agency that would work closely with city departments involved in
administering housing programs. Such an agency could be public, quasi public or
private. The Housing Services and Assistance Agency would distribute pamphlets
throughout neighborhoods where improvements may be needed. Available
information should include but not be limited to the following:
A. Financial Assistance programs.
B. Tax programs (federal, state, local) that provide incentive for rehab work.
C. Design suggestions and alternatives.
D. Mortgage or financing alternatives.
In addition, the agency could supply the following services:
A. Technical advice for home improvements.
B. Operation of tool bank for use be citizens desiring to make their own
improvements.
5) "Homesteading Program"
Develop a system where city acquires vacant and abandoned structures for resale
at a reduced price. In exchange the new owner agrees to make all code related
improvements within a certain time period and maintain the structure for a preset
amount of time.
APPENDIX II
Tax Abatement
Strategy
Act 198 for Industrial Development and Act 255 for Commercial Development
provide a method of financing substantial rehabilitation or creation of new
businesses in Lansing. Considering the generally slow pace of private development,
both in the construction trades and manufacturing, the need exists to create new
jobs and stimulate new growth.
Tax abatement laws as currently administered in the City of Lansing are in need of
additional controls and more relevant policies so that the tax abatements granted
May provide the best return.
The following basic strategy has been endorsed to accomplish the objectives.
1) Direct administrators of Lansing's economic programs to exercise more
control over tax abatement programs and establish the following policies and
procedures.
A. Industrial Tax Abatement: Endorse the selective granting of
industrial tax abatement throughout the city for both rehabilitation and
new facilities (contingent upon compliance with C below).
B. Commercial Tax Abatement: Direct the city to follow the intent of
state enabling legislation by establishing specific districts where
commercial or office tax abatement will be concentrated.
Specific areas of first priority are business districts in the city
where deterioration is noticeable and major renovation
needed. It is suggested that the Central Business District,
North Lansing, East Michigan Avenue, South Washington
Avenue (between Kalamazoo and Baker Streets) and the West
Saginaw Commercial areas be considered for designation as
commercial and/or office rehabilitation districts in this
category.
C. Administrative Controls - Commercial and Industrial Tax
Abatement Programs: Exercise greater control over the process by:
-Establishing criteria for eligibility including qualifying standards
and continuing performance standards.
-Providing clear information to businessmen concerning
eligibility requirements.
-Providing more intelligible and understandable information to
the public regarding any tax abatement hearings so that they
may be afforded the opportunity to respond effectively to tax
abatement proposals.
-Developing an evaluation, monitoring and follow up
mechanism which operates to determine on an annual basis
whether or not the applicant has continued to conform with
eligibility requirements and established performance
standards, i.e., number of jobs created, environmental
concerns, etc. If standards have not been met, establish a
prcess whereby the tax abatement previously granted would
be withdrawn.
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-Developing into the system a mechanism which will determine
items deemed by the City to be necessary to be remedied by
the applicant in exchange for receiving tax abatement, i.e.,
design improvements of property environmental concerns, etc.
In addition, is suggested that the City work with neighboring political jurisdictions to
reduce wasteful and costly competition resulting form conflicting tax abatement
policies and procedures.
APPENDIX III
COMMUNITY FACILITIES PROPOSALS
ADMINISTRATIVE
(1) Development of the Riverfront
Continue to implement the proposed Waterfront Development Plan for Lansing.
Encourage public acquisition of riverfront parcels and obtain easements across
private property to provide access to the river. Development proposals include
selective clearance of vegetation to enable access to the riverfront, construction of
bike paths and pedestrian walkways along the riverfront and construction of parking
areas close to centers of activity. Regional recreational interest would be generated
once the fish ladder is at the North Lansing Dam. Pedestrian bridges at certain
places along the river bank would serve to link existing parks on the north side of the
river with the park system being developed in River Island. Federal, state and local
matching funds should be combined to finance parkland development along the
river under the administration of the Parks Department with the assistance of the
Planning and Public Service Departments.
(2) Advertising and Promotion of Recreational Programs
Promote recreational and cultural activities and programs with an aggressive.
information campaign, including but not limited to use of billboards on buses, public
television advertising, public service announcements and regular releases to
neighborhood organizations and newspapers. Greater knowledge concerning
recreational and cultural programs and activities should increase citizen utilization
of those services.
PROGRAMS
(1) Systematic Park Maintenance
A more systematic program of park maintenance is needed that will more effectively
and efficiently utilize manpower and equipment available to the Parks and
Recreation Department. A schedule of periodic park maintenance should be drawn
up and closely followed. Proper maintenance and landscaping improvements
should be provided in the existing park system before funds are spent to develop
additional park land. Financial and manpower needs should be met through the
following:
A. Increase the maintenance budget for the Parks and Recreation Department.
City Council should re-evaluate the needs associated with maintenance and
physical improvements needed in the City's fine park system and appropriate
funds accordingly through both the Annual Budget and the Capital
Development Program.
B. Create a user maintenance fee separate from the general park maintenance
fund to finance maintenance of softball/baseball fields utilized for organized
city league play. Present fees charged participants of the program are
inadequate to provide forthe type of maintenance desired. Each team should
be assessed and additional fees to cover the costs of field maintenance,
including manpower, equipment, chalking, grass cutting and grading.
C. Maintain the user fees for visitors to the Potter Park Zoo to help offset the
large maintenance and security costs associated with that facility.
D. Use CETA (or other available programs) workers to increase the work force
charged with park maintenance and particular CETA type programs geared
toward providing summer jobs for young people.
100
(2) Park Utilization Study
The City policy makers should utilize the information that has been gathered as part
of the parks utilization study to develop strategies and schedules concerning park
expansion or improvements, maintenance and associated costs and financing. The
study has been initiated to help determine need, inventory existing facilities and
provide a compairson of need and inventory. Recommendations resulting from the
study include the following:
A. Needed acquisition of park land where, when and how much.
B. Needed addition of park facilities and equipment; where, when, what kind and
for whom.
C. Prioritization of development of existing park land.
APPENDIX IV
SOUTHEAST PARK FACILITIES INVENTORY (1980
Beck (7)
Softball, play equipment, exercise trail
Bluebell (7)
Basketball, play equipment
Cavanaugh (8)
Softball, basketball, play equipment, sliding hill
Clifford (8)
Softball, basketball, rest rooms, play equipment, tennis
court
Crego (9)
Riverfront property, undeveloped
Donora (8)
Being developed by SCNO
Everett (8)
Softball, rest room, football, shelter
Fenner Arboretum (9)
Rest rooms, nature trails
Forest View (9)
Softball, basketball, picnic area, play equipment, sliding
hill, shelter, tennis courts
Glen Eden (9)
Undeveloped
Greencroft
Passive area
Irving
Passive area
Kahres (7)
Undeveloped
Kaynorth
Undeveloped
Kendon (8)
Softball, basketball, play equipment
Lyons (8)
Softball, basketball, play equipment, tennis courts
Marscot (7)
Softball, tennis
M.S.H.D. Parcel B (7)
Undeveloped
MSHD Parcel C (7)
Undeveloped
MSHD Parcel D (7)
Undeveloped
MSHD'Parcel E (7)
Undeveloped
Munn (9)
Basketball, play equipment, riverfront property
Poxson (8)
Softball, basketball, play equipment
Reola (8)
Basketball, play equipment
Scott Woods (9)
Softball, play equipment, nature trails, riverfront proper
Stroud (9)
Basketball, play equipment
Sycamore (9)
Basketball, rest room, football, play equipment, shelter
Tammany (9)
Basketball, play equipment
Waldo (8)
Basketball, play equipment
Willoughby (7)
Undeveloped
Red Cedar Golf
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APPENDIX V
PUBLIC SERVICE PROPOSALS
ADMINISTRATIVE
House Numbers — Responsibility for active enforcement of a City Ordinance
requiring prominent display of street address numbers should rest with a
municipal department where ordinary daily activities include routine patrol or
inspection of residential sections of the City. It is suggested that this
responsibility be given jointly to the Building Department and to the Zoning
Division of the Planning Department in connection with other inspections
and/or enforcement activities they presently undertake.
2. Street Lighting — The Board of Water and Light should adopt a policy of
providing street lights in scale and character with the surrounding land use.
Street lights in residential neighborhoods should be placed at a level of no
higher than fifteen (15) feet. The Board should initiate a program whereby
citizens affected by changes in lighting systems would be notified prior to.
changes being made and allowed to consider alternatives related to
intensity of brightness, height and design. Tte concerns and preferences of
neighborhood residents could be reflected in the final choice of lighting
standard utilized for a particular location or neighborhood.
PROGRAMS
1. Crime Prevention — Concentrated crime reduction programs will be most
effective where citizen participation is made possible through information
and crime prevention education. Relevant law enforcement departments
should determine which geographic areas are in need of increased police
observation and then provide for more frequent surveillance of those areas.
Additional techniques to reduce crime include the following:
A. Encourage "neighborhood watch" programs, utilizing the resources
of neighborhood organizations.
B. Reduce vandalism in parks by providing more concentrated
supervision over activities.
C. Discourage destruction of public property by using equipment made
of materials considered to be "vandal proof'.
APPENDIX VI
ENVIRONMENTAL AND LAND USE PROPOSALS
PROPOSED ADMINISTRATIVE ACTIONS/CHANGES
(1) Noise Air and Visual Problems — Industrial Related
Noise and visual problems created by industrial or commercial users can be
reduced through installation of screening, fencing or use of other buffering .
techniques between those properties and residential areas. In established cases
where the City has no legal right to impose such requirements, efforts should be
made to provide a forum whereby the cooperation of both the industrial owner and
the residential users will enable some agreement to be reached that would be
effective in treating the problems. An example of voluntary cooperation can be
witnessed in the Sunset Street area. Should attempts to arrive at solutions mutually
acceptable to all fail, the City should act as a third party in providing for the
formulation of an abatement plan and seek the advice and financial assistance of
the Economic Development Corporation to aid in developing and implementing
such a plan.
(2) Noise Air and Visual Problems — Transportation Related
Noise and visual problems along major thoroughfares could be treated through use
of similar screening and buffering techniques. The responsibility of providing for
such treatment, however, rests more heavily on the public sector. Road expansion
or improvement should include plans that would provide for screening, buffering or
proper isolation distances in an effort to minimize the deteriorating effect of large
traffic volumes on residential or commercial areas. It would be appropriate to seek
federal and state involvement in funding processes to provide such treatment along
state trunk lines or in association with federally assisted road improvements. The
City should indentify areas most vulnerable to air, noise or visual problems and help
finance effective measures that would improve the situation.
(3) Relocation of Industry/Households
It is recommended that land use conflicts be reduced through either relocation of
industrial concerns seeking to expand their facilities or through relocation of
housing units adjacent to industrial areas. Funds for industrial relocation to other
parts of the City would be available through acquisition of a Title IX Relocation Grant
administered through the local Economic Development Corporation. Household
relocation should be administered by the Housing and Redevelopment Division in
association with the Planning Department.
PROPOSED NEW ORDINANCES
(1) Sign Ordinance
The existing sign ordinance is not comprehensive enough to deal with design
problems existing in the City. A more comprehensive sign ordinance should be
developed to more effectively control the following:
A. Size of signs
B. Placement of signs on or around commercial buildings
C. Brightness of electrical signs
In addition, the new ordinance should include controls over the percentage of
window area that may be covered with paper signs on stores in commercial areas.
Sign type and placement should be made part of the site plan review process
proposed in this plan.
102
(2) New Zoning Ordinance
It is recommended that a new Zoning Ordinance be prepared to reflect new
concepts in community lands control and management. The new ordinance would
redress the existing ordinance base which is outdated and lacks the degree of
flexibility needed in handling multi -land use and complex developments. Site plan
review is necessary for all district, and anew code must reflect the recommendation
and strategies presented in the Master Plan revision. A new ordinance will permit a
more uniform method of enforcement and will provide the opportunity of ensuring
consistent application of all adopted and proposed amendments to the 1948 Code.
The Zoning Ordinance revision may have to include a new Zoning Map.
PROPOSED LEGISLATIVE CHANGES/AMENDMENTS
(1) Site Plan Review (see #2 above and Housing Proposals section in Appendix 1)
(2) Performance Standards
It is recommended that investigation be made into the possibility of developing and
adopting a set of operating performance standards for industry. Performance
standards could include limits attached to air, water and noise pollution resulting
from activities common to manufacturing or industrial operations. Should
measurements taken indicate that a particular industrical activity exceeds
predetermined allowable standards of performance, that activity would be curtailed
until proper action could be taken to eliminate the problem. The Public Service
Department would be responsible for taking measurements and making routine
inspections in problem areas and enforcing the performance standards. The
performance standards developed by the Environmental Protection Agency in
respect to the effects industrial activities have on air, water and environmental
quality in general would have practical application in Lansing and should be
considered during the development and adoption process.
PROPOSED PROGRAMS/DEVELOPMENT PLANS
(1) Commercial Design Assistance and Promotional Task Force
The City should actively promote development, redesign or renovation of
commercial centers to provide for more coordinated design in character with the
surrounding area.
A task force of technical design experts, including architects headed by the
Planning Department, should meet with1ocal businessmen to promote and discuss
the possibilities of bringing about redevelopment or renovation of their commercial
buildings according to prescribed design recommendations or standards. The task
force would serve as a clearinghouse for information concerning commercial area
design and funding sources available to help finance design improvements.
Development guidelines and standards will be administered through a review
process initiated by participating businessmen. The Design Review Board of the
Central Business District is currently charged with similar responsibility for that
specific commercial area. The responsibilities and principles of that Review Board
would have practical application under this proposed program.
(2) Redesigning Lot Layouts
In areas where housing is being redeveloped and lots are submitted in respecttothe
existing Zoning Code lot area requirements, consideration should be given to
redesigning lot layouts to allow for reduction in overcrowded conditions. In some
areas, it may be appropriate to selectively acquire and remove blighted housing
units with the same goal in mide. Such action will serve to "open up" overbuilt
neighborhoods and provide for more open space and distance between homes.
Consideration can be given to more efficient use of lots be redesigning excessively
large or odd shaped lots.
(3) Historical Marker Program
Develop a system for determining and marking significant places and/or events in
:jp Lansing. _
Truck Routes
A City Truck Route Ordinance adopted in September 1980 identifies the streets on
which truck traffic can travel. This will aid in protecting local residential streets from
non local truck traffic. The Ordinance applies to the larger semi -trailer and large
hauling trucks which create noise, vibration and odor nuisances in residential areas.
PROPOSED NEW ORDINANCES
On Street Parkins
It will be necessary to develop a city ordinance that wil allow for on street parking in
designated neighborhoods between the hours of 2 a.m. and 5 a.m. The ordinance
must include a list of streets where parking will be permitted.
Loading and Unloading
An ordinance should be developed to provide guidelines for loading and unloading
of trucks in commercial areas. Such an ordinance should specificially state the
following:
A. Areas where loading and unloading are permitted.
B. Hours when unloading will be permitted.
C. Enforcement procedures.
D. Penalties for non-compliance.
LEGISLATIVE CHANGES/AMENDMENTS
None proposed
PROGRAMS
Increased Bus Use
Promote increased bus use through application of the following recommendations:
A. Institute promotional and advertising campaigns stressing the positive points
of mass transit.
B. Provide schedule information at bus stops.
C. Help finance, construct and maintain bus shelters to encourage ridership
during inclement weather.
D. Provide bicycle racks at high utilization bus stops to promote the interchange
between these modes.
E. Establish commuter park/ride stops at outlying shopping centers.
103
DEAD END STREETS
APPENDIX VII
CIRCULATION AND PARKING PROPOSALS
ADMINISTRATIVE CHANGES/ACTIONS
Traffic Control
The Traffic Division should work in conjunction with citizen groups and City Council
to develop individual circulation plans for specific neighborhoods. These plans
would: (1) discourage the use of residential streets by through (commutertype)
traffic; (2) identify and correct poorly designed or dangerous intersections; and (3)
reduce traffic speed within neighborhoods. The object would be to preserve the
residential character, and improve safety. Circulation plans should, however, allow
access by emergency vehicles and public transportation, as well as, to residents
'homes.
Techniques that can be employed include but are not limited to:
1. Signs
-Speed Limit
-Stop
-Yield
-Parking Restrictions
-Weight Restrictions
2. One Way Streets
3. Two Way Streets
4. Blinkers
5. Stop Lights
6. Diverters (See Sketches)
DIVERTERS
:,URB PROTRUSIONS
o
r BARRICADES
a
i C
PLANTERS
MV
r
CUL-DE-SAC
a r
P EJ
P �
a
LOOP STREETS
9
TURN AROUND
"Y" TURN AROUND
A new single system for functional classification Qf City Streets should be adopted.
The classification system included in Appendix VIII would be used by all agencies
and includes a method of converting the numerous other systems (Act51, Regional
Street Plan, FHWA) when being used with outside agencies and funding sources.
Eventually efforts should be directed toward adoption of this system by all federal,
state and local agencies involved in the field of transportation. This system would
provide the Policy basis for Street lighting, truck routing, street improvements,
signalization and similar traffic improvements.
Truck Route Ordinance
Adopted in September 1980, this ordinance requires promotion and diligent
enforcement.
PROPOSED NEW ORDINANCES.
On Street Parkin
It will be necessaryto develop a City Ordinance that will allow for on street parking in
designated neighborhoods between the hours of 2 a.m. - 5 a.m. The Ordinance
should include a list of streets where parking will be permitted.
Loadinc and Unloadina
An ordinance should be developed to provide guidelines for loading and unloading
of trucks in commercial areas.
Such an ordinance should specifically state the following:
A. Areas where loading and unloading are permitted.
B. Hours when unloading will be permitted.
C. Enforcement Procedures.
D. Penalties for non-compliance.
LEGISLATIVE CHANGES/AMENDMENTS
None proposed
PROGRAMS
Increased Bus Use
Promote increased bus use through application of the following recommendations:
A. Institute promotional and advertising campaigns stressing the positive points
of mass transit.
B. Provide schedule information at bus stops.
C. Help finance, construct and maintain bus shelters to encourage ridership
during inclement weather.
D. Provide bicycle racks at high utilization bus stops to promote the interchange
between these modes.
APPENDIX VIII
CITY OF LANSING
FUNCTIONAL STREET CLASSIFICATIONS AND TRAFFIC CONTROL
The purpose of this document is to define more clearly a policy concerning the
general standards which should be utilized in determining street classifications and
the relationship between each type of street and the amenities which should be
provided along the streets.
In several instances which have occurred in recent years, problems have arisen in
attempting to reconcile the various street classification standards in order to gain
common definitions of street use and provide technical guidance concerning
actions being proposed by various City departments and boards.
At present, four street classification systems are operative in the City of Lansing. The
first is the system utilized by the City to obtain "Act 51 " funds from the State of
Michigan Highway Fund. The second incorporates the designations used in the
Lansing Master Plan; the third includes the classifications in the Regional Street
Plan. The last system is the one employed by Federal Highway Administration for
Urban Systems funding.
Each of these systems employes either different terminology or different definitions
for the same terminology. All of the systems use different criteria upon which to base
their classifications. There have been no attempts to develop a method to equate the
{ • various systems or for adoption of only one system.
Because of the confusion caused by the numerous street classification systems,
policies concerning those components of the physical environment related to
streets and their use have been necessarily hard to develop. For example, policies
concerning the types of street lighting, street trees, truck routing and surrounding
land use are varied or non-existent depending upon the street classification system
utilized. A prime example of these variations is illustrated by the fact that the "Act 51 "
system does not require any illumination of the street, major or local, while the
Regional Plan sets forth elaborate standards forthe type and intensity of lights along
particular types of streets.
Due to these inconsistencies, it was necessary to develop a common or equitable
base by which to coordinate the activities of various departments and common
ground for different municipalities to discuss metropolitan and regional circulation
related problems.
The common base involves the development of a single system for all City
departments to use and include a method of converting all other systems when
working with outside agencies. This Classification System could be implemented in
a relatively short amount of time. It would cause very little confusion, and leave the
option open to complete the conversion at a later time.
The system proposed here is based primarily on the Highway Functional
Classification Concepts, Criteria, and Procedures, U.S. Department of
Transportation, Federal Highway Administration, July,1974. This document outlines
the conceptual base for functional classifications as "... the process by which streets
and highways are grouped into classes, or systems according to the character of
service they are intended to provide. Basic to this process is the recognition that
individual roads and streets do not serve travel independently in any major way.
Rather, most travel involves movement through a network of roads."
The criteria used for delineating and controlling a street as a particular type also
serves as the guidelines for future actions concerning that street or any other street
of that class. Certain of these criteria are statutorily fixed and others have been
developed through research and tailored to fit the needs of Lansing and will be the
primary instrument in the City's Master Street Plan.
105
STREET SYSTEMS
TERMINOLOGY INTERCHANGE
1958
TCRPC 1979 LANSING LANSING
REGIONAL FUNCTIONAL URBAN MASTER
STREET PLAN "ACT 51" CLASSIFICATION SYSTEMS PLAN
LOCAL Imp LOCAL ow. LOCAL URBAN ROAD RESIDENTIAL
COLLECTOR SECONDARY 100- SECONDARY
ROAD THOROUGHFARES
MINOR —T MAJOR —T MINOR PRIMARY PRIMARY
ARTERIAL ARTERIAL ROAD THOROUGHFARES
MAJOR PRINCIPAL
ARTERIAL TRUNKLINE —� ARTERIAL/ —� INTERSTATE
FREEWAY PRIMARY
LIMITED
FREEWAY INTERSTATE 400- ACCESS
THOROUGHFARES
106
1979 LANSING
FUNCTIONAL STREET CLASSIFICATIONS
GENERAL GUIDELINES
FUNCTION/TYPE
LOCAL
COLLECTOR
MINOR ARTERIAL
PRINCIPAL ARTERIAL
Primarily serves abutting land uses, least
Serves to collect and disburse traffic to and
Services as a connector between principal
Primarily serves through traffic, carries
amount of traffic, longest travel time,
from local and arterial streets. Equal em-
arterials. Moderate travel times and vol-
major amounts of through traffic, shortest
through traffic discouraged.
phasis on access to land uses and through
umes, often form neighborhood boundaries.
travel time, serves major activity centers.
traffic. Penetrates neighborhoods. More
Some emphasis on providing access to
Least emphasis on providing access to
traffic and less travel time than on local
abutting land uses.
abutting land uses.
streets.
Unlimited and controlled access.
Expressways- serves interurban traffic. Pri-
marily controlled access.
Stata
Residential Local Access
Principal Collector
Local Arteries
Regional Arterials
Classification
Industrial/Commercial
Secondary Collector
Metro —Area Arterials
State -Wide Arterials
Public Transit/
Sus routes discouraged. Pedestrian paths
Dial a ride or short bus routes allowed. Inte-
Intraurban routes encouraged. Separated
Interand intraurban bus routes encouraged
Non -Motorized
provided seperately.
grated bike paths. Pedestrian paths separ-
bike paths and pedestrian paths.
Separated bike paths and pedestrian paths
ated.
Volumes
Less than 1,500 ADT
1,000-10,000 ADT
8,000-20,000 ADT
Greater than 15,000 ADT
Speed Limits
25 m.p.h.
25-35 m.p.h.
25-45 m.p.h.
30-55 m.p.h.
Width of Pavement
26-36 feet
30-40 feet
36-48 feet
Greater than 40 feet
Number of
Two moving lanes; one in either direction.
Two -three moving lanes; two directional or
I wo-four moving lanes; two directional or
Three or more moving lanes —two direct
Moving Lanes
one way.
one way.
ional or one way
ROW Width
50' to 60'
60' to 80'
80' to 120'
90' to 200'
Parking Existing
Generally allowed on both sides unless a
Parking allowed on one side if the pave-
Prohibited except where required by
Prohibited except where requires ay
Streets
hazardous traffic situation has been
ment width is 28-35 feet. Parking allowed
abutting land use.
abutting use and where it would not en -
identified.
on both sides if the pavement width is36
croach on moving lanes.
feet or wider.
New Streets
Same
Parking allowed on one side if the pave-
Prohibited
Prohibited
ment width is32-39 feet. Parking allowed
on both sides if the pavement width is40
feet or wider.
Lighting
Low profile — on telephone — pole or indi-
Low profile — on telephone pole or individ-
Low or high profile (type of fixture optional).
High profile (type of fixture optional)
vidual stanchion (type of fixture optional).
ual stanchion for residential streets (type of
fixture optional). High profile for commercial
collectors.
See Circulation Map 107
APPENDIX IX
JUNK YARD or STORAGE YARD. Any place where two (2) or more motor
vehicles which are currently unlicensed or which lack any of the wheels or tires for
which the vehicles were designed or which are incapable of being moved under
their own power or any combination thereof are stored in the open, in a fenced area
or in a partially enclosed building or where any machinery, household appliances or
parts or motor vehicles, machinery or household appliances are stored in the open,
in a fenced area or in a partially enclosed building or where any land is used for
wrecKing or storing of such motor vehicles, machinery or household appliances
including any open area where waster, scrap metal, used building materials, papers,
rags, or similar materials are bought, sold, exchanged, stored, baled, packed,
disassembled, or handled, but excluding such uses taking place entirely within an
enclosed building.
No court proceedings shall be instituted against any person for maintaining a junk
yard or storage yard until at least Thirty-one (31) days after a notice of the existence
of the junk yard or storage yard has been posted on the premises.
168
SOUTHEAST AREA COMPREHENSIVE PLAN - AMENDMENTS
Amendment Adoption Location Description
Number Date ,
109
COMPREHENSIVE PLAN PREPARATION STAFF
James R. Spackman, Deputy Director
William Acheson, Senior Planner
Eleanor K. Love, Senior Planner
Emil Winnicker, Senior Planner
Donovan Hanna, Graphics Coordinator
Maureen Miller, Landscape Designer
Mary Purvis, Secretary
Arnita Alexander, Secretary
Nancy Jenkins, Typesetter
Dave Moss, Printer
STUDENTINTERNS
FROM MICHIGAN STATE UNIVERSITY
John Heinike
Peter Kleine
Dawn Sayre
Brian Sioma