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HomeMy WebLinkAbout1992 Willow-Pine Area Development Plan and Master Plan AmendmentDocument: 1992 Willow -Pine Area Development Plan and Master Plan Amendment i�i� - Pine Area DEVELOPMENT PLAN k* WILLOW -PINE AREA DEVELOPMENT PLAN AND MASTER PLAN AMENDMENT LANSING PLANNING BOARD ADOPTED SEPTEMBER '19 1992 ii 0 0 TABLE OF CONTENTS FOREWORD . . . . . . . . . . . . . . . . . . . . . . 1 ACKNOWLEDGEMENTS . . . . . . . . . . . . . . . . . . . ..... 2 BACKGROUND INFORMATION . . . 8 PHYSICAL AND DEMOGRAPHIC 8 HISTORY . . . . . . . 10 ZONING AND LAND USE 12 VACANT PROPERTY . . . . . . . . . . . . . . . . 15 PUBLIC SERVICES . . . . . . . . . . . . . . . . . . . . 16 TRAFFIC AND CIRCULATION . . . . . . . . . . . . . . . 19 HOUSING . . . . . . . . . . . . . . . . . . . . . 22 COMMUNITY FACILITIES . . . . . . . . . . . . . . . 24 ENVIRONMENT . . . . . . . . . . . . . . . . . . . . . . 28 ASSETS, PROBLEMS AND STRATEGIES . . . . . . . . . . . . . . 1. 30 HOUSING . . . . . . . . . . . . . . . . . . . . . . . . 31 CIRCULATION AND PARKING .' 41 ECONOMIC DEVELOPMENT . . . . . . . . . . . . . . 52 COMMUNITY FACILITIES . . . . . . . . . . . . . . . . . . 58 PUBLIC SERVICE . . . . . . . . . . . . . . . . . . . . 64 ENVIRONMENT . . . . . . . . . . . . . . . . . . . . 72 LAND USE . . . . . . . . . . . . . ... . . . . . . . . 76 FUTURE DEVELOPMENT . . . . . . . . . . . . . . : . . . . . 78 APPENDICES A. BUSINESSES B. HOUSING REBIAB PROGRAMS C. TARGET HOUSING: RECOMMENDED IMPROVEMENTS MAPS AND CHARTS Maps 1. City of Lansing Comprehensive Planning Areas 2. Willow -Pine Study Area - Location Map 3. Willow -Pine Target Area 4. Census Tracts and Block Numbers 5. Annexation Map 6. "Memorandum 176, Historic Lansing - recommended North 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. Lansing Historical District North Lansing Historic Commercial District Subdivision Plats Existing Zoning Map Existing Land Use Map Well sites, Water, Transmission Lines and Street Classification Willow -Pine Area Relationship to Downtown Streets Traffic Volumes Truck Routes Bus Routes Housing Units per Block and Density Community Facilities Lansing River Trail Existing Organizations in the Willow -Pine" General Circulation and'Parking Analysis Recommended Street Renaming Mains Streets - One Way Area Cypress Street: Recommended Street Vacation Conflicting Land Use Recommended Housing Actions Reommended Downzonings Housing Actions Neigborhood Watch #134 Proposed Land Use Map Year Structures Were Built - (Appendix C) z Charts 1. Physical and Demographic Data 2. Land Use (Pie Chart) 3. Functional Street Classification Table 4. Bus Ridership 0 C 0 FOREWORD The area- located north of Oakland Avenue and east of Dr. Martin Luther King, Jr. Blvd/Logan Street was identified as an area to be studied for a possible amendment to the River Island Comprehensive Plan. It is 310 acres in size and is located north of downtown Lansing; approximately 3700 people reside in this area. From the Fall of 1989 through the Spring of 1992, more than fifty volunteer citizens and business persons from the area met to discuss the assets, problems and future plans of this area. This Plan resulted from meetings and discussions. A number of positive features were identified in the area. Tree - lined streets with stately old homes, the area's closeness'to the downtown; a number of cohesive ne.ghborhood areas, and being within walking distance to shopping were but a few. Proximity to the Grand River was also pointed out as a positive feature that could help to enhance the area. The planning 'process has provided a forum whereby residents, property owners, business people, members of the Planning Board and City staff have worked together to address neighborhood problems on a comprehensive basis rather than in a piecemeal fashion. By planning for the future of this area, we have been in the position of identifying unique strengths and 'opportunities to be taken -' advantage of in making this a better neighborhood. Sincerely, Floyd Wright, Planni g Board Chair and Participant in the Wyllow-Pine Area Study Committee 1 •. ACKNOWLEDGEMENTS • The plan for the Willow -Pine Area was prepared by the City of Lansing,Department of Planning and Municipal Development for the Lansing Planning Board and the residents, property owners, and business people in the Willow -Pine neighborhood. We wish to -thank and acknowledge the following people for their assistance in the preparation of this plan., Neighborhood Residents, Property Owners and Business People Mike Alexander Merle Barnhart, Planning Board Member Richard Bowman Robert Brockwell, City Council Member, At Large Duane Brown Georgia Brown David Caszatt Hazel Cwick Charles Ford, City -Council -Member, 4th Ward John and Mary Hauser Gilberto Hidalgo Carmen and Art Hoerner Priscilla Holmes, Director, Lansing's Neighborhood Council Emly Horne, Planning Board member Mr. & Mrs. D. Kellogg Forest L. Kelsey &.Tom Leitz, Emanuel First Lutheran Church Mark A. Latterman, Attorney for Consumers Power Professional Credit Union Pauline LaHaie Althea LaPoint Helen LeBlanc, Planning Board Member Richard Lott John & Pat Lint Lynn Martinez, Inghaip County Commissioner Marge McNutt, Planning Board Member Beth Monteith, Planning Board Member Ken Orr, Handy'-s Market Thelma Osteens President of North Lansing Community Association Mr. & Mrs. Cecil Rials Reginald Riddle Thomas C. Robinson, Pastor, North -Presbyterian Church Jerry Secord, Consumers Power Company Carol Shull Anne Smiley Christopher Steele G. H. Sumbal Julie Tubbs -Lott Floyd Wright, Planning Board Member Alice Wieland, Planning Board Member (Deceased) Patti Wieschowski 2 City Departments and Public Utilities Board of Water & Light Consumers Power Company Parks and Recreation Department Police Department Public Service Department r Planning Division Staff James N. Foulds, Director Elizabeth Gunter, Secretary Donovan Hanna, Graphic Coordinator (Retired) James R. Spackman, A.I.C.P., Deputy Planning Director Cynthia Wheatley, Planner (Retired) Donna Wynant, A.I.C.P., Senior Planner Special thanks to the Emanuel First Lutheran Church, the Walnut Street School, and the North Presbyterian Church. for the use of their facilities for our meetings. 3 3 0 • • EXECUTIVE SUMMARY • The Willow -Pine Committee studied the area from Oakland Avenue to the Grand River and from the Martin Luther King Jr. Blvd./Logan east to the river, approximately 310 acres in size, with a population of 3,695. Topics addressed were housing, circulation and parking, economic development,• community facilities, public services, the environment and land use. This area, being predominantly residential in nature, is one of stately old homes, with many built in the late 1800's and early 1900's, relatively close to downtown Lansing. The majority of recommendations made are more preservation -oriented rather than based. on a redevelopment approach. Program and policy recommendations are therefore designed to enhance, strengthen and stabilize the area. As is the case in many other Lansing neighborhoods, the percentage of owner occupied homes has decreased over the past decade. This disinvestment has assisted in the deterioration of the neighborhood, particularly in the condition of its housing stock. Recommendations made to reverse this trend* and to make the area more attractive to homeownership -include: target programs to the area to enable tenants to buy their property; increase code enforcement; establish a neighborhood maintenance organization; support the housing rehab efforts of the Franklin Street Community Housing Cooperative; develop beautification and clean-up campaigns; designate historic districts and establish a formal neighborhood organization. Recommendations concerning circulation and parking include: simplify confusing intersections (e.g. where West' Grand River Avenue intersects with Seymour/North Grand River Avenue); rename West Grand River Avenue from Pine Street to Larch to Franklin Street and rename North Grand -River to North Seymour as it extends from Seymour to Nortb Street; and hardsurface gravel streets. No street widenings are recommended. Economic development recommendations include: form business associations to work with neighborhood organizations on community improvement projects;. develop plans for the commercial areas, possibly identify a design theme to make an area more interesting; work with businesses to enhance facades of buildings and improve their property by hardsurfacing and landscaping their parking lots. The community facilities are a major asset to the Willow -Pine Area. Many of these,'however, are underutilized. Recommendations focus on ways to improve and take advantage of the two elementary schools, three churches, and parkland, including the riverfront trail which will be extended.along the north side .of the river in this area and continue along the southside at the north end of the Consumers Power storage yard. 4 Recommendations made in Public Services include: the hardsurfacing • of gravel streets and resurfacing of several other streets; repair curb and gutter; construct sidewalks where none currently exist; install the "Lansing Lights" (low profile lights) along many of the streets, particularly those whose properties have historical character; work with the Community Services Unit of the Police Department on establishing additional neighborhood watch groups and other programs to reduce crime in the area. Significant changes in the existing land use pattern are not anticipated in the Willow -Pine Area. The Consumers Power Company indicated that they had no plans to expand into the surrounding residential areas. The Edmore Park area will remain intact as a viable residential area with no expansion into the area by the Willow Shopping Center on its east side. The future land, use designation of properties along North Chestnut, east of the Consumers Professional Credit Union, were recommended to continue as residential land use. The proposed expansion of Emanuel First Lutheran Church to accommodate its increasing school and day care enrollment may result in some minor land use changes but preservation of existing residential structures is preferred. The Church will continue to meet with representatives of the Willow - Pine group as. their plans are further refined. Many of, the areas zoned for high density multiple family residential development were recommended to be downzoned to a residential district that better reflects how the properties are used. The east end of Kilborn is recommended to be zoned from the 'D-l' Professional Office District to the 'D-2' Residential/Office District to preserve the residential character of the area. A fifteen block target area was identified to focus the attention of the Willow -Pine group in its recommendations to improve the housing conditions, to reduce land use conflicts with landscape, screening and buffering, to improve traffic circulation, etc. Bounded by Maple Street, Seymour/North Grand River, and along properties to the west of Consumers Power, the area was identified as one where land use conflicts exist between residential and nonresidential property, where added pressure to change the land use for nonresidential uses was expected to arise. 11 5 • INTRODUCTION Lansing's latest Comprehensive Plan geographically -divided the City into four sections. The Willow -Pine study area is located in the section entitled the "River Island Area Comprehensive Plan" as adopted in 1978. The Willow -Pine study area covers about half of District #3 within the River Island Area. (See Map 1 and 2). Some areas within the four comprehensive plans have been revised with Plan Amendments. For example, the Cherry Hill Plan, adopted in 1983 amended the River Island Comprehensive Plan and the Green Oaks Plan adopted in 1986 amended the Northeast Area Plan. This document will serve as an amendment to the River Island Area Comprehensive Plan. The overall.study area is bounded by Oakland Avenue to the south, Dr. M.L. King Jr. Boulevard/Logan Street to the west and the Grand River to the north and east. This area includes: the Michigan School for the Blind, Willow Elementary and Walnut Street Schools; and the Emanuel First Lutheran and North Presbyterian Churches; Capitol Area Community Services Agency; Comstock Park; the Grand River; the office and commercial areas of North Washington and Grand River Avenue, and 45 blocks of residential property. . A smaller "target" area (shown on Map 3) was identified within the overall- study area for a more in-depth analysis. This area z. contains significant land use conflicts between residential and nonresidential property. This area is most likely to be placed., under added pressure to change land,use for nonresidential uses. a:<, It is bounded by Seymour/North Grand River Avenue to the east, the river to the north, Maple Street to the south and properties along the west side of Consumers Power. This particular area was faced with a request to change the land use pattern in 1981 along Willow Street between Pine and Chestnut. The proposal involve a request to rezone land at Willow and Pine Streets from the 'C' Two Family Residential District to the 'D-1' Professional Office District to allow for the development of a credit union office building. That request was denied by the Planning Board and City Council. The Consumers Power Credit Union again applied in 1986 to rezone the property. Many.concerns were expressed by the area's residents about residential uses intruding into the neighborhood. The neighborhood and the City's substantial involvement with the Credit Union led to two of three houses being saved from demolition and moved to sites in the neighborhood with renovation and continuing residential use taking place. After much negotiation, the Planning Board recommended approval of the rezoning; the City Council concurred but stressed the need to conduct a planning study of the entire area. This planning study appeared necessary due to these land use changes. Therefore, the City committed itself to re-examine the physical features of the neighborhood and the Comprehensive Plan in light of trends and land • use pattern changes that may occur in the next decade. The planning process began in September of 1989 with a series of 0 meetings covering several topics. People in attendance included • neighborhood residents, property owners, area business people, planning board members and staff. A draft plan was prepared and reviewed by this group. Various City Departments that have. implementation responsibilities also reviewed the plan. A draft plan was forwarded ,to the Planning Board for their review and comment. The finalized plan was then sent to the City Council, as a courtesy, for its concurrence and endorsement as City policy. The Willow -Pine Neighborhood plan sets forth policy statements for decision making by the Planning Board and the City Council. It contains written text, maps, and other graphic aids to describe existing and future land use, housing, circulation, community facilities, business and industry, and urban design features of the area. It provides a frame of reference for public and private developments and for reinvestment to occur in the area. It also specifically addresses the issue of crime, drugs and code enforcement. The first section of this plan is a physical and demographic profile of the area. The second section describes assets and problems of the area, as outlined by the residents and staff, and recommends strategies to address these assets and problems. The final section provides a summary of proposals for development in the Willow -Pine Area. 0 r-RIVER ISLAND COMPREHENSIVE PLAN q DUD WILLOW -PINE AREA IN, NORTHWEST AREA I ru COMPREHENSIVE PLAN i LL 01 in 11-1:11Y-z EID 0--1 J, ILL, . - F- L r] - .I 17- L:JD .. OF A U wo SOUTHEAST AREA COMPREHENSIVE PLAN eoN SOUTHWEST AREA COMPREHENSIVE PLAN 4 r FIT-11 NUMBERS REFER TO DISTRICTS 0. W!YHIN PLANNING AREA r CITY OF LANSING COMPREHENSIVE PLANNING AREAS Eo ma #1 • C: !lC z ozo .J •o CYPRESS weh v O wn ml wb 1 U] CONSUMERS POUER G TARGET -AREA C,9 O 9� Fy' i ♦" 1 —N,J J WILLOW VISTA NIL�LOW ,hl APTS. s'h I MANOR 4._�(L COIISUMERS PROFESSIOIIAL CREDIT UI11011 L O -- o •� � Wlual � a n,• . _1 l—. I L—"'.11 m+ i oM Na JE0 w, o i G �J 1 I LRE. W. GRAND RIVERNO I 1 I J. o o a 1 '-' 1 M� • Cl o�a � a I r a a 4JIt,�1 �1 i' �ralE� �, -.�Ira�--�--' I•—• U1 _. •• • a, C O f.S � • J N TARGET AREA MAP # 3 WILLOW -PINE DEVELOPMENT AREA • BACKGROUND INFORMATION • • BACKGROUND INFORMATION Background information regarding the Willow -Pine Area has come from . a variety of sources, including: the U.S. Bureau of Census - 1980 and 1990 statistics; R. L. Polk Directory; City Assessor's information; and several existing Planning documents which are available for reference purposes. The information below is a summary of the 1990 data contained within this background section. Economic information on a block basis should be available mid 1992. Chart #1 PHYSICAL AND DEMOGRAPHIC WILLOW -PINE CITY PROFILE SUMMARY AREA WIDE Land Area (Gross - Including Streets) 310 acres 37.6 square miles (Net - Without Streets) 271 acres Average Residential Lot Size 4,500 sq. ft. Population 3,695 127,321 Population Density 13.6/acre Persons/Household 2.2 persons/unit 2.86 Total Housing Units 1,492 53,805 Owner Occupied 42% 51.5% Renter Occupied 57% 42.6% Vacant 1% 5.8% Housing Density J 5.5 units/acre Population by Ethnicity Group Number Percent Black 971 26.3 White 2,270 61.4 American Indian 59 1.6. Asian 98 2.7 Other (Hispanic) 297 8. Total 3,695' 100.0 0 LAND USE • The Willow -Pine Area land use summary is illustrated by the following pie chart. The area is overwhelmingly residential with extremely little vacant land for development. COMMUNITY FACILITIES 20% CHART #2 COMMERCIAL/OFFICE 10% HOUSING 62% INDUSTRIAL 7% VACANT 1% Where possible, Census Tract information was used at the block data level to better "fit" the study area. Census tracts #3, 5 and 7 more than cover the study area. (See Map 4: Census Tract and Block Numbers). The population of this area declined from 4,208 in 1970 to 3,849 in 1980, a decline of 8 1/2%. It is approximately 3% of the City's total population of 1301414. In 1990, the population dropped to I 3,695, or 4%. There were approximately 1,196 people, or 31%, under the age of 18. This figure showed a decline from 1970 when 37% of the population was less than 18 years old. The percent of elderly decreased from 17% in 1970 to 7.7% in 1980. These declines correspond with the decreasing numbers of children found in households and would indicate an outflow of senior aged people and the inflow of middle aged persons. More single parent households and smaller families would contribute to the shrinking real number of persons in the area as well as the diminishing percentage of younger and older populations. There was a significant increase in the number of single heads of households, from 147 in 1970 to 280 in 1980. (It is anticipated that the 1990 Census results will show added increases of households in this category.) 9 .' 0 < 324 323 } .ECO I-..... I ... _ I R�r tof A I30 i I 226 f V REA R E REASOIE R 6T R M BY W <V p. • \i" CREENVO ST �ty I�7 104 t0.7 i 321 `�S ,•i* I—A4 Sr OVICIIT E DUICfTT i a� 131. Q'\ 105 322 p •O 304 305 CYPRESS T *� < 105 f02 r 106 109 205 �' i r LE NORTK J CYPRESS 419• 206 = Ell � S7 4I9• •`„t• ��� 310 403 110• �4 203 402 � y� p�224 6EA R ST 207 303 302 .. y+);W 407�4::T. z jO3EPMIN E DR ti .. CROSS S ti DI 10 ST J m�nAl B�IIORE ., •..•w� .».:..... ............... �SR OR 202• 1n 406 205 206 • •4 i 420 PLEASAN 400 PE s� 1D4 405• 409 ST T� 210 211 301 40y 7•. 0.1 ON .. �........ i�•a•mTir`nr+•ef'n_ ^'•r..r►r+.-vV VILLW.R r.+�rs+�llt`�• \ YI Y' ,,,.• "1]v.,...r.1J.: ,:owz... .-.,,, �.•>_ w.:.:o.x.s^.>. •: eu:san:a• tTl'r'+'q \ LIBERTT .. < ... rt� ..<+`• ✓a•s?� 412 4I1• 410 103 •102 101211 200 2pf) [[hT { 219 310 lY V GRAND AVER AA E BR RIVER A ST 311 WILLOW -PINE AREA It v R AV MO 213 21e � 306 pLEM1 40e• 409 104 106 ' GLENN ST eT 407 ' 101 20 Spy V 11APLE 17 W E KAPLE -117 y 216 mAPLE ST, 217 301 O w 406 403 402- 401 109 IOD 107 302 +- 1 BROOK ST r C1 ADAKS ST . z E KILBatN V K1L60RN V Kll Si ift s !_. 406 404 sT :i 222 220 R DAIEFpRO 61f,:� o e� ,. +'+ 4:° p t 7" BLUFF 67 315• j 316 t I O �r it, 112 21ti t�. FXi } .,� 3AVLER �5 206•� 207 200 < _ , 313 210 105 105 104 0 312 V DAKL AVE we307 - F 6 310 309 305 307• 205 204 203 202 223 W C1+UR Vi F Y SON' = V nADIS N 97 E nADis ►• CT R. 313 O0 209 f02 126 100 109 � 10 6T ': � �r 221 311 ''S09 r S'5, W R SE ENCL CT 304 305 306• 206 207 20e 209 224 .E C 114 113 Ito �.:-�.-.z ..r•,.,.,,^..,,, +�+....,,,,f.'� i..1117Tn43. ` _............ ....... 1 d 16•112 303 302 301 • 213 ; ..' 122 ` ,. �.. ; • 1 11 .... -IIt l a0 .I 114 V: LAPEE • ST,-.+.<s. 214 k ,� V LAPEER 61 .•-. "' '•"'fig." ....,,r... ., .,,. , f pia:. N:..Li M Yu b+.G%Y.r• � .. i eANwaT ape 110 a •e• CENSUS TRACTS AND BLOCK NUMBERS WILLOW -PINE AREA MAP # 4 HISTORY • The Willow -Pine Area name is derived from the two streets that run through the middle of the area. This overall area was part of the original plat of the City of Lansing, incorporated in 1847. The area west of Christopher and Sycamore was incorporated in 1859. (See Map #5). This area is located just west of Lansing's original settlement in North Lansing, also known as Lower Town. The river was a vital aspect to the settlement of North Lansing. James Seymour purchased property in 1836 in the town of North Lansing and improved the water power along the Grand River bend and built a saw mill. A dam across the Grand River was built by Colonel John W. Burchard in 1843. The "Memorandum 176, Historic Lansing" lists several properties in close proximity on East Grand River and North Washington Avenue that are of historic significance. Maps in Appendix C provides the age of housing in the'Willow/Pine Study Area. Some properties located in the study area include: Michigan School for the Blind, 1141 N.,Pine Street - Edwin B. Carrier House, 200 W. Willow Street - Wilde Conservatory of Music, Smith -Turner House 326 W. Grand River Pulver Brothers Filling Station, 127 W. Grand River - Newbro House,-101 E. Willow Street - Site of Indian Gardens, behind 101 E. Willow - North Presbyterian Church, 108 W. Grand River - George Washington Peck House (Colonial Apts.) 1025 N. Washington Avenue - Rounsville House, 1017 N. Washington Avenue - Lavey Funeral Home, 1003 N. Washington Avenue - Seymour -Darling -Bower House, 1035 N. Capitol Avenue Commercial Buildings, 101-123 E. Grand River - Rouse-Bopp, Commercial Buildings (Includes 1132 N. Washington Avenue, 1136 N. Washington, 100 Block of E. Grand River Avenue) The "Memorandum 176, Historic Lansing" document recommended that the North Lansing Historic District also take in the area shown on Map #6, that lie along the west side as well as the east side of the river. The area designated as a historic district on the Federal Register is a smaller area, shown on Map #7, which takes in the blocks from 100 to 400 E. Grand River and. the 1200 block of Turner Street. Its provision of shopping, services and cultural attractions is important to the Willow -Pine Area since it is- within walking distance for many of its residents. Any improvements and revitalization in the North Lansing Historic District should make a positive impact on the Willow -Pine Area. • 10 U • MAP # 5 .� t/Izt'71�SfItel J/la/ir-�� - - ! �.a.,Aii-.uwi.:rrrwiy...w•� �ta.r�..� :s� �"`„'._.S.`-F .... ..- �,.. 1s1b.: rJ t. —_ �� - +rww+Ywrw� 1"..an :. " / n • t11111 �A SCHOOL J QECOMMENDED N O PM4 ILANS I NG 041STORICAL ISTRICT Z %REA OVER 5T calf 9 d 11 y �N ! N ��I �• J �I a -� ♦ J •t • N I �: �IGKIN DWIGHTF- a 5T I ' 1't w,•,<:l • y `r/a ' NORTH 1 _zl T . M ST via!; ._ F u i J I/ J'f' t a /I!I y• it 'jJj♦ r in f • " • C ! I > �' a •_ •,M'` a ♦j 7 e f •ivirrl n. CC !f!t.ltlltt• r, . 'WOTOF < • t, \5 y •Lu.r r' 9 BEAVER F a S EPMINE I� i n Qyp� I � Hie J / r: „ai? si71 !JI♦ J, t R r fWr '_G J la I i I to N r r , •—r—strJ�a-I '�Q � I I>ti . • f .1 »,a J r•:/7i/1j/►I IS/WIL : f - Vj 1 • �n ' ! •7 Lu 's"` •- ' i <! r PEARL I ST . it •I •71 �'.(I 1.7 •• , L. � e 7 4 J I J L I I �r '1e19:e1 4:J I11J• r 'ILLOW -ST WtLLOW TI ! r_ J�m:,/l,al I. —��jo. I •; , 1 .. . .; L a ¢ s Z •o �2{r 1J LIBERTY 1 T Q —f W ¢ of J/ Z • I ! J J_'I„- <• J ' (•- J !� • •�• J > .o J > >_ W I.,IW I71 I♦•J1 J r T l r-�Y ) 4 ) J I 1, •f MC -GRAND RIVER • Y IO A D +• /. ��*� cu I' ar •�N Hair'•!, hlr,s'/:aiz < �F- _' ^z r r z z ,O�J • ,: J ! J •'• ` ,,I J /' �y J 3 al-7 I'. Ira I ?'lot,( 11 11 cn 9 V 9 I / " i ♦ f" 3 CC ' a f e f e i f• ? f 'A a .weer0• IMA N ••S {{.. �• ' MAPLE 5T : r" �' •7awJ?=•c zo - a ' I '! NORTH LANSING— j HISTORIC COMMERCIAL DISTRICT - I Q •! t �, J/ r '! c / ASH ST do /� 1111-1 ♦ 11 iL al t 4. '��� t. .:.I V__ I <J I• SJ7J JL M IYf. I'��� � �`— IL-�1 ! z Z of ¢ n ro � .J •� I. .� _ - _ J Y�j - J = .o . � I '7 h• l • I :: sly � . l (741vv cute < ' u MONROE u 7 e G e 1< z f u �V f 7 e•.7 s MAP # 6 r III . �-----•�--- ^ RORTII S70RIL CafVRC1�L UISIRICT • N Q W_ ' ' O to LN o dv/Yd//l ' -----------� NOlJN/flv�h/1? - SUBDIVISION PLATS IN WILLOW -PINE AREA MAP 8 Original Plat Blocks A, B, C, D and #28-47 Most lots in the original plat found in this area are 66 feet wide by 165 feet deep. Over the years, many of these lots were split into smaller 33 foot wide lots. North Highland Sub Most lots are around 35 feet wide by 120-130 feet deep. Knollwood Park Sub Most lots are 33 feet wide by 160 deep, some are 140 feet deep. Englewood Park Addition Most lots are 50 feet wide by approximately 150 feet deep, with some of the lots split into 33 feet wide lots over the years. This area has a few 20 foot wide right-of-ways that have street names. These were decertified as streets and designated for alley status in 1985 - Englewood, Summerville and Edgewood. Glendale Place Most lots are 50 feet wide by 1.15-140 feet deep. Some of these, along the east side of Emerson and north of Cypress Street are part of the Consumers Power Company site. 1 • • 11 C WEST SIDE PARK SLP3DIVISION -I N MAP.. # 8 SUBDIVISION PLATS SUBDIVISION PLATS IN THE WILLOW -PINE AREA CMTTUIC Clio ra :Original City Plat ZONINL` AND LAND USE • Map #9 illustrates how land is zoned in the Willow -Pine Area. It shows that the area is predominantly zoned in the single and two family zoning districts (B & C Residential) with a few areas zoned for apartments (DM-1, DM-3, & DM-4 Residential). Anindustrial zoning district is located between Willow Street and the Grand River for Consumers Power Company. Office zoning is located across from Consumers Power for the Consumers Professional Credit Union (C.P.C.U.) and is also located along Washington Avenue north to Maple and east to the river. A variety of commercial zoning districts are located north of the office district along Washington Avenue to Grand River Avenue. Other commercial zoning districts may be found along North Grand River Avenue and north of the Michigan School for the Blind at Willou, Street and Knollwood Avenue. Information on zoning, to be meaningful, must relate to land use data. Comparison of the land use and zoning indicates that land is generally being used in accordance with its zoning (see Map # 10, "Land Use"). RESIDENTIAL ZONING DISTRICTS The 'B' Residential District, which permits single family homes on lots at least 4,000 square feet in size, is predominantly found in the northwest portion•of the Willow -Pine Area and in the Edmore Park area. Most of the structures in this zoning district are used as single family homes. However z few two and three unit structures exist throughout the ..oning district that have a nonconforming status. Several properties in these areas are also in the 100 year flood plan and as such, are considered nonconforming (see section "Environment, p. 28). Schools are also permitted in this district, and they include Willow Elementary and the Michigan School for the Blind. A small convenience store, "Handy's Market" located at 424 West Willow is zoned 'B' Residential and, thus, is a nonconforming property; its lot size and setbacks would prevent this use from being a conforming property in any zone. The 'C' Residential District covers a large percentage. of the remaining area. It allows for single and two unit residential structures to have converted a single unit structure to a two unit structure. After 1983, a property must meet minimum lot sizes, given a certain number of bedrooms per unit. Lots along the north side of Willow, east of North Grand River Avenue, are as much as 400 feet deep with the majority of properties being located in the 100 year flood plain. This makes them nonconforming according the City's development codes. Several community facilities and institutional land uses are located in this 'C' Residential Zoning District: Willow Manor, Capita Area Community Services, Walnut Elementary School, Emanuel First Lutheran and the St. Matthew Q.M.E. Church. There are several nonconforming properties in this C' Residential Zoning District that have more than two units. 12 • • Other residential zoning districts in this area include the ' DM- 1', 'DM-3' and the 'DM-4' zones that allow higher density multiple family apartments. Quite a few rezonings to the multiple family zoning districts occurred between the mid 1960's to the mid 1970's. These zoning districts allowed a more intense development of property, sometimes resulting in the development of apartment buildings. More often, however, they resulted in the conversion of large single or two family homes into structures with several units. The Willow Vista apartments is the largest concentration of apartments in the area at 47 units. Otherwise, the multiple ,family zoning districts cover areas developed with large detached single and two family residential structures on small lots. 13 i Ir0 ._1 `C I I I L •C j . t_ l . r' r .'t r ' WILLOW -PINE AREA ZONING 4 i EXPLANATION OF ZONING DISTRICTS g •1• Residential 011crict •(-i• local SM •siwe O+strlet r -sera teas uses.- dtra Ct*d usef: ' Canrenignce retail• t• "Single feat ly decaenea dr*Ilings .Icn I t., dgtt office. .Infsum lot site of 5.000 square Ieec, oar, res taur*wt, ..rdr. r., 14ub4r0.4t• 2af stated., -us e by SOtelal Candlttan: Child day care, fanools. golf ;Curies 7u :.:y Sa eGlal Cawditton ana Satcfal en: use oeres; fa.• .f •0-l• 011trlcC, }l•Uff Dy SaaciAl ion a d_7te feral:: taceat residential uses -'at :°netted. Chu/Cnes, Ce.tterlet. nurlarles •7• Reel*..:lal Oltc?Ice •r• ana F.I.• C....rci.l Olstr lets 7er.ttC°a uses: •alrtlt:af u:ef: -- 1Ing1 e la.ily aeeus Its q gned dwellings ;'envU r.call sus lt.e., ;a.d.n sa 1,nl l.u. eat site if tasl, cheater, ,*call, at .ell as can- 4 :,000 uu.re 'aft venfenCf rt tall ana off MCC use a. "J" by SOttfal C.' I tl0n and Soectal lla .Int use ptr.it: tad• to Stave. -Uses by SOOClal Condit, 0. and So.Clal • tesldenclal 0lsertet Lan¢ us• parmit:. all.. as -7-t• Olstrle: .0 --rer ldentlal uses ae •04-I4 density, . '7lr.ttteo Ua*!: One fe.ily arel lfngs or two family deal- ra-I. 7usi..33 Olstrlct t ings .It.r eat sift :ar-un1C'4s fal10.3: .prr.itted uses: efficiency -- 2.a00 tq"re /set Sa.t as •6• Ca ufrClal, ,awo•*r. since l Dfdrao. - '2,500 rauarf left ants dtsertec Is only fauna In cn• u.•- 2 lteroa* - 1,200 :quart feet' tar. area, Cher* are no O. r. Ing 0, .*Ig.t I D.orao. -. a, 000 squaws /set rtaulr O.—Cs. -U's by SO.elal Ca.ditlan And Sotttai Land •Use by Sofcfal Ca.el Cf°n ana SO4ti41 Lt.- Us f °trait; sue /f stare. Ut. ior*itf: u.* of •0-t' arof n uenai •7..1• lesidoatal 01s:rtct OIItc. O1 s:rtc:, reila*•tfal us*f ac •7.-a -?:netted Uses: for **,aft, .q(t101. ' drfittnga •Ian •I__4*ary Ind.etrlal 01fCrtet winf.r. 10, aria der .nit: e f ll Cffney •- Z.200 square fgtt. •p•r*let** uses- I bearao■ .. Z,700 square ftec- Uttf a*ra tLd in end •r• is gnt Inds. Z bedroom -- 7,000 square test :real alscr-Ice: 7*r0r Plants, .a.ufae- I• bedroom -- 3.800 sauare feet cure of aucd.dslle farts ant car Assam. I sly. industrial scrag of Cal dr.tdf• •Uses by SOtetal Candltion•ana SOCCI41 sing, clothing. arotes:f.q, te...Claq "Land use /orbit: sea. 11 ...... aitd or rfdal, of any Product. :.0 '.. note :arts p•r.it:f0 by salcial 1`464 use. •uses by scoefal CCadltlt.l 14.0. at -•OM-0• tdstde*t1a1-Olstrrct .4. Llgnt [n ¢usulal 0lstrle:, telling aI l ou caaor 7prage y.rts an¢ 1.11440 -L*r.it:ad teals. yards. .•dtu. de.itty *•Itlgle dwellings rttn - •SOOC141•L1 na uu•dermlu : 'sl"n Lu• lot area per uni C: :nre-in :,u :dr, tultery df(1CIenCy--i.1OO squaws (sec lead ..fit:...IAI.q, :unt yard end 1 !teed*.... 1.700 square.. rh ea wen laDe rJ to ry, 2 bedroom -- 1,500 .a qua rt•/tee Rt ild**Ctal uses not gels ttOd. /?++ I bedroom •. Z,Z00, square feet -0141•br Squeal Cenditl*n and Sooelal �J• /arttnd ol:trtce. Lii.d tits ptr.l t: 14.0 is too.*. ' 'S-1• 404rtmonc SDed Olstrlet 'pf r.Ittad uses: p 7ff itrett sarong trffe far arl,.Ca A !ao Witted Uses: aasso.qu venielas. j+nd ref La..tl a lizo.mtrCl al br-africe d*musts br S: ettat •elo0..nt. Single use strueturgd .Ito :anti tit.: Attendant bulldl.q and fl ins 7gnitud (l.f., ■atels, toles. tents i tarHl-;foci_&I Lan¢ use at r.ita: e Csuereial .uf I ,uut ay Soectal •Conaltton ana SOeefal . first fibdr at Land Use Permits; t4.0 of •7.L• 012c" Ct. dar.iA. 'Cructurff. °aefOC r9Sl44•t141 deasty same, as •011-4' taside■C141 uSo$ .4t o*r*Itt.t. MAP #9 NONRESIDENTIAL ZONING DISTRICTS Most nonresidential zoning districts may be found along streets identified as "collector" streets such as Washington Avenue, West and North Grand River Avenues and Willow Street. These are found in clustered patterns, often at the intersection of busy streets. Much of the traffic is circulated at the periphery of the Willow - Pine Area on Oakland/Saginaw, Cedar/Larch, and King Blvd./Logan Street. Consequently, streets such as Willow, North Grand River/Seymour, West and East Grand River (formerly Franklin Avenue), Capitol and Washington Avenues, take on less significance as major commercial zoning districts, established in the past with the formerly higher traffic volumes. 11 • 14 NONCONFORMING USES • Nonconformities may result from a property being used in a way that does not conform to its zoning district. It may also be nonconforming if the development does not meet the dimensional requirements of the zoning district, such as minimum yard set backs, height restrictions, lot coverage ratios and parking standards. -Nonconforming status is also given to any structures in the 100 year flood plain. Examples of nonconforming uses include: - Handy's Market, 424 West Willow: zoned 'B' Residential any apartment buildings (structures with three or more units) in the ' B' and ' C' Residential District, which are single and two family residential zoning districts. There are several nonconformities based on development requirements. Example of this includes the three churches in the area that either do not meet minimum lot area requirements for churches of two acres or do not provide minimum number of on site parking spaces. These were developed prior to such criteria. Modern day vehicle demand contributed to this situation. Generally, nonconforming uses have led to overcrowding on the site, incompatibility with abutting land uses, deterioration, high incidence of rental properties, and changes affecting value and investment. VACANT PROPERTY A very small amount of privately owned land remains vacant in the Willow -Pine Area. This is to be distinguished from open space areas associated with developed sites. The few remaining vacant lots have sometimes 4esulted from demolition of structures. Other lots have been combined with developed sites to create more individual yard space. .' 15 • 0 1WE . �7� W; 0 z. m.- f -7� 0000 0 o 000000 --cc 000 000-0- 00, '000000 000 00000000000 0 0 00000000 0 0 00 000 00 00 1000000,0000 000000000 10000000000 000000 0000 000 Poo Y)OOOOOO 00000 0 000000 0020P t, 00000 00000 000C)o ,;C�--0000000000000( C 0000000000000000 ::-�00000000000000000( 0000000 000000000000000000000� 0000000000000000000000000000000000000d 00000 00000000000000000000000000000CM -T 00 000000000M00000000000( ... fic 0 '0 0000000000 0 000000000 a 00 00 000C 0 000000 00000 00 000 0C 0000000000000 0000 00 000C 00000 000000 000 0 0000 30 00000000000000 00000 00000000000000000 0000 000 00 30 000000 00 0 0000 000 0 00 000 0 00 0 0009!��.C)!00 000 000C DO, 00 0 - - 000 0 0 .0.00.0.0 0000000 '00000 000C 30 000000000000000000 00000 0000 0( 00000000000000000000000000000 0000C 30 0000 0000000000000000000000000000 00 0000 0000000000000000, 00 o0 000000000 0 00 0 0C 000 00C 000000000000000000000 O 00 0 00000000000000000000(),C 0000, 00 000 0000000000 000C 30 000 0 0000, 0 000000000 00 0000 00000000 000000000 30 0— 000000C 00 000000 z 0 00000000 00 000000000 0 Oqq 0 0000000 0000000 000 01 C70 0 =10000000000000000000000000000000 P34000 0 M I 1 0 I;xx I'. ri 00000 xn- 4�t 00... 0 0 )0 00000 0 --------- J1 4i L .......... L 110 4 f PINE ARF-A EXISTING LAND USE Residential: Single Family ............ i Residential: Two Family j**:*:***:**: Residential: AparL,ilentS (3+ UtiiLb) r_�� H7H44+ Office Commercial Parks/Open Space 1000000000 Institutional: S- School C- Churches NH- Nursing Home i�ili' Public Utility Vacant P- Parking • PUBLIC SERVICES • Police and fire protection, the conditions and maintenance of streets, curbs and gutters and sidewalks, street signs, snow and garbage removal, sewers and water services are all topics that fall under the heading of "public services". STORM -SEWERS AND SANITARY SEWERS All of the storm sewers are combined with .sanitary sewers in the Willow -Pine Area. Two -sewer mains (60" or over) carry effluents from. the Willow -Pine Area to the Waste Water Treatment Plant located to the west. Heavy rains sometimes generate loads beyond the capacity of the combined system. Overflows periodically back up sewers in residential areas causing street and basement flooding and causing waste water to be discharged directly into the Grand River. STREETS The City Public Service Department maintains city streets. Generally, they are in good repair in the Willow -Pine Area. There are also a few unpaved streets that may present maintenance and drainage problems. They include: - Cypress, between Emerson and Christopher - Glenn Street, between King/Logan and Princeton Avenue - Lawler Court - Leonard Court - Summerville (an alley between Princeton and Chicago) The old ConRail right-of-way, formerly used for a railroad spur, is now used as an unimproved road connecting the north ends of *several streets: Knollwood, Roosevelt, Lansing and Roseneath. In .order to pave these streets, action may be initiated by a resident petition or ordered by City Council. It should be noted that prior to any paving of streets, the Public Service Department may require a full storm sewer service with curbs and gutters to be installed. Many streets that lead up to the Grand River are dead end streets. Lemrork Court and the east end of Cross Street are also dead end streets. CURBS, GUTTERS AND SIDEWALKS The Public Service Department has indicated that those areas identified in previous plans needing replacement of curbs, gutters and sidewalks have been completed. 16 STREET LIGHTING Street lighting is 'the responsibility of the Board of Water and Light. Height and illumination standards are established by agency policy. The Board of Water and Light installs luminaries at various heights above ground level and categorizes them accordingly: Low profile is 15' or lower, while high profile is higher than 15' up to 26' above grade. Generally, low profile lighting is installed in residential areas while high profile lights are reserved for non- residential area and along arterial streets. There are three types of luminaries available. They are incandescent, mercury vapor and high pressure sodium. The Board is planning to replace all mercury vapor and incandescent with high pressure sodium luminaries which are more energy efficient. The incandescent type replacement has begun. WATER Water is supplied to the area by the Board of Water and Light. A total of 9 wells in the Willow -Pine Area pump water from the Saginaw formation located 100-500 feet beneath the ground surface. The water is' then piped to the Lansing Water Treatment Plant located on South Cedar Street. Map #11 indicates the area's well sites, transmission lines, and water mains. Water is pumped from the treatment plant through transmission lines to most parts of the city. Map #11 indicates 12" or larger main transmission pipes in the Willow -Pine Area. Other small water lines supply individual residences, buildings and fire hydrants. There is no water distribution problem in the area. Individual services may be in n9ed of replacement because of corrosion and/or deterioration. GAS Consumers Power Company supplies natural gas to the study area. Main transmission lines vary in size from 2" to 12". These mains run down nearly every street so that gas service is available anywhere in the study area. Consumers Power replaces mains as necessary. No larger scale plans to replace mains in the area are anticipated. The service now available for residential customers appears adequate for the foreseeable future. ELECTRICITY Electric service is provided throughout the area by the Board of • Water and Light. Main overhead distributor circuit feeders are major lines that supply the other lines. They are supported by 17 n u 0 • WtLL JI I t5 -- TRANSMISSION LINES & MAINS OVER 12 IN. MAP #11 is large wooden poles or metal towers. Overhead service lines • further distribute electricity to residential and commercial areas. Electrical trunk lines are on poles along street rights -of -way. Electrical service appears to be adequate for any future development in the area. Some service lines in new developments have been placed underground. Whenever possible all new. service lines will�be placed underground, At the present time there are no underground electric distribution facilities in the Willow -Pine Area. The Board of Water and Light recommends that all new developments have underground distribution facilities. TELEPHONE Telephone service is provided by Michigan Bell Telephone. Service wires run along front property lines and are of the overhead variety. Services have been placed underground only in newer areas, and it is the policy of the telephone company to place service lines underground where possible. The capacity of the currently operating telephone facilities is expected to handle any anticipated growth demands in the area. • m • TRAFFIC AND CIRCULATION The transportation network, including bicycle, pedestrian and public transportation will be examined in -this section. • Streets The Willow -Pine Area located north of Lansing's downtown benefits from a logical street system with very few one-way streets. No major arterials that carry,, heavy volumes of traffic, such as Saginaw/Oakland and King/Logan, pass through the Willow -Pine Area. Instead these streets (together with the Grand River) are the boundaries of the neighborhood. Lesser volumes of traffic are carried by collector streets -throughout the area and provide access to business and industry (Willow Street, North and West Grand River, Capitol, and Washington Avenues). (See Map #12 and Chart #3) Streets are in a straight grid pattern either due north/south or east/west with no major diagonal or curving streets. Many of the north/south local streets end at or dead end at the Grand River. Several east/west local streets end at the School for the Blind or dead end at the Grand River. Dead end streets, while not ideal for public service vehicles, reduces through traffic in the neighborhood. A few one-way streets exist in the Willow -Pine Area (see Map #13). Oakland Avenue, a major arterial, carries traffic in a westerly direction only and is a companion street with Saginaw Street. Other streets that are one way due 'to extremely narrow widths include Edmore, North Chestnut, and Bluff Streets. Several streets ( Pine,. Walnut and Capitol) were returned to two way about 10 years ago because of the lower traffic volumes and residential neighborhoods north of Oakland. I 19 STREET CLASSIFICATION T $C^LE n FEET L.. MAP # 12 • • r ",FUNCTIONAL STREET CLASSIFICATION • =unction/lype Local Collector Minor Arterial Principal Arterials /Freeways Primarily serves abutting Serves to collect and disburse Services as a connector between Primarily serves through Irallic, land uses, least amount of traffic In and from local and principal arterials. Moderate carries major amount of through traffic, through•Irallic arterial streets. Equal empha- 'travel times and volumes, often form traffic, shortest travel lime. discouraged. sis on access to land uses and neighborhood boundaries. Some serves major activity centers. through traffic. Penetrates emphasis on providing access to Least emphasis on providing access neighborhoods. More traffic and abutting land uses. to abutting land uses. less travel time than on local streets. Expressway • serves irlerurban traffic. Primarily controlled access. Stale Residential Local Access Principal Collector Local Arteries Mello- Regional Arterials Classilicalion Industrial/Commercial Secondary Collector Area Arterials Stale -Wide Arterials o b Public Transit Bus routes discouraged Dial a ride of short bus routes Irttraurhan routes encouraged. Inter and intraurban bus routes Pedestrian paths provided allowed. Integrated bike paths. Separated bike paths and pedestrian encouraged Separated bike paths separately. Pedestrian paths separated. paths. and pedestrian paths. Volumes Less than 1.500 ADT 1.000 - 10,000ADT 8,000 - 20.000 ADT Greater than 15.000 AOT Spned Limits 25 m.p.h. 25.25 m.p.h. 25.45 m.p.h. 30.55 m p.h Width of 26-36 feel 30-40 leel 36.48 fret Greater than 40 feet Pavement Number of Two moving tane§; one in Two -three moving lanes; two Two-four moving lanes; two directional Three or more moving lanes. -two Moving Lanes either direction directional or one way or ohe way. directional or one way. Parking Generally allowed on Parking allowed on one side it Prohibitod except where required by Prchit itf1d r xccut v:ru re inquired it Existing both sides unless a the pavement width is 20.35 feet. abutting land use. by a tt:n.ling use. and whrrc woul9 not encroach on rrKwing Streets hazardous traffic Parking allowed on both sides it lanes. situation has been the pavement width is 36 reel or Identified. wider. New Streets Same Parking allowed on one side if Prohibited Prohibited the pavement w7111r is 32-39 feet Pinking allnwcd on brill, sides if the pavement width is 40 feel or wider. Lighting Low profile -.on telephone pole Low pruhlo-•on tole- I ow or hk1h prolile (type of Iligh profile (type of fixture or individual stanchion lot phone pole or individual fixture optional). optional) residential streets (type of stanchion (type of lixtuto fixture optional). High profile optional). lot commercial collectors. ROW Width 50' 10 60' 60' to 80' 80' to 120' 90' to 2QO* CHART #3 . Traffic Volumes Any major transportation routes servicing the Willow -Pine Area are located at its periphery. These principal arterials include the Saginaw/Oakland one-way pair which function as state trunklines and are major east/west links for the city with respect to regional transportation. Traffic volume along Oakland Avenue, is estimated at 22,000 vehicles per day. M.L. King Blvd/Logan Street is also a principal arterial which carries an average volume of 13,600 vehicles per day (counted north of Willow) to around 18,000 vehicles per. day between Oakland and Willow. Willow Street traffic volumes range from 9,000 to 11,400 vehicles per day. Grand River Avenue carries around 8300 to 9000 vehicles per day within the Willow -Pine Area. (See Map #14) Parking Most parking of vehicles is done on site at each of the particular businesses and properties in this area with a few exceptions. Off- street parking lots exist along North Washington Avenue to accommodate commercial businesses in the Washington and Grand River Avenue area. Most of these are private lots; one is a city lot along the east side of Washington Avenue. Some metered on -street parking exists in this area. A gravel lot, owned by the State of Michigan, west end of Maple*Street south of the School parking lots exist at the Willow Shopping Consumers Power Company. Truck Routes is located along the for the Blind. Large Center and at the Truck routes in the area, shown on Map #15,.are divided into two categories. "All Weather Routes" and "Spring Load Restriction Routes". Spring load restriction routes within the Willow -Pine Area include Grand Diver Avenue and Willow Streets. Otherwise, truck routes are found along the periphery of the area which are the all-weather routes, Oakland Avenue and King/Logan Blvd. When Spring load restrictions are in effect, the maximum axle loads allowable on all city streets, except those designated as all- weather truck routes, shall be 35% less than the normal loading maximums specified in the ordinance. The primary purpose of such a network is to control intra-city through traffic and eliminate use of residential streets for cross-town truck travel. The traffic code and truck route network does not prevent trucks from traveling on non -truck route streets if they have a pickup or delivery point in the immediate area and this destination can only be reached by travel on such streets. The same applies in regard to truck travel to and from the truck terminal or place of business. It does, however, require that trucks use the shortest route from the truck route network..to the destination, City code also prohibits any vehicle from being driven over or across the curb of any street. • 20 L One Way Streets X. 0 D wnt0'wn Lansing ......... ... .5 ........... ..... I Dt;< .lN:: u?;` WILLOW -PINE AREA Z. }:fi: a 0 0 �_ OAF GROW COURT ❑ to I HAW :J � � SA NAW D5D L LAPIlt Z tl ]G coat[ 50 vt J3 D D a DD D $"TAWAS$[[ SMAWASM rin IONIA IONIA OTTAWA OIIAwA CTY^wA tr. CAPITOL ..CMIGAN $,.,g ow -cm com, COMPLEX ALLMAN ALLIGAN 0 civic- a �t _ CENTER_ WASHIINAW .119;1111111 WASHIMAW -40.4- KAtAMAZOO STATE L I_• - oDDD �. ta"Awat MIAMI 7� Z F "IMI)ALI — MUSDAII aDD�D©.D©o: ST. JOINI'm St. xnI MAIN ONMEMb.. AMlm WIILIA. OILS Otalmoll .. H CITE'* HHALLI i I I I— I I - L_ F IE] El L 11 z q. cc. MICHIGAN rt"17L)T WILLOW -PINE AREA RELATIONSHIP TO DOWNTOWN STREETS PARKING GARAGES • 13,600 (89) uu GREENWOOD C•q CYPRESS O Fq OUEEN x COSUMERS POWER w = w O 0 CROSS w ! ONTARIO w RE > o w � O x C O = u 12,100 y 10,800 ANT 11,400 c� o (89) = W Y (89) (89) z 9,900 = 9,0000 WILLOW (89) (89)•s 8,300 �(,00017,000 (89) 89) (89) W. GRAND - MICH SCHOOL FOR THE BLIND GLENN J MAPLE • w� BROOK y KILBORN 0 DALEFORD = f- w❑ y 2 � x = p BLUFF = _ < W = y f a u 3 y V 3 O0 G 2 U 17,800 Z < U y OAKLAND (89) a u 3 1 � 1r1 22,400 21,400 �i — (87,MDOT) (87,MDOT) TRAFFIC VOLUMES /�AN WILLOW -PINE AREA MAP # 14 Truck Routes CRY OF LANSING, MICHIGAN ALL WEATHER ROUTES ---• SPRING LOAD RESTRICTIONS ROUTES �•�• LANSING CITY LIMITS MAP #15 Public Transportation • Public transportation in Lansing is generally provided by the Capital Area Transportation Authority (CATA) system, which operates buses in the metropolitan area. Two routes (#3 and #14) extend into the Willow -Pine Area with one other route servicing the' periphery (#4). Map #16 shows the location of these routes. 3 21 • BUS ROUTES U • L MAP #16. HOUSING There are approximately 1050 residential structures in the Willow - Pine Area, several of which contain both nonresidential and residential use. These structures contain 1355 units. There are 812 single family structures, 186 duplexes and 28 multiple structures (3 or more units) in the area. Although some of these duplexes and multiple units were built originally as such, a large percentage are conversions. Of the 1048 structures in the area, 493 (47%) are owner occupied. The target area contains 224 single family unit structures, 96 two family, 22 units in 3-4 unit structures and 87'units in multiple family structures. Eleven structures are non- residential uses. Of the 429 residential units, 67% are rental units. Map #17 shows number of units per acre). A more detailed description Target Area is found in Appendix C. Office block and density (units per of housing in the Willow -Pine As shown on the existing land use map, (Map #10) most of the offices are located along Washington Avenue and Capitol Avenue. Many are associations representing various statewide organizations. Others are used by private professionals engaged in law_, medicine, real estate, etc. This area's proximity to the downtown core, -and rents comparatively lower than downtown continue to make this area attractive for a variety of offices. These once residential streets experienced conversion of homes to offices during the past 30 years. Some properties zoned for office continue to be used residentially: This is the case on East Kilborn Street. Office space can als? be found throughout the Willow -Pine Area in commercially zoned districts and in association with industrial/utility land use such as the Consumers Power Company and with institutional uses such as the Michigan School for the Blind. Names and addresses of business and stores is found in Appendix A. Commercial Commercial land use in the Willow -Pine Area is generally found along sections of the Grand River Avenue and in the Willow Plaza Shopping Center. A smaller convenience oriented shopping area is located across from the School for the Blind at Willow and Knollwood. A small convenience store is also located at Willow and North Chestnut. • The Willow Plaza Shopping Center is the main commercial area serving the immediate area. A neighborhood grocery store acts as the center's main attraction, with'smaller service establishments • drawing a smaller percentage of total business. Willow Plaza benefits from plenty of, convenient on -site parking and, since the 22 Ir • C �:ii C: I U_ r ZFV Kam' . 7' !(a r!T= 0 WILLOW/PINE AREA HOUSING UNITS PER BLOCK AND DENSITY �i�Ul-k�1�K�/UNrfy �2�� SOURCE: 1990 U.S. Census of Population and Housing NOTE: housing Units per Acre computed by using land area zoned or used for residential purposes. �a P 72136, 01 NAMr i I I e' U� i a-L. r L9 A la- �L 10 1 *101276 W/2 5-b! i '.1 C3c w, ;1L 74 124 IrN r5" F 0. 1111AP #17 closing of the Kroger grocery store further to the north, business • has increased at this center. The small owner occupied groceries at both the other locations along Willow have inadequate parking and serve residents in the immediate neighborhood, many of whom walk to the store. Industry Much of the industrially zoned and developed land throughout Lansing is found along railroads and sometimes adjacent to a river. The only property zoned industrially in the Willow Pine area is Consumers Power Company located at 532 West Willow, extending north to the Grand River. A large percentage of the property is used for storage of service vehicles and materials used in maintenance operations; however, a large truck fleet operates from this site. • 23 • COMMUNITY FACILITIES Park land, schools, churches and other private, public and quasi - public facilities are covered in this section. Around 20% of land within the Willow -Pine Area is dedicated to such use. Community facilities are generally considered to be assets to an area and "good neighbors" to its residents. Map #18 identified the location of community facilities for the neighborhood. Educational Institutions The largest facility, centrally located within the area, is the Michigan School for the Blind.* Bounded by Willow, Pine, Maple and Princeton, this facility sits on 29 acres and has an enrollment of 65 students and a staff of,100. Enrollment for this K-12 school has been stable in recent years. School administration has indicated that no plans exist to expand the facility. The school provides education and training for multiply handicapped children and adults who are transported to the school daily. Limited dormitory space is provided on the site. Staff parking is provided to the south and detracts from the residential character and stability. The School property includes a Department of Corrections training facility at the southeast area of the site.. The gravel parking lot along Maple Street, south of the School, is also used by the Department of Corrections. The School for the Blind property includes the "Educational Child Care Center" which offers child care to State of Michigan employees and to others, as space permits. Ages of children served range from infants to 7 years old. Willow and Walnut Schools provide educational facilities for students from Kindergarten through the sixth grade. A recommendation was made to close the Walnut Elementary School due to alleged declining jenrollment. Neighborhood residents, however, opposed such a proposal and rallied together to keep.the school open. Today; Walnut Elementary School has a stable enrollment of around-285-students. The school is located on two acres of land surrounded by, -residential area. Neighborhood residents use the school for _recreational activities, such as basketball and volleyball. The school also houses 114-H" and Extension Service offices and provides a conference room available for meetings of various organizations and groups. The neighborhood surrounding Walnut appears more stable today which may be attributed to the continuing operations at the school. The site is limited for outdoor recreation. The Willow Elementary School has experienced overcrowding in recent years; as a result, school district boundaries were changed to redistribute some children to the Cumberland School and some to Gier Park School. Enrollment had been 556Lat the beginning of last school year (1990). The school is located on a 5 acre parcel. • Neighborhood residents often play softball and basketball on the outdoor court space or occasionally play indoors after regular 24 school hours and during the summer. Churches Churches have often been the focal point or anchor to neighborhoods in a similar fashion schools are. In addition to religious service, the church is often looked to by neighborhood residents for a variety of purposes, such as community meeting space, open space/recreational space, day care services,, and shared parking arrangements. Two large churches are located in the Willow=Pine Area: the Emmanuel First Lutheran Church on Capitol Avenue and the North Presbyterian Church on West Grand River Avenue. A smaller church, the St. Matthew A.M.E. Church, is located on West Maple and Pine Street. The Emanuel First Lutheran Church, at 1001 North Capitol, established in 1855, sits on 1.6 acres of land. While the size of their congregation has been fairly consistent at 1300 members, the school program has been expanding. Enrollment is expected to go beyond 100 children by around 1992. The Church has indicated an interest'inadding one lot to their site from the north along Capitol Avenue to - accommodate "an addition to the church. The addition would include a six room school and gymnasium. A day care facility is also located on church property. Neighborhood children use the church's outdoor basketball court, and other groups have used the church facility for meeting space. The North Presbyterian Church is the second largest church in the area. Located on commercially zoned land at the northwest corner of Grand River Avenue and Washington Avenue, the church serves a congregation of 300. The "Small Folks Development" Day Care Center is located in the church and enrolls up to 70 children. The church was first established in 1863 and is on the Federal, State, and County registers as Y historic structure. The Saint Matthew African Methodist Episcopal (A.M.E.) Church, located at the northeast corner of Maple and Pine Street, sits -on a 9,900 square foot site. The church has a'relativelysmall- congregation. Worshippers usually seek parking along the streets due to lack of on -site parking. Community Centers r1 U No community centers exist within the Willow -Pine Area. However, the center closest to the area is the Turner -Dodge Mansion north of the river. A direct link to this facility will be made with the extension of the River Trail along the east bank of the Grand River and a pedestrian bridge crossing the river near the north end of Knollwood Avenue. The Turner -Dodge Mansion offers history and arts oriented activities and is managed by the City's Parks and • Recreation Department. 25 ro o � e � L a - PB rw 0 WILLOWc 10249c ELEMENTARY na x :�!�u MICHIGAN SCHOOL FOR THE BLIND k -�� L PROPOSED EXPANSION OF RIVERFRONT PARK AND TRAIL PEDESTRIAN BRIDGE TO SPAN THE GRAND RIVER P L_0- • ' Up IIQ Imo" � � YY` COMSTOCK PARK t� —� ®.� hs t STATE OWNED, CITYLEASED DI 99—:12--l'i BEEF. r— EDMORE WILLOW -PINE AREA COMMUNITY FACILITIES M CHURCHES SCHOOLS DIETRICK PARK °°O NURSING HOMES COMMUNITY CENTERS DODGE PARK AND DODGE MANSION PARKS ° SERVICE RELATED g T PD I I CAPITOL AREA COMMUNITY SERVICES 101-107 E. WILLOW PROPOSED EXPANSION OF RIVERFRONT PARK AND TRAIL rNORTH PRESBYTERIAN CHURCH��}'T,jP ST. MATTHEW A.M.E.CHURCH; k 108 W. GRAND RIVER I 522 W. MAPLE B "E�� - �-.,> ;, �� • • BURCHARD PARK AND - ( I BRENKE FISH LADDER :NTARY -�? EMANUEL FIRST LUTHERAN CHURCH , a T �c SCHOOL AND DAY CARE �� `fir ��' ' � ' •f I - L s� MAP #18 Parks • The Willow -Pine Area has three parks: Comstock Park, Edmore Park and Burchard Park (along the west side of the river). The extension of the River Trail into this area may also be included as additional park land in the future. Comstock Park, located south of the School for the Blind and bounded by Princeton, Daleford and State Street is an 8 acre parcel owned by the State of Michigan and leased by the City of Lansing. This park features a standard league ball diamond, tennis courts, a basketball court, play equipment and a sledding hill. The concession stand is owned by the City of Lansing. Limited off- street parking is available along Daleford. The park is an excellent play space for the neighborhood. Edmore Park is a small unimproved neighborhood park, less than a half acre in size, located between Edmore Street and the Grand River. It features a basketball court and limited play equipment. West Burchard Park, located at the east end of Maple Street at the Grand River, is approximately .7 acre in size. This passive park has -benches which provides an interesting overlook to the dam and fish ladder on the opposite side of the river. The Riverfront Park, completed around 15 years ago in the downtown Lansing area was part of the "Plan for the Development of Lansing's Waterfront Since that time, land has been acquired along sections of the Grand River, the Red Cedar River and the Sycamore Creek to provide a continuous unobstructed nonmotorized route for pedestrians, joggers and bicyclists. This network of asphalt and wooden pathways .may serve to link the Willow -Pine Area with numerous recreational, cultural, commercial and residential areas of the City. The River Trail, once completed, will connect Lansing to Michigan State University and to Delta Township. According to the Parks and Recreajcion Department, the Riverfront Park Trail is expected to be extended through the Willow -Pine Area in the next 5_ to 10 years. Map #19 shows the location of the Riverfront Park Trail and the significant cultural attractions along the trail. Other Institutional Uses: Loaves and --Fishes Located at the northwest corner of Oakland Avenue and North Sycamore, Loaves and Fishes provides overnight shelter for six homeless individuals. It is staffed by four people. By using a typical residential structure, the use blends into the neighborhood fabric. Capital Area Communitv Services Located at 101 East Willow Street, Capital Area Community Services, • Inc., is a community action agency serving Ingham, Eaton, Clinton 26 lil:ici LAND FOR ACQUISITION LEGEND - EXISTING DIKING/DIKING TRAIL UNDER CONTRACT FOR DEVELOPMENT PLANNING AND EASEMENTS REQUIRED LANSING RIVER TRAIL MAP #19 LN and Shiawassee Counties. It has been in operation since November of 1964. Services provided include: the Commodity Foods Program, Preschool Programs, Weatherization, Neighborhood Youth Corps, Senior Outreach and Transportation,. the Emergency' Homeless, Program and Targeted Fuel Assistance. There is a considerable amount of pedestrian traffic to this building by volunteer staff and clients. The large vehicle fleet is stored on site and detracts from the residential character of the property. There is no screening and landscaping for buffering the use and appearance from neighbors. Maintenance of the site is marginal. Willow Manor Established in 1920 by the County Federation of Women's Clubs, this non-profit State licensed facility located at 510 W. Willow, serves as a room and boarding house with 48 rooms. It is accepted as an institutional use of long standing in the neighborhood framework and is well maintained. 3 4 27 ENVIRONMENT Topography Topography ranges from 'flat overall to gently rolling in the northwest section of the Willow -Pine Area. Low elevations along the south side of the river places many of the properties in the 100 year flood plain. Topography is not a major factor in any environmental considerations except as it relates to property in the flood plain. Soils Area soil is characterized as well drained with a loamy surface layer over clay loam or sandy city loam. They are rated from fair to poor in their beaming capacity and are subject to subsurface frost heave. These characteristics are important to the potential future construction in the area as indicators of the "buildability" of the land and what measures would have to be employed in order to mitigate most or all negative soil conditions. Being a fully developed area, the soil is all disturbed urban soil. Vegetation Vegetation in the area is typical of the average urban setting. Mature shade trees along many of the streets are an important element of the physical attractiveness of the area and are valuable assets which should be retained and enhanced. The Dutch Elm disease of the 1960's have led to removal of many trees, some of which have been replaced. Stretches of street parkways still remain void of trees. Wildlife Wildlife found in the area are primarily those common to urban, residential areas such as squirrels, rabbits, etc. No substantial changes in their habitats are expected. Air; Water and Noise Pollution The Air Pollution Control Division of the Department of Natural Resources has indicated that Lansing's general air quality meets or exceeds national standards. A similar situation exists concerning water quality in the Grand River. Measurement of the major elements of water pollution indicate that the Grand River is relatively clean and meets the recommended standards. • Noise pollution seems to be a relatively minor problem in the Willow -Pine Area except in some places near commercial and industrial areas and along major traffic corridors, such as Oakland m Avenue and King/Logan Boulevard. Generally, there are no adverse producing factors in the area which would alter environmental conditions. NEIGHBORHOOD SOCIAL ENVIRONMENT The Willow -Pine Neighborhood has high incidence of rental properties. The area in recent years has experienced a number of drug raids at the rental properties. Residents have expressed concern over the social climate for raising a family. The housing is good and unique, however, changes in tenancy make the neighborhood livability questionable. A combined effort between residents and local police are attempting to reclaim the neighborhood as a safe and pleasant place to live. For example, several blocks were barricaded to discourage drug trafficking in late 1989 near Pine Street and Oakland Avenue. Since that time neighborhood watch groups have been established in the area, once barricaded, to keep an eye on criminal activity and to get people to better know their *neighbors. In the Spring of 1992, a community policing officer was assigned to the area bounded by Willow, Saginaw, Sycamore and Walnut to actively work with the residents on strategies to combat crime in the area. ' His office is in the Walnut Street School. 7 29 ASSETS, PROBLEMS AND STRATEGIES • ASSETS, PROBLEMS AND STRATEGIES - Is The background material has been used by the committee and staff to help identify assets and -problems that exist within the Willow -Pine Area. This section is divided into seven functional areas that address: Housing, Circulation, Economic Development, Community Facilities, Public Services, Environment and Land Use. These areas have been reviewed to determine what assets should be maintained and enhanced and what problems should be reduced or eliminated. Both long and short-term strategies have been recommended to address assets and problems to achieve the overall' goals and objectives as identified to stabilize and improve the Willow -Pine Area. Some strategies require additional study but are important, to implement to achieve permanent solutions to identified problems. M • HOUSING Since residential property covers 62% of the Willow -Pine Area, it is vital that effective strategies be designed to address housing problems that will lead to the overall improvement of the area. A primary goal of the Willow -Pine Area Committee is to ensure that safe, decent, and sanitary housing is provided to its residents who are diverse in terms of ages, incomes, family size, and racial/ethnic backgrounds. The Committee also emphasized the importance of making housing affordable 'to its residents, avoiding displacement of its people whenever possible, and increasing the percentage of home ownership in the area. The following assets and problems were identified by neighborhood residents and various City departments. Recommended strategies are generally geared to programs that will stabilize and then improve housing conditions. HOUSING ASSETS Several assets were identified by Willow -Pine Area residents, property owners and Planning staff regarding housing. 1. Convenient Location. Business, shopping, employment, schools, and community facilities are all in close proximity to residents. Downtown Lansing and Lansing Community College, in particular, are within walking distances for many people. Proximity to major arterials add to the convenience for travel to malls, freeways and significant shopping areas. 2. Cost of Housing. Homes generally tend to be reasonably priced compared to the rest of the City. The average assessments tend -to be lower than average, -assessments City wide. 3. Sense of "Heritlge". Streets lined with mature trees add character and a sense of heritage and stability to this area. Closeness to North Lansing where Lansing was founded adds to the character of the neighborhood. Natural topography, trees and other features of the land should be incorporated into future residential development plans to insure urban design characteristics are maintained in the neighborhood. Much of the street lighting in, residential areas lack residential character. The fixtures are often mounted too high to light the.sidewalks and mature trees block illumination the street and front yard areas. Use of modern style fixtures detracts from the period or character styling of the area's architecture. Incandescent fixtures are more pedestrian in scale. but . are often too dim for effective lighting. 31 Strategy • Replace the street lighting in residential areas with pedestrian scale lights, which better reflect the character of the neighborhood and light the pedestrian areas of the street scape. As the existing lighting is replaced, a lantern style lamp and lamp post could be installed. Upgrade the light intensity in existing lights. 4. Varied Style and Architecture. Many "turn -of -the - century" homes are found throughout the area. Several are in the Southeast Willow -Pine Area located along -North Washington, Capitol and Seymour Streets. Homes are consistently old and similar in scale, yet full of variety. These houses are characteristic of Midwestern Urban Centers and reflect on Lansing heritage. Measures must be taken to help preserve those qualities which are architecturally or historically significant. Areas should be recommended for preservation and protection that'are significant to the cultural, social, economic, and architectural heritage of the area. Strategy Designation of an historic district could be done after a public hearing and approval by 60 percent of affected property owners. Designation by the Commission entitles the owners of income -producing properties to a maximum of 25% tax credit for rehabilitation as well as accelerated depreciation: Such historic designations tend to stabilize and improve property values, preserve neighborhoods, strengthen the local economies, and foster civic pride. HOUSING PROBLEMS Problem #1: High Percentage of Rental Properties. The Willow -Pine Area has undergone transition throughout the years from a predominance of home ownership to an area with a high percentage of non -owner occupied housing. This is not in itself a problem. However, absentee owners often do a minimum amount 'of maintenance, allowing the condition of their buildings to deteriorate to a point where they start to have a detrimental effect upon surrounding properties and decline in value and desirability. Homeowners generally take better care of their properties and offer greater stability to neighborhoods. • 32 • Strategy #1: Planning staff, the Greater Lansing Board of Realtors, and a neighborhood organization should work together to make information available to tenants and property owners on ways to enable tenants to buy their homes. Work with local banks to generate target area mortgages and loans for reinvesting into the neighborhood. Strategy #2: Promote the Willow -Pine Neighborhood as a good place to buy a home. A brochure could be designed and made available at real estate open houses to promote the areas schools, churches,.parks, stores, etc. Problem #2: Housing Maintenance and Repair. The. age of residential structures in the area generally range from 70-100 years. Generally, the older the neighborhood, the greater the likelihood of deterioration and higher absentee ownership. Dilapidated housing, more specifically, may result from a variety of reasons, such as the owner's lack of reinvestment or financial resources, physical inability of the owner or tenant to* maintain the property, speculation on redevelopment to a different use other than residential°, or simply the owner's negligence on the upkeep of a property (seeking revenues with no repair or maintenance. Some structures, originally built as single and two family homes, in..high density residential zoning district have been converted several times for multiple -dwelling units. This has often lead to the overuse of a structure, thereby speeding up the deterioration process. Two types of strategies can be applied to housing in need }of maintenance and repair or having structural deficiencies. Rehabilitation strategies apply primarily to structures when it is economically feasible. A strategy of redevelopment would focus on units or areas where at least selective clearance of blighted structures are recommended. Strategy #1: Encourage maintenance and repair by utilizing federal, state and local funding programs, Provide information on low interest loan programs. Distribute an information packet to property owners, real estate companies/agents, the neighborhood organization, and other interested parties about public and private programs that provide low interest loan money for housing rehabilitation. Include information on ways to improve housing without tax penalties. Available housing rehab programs, listed and briefly described at the end of this document, include: Weatherization, Rental Rehabilitation, Home Improvement/Neighborhood Improvement Program, and the new • federal initiative - the Comprehensive Housing Affordability Strategy (CHAS). 33, Strategy #2: Encourage maintenance and repair through • landlord incentive programs for tenant self help. Provide financial and technical assistance to landlords to establish budgets so that a profit can be realized after taxes and expenses. Strategy #3: Set up volunteer efforts to assist low income, elderly and physically impaired home owners in the maintenance and repair of their homes. Continue to work with the Neighborhood Council to select eligible homes for the annual Neighborhood Paint Blitz program. Also, identify local groups, organizations in or near the Willow -Pine Area interested in sponsoring a Paint Blitz effort in providing volunteers and/or financial support. Groups may include: A neighborhood organization, local businesses, real estate management companies, social service agencies, student groups, and PTA's. Identify other available resources to provide housing maintenance and repair on a volunteer or low cost basis, such as the "Job Banks Workers" from Buick -Oldsmobile -Cadillac (B.O.C.) Strategy #4: Create a revolving loan fund with local funds to assist homeowners who require help to rehabilitate or maintain their homes. Give assistance on personal management of homes. Strategy #5: Enforcement of the Housing and Zoning Code in the Willow -Pine Area: Educational Approach Continue to enforce these codes but before starting a targeted enforcement approach, make property owners and tenants aware of their respoysibilities in keeping their homes in good repair and appearance and yards free of debris, tall weeds, front yard parking, etc. Members of the neighborhood organization could be given training by City staff on the Housing and Zoning Codes, so they can make their neighbors aware of relevant ordinance requirements and consequent penalties if these requirements are not met. Strategy #6: Take Action on Code Violations: Intensive Approach Once a neighborhood organization is formed for the Willow Pine Area, it should work with the existing Neighborhood Watch groups, the City Code Compliance Officer, and the police officer covering the Willow -Pine Area to establish a program • of intensive enforcement of codes through a systematic approach. 34 • This approach would keep track of the number and type of code violations per property, identify them on a map, and provide a report to the neighborhood organization. A mapping and reporting on types of violations may be a good indicator of the "health" of the housing stock in particular areas. Strategy #7: Support the creation of a neighborhood maintenance organization to encourage rehabilitation and to supply "self-help" neighborhood assistance to those home owners financially and/or physically incapable of maintaining a structure. Such an organization could develop and fund a tool and skills bank, provide money for materials, and emphasize a "do -it yourself" approach. Strategy #8: Support the efforts of the Franklin Street Community Housing Cooperative toward rehabilitation and restoration of existing rental or dilapidated properties and obtaining low cost money to do housing rehabilitation in its geographic area, which is bounded by the Grand River on the east and north, Pine Street on the west and Oakland on the south. Help coordinate the activities of the Cooperative with other non-profit development corporations that may be interested in some aspect of housing rehabilitation in the Willow -Pine Area, such as Habitat for Humanity. Strategy'#9: Selectively acquire and remove blighted structures that are not economically feasible. -to rehabilitate. Prior to demolition, determine how the vacant land should be used to include whether it should be redeveloped, combined with another parcel, or be made into public green space or vehicular parking. Resident pool parking may be considered where on -site -parking on individual properties is in short supply. I Problem #3: Areas Too Densely Developed. The density of specific portions of the Willow -Pine Area is too high. Density is expressed as the number of dwelling units per acre (du/acre). The overall density is 6.4 units per acre. Density is as high as 134 d.u./acre (in one case 328 W. Grand River Avenue). Most two family and multiple dwellings were createdby converting single family homes. Minimum lot sizes were not required when many of these homes were originally built. An insufficient number of parking spaces o"n many of those lots has compounded the problem of overcrowding. Lot coverage by parking area and structure creates over utilization of sites and detracts from neighborhood character. Strategy #1: Systematic code compliance to identify and. • eliminate illegal conversions --and illegal overcrowding/ occupancy. 35 Strategy #2: Have properties strictly adhere to requirements of the zoning and housing ordinances on conversions, such as minimum room sizes, parking spaces, lot coverage ratio. Strategy #3: Intensify code enforcement processes with periodic follow-up and monitoring in the area to: a. Ticket front yard parking and make effective use of this ordinance to make sure proper, parking is provided. b. Cite violations of' trash and junk_ ordinance sections, and bill property owner if removed by the City. C. Enforce occupancy laws as Code. d. Strengthen building and better maintenance. established by the Zoning housing codes to require Strategy #4: Selectively remove blighted housing units where overcrowding is a problem to provide more open space and parking area where needed. Strategy #5: Use the City's housing rehabilitation programs as an incentive to help relieve overdevelopment. High densities may be reduced by granting loans to properties that come into compliance with acceptable densities (dwelling units per acre). Strategy #6: Request that City Council initiate the downzoning of areas that have large homes on small lots currently zoned "DM-3" and "DM-4" to the "C" Residential District. Some properties generally located between Seymour and Chestnut and Willow and Maple that could be downzoned are identified on Map #25. Problem #4 Junk and Trash. Several residential properties throughout the area have accumulations of junk and/or trash. This is visually, financially and physically a detriment to the neighborhood. As long as junk and debris are allowed to accumulate, it is more likely that housing conditions will worsen. Unused or inoperable vehicles, also, are prevalent in the backyards of many homes. Strategy #1: Provide for the stringent enforcement of junk and trash sections of the Zoning and Housing Codes. Specific periodic code enforcement programs should be designated for the Willow -Pine Area. Strategy #2: Develop beautification and clean-up campaigns to include: a. Volunteer help for trash removal b. Technical advice to residents on a volunteer basis 36 • c. Informational campaigns on the City's rules for trash removal. d. Legal basis to remove trash debris and automobiles and bill property owner relative to health, safety and aesthetics. Problem #5 Flood Plain Properties. Several homes lie within the Grand River 100 year flood plain. Such properties are legally considered nonconforming according to the zoning Ordinance. Improvements, reinvestment and additions to these properties are restricted. This sometimes inhibits rehabilitation of properties in such areas. Strategy #1: Consider the construction of storm water retention basins. To reduce basement flooding and promote better water quality, it, is necessary to consider alternatives that would replace or modify the existing combined sewer system found in most of the Willow -Pine Area. Proper storage and treatment of storm water effluents can best be accomplished. through either separation of the sanitary- and storm sewers or through use of storm water retention basins. It is recommended that the Public Service Department undertake a program to provide engineering input and cost estimates relative to construction of storm water retention basins in the Willow -Pine Area. Costs associated with storage facilities of this type may be much less than those associated with total separation of sewer systems. Strategy #2: The City could work with a neighborhood organization to make owners of property in the floodplain aware of improvements or alterations, that can be made to their property within the restrictions of the Floodplain Control Ordinance and determine whether or not any housing rehabi*tation loan or grant programs already exist or could be established to upgrade properties in the flood plain., Strategy #3:• Investigate the possibility of acquiring some of. the housing units located within the flood plain of the Grand River and relocate residents of those homes to other parts of the Willow -Pine Area. Redevelop the land for recreation or open space, particularly those parcels located, near or adjacent to the future River Trail extensions. Strategy #4: Vacant lots situated in the Grand River Flood Plain and adjacent or near the River Trail should be obtained by the City for open space related to the River Trail. Uses such as passive viewing, picnic, exercise or rest areas could be designed for use by the neighborhood River Trail users. An example of vacant •. lots would be at the north end of Lansing Avenue. 37 It is unlikely that these lots will be developed for new housing construction. City acquisition would help preserve the appearance of the lot and provide on -site maintenance. Problem #6 Conflicting Policies. There are public policies that contribute to the deterioration of the neighborhood. Such policies seem to counteract other policies of these same organizations to 'provide safe and sanitary housing. Examples of the counter- productive policies are: 1. Vendor -paid rents: This has been done many times for convenience but is sometimes a basis for landlords and tenants, through the -Department of Social Services to avoid accountability for the property. 2. HUD policies in selling homes: These homes are vacant for far too long a period of time and often vandalized. Strategy #1: Develop a State of Michigan/City of Lansing special committee to examine the vendor payment program. This task force should -attempt to determine effective ways of forcing landlord attention and tenant responsibility to property. One suggestion is to link vendor payments to code inspections. Strategy #2: Work with HUD to determine if there are any methods of utilizing community resources (such as urban homesteading) 'to streamline its process of selling a home. Strategy #3: Use the experience of organizations outlined above to determine what policies may be counter- productive and revise or eliminate them. Problem #7 Rehabilitation Inconsistent with a Structure's Existina Architecture. Also, conversion to nonresidential uses is not always in keeping with the architectural style of the area. Such improvement is often out of scale and/or character with the surrounding area.. Strategy #1: Initiate an educational• campaign on the historic background and the historic significance of the architecture of the Willow -Pine Area. Strategy #2: Designate areas to be considered as Historic Districts. Strategy #3: Encourage the adoption of an amendment to the Historic District Ordinance to allow for "Heritage Neighborhood" designations. Develop criteria and standards to investigate the possibility of designating areas as "Heritage Neighborhoods" in the Willow -Pine Area. m C is restore #4: Provide Historic Preservation Loan money to restore facades of historic structures. The City of Lansing through Community Development Block Grant money now offers a matching grant program as an incentive to protect, retain, and improve historically significant structures. Grants of $5,000 per structure for exterior improvements may be made to either residential or -non- residential properties. Problem #8 Vacant Housing. Housing, that is vacant and boarded up, has a negative visual, health, safety, and public welfare impact on neighborhoods. Such conditions -often erode the confidence residents and property owners may have in the future of their neighborhood. Prospective tenants and home buyers may become discouraged in renting or buying property in such areas. Strategy #1: Force owners of vacant, boarded up housing to bring their houses up to -code in a shorter period of time. Strategy #2: Work through the political structure to shorten the process for _foreclosure,' repossession, or demolition. Problem #9 Lack of a Formal Neighborhood Organization. The Willow -Pine Area lacks a formal neighborhood organization to represent itself in a coordinated fashion. The five Neighborhood Watch groups, covering approximately one third of the Willow -Pine Area are shown -on Map # 20. Such groups often advance neighborhood goals on matters other than crime prevention. The establishment of a formal neighborhood organization, however, could disseminate information, sponsor activities, and initiate programs such as annual clean-up campaigns, paint projects, landscaping programs, and block parties. A neighborhood group could also review and make. recommendations to the City regarding land use issues, such as rezoning and variance requests and code enforcement issues. The existing neighborhood watch groups in the Willow -Pine Area could still be a component of a formal neighborhood organization. The Franklin Street Cooperative is another, organization working within the Willow -Pine Area. The Cooperative was established in 1987, and worked with the City of Lansing *and the Consumers Professional Credit Union (formerly Consumers Power Credit Union) to relocate and rehabilitate two homes located on property where CPCU has located its new offices. The Cooperative's purposes include improving the neighborhood through the rehabilitation of residential properties within its boundaries, and providing quality, affordable housing. Since 1987, the Cooperative has worked with the City of Lansing; the Michigan State Housing Development Authority (MSHDA) and local financial institutions to acquire. and rehabilitate other • properties. The organization is becoming an active and viable facilitator and proponent of low and moderate income housing in the 39 Community. 0 Strategy #1: Form a unified overall Neighborhood Organization. Meet with existing organizations in the area to establish acceptable boundaries for a neighborhood organization. The Willow -Pine Area Committee recommends such boundaries coincide with the boundaries of the Willow -Pine Area. Consolidate the existing organizations under a single group, yet allow the smaller organization and watch groups to continue with their special interest. NOTE: An organization called the "Walnut Street Organization" was recently established at the time this document was being finalized and submitted to the Planning Board. Its boundaries coincide with the Walnut Street School boundaries. The community policing officer, recently established in the :area, has also initiated discussion of establishing a neighborhood association covering his policing district area. Any organization starting up will need to determine its areas of interest/responsibilities and is encouraged to coordinate with other existing groups in and around its area. 3 40 U EXISTING NEIGHBORHOOD ORGANIZATIONS FRANKLIN STREET COOP AREA NEIGHBORHOOD WATCH #101 "GRAND RIVER A" NEIGHBORHOOD WATCH #134 "NUT CRACKERS" • 44\ WILLOW -PINE STUDY AREA MAP # 20 • CIRCULATION AND PARKING Various forms of transportation, such as automobile, bus, bike and pedestrian, are analyzed in this section. Their affect on the area and its 'residents are examined in terms of street function, intersection design, on and off street parking,'and accessibility of public transportation. Assets and problems are identified, followed by recommended strategies. Map #21 provides an analysis of circulation.and parking for the area. Assets 1. Pleasing residential streets. The residential streets in the area are wide and tree -lined and are reasonably well maintained. In addition, the generally low traffic volumes help in maintaining a residential atmosphere. 2. Major streets are located at the borders of the area. These major streets are wide and straight, allowing good circulation around the neighborhood, keeping heavy traffic out of the neighborhood. 3. Three bus routes service the Willow -Pine Area. The route #3 "Willow -Lansing Mall" bus follows along Walnut, Willow, and Pine Streets. The #4 "Health Lab" bus the western periphery of the Willow -Pine neighborhood. The #14 "Airport" bus enters the Willow -Pine Area along North Capitol and North Washington Avenues. 4. Sidewalks exist along most streets in the Willow -Pine Area. This allows pedestrian movement on public property without conflict with motor vehicles. 5. The neighborhood's location is convenient to other areas, making it easily accessible to pedestrians. 3 Strategies - to preserve and enhance assets. 1. Continue to improve the condition and operations of major streets and intersections. a. Priority should be given to allowing more efficient traffic flow on the major street system to protect residential neighborhoods from excessive non local traffic volumes. Also, on those arterial streets to be improved, a balance between traffic flow and protecting land uses along them should be maintained. b. Improvements include resurfacing of major streets, as well as the placement of all forms of traffic controls (e.g., traffic islands and other • diverters, traffic lights and traffic signs). An efficient major street system reduces the need for motorists, especially those passing through Lansing 41 or commuting to work-, to develop "short-cuts' • through residential areas. 2. Limit the number of curb cuts along streets in commercial areas to improve traffic flow on the street, reduce internal traffic -conflicts and congestion in parking lots. Connect adjacent parking lots to reduce the need ' for individual curb cuts and to improve internal circulation within the parking lot. This could also be done in shared parking arrangements between businesses. 3. Encourage new development and redevelopment to maximize setbacks at intersections for improved sight distances. 4. Strongly support the enforcement of the existing landscape, screening and buffering ordinance for the protection of residential areas from off-street parking areas. Support any proposed revision to the landscape screening and buffering ordinance which will serve to enhance and strengthen the current ordinance. 5. Utilize a cooperative tree and landscape planting and replanting program along the public rights -of -way to improve their general appearance. Involve adjacent businesses and/or residents in the care and maintenance of the trees and in the City's Beautification Program that provides flowers 'for planting in public rights -of - way (between curb and sidewalk). Create a planting theme that would: - announce main entries into the Willow -Pine Area; - bring attention to certain focal points; and - unify design of a residential or commercial block(s). 6. Support Board of Water and Light's monitoring and replacement program to replace damaged street lights on a regular basis. 7. Continue to support bus travel by using various citywide promotional and informational campaigns. Neighborhood promotion campaigns sponsored by the Willow -Pine group could support more bus use. In addition, public and private incentives are: a. To encourage employers to -provide stipends for employees utilizing mass transit as an alternative to driving to work; b. To encourage business persons to offer traffic credits or rebates on purchases made to customers who have used the bus; and C. To develop park -and -ride programs for commuters. • Increased ridership would enable the transit 42 authority 'to justify expenditures for improved facilities, additional routes, increased service frequency, expanding hours of operation. In addition, especially in the area of service, CATA's board should: a. Assure that there are adequate opportunities for input by citizens, and b. Assure that the system continues to identify and be responsive to the needs of present and potential riders. 8. Encourage the separation of pedestrian and vehicular traffic by maintaining sidewalks in good repair and constructing sidewalks where needed. New sidewalks should link residential areas with nearby community facilities and places of business. This should include a monitoring, replacement and repair program for sidewalks. 9. Give consideration to bicycle travel in transportation planning. Traffic and Circulation Problems Traffic circulation problem in the Willow -Pine Area generally relate to'how the streets carry and circulate traffic. Concerns expressed by the residents include: volumes and speed of traffic, street names that change throughout the area (Grand River Avenue), confusing intersections, truck traffic through residential areas, and some residential streets that are very narrow. Other concerns relate to needed aesthetic improvements such as: hardsurfacing of gravel streets, alle-ys, and parking lots, provision of additional street trees, and landscape, screening and buffering of parking lots. Such improvements would create an immediate visual impact as well as improve the functioning of those streets and parking areas. Problem #1: Nonresidential traffic negatively impacts some adjacent residential areas. The highest traffic volumes occur at the periphery of the Willow - Pine Area, along Oakland Avenue and King Blvd./Logan Street. Most of the nonresidential traffic within the Willow -Pine area moves along Grand River Avenue, North Washington Avenue, Capitol Avenue and Willow Street. Some commercial or industrial uses, such as the Consumers Power Company at 532 Willow and Handy's Market, extend into or are adjacent to residential areas. These businesses pose • some parking and congestion problems for nearby areas. 43 Inadequate loading space associated with commercial and industrial 40 use often causes blockage of public streets and compounds congestion in the area. Strategy #1. Enforce the truck route ordinance. Strategy #2. Identify the generators of truck traffic within the Willow -Pine Area and look at alternative routes for trucks to reach these locations. Reasonable circuitous routes may also be considered. Strategy #3. Enforce ordinance prohibiting blockage of the public right-of-way due to loading or unloading activities. Work with businesses to create suitable loading/unloading areas out of the public right-of-way. Strategy #4. Designate specific hours when loading and unloading from the street is prohibited particularly during peak hours; 7:30-9:00 AM and 3:30-5:30 PM. Strategy #5. Develop a plan that would prohibit access into residential area from the Consumers Power storage yard and yet accommodate ingress/egress needs of Consumers Power's 300 trucks, large and small, that travel through this area on a daily basis. Problem #2: Some streets have traffic volume and speed problems. Streets identified as having excessively high traffic volumes include Willow Street, Pine and Walnut Streets. Strategy #1.. Consider possible installation of traffic diverters and street closings where problems warrant such action on streets interior to the Willow -Pine Area. Strategy #2. Eliminate parking lot access to residential streets. New parking lots should have access only to major or minor arterials. Both strategies must first have the endorsement of the neighborhood, then be evaluated by the Transportation Division staff and then taken before the Traffic Board. Problem #3: Problem, Intersections. There are intersections in the Willow -Pine Area where traffic conflicts have been identified due to improper design, signage or sight distance or due to large volumes of traffic. Map #21 identifies the following intersections as problem areas: Seymour/West Grand River/North Grand River, Willow/Knollwood and Willow/Christopher. The intersection of West Grand River Avenue and North Grand River Avenue needs to be simplified. Currently, North Grand River Avenue is designed to be a through street, but is confusing to traffic - moving along West Grand River Avenue and Seymour. • 44 DIRT ROAD TO BECOME LANSING RIVER TRAIL DEAD END STREETSol(ll b a - POINTS OF INGRESS/EGRESS RAVEL STREET FOR CONSUMER'S POWER `52 L' f - 111 Ill l ••-. � ,—� •, PROBLEM WITH TRUCKS ON RESIDENTIAL STREETS Ll _ G B , • mE3icr _ E CL DEAD END STREET p - 'g � � HEAVY MORNING +TRAFFICS �. G IAi<t9 t--' CONFU ING TRAFFIC LIGHT CONFUSING PARKING AND ° c CIRCULATION ARRANGEMENTR I Li v L ---- - - � UNIMPROVED PARKING. GRAVEL STREET 11t1111 fie- B UNIMPROVED PARKING rrrmn PARKING NEEDS IMPROVEMENT '"NI� —1 . � �_ •ao 6d• _ a PUBLIC ALLEYS �:-�°� Nu r y SOME NEED IMPROVEMENT ©. ., .'m�.:a _ GRAVEL ALLEY -41 LJV�•v"JGRAVEL ALLEY ,1r�� r—' 1r� rr--•ter--•11�r—•-+i WILLOW -PINE AREA GENERAL CIRCULATION AND PARKING ANALYSIS MAP .# 21 n PARKING NEEDS TO BE ENHANCED WITH LANDSCAPING FENCE IS DELAPIDATED CONFUSING PARKING d AND CIRCULATION El f•':::b!.�S b6oitt � IFIeK� in Alkl , 7KE r�E6Y STREET USRNING UNLOADING - HANDY'S II- cog; (I h pCO�NFUUSI J DEAD END STREET GRAND RIVER AVENU'. CONFUSING LABELIIIf END STREETS [ - :� 11 IN t6W e L AVEL STREET OAKLAND AVENUE: MAJOR ARTERIAL -HEAVY TRAFFIC VOLUMES, NOISE, FUMES, VIBRATIONS ,Strategy #1. Direct the Transportation Division to investigate ways to improve the Seymour/West and North. Grand River Avenue intersection, possibly with a four way stop, a traffic light, or using a diverter. The diverter would close Seymour to through traffic and channel Grand River Avenue traffic more directly around the neighborhood. ILLUSTRATION A. TRAFFIC DIVERTER AT SEYMOUR AND GRAND RIVER ❑ ❑ Use of Planter and Bollards to close access. Emergency (J _ vehicle access may ❑ ❑�❑? \ be maintained. Closure of Seymour Street at Kilborn along with changes to signal or signs at the Seymour/ Grand* River intersection may also solve the confusion and control non local traffic. 10 • C 45 • ILLUSTRATION B. STREET CLOSURE AT KILBORN STREET. Planter used to close street. Use of signs to alert motorists. Strategy #2. Direct the Transportation Division. to investigate ways to improve intersections along Willow Street at Knollwood and Christopher. Problem #4: Dead End Streets. Several streets dead end at the Grand River. Properties at the end of these streets are often used as turn arounds and also pose certain problems for public service vehicles. Strategy: Investigate the possibility of the City of Lansing of acquiring property at the end of these streets for the creation of cul-de-sacs or other turn arounds or connections with other nearby streets. Problem #5: Confusing Street Labeling. The labeling of some streets was identified as confusing, making it difficult for customers to find certain places of business. Grand River, for example, changes names and directions several .times. Cypress is also somewhat confusing since it changes locations near the • Consumers Power Company. 46 Grand River Avenue: The Planning Board considered the request of the North Lansing Community Association to rename Grand River Avenue from Pine Street east to Larch Street. The Association suggested it be renamed to Franklin Street - the name of the street as it appeared in the first Lansing city plat of 1847. Signatures were to be obtained on a petition of property owners, businesses and residents along the street in support of the street name change. This, to date, has not been done. (Also see illustration 'A' and 'B'). The street was named Franklin Street in the original incorporation of the City (1847) - then renamed to Grand River.Avenue in the 1930's by the State of Michigan to continue the Grand River name from Detroit to Grand Rapids (U.S. 16). Franklin Street, originally, the main street in North Lansing has been predominantly lined with commercial land uses. From Washington to Pine, however, is predominantly residential. Other street segments consequently. requiring renaming are shown on Map #22. These include fully extending Seymour Street northward, continuing the Grand River designation at Larch along the service drive (with Larch) along North Street, where it would then pick up with Grand River Avenue which continues out to the airport and beyond. The name of East Grand River would change to North Grand River at Larch Street. Inconvenience posed by changes in street names must be weighed against the advantages/disadvantages usually being the necessary changes in businesses' stationery, advertisements, etc. and unfamiliarity with the new street names. Advantages may include: Clarifying street names that now change from one section to another. This would be a more logical naming of streets. Returning the street to its original name, thereby re- establishing the identity of the area as Lansing's oldest and most historic business area. 3 Encourage and direct truck traffic to follow Lansing's truck routes that can better accommodate. heavier truck loads. Currently, that portion of Grand River Avenue located within the Willow -Pine Area is a "Spring Load Restriction Route", rather than an "All Weather Route". Strategy #1. Encourage business and property owners along Grand River Avenue in the Willow -Pine Area to work with the North Lansing Community Association to obtain needed signatures on a petition. Strategy #2. Once support is demonstrated, request that City Council hold a public hearing. Strategy U . Consider .having new street signs erected reflecting historic character of Franklin Street, and new signs to identify the extension of Seymour to Grand River • Avenue. 47 N) N) DELTA IW *****9e Existing Grand River Ave. Proposed Grand River Ave. Existing Seymour St POS'STBLE STREET RENAMING Proposed Seymour St. extension OUTES Cypress Street: Cypress Street is a segmented street which is • unimproved and is not essential for circulation in the area. See Map #23. Strategy #1. Consider the vacation of the segment of Cypress Street (between Knollwood and Christopher). This would add additional land (1/2 of the right-of-way) to Consumers Power for landscape, screening and buffering and 1/2 to the property at 1447 Christopher Street and 1448 Knollwood Avenue. Strategy #2. Construct a cul-de-sac or turn around at the north end of Christopher Street. Problem #6: Street identification and traffic signs. These are often damaged or destroyed by snow plows or other vehicles are not promptly replaced. House numbers, required by City Code, are not displayed properly on many homes. Residents consider neglect of signage a threat to safety and a general source of confusion to all motorists. The City Code requiring house numbers is not systematically enforced. Strategy #1. Place responsibility for active enforcement of the City Ordinance requiring prominent display of street address numbers with a municipal department where ordinary daily activities includes routine patrol or inspection of residential sections of the City. It is suggested that this responsibility be given jointly to the Building/Safety and Planning Divisions in connection with other inspections and/or enforcement activities they presently undertake. Since most citizens are unaware that ,such an ordinance or requirement exists, initial code enforcement efforts should include a friendly warning or "first contact" notice informing residents of the nature of the violation and actions they should take to remedy the situation. Strategy #2. Develop a systematic program of sign replacement ..that will serve to more quickly discover and replace damaged or missing signs. M Strategy #3. A Neighborhood Organization could help identify properties with missing address numbers. It could provide them as a fund raiser which could be standardized for the area. U U ts3o - Fj3o _ ISIb l5t5 rr�� t5u Q - rsz Q © - r5r9 15rb rLZJ_ r5r3 f r2 _ r61 r50g - .B e 1 � CYPRE J . LII�e-o-l� L3 u L Y L3 iT n lu ww Q ri r rvt POSSIBLE STREET VACATION a„m Q=4 L 1 U 1 rCONSUMERS His o rort xrl� i POWER Wl _ f4ll •`� farg _ -yr9 COMPANY fur rYtG `- •�� f4lD ❑ fYr l _ ly0 - fr:: fSVl r4D7 _4 _,�---Yc9 1 53z CROSS - .CYPRESS STREET: RECOMMENDED STREET VACATION • MAP #23 Strategies to Address Residential and Nonresidential Parking and • Circulation Problems Problem #7: Insufficient off-street parking. Some businesses and churches, lack sufficient off-street parking. This is evidenced by the number of automobiles parked on the street at various times of the day and night. Vehicles are often found illegally parked across sidewalks at residences blocking pedestrian access. Strategy #1. Develop additional off-street parking areas for businesses and churches. Explore ways to get into shared, parking arrangements with the private sector to enhance maintenance and snow removal. Vacant sites on a block could be paved and used as'a neighborhood parking area. Proper lighting and security should be maintained to protect vehicles from vandalism. This ' concept has practical application in older neighborhoods where inadequate parking space is a chronic problem. A neighborhood watch group could assist by keeping an eye on these common parking areas. Public financing for this strategy is not immediately available. Most funding will have to be provided by the affected business people supplemented perhaps - by Community Development funds. Sidewalks could be then added along those streets that currently do not have them. Problem #8: Overdevelopment of Lots and Insufficient Parking. There have been many conversions of homes in the neighborhood for multiple family residential use. This has resulted in the overloading of'small lots with inadequate yard areas to support on site parking and landscape. This was done prior to the implementation of )a Zoning Ordinance that addressed the relationship between density (units/acre) and parking directly enacted in April of 1983. Some areas could be downzoned to 'C' Residential -(a two family residential zoning district) from the multiple family residential zoning districts. This will help prevent further increases in housing density in the area. The problem, therefore, relates to those buildings that were converted prior to the enactment of current regulations. These buildings will have to be examined on a case -by -case basis. The strategies outlined below are, therefore, general and all may not apply to individual cases. Strategy #1. City must impose limitations on the reconstruction of structures in the area. Uses having "non- conforming" status will be subjected to careful scrutiny. Code enforcement of a general nature and the building permit process will be used to bring these buildings closer to • conforming status. In addition, these tools will be used to help prevent further increases in density. 49 - A concentrated effort in registering rental properties and bringing them into compliance with local codes will help to correct illegal conversions by reducing -the number of units per structure, thereby reducing parking demand and congestion. Strategy #2. Where possible, all on -site parking areas should be located in rear yards. However, given the size of most of the properties in the Willow -Pine Area, attempts should be made to prevent conversion of open space areas for parking. Any allowances to be made should be done through the Board of Zoning Appeals on a case -by- case basis. Strategy #3. The use of front yard areas for parking is prohibited by ordinance and should be strictly enforced. This would also promote use and improvement in rear yard parking, and regulating the number of apartments in a structure. Problem #9: Joint Driveways. There are many joint. driveway situations in the Willow -Pine Area. They were designed this way prior to the proliferation of automobiles. If the area were completely single family and one auto per household were the norm, there probably would be no problem. The Willow -Pine Area, however, has a substantial number ofmultiple-family residences and there are few households that have only one automobile. In these situations, joint drives are inadequate. It should be noted that joint driveway conflicts are a matter' that the property owners must ultimately settle. The City of Lansing has no jurisdiction in these matters. Usually the joint driveway is a matter written into the deed for adjacent properties with mutual easements. The parties involved are obligated to maintain the easement requirements. The ultimate solutions to the problem are either good citizenship or civil action through the courts. The following strategies could ease the problem: Strategies 1. Utilize the City's power to impose limitations on the reconstruction of structures in the Area (see housing strategies). 2. Where possible, allow the development of separate driveways for those properties with joint driveways.. 3. Parking required by ordinance should be provided in rear yard areas. This will provide an alternative to parking in the driveway. 4. All substandard garages should be removed when rehabilitation is not feasible. • Problem #10: Narrow .Streets. The Edmore Park area is a residential area with small and narrow lots that lack space for adequate on site parking and extremely narrow street,. 50 Strategy #1. Investigate the feasibility of providing centralized parking areas where needed. Some vacant land is located across from Edmore Park, in the floodplain. The best use of this property may be for a well landscaped centralized parking lot. Strategy #2. Allow on -street alternate side parking from 2:00 AM to 5:00 AM for residents in specified problem areas. Problem #11: On -street Parking by Commuters. Some commuters to Lansing Community College spill over into the Willow -Pine Area, by parking on streets north of Oakland Avenue. Some students will continue to park on residential streets within walking distance to the College despite adequate public parking in the downtown area. Strategy #1. Determine origin of commuters parking in the Willow -Pine Area and develop a program to encourage their use of L.C.C. and City parking facilities. Strategy #2. Those parking in the Willow -Pine Area living on CATA lines could be provided incentives for using public transportation. Public and Nonmotorized Transportation Problems Problem #12: Bus Service and Shelter. Bus service is now more frequent to the area. However, additional evening and weekend bus service is needed. Very few bus stops have shelters to protect waiting patrons. Strategy #1. Promote increased bus use. Strategy #2. Encourage businesses to give employees incentives to take the bus. Strategy #3. Install bus shelters in the area. The following are possible locations: Elderly Instruments "at 1100 N. Washington Avenue Willow Manor at 510 Willow North Presbyterian Church Capitol, south of -Grand River - Walnut Street School (at Kilborn) - Michigan School for the Blind (on Willow) Problem.#13: Bike Routes. Bicycle routes are no longer designated in the City. The proximity of this predominantly residential area to downtown Lansing and other attractions place it within a "comfortable" biking distance. Direct routes to major activity centers are needed. • 51 • • Strategy #1. Determine what linkages could be made between various activity centers, such as businesses, schools, parks, the Turner -Dodge Mansion, and'the River Trail. Problem #14: Bicycle Storage/Parking. There is a lack of secure bicycle storage and parking facilities in the Willow -Pine Area. Strategy #1. Require good quality bicycle storage areas at all municipal buildings, community facilities, parks and commercial areas. Strategy #2. Amend the Zoning Ordinance to require the provision of bike storage facilities at new retail and office buildings. Problem #15: Lack'of to Bicyclists and The laws, thereby creating unaware of the rights Awareness Regarding Traffic Laws Pertai it Rights: Some bicyclists ignore tra a hazardous situation and some motorists of bicyclists. tic are Strategy: The neighborhood organization should take the lead in implementing the following: - "Enforce the traffic laws as they relate to bicycles. - Implement a bike safety education program in the neighborhood schools system and for adults. Require registration of bikes to be accomplished at local schools, fire stations -and public facilities convenient to bike owners. - Enforce traffic laws which protect bicyclists. Implement a bicyclists' rights -publicity campaign. Teach bicycle rights in drivers' training programs and in the local elementary schools. l 52 • ECONOMIC DEVELOPMENT L� Approximately 17 percent of'the land area in the Willow -Pine Area is used for office, commercial or industrial use. Offices are primarily located along Washington Avenue. Many of the commercial businesses are located along Grand River Avenue with a few along Willow Avenue. The Consumers Power Company, zoned industrially, may be considered more office/service related than "industrial" in nature. It is located at 512 Willow Street. The location of these land uses are identified on Map #10. The increased activity associated with businesses sometimes cause traffic, noise and aesthetic problems. A balance must be struck between the protection of residential areas and the maintenance of the businesses that provide employment, and service to the community. Assets Economic assets of the Willow -Pine Area are usually associated with the convenience of goods and services in or near the Willow -Pine Area. 1. Nearby stores carry a variety of goods and offer valuable services. These include: Willow Shopping Plaza, 3.20 W. Willow "Sav-Mor"/Willow Market & Deli, 736 W. Willow Handy's Food Market, 426 W. Willow Mike's Drive Thru Market, 1300 N. Grand River 2. Commercial uses are within walking distances for most of the Willow -Pine Area residents. 3. Many of the employees working for businesses in the Willow - Pine Area live Jn the nearby area. Several business owners indicated that many of their employees walk to work. The area is also well situated for access to other employment centers and business activities -with north/south and east/west arterial streets -adjacent the neighborhood. 4. The City administers several programs that act as incentives for businesses to pursue needed improvements. Incentive programs include tax abatement programs, financial assistance, industrial location assistance, site plan review and improvements to public utilities and transportation systems in support of business growth and expansion. The city in the past has also campaigned vigorously to attain grants from the state and federal government to facilitate economic growth. Incentive programs are also a means of establishing a working relationship between the community and business people, enabling the community to offer input at the planning stage. 53 5. Businesses have become well established in the Willow -Pine • Area - many of which have been in place for at least 15-20 years. Many businesses indicated they had no plans to move since they had an established location, reputation and market. This suggests a vested interest by local businesses to see the Willow -Pine Area improved.' 6. Several offices in the North Washington Avenue area indicated a preference for their location, compared to Lansing's Central Business District, because of lower rents, ,more available parking, less congestion, wide streets and historic character. Strategies Strategies to preserve economic assets and improve commercial and office -areas must involve cooperative efforts between public and private interests. Many of these strategies may also apply to some of the problems listed later. Strategy #1. Encourage the formation of associations of local business people and work with neighborhood associations to pursue a cooperative approach to commercial area improvement and the solution to common business problems. Associations could increase 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. promoting the beneficial, impact of design improvements on both commercial areas and the larger community. Strategy #2. Direct Lansing's economic development officials to work with area business people and their associations to formulate commercial area improvement and development strategies and plans that consider the following: a. Economic planning - Determine the feasibility of economic expansion in consideration of market factors. b. Physical planning - Consider space needs, circulation systems, land use relationships and site design principles and standards. C. Cooperation between private and public sectors:* (1) to take advantage of the benefits resulting from a comprehensive, planned approach to private development; and (2) to enable business people to be aware of and take advantage .of financial incentives and/or assistance programs available for commercial • area rehabilitation, redevelopment,' or expansion. 54 Strategy #3. Combine site plan review with economic incentive programs to facilitate coordinated efforts to improve the design and appearance of commercial areas. Strategy #4. Carefully review site plans for development of vacant parcels zoned for commercial, industrial or office uses to make sure adequate protection is afforded residential uses from adverse effects. Strategy #5. Make public improvements (sidewalks, sewers, street trees, and period or character lighting fixtures) to enhance the appearance of businesses where possible as part of the neighborhood theme. Problems Most problems associated with business activity are related to site and building design, physical condition and/or circulation. Because many commercial establishments are in close proximity to residential areas, many environmental and land use issues presented here will be described again in the appropriate section. In solving .*economic development problems, two (2) primary points are stressed: 1. Sustaining current economic activities while improving their ability to function and their relationship with other land uses. 2. Attracting new business to the area to locate on vacant . property and/or in buildings zoned for such uses. Problem #1: Some business, commercial, and office buildings. require maintenance and repair to improve their physical appearance. Many buildings can be characterized by poor exterior design, an excessivb number of signs, -access and circulation problems, poor repair of parking lots, and poor building maintenance. Strategy #1. Apply strategies outlined in the Circulation and Parking Section of this plan to improve circulation and reduce traffic problems along major streets. . Strategy #2. Investigate the possibility of combining efforts to initiate private improvement projects and utilize incentives administered through Lansing's economic development programs to assist in financing changes and improvements. Provide technical -and design assistance where necessary. Strategy #3. Limit development of commercial strips by discouraging "spot" commercial zoning. Also, prevent further intrusion into the neighborhood by businesses. • Strategy #4. Establish standards through the Planning and Traffic Department regarding circulation patterns, parking 55 requirements and parking lot maintenance that can be applied to parking areas. Standards would ideally be included in and enforced by appropriate ordinances. Strategy #5. Make improvements to building design, landscaping, and proper site maintenance a priority, particularly to those of historic significance, when using financial and tax incentive programs that 'assist business people in expanding and renovating commercial and office sites. Strategy #6. Encourage joint projects among several businesses to spread costs and to plan more efficiently for the use of any available land for centralized parking. Strategy V . Work with these businesses and the Building Division of the Department of Planning and Municipal Development to repair structures and improve the appearance of commercial buildings. Implementation could occur on a block -by -block basis where businesses, building owners, citizens and City personnel could develop plans for entire blocks. Themes could be adopted, with amenities and facades chosen to reflect those themes. Street lights, street furniture, bus shelters, as well as awnings, landscaping sconce lights, seasonal outdoor cafes, and other building treatments could reflect a general theme. Costs might be divided on a shared basis. Problem #2 The areas adjacent to commercial buildings are unsightly. Refuse, overflowing dumpsters, boxes and open storage are common and often visible from nearby residential properties. In addition to the resultant unsightly appearance, vermin and other unwanted pests are attracted to such areas if not cleaned up on a regular basis. .t Strategy #1. Work with businesses, building owners, neighborhood organizations and the Planning Division to develop and implement landscaping, screening and/or fencing plans for the rear yards of commercial establishments. Encourage neighborhood pride and cohesiveness. Strategy #2. Utilize the strategies outlined under Problem 1 to improve overall appearance of buildings in conjunction with site improvements. Encourage use of fencing or screening devises for containers and receptacles in compliance with ordinances. Strategy #3. Strictly enforce regulations -in regard -to disposal of trash and building maintenance. Problem #3: Many commercial establishments lack necessary parking for customers and loading areas for service trucks. Consequently, customers and service vehicles park along side streets, block 56 • sidewalks, or double park on streets. These actions cause inconvenience to customers and to residents along the side streets. Parking on sidewalks causes problems for pedestrians and is illegal. Strategy #1. Investigate possible locations for additional parking and loading for local businesses. Strategy #2. Encourage several businesses to participate in joint projects to share costs and use the available land more efficiently. Strategy #3. Encourage private development -of additional parking for those businesses needing it. Intrusion into existing residential neighborhoods must be avoided. Strategy #4. Encourage the use of public funds, tax abatements, and tax exempt financing methods to be used in conjunction with private funds to expand parking areas, especially where land use conflicts might be mitigated. Neighborhood protection and fiscal responsibility should be primary goals. Problem #4: Some office, commercial and industrial operations are unsightly and thereby a detriment to the area. Parking areas are unpaved or seriously in need of repair. Open storage and generally unkept grounds contribute to the overall negative -appearance. Strategy #1. Work with individual businesses, neighborhood organizations and Department of Planning and Municipal Development to. repair and/or improve the appearance and structure. Strategy #2. Utilize landscape, screening and.buffering plans developed by owners in conjunction with the Planning Divislon of the Department of Planning and Municipal Development to improve the appearance of the site. Strategy #3. Continue to require paving for commercial and industrial parking areas. This should not be waived. New building permits issued to area businesses should be used as a means to gain paved surfacing on parking lots. Paving should 'be done in such a way to avoid the destruction of mature trees. Strategy #4. Provide appropriate tax incentives (in keeping with the amount of the improvement) to assist in financing the improvements. Provision of such incentives should carry with it the requirement to pave and landscape, screen and buffer parking areas. • . Strategy #5. Create provisions for tax liens and/or revoke EDC financing, bonding, or other tax breaks to businesses 57 which do not fulfill their obligations in this regard within • certain specified reasonable limits. Strategy #6. Identify where possible, transition zones to gradually lessen the intensity and type of use from non- residential to. residential. This strategy will be discussed again in the Land Use Section of the Plan. Strategy #7. As a last resort, relocation of a business to another site within the city should be .considered if all efforts at achieving compatibility fail. 7 m • COMMUNITY FACILITIES Community facilities generally are neighborhood focal points. Parks, schools, churches, recreation centers and day care centers are all considered community facilities and usually enhance neighborhood desirability. There are. several community facilities in the Willow -Pine Area. Approximately 20% of the area is used as community facility land use. The area features.three parks - Comstock, Edmore and West Burchard Park; three schools - Walnut Street, Willow Elementary and the Michigan School for the Blind; three churches - Emanual First Lutheran, North Presbyterian Church, and St. Matthew A.M.E. Church; three day care centers - the Educational Child Care Center, the Small Folks Development Day Care Center, and a day care center on the Emanuel First Lutheran Church property. Other community or institutional uses include Willow Manor (a residential care facility for elderly women); Loaves and Fishes (a shelter for the homeless); Capital Area Community Services (a community action agency); The Neighborhood Youth Corps; Willow Plaza Teen Clinic; and a Cooperative Extension -Office and 4-H Program office in the Walnut Street School. Assets Community facilities make a positive contribution to I a neighborhood. They are generally compatible with and an integral part of.residential areas. The following have been identified as assets that should be preserved and enhanced. 1. Comstock, Edmore and West Burchard Parks provide recreational and educational opportunities for Willow -Pine Area residents. In addition, the Riverfront Park runs along.the east side of the river, which is within walking and cycling distance for many residents. 2. Recreation space development along future parkland areas of the Grand River will provide additional recreational facilities for Willow -Pine Area residents. Such improvements are expected to have a positive impact on the North Lansing Historic District as well as on businesses along the west side of the river. 3. There are two elementary schools within the Willow -Pine Area. The Walnut Street and Willow Elementary Schools provide open space and recreational facilities for the community in addition to their use for education and community meetings. Though not a neighborhood type facility, the Michigan School for the Blind is a significant, centrally located school to the Willow -Pine Area. • 4. The larger churches in the area are generally well maintained and are architecturally interesting. In addition, meeting 59 rooms and recreational facilities in the church are available • for use by the neighborhood residents. The following strategies are included as possible ways to enhance the identified assets: Strategy #1. 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. • Efforts should concentrate on developing adult activities as well as providing adult supervision of activities for children. If possible, these programs should be largely self supporting; a combination of volunteer help and user fees can help accomplish this aim. Strategy #2. Continue to improve and upgrade school "open space" for neighborhood use. The cooperative efforts. between the School District and the City Parks Department in this regard should be continued. Neighborhood participation sessions would give residents, neighborhood groups, the School District, and the City Parks Department a chance to interact, so that preferences might be voiced and limitations (such as liability insurance costs) for services that exist may be made known. Children need to have structured activity during vacation periods and the use of school sites for day camp recreation programs is strongly recommended. Strategy #3. Provide and promote cultural and recreational activities and programs. Promotion should be done -with an aggressive informational campaign. An example of a desirable program would be a summer recreation program on school grounds. The informational campaign should include, but not be limited to, use of billboards on buses, public service announcements, regular releases to neighborhood organizations and news media flyers in newspapers, and flyers sent home through schools9before the end of a year. Greater knowledge concerning recreational and cultural programs and activities should increase utilization of these services. Strategy #4. Continue neighborhood contact with area churches to maintain and encourage church involvement in the community so the facilities are available for neighborhood activities. Strategy #5. Work with area churches* on. improving their facilities, aesthetically and functionally. This may include plans for expansion involving additions or clearance of land for additional parking. Any -new parking lots must be improved with landscape, screening and buffering. Strategy #6. "Adopt -a-park" type program to upgrade the maintenance and security of parks in the area. Such a program should include: • a. Developing and holding to a regular maintenance schedule; b. . Designate funds in amounts necessary to provide more consistent maintenance of parks; C. Developing programs to discourage vandalism which might include _ Neighborhood Watch type programs for parks that could impose ' stiff penalties for vandalism in parks. Fines collected could be used to repair damages; d. Use neighborhood groups to help clean up and maintain parks (adopting a park). These groups could work in cooperation with the City Parks Department and the Public Service Department. The citizens would supply the labor while the City agencies involved would supply supervision and tools; and e. Use school children or scout groups in community service projects to clean, upgrade and repair parks. Strategy #7.. Appropriate facilities should be developed in. parks used by Willow -Pine Area residents which reflect the needs of all age groups. The City Parks Department should continue to utilize citizen involvement through public meetings and surveys of user populations to determine the facilities that should be available in parks. 1 Strategy #8. Encourage public acquisition of parcels, adjacent to and near the riverfront 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, and construction of bikepaths and pedestrian walkways along the riverfront, and construction of parking areas close to centers of activity. Problem #1: Many people perceive parks as dangerous places, especially those located in secluded areas. Strategy #1. Increase Park'Police protection and supervision in parks. Strategy #2. Determine what measures might be taken to make parks, especially in secluded areas, safer. This might include the installation of lighting where necessary and the establishment of a Neighborhood Watch group surrounding a park 61 (mentioned Problem 1, Strategy 1). Such a group could "watch over" the park, report any vandalism, and create a sense of security to the area. Strategy #3. Increase levels of legitimate activity to decrease criminal activity. Problem #2: Land along the river is generally underutilized. The City has been working on the acquisition of land and obtaining easements to create a continuous riverfront trail to extend to Michigan State University and to Delta Township. The following. strategies are recommended to further enhance and develop the riverfront in the Willow -Pine area. (See Map 19) Strategy #1. Acquire additional parcels as they become available to provide access to the river. Strategy #2. Obtain rights and easements when acquisition is not feasible. Strategy #3. Adopt appropriate zoning, land use, and design controls. Strategy #4. Improve access and use of public lands adjacent to the river. Strategy #5. Develop fishing,. boating and other recreational activities. Problem #3: It is unclear whether school facilities in the area are being fully utilized by members of the community desiring space for meetings, sports, or other activities. Availability of space and information related to reserving space/facilities is not readily available, and the reservation process is unknown to the general public. J Strategy #1. Inventory space and programs that could be shared by schools, churches, parks and neighborhood residents. Examples could include underutilized rooms, gyms, libraries, storage rooms, and offices, This first step might be accomplished through the operation of a committee made up of representatives of parent -teacher groups, school principals, and the City Parks Department. Strategy #2. Encourage the" school board to streamline the school reservation process. Guidelines for this are outlined in "Revised Guidelines for Community Use of School Facilities. This work was done in 1979." Strategy #3. Determine" the utilization rates of school playgrounds and the routes used to access school yards. This information could be used to improve access routes and equipment which might be used on school playgrounds. Neighborhood residents may help in obtaining background 62 • information in utilization and inventories. Strategy #4. The Lansing School District and City of Lansing should jointly approach the State of Michigan concerning the use of unoccupied classroom space at the Michigan School for the Blind for temporary elementary school classrooms. The overcrowded conditions at Willow and Walnut necessitate more school space for area children. The use of class space at this facility would ease the overcrowding and keep neighborhood youth in their area. The expense of additional busing could be avoided. Problem #4: There is a lack of summer activities for children. Arts and crafts and structured sports seem to be the most in demand. Strategy #1. Neighborhood schools are natural locations for such activities. The Walnut and Willow Elementary Schools have playgrounds, libraries, arts and crafts centers, and indoor classroom space that might be used for such activities. Programs would have to be made self supporting, possibly with the help of volunteers directing and supervising programs and activities. Strategy #2. Use this neighborhood as a test area for the extended use of school facilities during summer months including the library with neighborhood participation in house keeping and security of the facility. Strategy #3. Work with the newly established Midwest' Hispanic Institute at 1135 N. Washington Avenue to involve Hispanic and other teenagers in.productive and fun activities at the Institute and in the neighborhood. 9 Problem #5: The Emanuel First - Lutheran Church is expand by Plans for a six room is 1993. making the two parcels to the north part of an addition to their structure include the school and gymnasium. Projected date for planning to their site. provision of construction The Willow -Pine Area committee has expressed their concern regarding the removal of houses along the east side of Capitol Avenue and the south side of Maple Street for a parking lot. The existing church parking lot on Seymour was described as unsightly since it was not landscaped or. screened from residential properties. Strategy #1. Establish a working group of Willow -Pine Area residents and representatives from the church to come up with • an acceptable site plan that would address the Church's goal to expand its school and day care facility. 63 Strategy #2. Investigate the possibility of a shared parking • arrangement on non -school days with the Walnut Street School and any other possible parking arrangements to avoid the unnecessary removal of houses for additional parking for the church and to avoid intrusion into the residential block. 1�1 64 PUBLIC SERVICES This section will address assets and problems associated with streets• and sidewalks, sewer and water services, and police and fire protection. The Willow -Pine Area was developed around the turn of the century. Consequently, many of the utility systems are old and in some cases deteriorated or obsolete. Assets 1. All public service systems such as sewers, electrical and telephone service, street lighting, water service, sidewalks, .curbs, gutters, trash collection and street signs are assets. when they function properly. 2. The Board of Water and Light provides consistent electrical and water services 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. 3. Gas, electric, water and telephone service systems operate within designed maximum capacity and are able to accommodate the, area without disruption of service to current users or construction of new and costly facilities. Electric overhead pole lines are "adequate to provide electric service" to,the Wil"low-Pine Area for the foreseeable future according to the Board of Water. and Light. 4. Street lights are available and adequate on most streets in the area. 5. It is recognized that Lansing's police and fire departments constantly strive to: - Improve their level of performance - Make the community a safer place to live - Respond to community needs and be more -visible to neighborhoods 6. The police are involved'in various community programs and activities which include: - Neighborhood Watch - Operation Identification - The School Safety Program - Neighborhood Policing 7. The police generally respond promptly to accidents and emergencies. Service is considered adequate. • 8. The Fire Department is involved in various community programs which include: 65 - The Paramedic Program - The 911 System - School Educational Programs - Operation E.D.I.T.H. (Exit Drill in The Home) - The Bicycle Licensing Program - Home inspection for safety and smoke alarm placement 9. The Fire Department is fast in responding to emergencies, and service is considered excellent. Strategy #1. Continue to 'provide for the systematic replacement, repair and/or construction of sidewalks, curbs gutters, City Water service lines and wells as well as other public utilities. Strategy #2. Support the Board of Water and Light effort to provide street lighting where necessary while maintaining and upgrading existing street lights. Encourage the Board of Water and Light to install "appropriate" street lights in keeping with the design character of the neighborhood, where desired. Strategy #3. Encourage the Board of Water and Light to include meaningful citizen participation and interaction when making decisions involving provision of their other services. Citizen preference regarding the design and installation of residential street lights should receive special attention. Strategy #4. 'Encourage the Board of Water and Light to continue energy conservation programs and continue programs aimed at educating customers in energy conservation measure including distributing information letters, conducting seminars and evaluating home insulation, heating and cooling systems. Strategy #5. Entourage utility companies to provide financial incentives that result in decreased energy 'consumption. It is suggested that rate savings might be offered to customers investing in or demonstrating effective conservation measures. Strategy #6. Continue to support police and fire departments through manpower and equipment funding based on demonstrated need. Maintain budget allocations for those police and fire department activities that have been proven to be effective. Strategy V . Maintain high training standards for police and fire department personnel. Strategy #8. Involve citizen groups in planning implementation of public safety and security measures. Examples include efforts to establish and operate new • Neighborhood Watch programs and maintain open lines of communication between police officers assigned to y•• • neighborhoods and the community they serve. Lack of cooperation can occur due to mutual misconceptions and a general lack of understanding by citizens concerning police and fire department activities and methods of operation. Key elements in improving. relations include more interaction, increased community/departmental cooperation and exchange of concerns and ideas. The Lansing Police Department monitors the Neighborhood Watch groups within the Willow -Pine Area. Information is exchanged in reference to criminal activity, traffic violations, parking problems and health concerns. The Community Services Unit continually encourages active participation in the existing Neighborhood Watch groups. Additionally, the unit conducts burglary follow-up for residents who have been victimized. They are informed of Operation Identification, residential security survey and Neighborhood Watch. If a specific problem is identified within a sector, the assigned officers contact the Criminal Intelligence Unit personally or forward the information on an intelligence report. The Community Services Unit conducts awareness programs in the public schools within the Willow -Pine Area. These programs reach Lansing youth from kindergarten through 12th Grade,.and also take place during the summer. The school programs cover a variety of topics including, but not limited to, Officer Friendly, Pedestrian Safety, Stranger Danger, Personal Body Safety,. Shoplifting, Substance Abuse, Criminal Sexual Conduct, Child Abuse - Child Neglect and many. others. y The Lansing Police Department, specifically the Community Services Unit, provides many varied services within the Willow -Pine Area. These services should enhance neighborhood arid Police Department communications and reduce misconceptions. Problems The following problems were identified by residents and staff. The Board of Water and Light and the Public Service Department outlined specific deficiencies in the area. It should be noted that there are several streets that need curbs, gutters, and resurfacing as well as sidewalks and sewers. These repairs should be done consecutively with resurfacing being done last. Problem 1: Several streets in the Willow -Pine Area are in need of hardsurfacing according to the Public Service Department. These • are: 1. Cypress, between Emerson and Christopher 2. Glenn Street, between King/Logan and Princeton Avenue Aw 3. Lawler Court 4. Leonard Court 5. Summerville (an alley between Princeton and Chicago) Strategy #1. Determine any interest in street vacations where other access is available. Easements could be retained and areas vacated could be seeded and landscaped. Strategy #2. Survey property owners along unimproved streets to determine interest in hardsurfacing of such streets and their willingness to take on the resultant assessment fees. Strategy #3. A section of Cypress is recommended for vacation and discontinuance as a street. The vacated area could be used as a landscaped buffer area between the. Consumers Power storage yard and the residential area. Problem 2: There are sections of streets that need resurfacing according to the Public Service Department, who has indicated that all City streets should receive maintenance in the next 25 years. Those that are high on.the list of streets to be repaved include: - Maple between Pine and Washington - Kilborn between Pine and Washington - Chestnut between Oakland and Willow - Martin Luther King Jr. Blvd/Logan from Oakland north , to the bridge over the Grand River Strategy #1. Resurface streets as soon as other necessary repairs to curb, gutter,' sidewalk and other utilities are accomplished.' Problem 3: There are sections of curb and gutter in the Willow - Pine Area that need repair. Streets are: - Maple from Pine to Washington - West Grand River from Pine to Seymour - Chicago from Oakland to Daleford - Wisconsin from Oakland to Daleford - Willow from North Grand River east to the river Strategy #1. Support the Public Service Department's continuing inventory of curb and gutter condition and their scheduled system of repair. It should be noted that repair and replacement of curbs, gutters and sidewalks are not assessed to the property owner, unless damage is caused by the property owner or the property owner's trees. Strategy #2. Support the Public Service Department's inventory of sidewalk conditions. • • .:+ • Strategy #3. Program, through the budgeting process, a fixed number of miles to be improved annually. Problem 4: There are street locations where no sidewalks exist. These are: - Cypress between Knollwood and Christopher - Cypress between Christopher and Emerson - Cross between Knollwood and Christopher - Glenn between M.L.King/Logan and Princeton - State between Maple and Daleford - Lemrork entire length Summerville from Daleford to 400' south Some people question the need for sidewalks in various areas, especially when* they, as property owners, realize they will be assessed for sidewalks constructed along their property lines. Strategy #1. Install sidewalks as requested along streets as identified above. Residents along. streets that wish sidewalks should petition City Council to have them installed. Public Service will then make a request for funding to install the sidewalks in their next Capital Improvements Budget request. Strategy #2. The need for sidewalk placement should be determined on an objective basis utilizing criteria such as: activity centers in the area, traffic volume, pedestrian volume, and school children in the area. Analysis should be the responsibility of the Public Service Department. Other agencies should be called for expert advice as needed. -If "need" can be shown, City Council should order the sidewalks to be constructed. If these sidewalks are not a'direct benefit to adjelcent properties,- they should be constructed without cost to the property owners. Strategy #3. Cypress is recommended for vacation from Knollwood to Christopher with no sidewalk constructed. (See Map #23) Problem 5: There are sections of sidewalks in need of replacement in the Willow . -Pine Area. The Public Service Department. has indicated that the area east of M.L. King/Logan, north of Willow, west of Chestnut was part of a 1988 repair contract. The area bounded by Oakland, Washington, E. Grand River, and the river was repaired in 1980. The rest of the Willow -Pine Area was repaired in the mid 1970's. Strategy: Repair sidewalks as necessary at City cost • unless owner liability can be determined for assessment. Problem 6: The street lighting in the area is in many cases 69 thought 'to be inappropriate for the residential and historical • character of the neighborhood. Low profile lights with residential type fixtures are preferable to the high profile types that have been installed. High profile lights however are less expensive since they. are placed on utility poles and lighting is more appropriate for major non residential streets., Strategy #1. In the light replacement process, strongly urge the Board of Water and Light to adopt a street lighting policy which solicits citizen input prior to installing new street lights, provide a variety (3-4) of low profile fixtures for neighborhoods to choose from, and a general policy of installing low profile lights in residential areas. A majority of the residents should be in support of the. change before any action is taken. An agreed -upon policy is needed between City Council and the Board of Water and Light. The Board should also consider local citizen preferences for type and location of light standards when replacing, repairing, or modernizing the system. Strategy #2. Neighborhood groups may petition City Council and the Board of Water and Light to change lights. Standards will be provided at no cost to the property' owners unless special fixtures are requested which are not currently within the inventory of the Board of Water and Light. In such cases, the owners should be assessed for the difference between the special fixture and those currently in stock. Strategy #3. Install shields to divert light as necessary. The Board of Water and Light will install shades to divert light away from residential windows when complaints are registered. This should also apply to "security lights". Strategy #4. Direct the Board of Water and Light to pattern the design of kewer and more efficient street lights they intend to install after the design of the "Lansing Light" using appropriate materials. Acceptance by neighborhood groups would be easier to attain if the urban design features of the area were not threatened. Problem 7: High intensity city street lights and publicly and privately owned "security lights" shine in windows and create a nuisance. Strategy #1. Direct residents to contact the Board of Water, and Light. A shade can be installed on -various street light fixtures to prevent light from shining into the windows of nearby homes. Strategy #2. Persons may petition the Board of Water and • Light for compensating street lights. Individual security lights might then be taken down. 70 • Problem 8: Drainage in the district is inadequate.' The present system is a combined sanitary/storm type. Overflow, experienced during heavy rainstorms is passed directly into the Grand River to the detriment of water quality. Basement flooding has also occurred during heavy storms. The system would not be acceptable under proposed federal standards and requirements for non -point sources of water pollution. Strategy #1. Consider the construction of storm water retention basins. To' reduce basement flooding and promote better water quality it is necessary to consider alternatives that would replace or modify the existing combined sewer system found in most of the area. Proper storage and treatment of storm water effluents can best be accomplished through either separation of the sanitary and storm sewers or through use of storm water retention basins. The Public Service Department has estimated costs of constructing storm water retention basins in the area which would be much less than those associated with total separation of sewer systems. Retention basins need to be scheduled in the City's Capital Improvements Program. Problem 9: Improper or poor storage of refuse prior to pickup is a problem, particularly at rental properties. Often trash is put at the curb for pickup too early. Improper storage attracts animals and vermin,. results in littering, and may create a health hazard for the community. Strategy #1. Require that all rental properties -with three or more units and commercial properties have properly screened dumpsters or enclosed refuse storage areas. Strategy #2. Direct the Building Safety Division and the Police Department to enforce health codes and the Junk Yard Ordinance more effectively. Response time in cleaning up violations need$ to be improved. Strategy #3. Initiate, through neighborhood organizations, information and clean-up campaigns in targeted problem areas. (See Housing Section). Strategy #4. Enforce present ordinances relating to the storage of trash and those requiring people to put out their trash no earlier than 7:00 PM on the evening before their regularly scheduled pickup day. There should also be a provision for the cleanup of spilled material. Do public service announcements on t.v. to announce times. Problem 10: There is a continual difficulty with rental units. Bulk items are left at the curb routinely after tenants move. These items stay at the curb for long lengths of time. There are also items that are improperly packaged that may not be picked up. Strategy #1. Continue to work with Public Service Department 71 to train crews to consistently follow and enforce trash pick • up rules. Strategy #2. Force landlords to keep track of their tenant's moves to ensure bulk items are properly left. Use additional assessment in order to avoid low curb storage. Strategy #3. Use other media such as the newspaper or t.v. public service announcements to publicize the rules and regulations. Strategy #4. Publicize the operational rules governing the "bulk pickup" -truck for large items. Provide more frequent general clean up trash pickup similar to Fall and Spring leaf pickup. Strategy #5. Inform tenants and homeowners about the availability of free bulk stickers to those who are low income. Strategy #6. Make the bulk pickup dumpsters available for neighborhood clean-up days or special clean-up projects on a prearranged schedule. Strategy V . Look into a stiffer punishment of improper trash handling by residents. J •. 72 ENVIRONMENT The environmental assets and problems have been identified by Willow -Pine residents, planning staff and agency technicians. While many of the assets identified are somewhat subjective in nature, they are an indication that Willow -Pine Area is generally a pleasant place to live. Problems presented in this section may contribute toward reduced quality of life within the area and,. therefore, should be addressed to see overall improvement in the Willow -Pine Area. Environmental problems are most easily identified when they violate an individual's use and enjoyment of a particular piece of land. As such, while the effect may not be hazardous to health and safety, the problem has become enough of a nuisance to warrant some action. (See Map #24) Implementing many of the. programs recommended in other areas of this plan, such as Housing, Circulation, Community Facilities, Public Service and Land Use, will also help to improve the area's environmental conditions. Strategies listed here should complement others throughout the plan plus more directly address environmental problems such as: flood plain conditions, urban wildlife habitat, air and water quality, and noise pollution. Urban design features will also be addressed in this section, such as street trees, street furniture, design themes, important views, etc., and historic and cultural heritage of the area. Assets 1. The Willow -Pine Area has mature vegetation and large trees along streets, providing.shade, giving a greater feeling of community and character, color in the fall and "softening" of hardsurfaced areas. 2. The Grand River is an important feature of the Willow -Pine Area, providing recreational opportunities and scenic views. 3. Residential areas have "character" and "heritage". Featuring some of.Lansing's oldest and most significant architecture, much of the Willow -Pine Area is regarded as historically significant. 4. The Willow -Pine Area easily lends itself to a strong sense: of neighborhood identity,,given its well-defined boundaries (the river and major streets) and its focal points such as the Grand River, the School for the Blind/Comstock Park, its main commercial area, etc. 5. The Willow -Pine Area does not have heavy industry which creates serious environmental impacts for its surrounding residents. While the Consumers Power Company property is zoned for heavy industry, it is of such a nature that any negative effects it may have on surrounding residential areas could be reduced with things'such as good landscape materials and screening. 73 Strategies • The following strategies are recommended to preserve environmental assets of the area. Strategy #1. Solicit participation of land owners to install screening, fencing and buffering that will separate residential areas from industrial, commercial and office areas. Strategy #2. Install screening, fencing and -buffering where possible along the rights -of -way of major thoroughfares abutting residential areas. The major thoroughfares requiring such treatment along selected stretches include the King/Logan Boulevard and Oakland Avenue. Strategy #3. Work to enhance attractive views in the Willow -Pine Area by a continuing program of tree planting, landscaping and maintenance, and by providing public access to the riverfront. la;•: :AW Problem 1: Most of the air, noise and pollution are often caused by industrial activities outside the Willow -Pine Area. Degradation of water quality in the Grand River creates unpleasant odors, especially' during periods of low flow. Odors are especially noticeable downstream of the Grand River near the sewage treatment plant, and in North Lansing near the dam, and at other locations along the river. Strategy: The City should identify areas most vulnerable to air, noise, and water pollution and help finance effective measu5es that would improve the environment. Problem 2: There are noise and visual problems are associated with the Consumers Power Company storage' yard, and other commercial developments. Strategy #1. Install Screening and Buffering Noise and visual problems created by industrial or commercial uses can be reduced through installation of screening, fencing or use of other buffering techniques between those properties and residential areas. The City should require that screening and buffering plans_be submitted for review and approval in any case involving new development -or expansion and should ensure implementation of those plans. • 74 n �J � -ig o pia.- I �d� E ' 88 CO.ei Iqo:�!i Lai LANDSCAPE, SCREEN & BUFFER PARKING LOT W�v LANDSCAPE, SCREE & BUFFER 1 .40 ENVIRONMENTAL ANALYSIS AND LAND USE CONFLICTS" _4 LANDSCAPE, SCREEN & BUFFER UTILITY COMPANY LAN,OaO\� BUFFERAPEWILLOWREEN PLAZA 6`: j ENHANCE EXISTING LANDSCAPE, �IQ SCREENING & BUFFERING \` ;s I r t 5�� � I� � J � i� goo i C rE '• LANDSCAPE, SCREEN & �•= ` -°L` a �HJ .•°B—�� p BUFFER PARKING AREA LANDSCAPE, SCREEN & m9-o a ET © , BUFFER PARKING LOT FOR = HANDY S MARKET u. LANDSCAPE, SCREEN & BUFFER PARKING AREA �{ [ I -� I i LANDSCAPE, SCREEN &� BUFFER A.M.E. CHURCH I4-i-- , I �"� BUFFERAPE PARKINGEAREA ! LANDSCAPE, SCREEN & 3 m 11 HARDSURFACE, LANDSCAPE, aB18l�d BUFFER PARKING LOT — SCREEN & BUFFER �( r , 91 �i C- 1, PARKING LOT 3� e L =� �- �4I - o �J LANDSCAPE, SCREEN & _ f�of le -Ull r® BU1FFER CHRUCH�LP.nARKING LOT:, y4'C j 'ram C -� u�� ' W L.SZIIO.1...FII.r��I r c7 m [31 ts1 � �°yoi d sy .GH E 60 e7JJ � ��i � .,,' ,�Lx{ 1� � �.—� � ram--�•—� �—� �-=-1 �—_'� �� MAP- # 2 4 SEVERAL PARKING LOTS ASSOCIATED WITH APARTMENTS !— AND OFFICES SHOULD BE ENHANCED WITH LANDSCAPE, SCREENING & BUFFERING Where landscape, screening and buffering is not required but still needed, the City should encourage businesses to make such improvements. The City could act as a third party in the formulation of mutually acceptable plans. However, it may be necessary to seek the advice and financial assistance of the Economic Development Corporation to aid in developing and implementing landscape, screening and buffering plans. Strategy #2..Financial arrangements should be structured in such a manner as to allow application of public and private funding sources were appropriate. The Planning Division should provide a forum by which financial arrangements can be worked out between the various affected parties. Promote the active participation of the Economic Development Corporation (EDC) and the Lansing Chamber of. Commerce to provide leadership and financial aid to businesses cooperating in screening and buffering efforts. Problem 2: Air, noise and visual pollution generated by traffic along major thoroughfares has led to the deterioration of housing and general neighborhood appearance. Fumes and vibrations are most noticeable in neighborhoods bordering Oakland, and King/Logan Streets, but also along other residential streets that provide access to and*from industrial and commercial areas. Truck traffic vibrations are a particular problem along streets surrounding Consumers' storage yard. Strategy #1. Install Screening and Buffering 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, howeer, rests more heavily on the public sector. Street improvements should include -plans that would provide for landscape, screening, and buffering to minimize the deteriorating effect of large traffic volumes on residential areas. ' Strategy #2. Continue to enforce the Truck Route Ordinance. The Truck Route map designates the streets trucks may use. Routes through residential neighborhoods are generally prohibited and are signed accordingly though sometimes disregarded by truckers. Problem 3: Poor design of commercial and office buildings creates a negative visual image to the Willow -Pine Area. Poorly coordinated signage in commercial/office areas adds to the problem. The Willow Plaza Shopping Center, located at� Willow and North Grand River, the commercial area at Washington and Grand River and at Willow and Knollwood are in need of design improvement programs. • 75 • Design and signage problems, are also found in association with conversion of older homes to commercial or office use. Conversions of structures have taken place that are insensitive to their historic or architecturally significant features and are often modified so that they are out of character with surrounding residential structures. Strategy #1. Actively promote development or renovation of commercial areas to be in character with surrounding residential areas, and sensitive to any significant historic character of the structure. Strategy #2. Require proposed development to undergo a thorough review through the site plan review process. Point out ways to visually improve a development, in addition to determining compliance with local ordinances. Strategy #3. Work with the North Lansing Community Association, the Franklin Street Coop and/or any other established neighborhood group in the area in. the establishment of a locally designated Historic District or a "Heritage District" under the guidelines of the local Historic District Ordinance. 3 C7 76 • LAND USE Assets 1. The Willow -Pine Area has relatively few areas having significant land use conflicts. Where they do exist, land uses are concentrated in such a way that measures taken to reduce conflict become easier.to apply and less costly to implement. 2. The Grand River is an important natural feature within the Willow -Pine Area. It offers scenic views and recreational opportunities. It will provide for an important linkage with other neighborhoods once the riverfront park is extended into this area. 3. The Willow -Pine Area land use pattern is such that there are well defined "edges" or boundaries on all sides of the neighborhood and consist of the Grand River and two major arterials with heavy volumes of traffic. Willow, Grand River, Capitol and Washington are collector streets which carry most of the traffic through the Willow -Pine Area. Focal points/unifying elements in the Willow -Pine Area may be identified as community facilities such as the schools and churches. Such a layout allows for. better "definition" for neighborhood boundaries and identification with a particular neighborhood organization. Problems: The following problems were identified and agreed upon by the committee. The solutions or strategies to overcome these problems were not always unanimously accepted within the committee. (See Map 24) Problem 1 1 Land use conflicts usually occur where industrial and transportation activities abut residential or commercial land. Some office use may also be"incompatible with residential use. Areas of conflicting land use in the Willow -Pine Area are shown on Map 24. Strategy #1. Landscape, screen and buffer the following areas where nonresidential uses abut residential properties to reduce land use conflicts, protect property values and improve the aesthetics and functioning of development: Around the Consumers Power Company property, particularly around the storage yard. Willow -Plaza Shopping Center. Fix existing or install new fencing to screen the shopping center from the adjacent residential area. 77 Add landscaping along the west property line and along the frontages of Willow Street and North Grand'River Avenue to further screen the parking lot and enhance the hardsurfaced area. Planter islands in the parking lot would further soften the impact of the parking lot. Landscape, screen and buffer the commercial area at Willow and Knollwood. Enhance the island in front of stores at 800-808 Willow. Landscape, screen and buffer the Mr. Kenny's restaurant at 1230 N. King/Logan Blvd. from adjacent residential properties and along its street frontage. Landscape, screen' and buffer the commercial properties at the intersection of W. Grand River and N. Grand River Avenue. Landscape, screen and buffer the following parking lots: Parking lot owned Michigan, located side of W. Maple, State Street. The be hardsurfaced. by the State of along the South between Pine and lot also needs to The Emanuel First Lutheran, Church parking lot in the 1000 Block of Seymour. The Walnut Street and Willow Elementary School parking lots. The Allow -Manor parking lot at 510 W. Willow should be hardsurfaced. Strategy #2. Some of the Willow -Pine Area is zoned in the high- density. multiple family. residential zoning districts where 'the predominant use continues to be single or two family residential development. Other areas are zoned in the office and commercial zoning districts that continue to be used residentially. Zoning such areas to lower density residential zoning districts will help to prevent, and in the long run, reduce the number of properties being converted to multiple units. This approach should help to reduce land use conflicts and overdevelopment that accompany conversion of properties to multiple units on small parcels. Areas recommended for downzoning are shown on Map #25. 78 FUTURE DEVELOPMENT :7 • FUTURE DEVELOPMENT • This part of the plan .summarizes and prioritizes recommendations .regarding future development and land use patterns of the Willow - Pine Area. By prioritizing recommendations within the different subject areas - Housing, Circulation, Economic Development, Community Facilities, Public Service, Environment and Land Use - decision makers will be more aware of what neighborhood residents consider to be important and, therefore, the items on which City funds and time should be spent. This will permit the City to more clearly respond to the needs and desires of the area. An important first step for implementation of this plan is the creation of a neighborhood organization. As funds become available through various sources, the neighborhood would then be in a good position through its neighborhood organization to look at 'opportunities for plan implementation. Using this plan as a guideline, it is hoped that the quality of the neighborhood will continue to be improved. Strategies recommended throughout the plan cover the overall Willow -Pine Area. A special section to this chapter; however, will address the smaller "target area". This 15 block area was identified as being more likely to receive requests for rezonings and changes in land use. Several land use and zoning issues will be more closely addressed in this section. The targeting of strategies and resources ,for housing rehabilitation, code enforcement, site improvements to commercial and office development, and neighborhood improvements are intended to bring immediate visible change to the Willow -Pine Area that will help bring a sense of pride and community to the area. 79 • OVERALL WILLOW -PINE AREA Housing 1. Rehabilitation of Housing: A key factor for the stabilization of the neighborhood will continue to be housing rehabilitation. Most of this rehabilitation will have to be funded with money provided by the homeowners. However, Community Development Block Grant funds could be allocated to assist this effort by lowering the effective interest rates on loans. CDBG funds will support the ongoing rehabilitation, home improvement, weatherization and code enforcement activities in , Neighborhood Strategy Areas". Approximately 75% of the Willow -Pine Area is included in the Neighborhood Strategy Area #1.. The Willow -Pine Area could also take advantage of the City's Historic Preservation Program. Housing rehabilitation programs through the Michigan State Housing Development Authority to be used in the neighborhood include:. the Moderate Rehabilitation Loan Program and the Weatherization Program; and the HIP, NIP and CHIP programs. An important component to -the revitalization of the Willow -Pine Area will be the increased participation of local 'lending institutions and non-profit corporations, in the rehabilitation of housing and other neighborhood improvements. (See Appendix B for a brief description of these programs.) 2. Acquisition/Removal of Structures: Removal of residential structures should be done only on an extremely selecjive basis in accordance with the goals and objectives of this plan 'in reducing overcrowded conditions- and eliminating excessive blight and health/safety risks to an area. Nonprofit housing corporations should be kept informed of what properties are in the demolition process. The City could potentially acquire such properties and turn them over to a non-profit group for rehabilitation. The Planning Division's review of permits to demolish housing (and other structures) will help to prevent the unnecessary loss of housing in the neighborhood. 3. Use of Vacant Property: Where appropriate, vacant property should be attached to adjacent residential properties. This would provide small parcels with additional yard area, making the residences more desirable. :R Properties that -are of- standard size in areas of • acceptable densities should be marketed for new housing that is compatible with the surrounding architecture. WILLOW -PINE TARGET AREA The Willow -Pine Target Area is a 15 block area that has 255 residential structures containing 414 units. There are: 185 (72%) Single family homes 21 ( 8%) Duplexes 21 ( 8%) Multiple family structures (with 3 or more units) The nine structures considered nonresidential in nature include: the Consumers Power Building; the Consumers Professional Credit Union; the former Credit Union Office; Willow Plaza Shopping Center and commercial building at 1301 North Grand River; Handy's Market, the office at 300 West Grand River Avenue, Capitol Communications at 1133 North Seymour and the AME Church. Most of the structures in the target area appear to have been built and originally used as single family homes. Lots that were originally 66 feet wide were typically split over the years, resulting• in higher density development on narrower lots. Areduction in density in some areas could be achieved by limiting the number of units allowed per structure. Homes in the area are reasonably priced. The average assessment of homes in the target area is ( $13, 991) ; substantially lower than the average assessment City-wide which is approximately $44,000. Most structures in this established residential area were built between 1880 and 19* making the average age of homes around 90 years old. Most of the newer structures, built in the 1950's and -60's, were offices, stores or industrial development (see age of structures map). Based on an exterior ''survey of housing conditions in the target area conducted in the summer of 1990, most homes appear to be structurally sound. (See Map 25) The survey which was based on a point system that evaluated the exterior condition of the structure showed the following: 213 residential structures (83%) = Standard 25 residential structures (10%) - Required Maintenance 15 residential structures ( 7%) = Deteriorating 2 residential structures ( 1%) = Substandard The neighborhood walk through, conducted the following summer for purposes of the Comprehensive Hbusing Affordability Strategy (CHAS), identified properties in need of substantial and cosmetic rehabilitation, -and the need for code enforcement that addresses �U � o RECOMMENDED HOUSING ACTIONS 2 Till J_ �l A K 2* 13 2 Fu_ lI L * :n, U I W.GnANO nlVEn * f N2' ED WILLOW -PINE TARGET AREA RECOMMENDED HOUSING ACTIONS MAINTENANCE/CODE COMPLIANCE REHABILITATION RE140VAL ALL OTHERS CONSIDERED SOUND MAP #215 junk, trash, -weeds and inoperable vehicles, etc. Recommendations were also made to reduce the density of development by downzoning property to lower density residential zoning districts and reducing the number of units allowed in some of the structures. (See Map 26) An additional ten blocks were evaluated for purposes of the CHAS when Neighborhood Watch Group #134 expressed concern about the condition of housing and the need for increased code enforcement in the area. Many of the streets in this area were barricaded to slow drug trafficking in 1989 and 1990. (See Map #27.) r All of the blocks are identified on the Recommended Improvements map. The Target Area is comprised of blocks 1-17; the expanded area includes blocks 18-28. Data on each parcel is identified in the Appendix with recommended improvements, code enforcement and any downzoning or"reduction of units recommended. More specific recommendations to come out of the CHAS efforts will involve: recommended strategies to promote the neighborhood and increase home ownership; ways to strengthen the participation of non-profit housing development corporations in the area, namely the Franklin_ Street Coop and Habitat for Humanity; and ways to involve various lending institutions in the physical improvement of the area, such as the Consumers Professional Credit Union. Circulation 1. Make improvements in the following problem street intersections as identified. - Where W. Grand River and N. Grand River/Seymour Street intersect construct a diverter and channel traffic. - South and eastbound traffic on N. Grand River does not stop at this intersection which is confusing to the majority pf motorists at this location. - Willow/Knollwood intersection improvements. The intersection of -these streets could be better defined. It currently "blends" into the parking area of the adjacent businesses. - Consider closing Seymour at Kilborn to through traffic. 2. Change street names to be more consistent and logical throughout the area. - Rename West and East Grand River Avenue to "Franklin Street", between Pine Street and Larch Street. City Council has directed the neighborhood to circulate a petition to gain signatures of area residents and businesses in support of the renaming. The renaming of this street back to its Franklin Street name could also serve the purpose of promoting the area's historic heritage and could generate rehabilitation activities. - Extend the Seymour Street name north to where N. Grand m • 40 • 1 RECOMMENDED DOWNZONINGS MAP #26 Handy's Market- h Keep residential zoning �,. W. Grand River Avenue- Downzone to "C' j Downzone from "F" Commercial to i�l 8�13 :?� • �`t "E2" Local Shopping e r.,ij !=_"a one to "F" Commercial - ?Li, Zone to '•'D2" Residential/Office jC-1I Tr.r — District Downzone from"DM-3" Residential to "C" Residential r,,r r��IIri� —LLD Sm p 0, cm Q 9t1 —L7 1 rTro 1 _0— u CD, n `L MAPLE tr Lei St9 , Q •I t 9z7 z 2 O 9zs I`Cl F �-L1AW�LE-R�Ibl:l,l 4 (3 R IGIb O 3 R3 vvilA F2 5 I18 KILBORN Yz v��"► 9 3 r� vzl Y19 w3 yjl LJ 9t7 1 9tV 91 2 9t3 919 t 1 915 j910 ❑ r L1 2 IQ 9r1 2 Gagy v1Cl 91�b31 ■3i 3rl - to, lol 1012 WALNUT ELEMENTARY I cc O W ch OAKLAND (-- . �_ --. �--- -, r---- --i r RECOMMENDED HOUSING ACTIONS Q MAINTENANCE/CODE COMPLIANCE © REHABILITATION Q REMOVAL ALL OTHERS CONSIDERED SOUND NEIGHBORHOOD WATCH 134 AREA MAP #27 • River Avenue meets W. North Street 3. Access across major streets surrounding the area should be improved. - across'Oakland Avenue at Capitol and Washington Avenue —across Willow Street at Princeton Avenue 4. Repair sidewalks and install new sidewalks where necessary. 5. Vacate and remove Cypress Street between Knollwood and Christopher. Economic Development Encourage office, commercial and industrial development to improve the appearance of their sites and to become good neighbors by providing landscaping, screening and buffering. Sites include: - Consumers Power Company,'particularly surrounding their storage yard along its west and south property lines. - Willow Plaza Shopping Center, along west boundary and street frontages. - Hardsurface, landscape, screen and buffer St. Matthew A.M.E. Church parking lot. Encourage improvements to customer parking and loading areas, particularly where conflicts between residential and nonresidential -land uses exist. - Landscape, screen and buffer the Willow Plaza Shopping Center -.Hardsurface and landscape, screen and buffer the State of Michigan parking lot along Maple between Pine and State Streets Work with local businesses to participate in joint projects and develop plans for commercial blocks for street improvements (i.e. street trees, furniture) improved parking areas; and beautification programs. Commercial area at Willow and North Grand River Avenue. This small commercial area could be enhanced with landscaping in from of the businesses, particularly on the traffic island, and along their property lines that abut residential property. Community Facilities The City should work with the State of Michigan in the • acquisition of Comstock Park.** Identify needed services and recreational activities that could be located in the pavilion building in Comstock Park to serve the m surrounding community. . • The City and representatives from the neighborhood should work with schools, (Walnut and Willow Elementary Schools) churches (Emanuel First Lutheran Church, North Presbyterian Church and St. Matthew A.M.E. Church) and other community facilities in the preliminary stages of developing any plans to expand their building and/or activities. Coordinate recreational opportunities for children and adults at existing parks, school and churches. Public Service Repair curbs, gutters, sidewalks and streets. - Maple (Pine to Washington) - W. Grand River (Pine to Seymour) - Willow (North Grand River to the river) - Chicago - Wisconsin Hardsurface unpaved streets. - Lawler Court - Cypress - Glenn Street - Leonard Court - Summerville Make traffic control -improvements at the Seymour/W. Grand River Avenue intersection. (See circulation) Install low profile lights in residential areas particularly tDiose having historic character along Washington Avenue, Grand River Avenue (proposed Franklin Street). Environment Rezone areas from high density to lower density residential districts to better reflect existing use of residential properties and prevent further conversion of properties. Landscape, screen and buffer nonresidential development and parking lots from residential development. T.anri TTaa The proposed land use map (Map #28) shows residential development the primary land use in the Willow -Pine Area. Most of the area north of Willow Street is single family in nature, with the • exception of the Willow Vista Apartments at 604 Willow. A small commercial area will continue at Knollwood and a larger commercial • area at North Grand River. The Willow -Pine Area, south of Willow Street is made up of larger homes many of which are single and two family homes.. With the exception of three of the multiple family developments that were built as apartment buildings, the residential structures were built as large single and duplex structures. Objectives and strategies have been identified in this plan to reduce the number of units in many of these structures where overcrowding of property exists. Several areas are zoned for multiple family residential, office and commercial zoning districts, but currently used residentially, were recommended to be downzoned to less intense zoning districts, more particularly to the "C" Residential Zoning District, which allows for single and two family homes. A few locations were discussed and debated as to the most appropriate or desirable designations on the proposed land use map. These include the area east of the Consumers Professional Credit Union, Handy's Market at 424 W. Willow, and Emanuel First Lutheran Church at 1001 N. Capitol. These are discussed in more detail in this section. 1. Land East of Consumers Professional Credit Union The issue of land use along the west side of the 1200 block of Chestnut has been discussed throughout the process of this development plan amendment. Residential structures as the preferred use along the west side of Chestnut facing residential across the street, would' strengthen the residential neighborhood character of. the street. The alternative showing the removal of 1225 N. Chestnut and the use replaced- by landscaped open space reflects a fallback position. .This transition area would provide for a positive relationship to preserve the residential character of the area by establishing a buffer zone between"uses. 1 Existing condition of the'1200 block of North Chestnut. ' w L�'J wuinw EXISTING Q LJ W. GRAND RIVER This situation shows the house at 1225 remaining with landscaping • on the other lots owned by Consumers Professional Credit Union. W The preferred land use solution for this block is to inf.ill the lot between 1225 and 1219 N. Chestnut with a newly constructed residential structure. The corner lot should remain open space and landscaped. This solution is most preferred, because it preserves residential land uses along both sides of the N. Chestnut Street blockfaces. PREFERREDf o CD i I. '4J WILLOW W. GRAND RIVER Since the property is owned by the Consumers Professional Credit Union, the alternative plan for the area favors a heavily landscaped area along the entire frontage from 1219 Chestnut to the corner as illustrated below. And if the house at 1225 is removed, then this solution is considered a secondary position. SIb I JIB wlLLow I - ---I ALTERNATE Q a N �� ■ dr■� ,:r•.r� i � W. GRAND RIVER The solution presented above would provide a positive land use relationship for preserving residential land use along the east side of Chestnut Street. 7 2. Handv's Market at 424 West Willow The property at 424 W. Willow, a small convenience store, is designated as residential on the proposed land use map. The store's viability is recognized, yet expansion or further improvements to this nonconforming property is not encouraged nor is rezoning to allow expansion'of commercial development at this location. This plan would restrict the development of commercial strip development along Willow to existing retail and business operations.. A shopping center at Willow and N. Grand River Avenue currently provides goods and services to. the neighborhood. The shopping node at Willow and Knollwood is another area that would be improved for commercial activity, but not expanded. . 4 1 s .�r :� 41. iMUTi. i �^ �t"•�#�•K •i'a1h�t"S i(-u+:r � ,.a..�.R it i y. .� -- Fl ♦iYi>•�"�_LS - ... ^ >w^�.a[ ]Y+•F . � Zj�St4.'1r.'ER�:iitL.�'4.Y�.$hK 4,:1 A.i�i.aY�.13. t -n.� s P`ft++i �f,�i`it? ACS:a i�7�'Y"f S .: i`.t . .. , ,r,,N. L •- ,S.Y! t • •. :- :. ;. ,.;•+•ca ,.�iy A h•:'N.i? :.._;. +': 418 t ,, xi. .� .}iz -.: 404 .. 4 � PLEASANT ST. .'`F•t _r�={sxt+r •-�+;%•irsFf-�a_ � stkSV^.7• ro R' �r #r 424-0 4204 418 r,414 4 40 0G 4mo WILLOW'.;_ �5• .fie .. 3• M..32001 315I 50129 28 1 • 27 � t _• a S.r � tz: p/ .Y , .. 4o qnq: ,. 7-..o 34 02 0 35 �Z 00 �.}1• 05V 0�1 01 : =-• .off: 3� j '.43 42 41 40 39 .38 37 36 �� ' r...:, .-�:1(.,.aiMs-is..ff."tYl`Jc'��i'. <�tr..� � -• :-ri.•�r[r.`:: "kv3c=.'r,.c ,.. ca�s..frr'si�...'ctS.t3•r�=.'i+ .P-i-r:i+"^r-:.._.... :�..:.. . • 87 3." Emanuel First -Lutheran Church Expansion of the Emanuel First Lutheran School and day care facilities is generally supported in this plan, but not at the expense of the neighborhood. Concern was expressed about the demolition of housing and the disruption of residential block faces to accommodate the expansion of school -facilities. It is believed preferable to continue use of on -street parking similar to other churches in downtown Lansing.• Parking spaces required for day care and school facilities is minimal. The on -site parking needed are typically associated with the numbers of teachers and staff employed by the school and church office, and a few spaces for parents who will drop their children off at the facility. lilt fill ' nn ICE ri IEgi IIL�J HT. 1 IIOa Iw /LJrIOiwl Lt ,ji.. w33 ro27 a Z O la C la > Ild1 LL u, J WALNUT ELEMENURY .. I _ 93 911 92l 1191b lff'r xl5 f O� Ro �jl Emanuel First t Lutheran ChurchED � L7 lltm KILBORN in 11 jJ nth 1 F775 i nG3 116, ,11. uD L z 0 z 2 Fd • The following policies should be applied to considered changes to the church development or improvements. A. Residential blockfaces on both sides of the street should be encouraged. B. Encroachment of off-street parking lots should be discouraged, C. Adequate on -street parking is available for continued church utilization, D. Minimal requirement for on -site parking sufficient for school staff and church staff must be provided. E. The angle parking into the public boulevard area should be avoided. F. The Traffic Engineer should conduct an in depth study on impacts of closing Seymour. Street in vicinity of Kilborne and/or using diverters at Seymour and Grand River. G. Housing should be maintained and upgraded as alternative to removal. H. The lots and house on east side of Capitol should be placed in private sector for infill housing. I • 89 o WILLOW -PINE AREA rp -_ O --..- _. PROPOSED LAND USE MAP PARK & OPEN SPACE E` 1 MAP #28 i t•� d � � �- � �J 1� .� _ ��,;:>i• � .n- - � +�__ �' -_ r' ,` �� -ram ` • C1 ou P, US. � � 1 � C �' ^ � ,� � , F 1' • � � * ,' r C!• 1' . \ \ ��J ~! � • ' , , � �,,1� v � .•. � , t1'� r R5 y, r �i,3 laa, . (� �r 1 I L"'_ i� d f 'ups any, • ■ W".vRETAIN -•..+� 1 ... Y Cl •� Ir=" r jj 1 RESIDENTIALINFILL HOUSE 1 l�, " CC"1 ::: ' ti7 Fil 'p C,•� COMMUNITY COMMUNITY ICA IFACILITY -FACILI�. ILA r: - —m' I J M�.1 II 1' Y'i • 1 L�r-r_ • '' `J FJ�-1�, �5.'Ac3�J ■�,�h L S� '© + 1 . i - 1.- �y . fir. � _ � � ® r;.a• � to •� 1 r i , PARK & OPEN SPACE°�-J"' .. _ a - • J •d�_� �4 - �1 mot- 1 I {t_�■� _ �- .:•m:-.- � .. c� h� � +' �' �yyi Y� .�i �Jmj ©P�, y a ■ ■ EII �� / �- r � r,u - �r . p ■ - •.:! . LRf Its �. Yr • _ L r •� � 1 - ._ rn r_ •t u� . .v _ �t� � � j V r��• ■ • I�.i.1 � li���j� t�i7 �y� _ •-_ i� _ I - ,y � r �.;+�. Il� �: e+� C � ©�r-t�':'IN�l-i'� L'it: }{, � F � `may: 4��] � :., -•° �I�i �' - � - APPENDICES • APPENDIX A BUSINESSES Office, commercial and industrial uses are concentrated along the major streets such as Grand River Avenue, North Washington Avenue and some on Willow Street. Most of these businesses serve a wide area including the Willow -Pine area. An inventory of these uses is as follows: North Washington Avenue 909 N. Washington - Robert Kribs, Chiropractor 921 N. Washington - Smith AA Insurance Agency Stay Realty Company Glenn Cheney, Lawyer Association for Retarded Citizens Great Lansing Community Organization 924 N. Washington - Veterans of Foreign Wars - Michigan Veterans of Foreign Wars - Ladies Auxiliary 934 N. Washington - State Farm Insurance Lee Townsend, Dentist Bill Freemire Insurance Agency 935 N. Washington - Michigan Association of Counties 1000 N. Washington George Herrick Building - Beltone Hearing Systems David Underhill D-Type House Morey Home Improvements 1003 N. Washington Michigan State Podiatry Assn. - Michigan State Podiatry Assn. 1006 N. Washington I - Account Adjustment Service Inc. Collection Agency 1011 N. Washington Michigan Congress -of Parents, Teachers, Students 1026 N. Washington National Electrical Contractors Assn. - Michigan Chapter 1031 N. Washington Jan-Ce Studio - Dancing Institution 1034 N. Washington Robert Johnson Bldg. - American Federation of State/County/ Municipal Employees (MI Council) A-1 1035 N. Washington Emmons Hearing Aids 1035 1/2 N. Washington Lansing Mahikari Dojo - Spiritual 1100 N. Washington Elderly Instruments - Musical Instruments 1107 N. Washington Capitol Business Forms, Inc. 1115 N. Washington Ken Edwards Distributing Co. - Sewing machine dealers 1115 1/2 N. Washington De Mellio Studios - Dance School 1116 N. Washington Aviso Incorporated - Advertising Agency 1119 N. Washington H & R Block Co. - Tax Service 1122 N. Washington Communicating Network Systems - Mobile and business phones 1127 N. Washington Pro -Tel Inc. - Telephone System 1131 N. Washington Beeman's Super Market building -.now used for Lansing Hispanic Center 1132 N. Washington, Vacant retail or•commercial space 1133 N. Washington Beltran's Video - Record shop 1134 N. Washington Shaver Shop - Electric razors, Sales & Service 1136 N. Washington Ron's Vac Shop of Lansing Inc. 1212 1/2 N. Washington Estes Warehouse • 0 Grand River Avenue 101 E. Grand River Estes Furniture Co. 108-110 E. Grand River La India - .Tortillas Corn Chip Manufacturing 116 E. Grand River Unique Fence Co. - Contractors 1300 N. Grand River Mike's Drive Thru Market - Party Store i320 N. Grand River Olympic Broil - Sit Down/Take Out Restaurant 127 W. Grand River Aareco Oxygen Rentals & Sales „ 226 W. Grand River Capitol Auto Glass t 229 W. Grand River The Type Align - Type setting and graphics 300 E. Grand River Silver Star Services - Computer Processed Information Michigan Indian Employee & Training. Service, Inc. 1133 Seymour Capitol Communications - Telephone Answering North Capitol 1032 N. Capitol Hodson Insurance Center North King/Logan Boulevard 1230 N. Logan Popeye's Famous Fried Chicken Willow Avenue Willow Plaza Shopping Center: 304 W. Willow The Hair Crafters - Beauty Shop 306 W. Willow Neighborhood Youth Corps • Willow Plaza Teen Clinic 312 W. Willow Tom's Shop Rite A- 3 320 W. Willow Willow Plaza Coin Laundry 424 W. Willow Handy's Food Market 535 W. Willow Consumers Power Credit Union 530 W. Willow Consumers Power Company 736 W. Willow Willow Market & Deli 800 W. Willow Four Seasons Bait & Tackle 804 W. Willow Shear Magic Hair Styles 808 W. Willow Barb's Beauty Corner - Beauty Shop 922 W. Willow Expert Witness Ltd. - Housing Rehabilitation Summary The following properties were identified for substantial rehabilitation. Those that are starred are ranked as higher priority projects. 1520 Knollwood 1526 Knollwood J 1544 Knollwood 1313 Christopher 1401 Christopher 611 Cross 1120 N. Chestnut 1209 N. Chestnut 1213 N. Chestnut 1214 N. Chestnut 1216 N. Chestnut 1233 N. Chestnut 1330 N. Chestnut 1401 N. Chestnut 1404 N. Chestnut 1405 N. Chestnut 1406 N. Chestnut 1409 N. Chestnut 1409 1/2 N. Chestnut 1336 Emerson 1345 Emerson 1407 Emerson 1419 Emerson \J E 406 Pleasant 309 W. Grand River 315 W. Grand River 318 W. Grand River 319 W. Grand River 503 W. Grand River 504 W. Grand River 1235 N. Grand River * 1103 N. Walnut 1109 N. Walnut 1112 N. Walnut 1120 N. Walnut 1308 N. Walnut 1316 N. Walnut 1322 N. Walnut 1330 N. Walnut 1342 N. Walnut *326 W. Willow *334 W. Willow 423 W. Willow 418 W. Maple 508 W. Maple 516 W. Maple Properties outside of Target Area (CHAS area) 521 Maple 400 W. Kilborn 1005 N. Walnut 1019 N. Walnut 407 W. Maple 425 W. Maple 945 Sycamore 919 Pine *939 Pine 3 *924 Pine 320 W. Oakland 418 W. Oakland 522 W. Oakland, 613 Bluff 917 Seymour C A-5 APPENDIX B HOUSING REHAB PROGRAMS RESOURCES -AND PROGRAMS - FEDERAL 1. _COMMUNITY DEVELOPMENT -BLOCK GRANT COBG funding will support the• onooino rehabilitation, home improvement, weatherization and code enforcement activities in the form of. loans in the Neiahborhood. Strategy areas. (NSA's.)., Funding for emergency energy conservation and weatherization measures and emergency repairs of substandard housing conditions related to city codes and the health, safety and welfare or the occupants will be, allocated to .low income households residing in the city but outside the NSA. At least 701V of funds will be directed to and for low income households. 2. SECTION 8 PROGRAMS All available Section 8 programs will be applied for rental assistance and managed by the PHA and State Housing Authority. 3. HOME PROGRAM The new initiative will be applied for rehabilitation, acquisition, tenant assistance and home buyer assistance to the benefit of low income households. Programmatic and organizational details related to the program must still be defined. �. HOPE PROGRAMS (I, 2 & 3) The. three new initiatives Will be applied to promote home �wnershi:. Organizational details remain to be worked out. - 5. EMERGENCY SHELTER "tiT Entitlement ESG funds will be utilized for rehabilitation of shelter fac i i i ti.zs . 6. PUBLIC HOUSING CIAP The Lansing Housing Commission has applied for funds to continue rehabilitation of the city's stock of public housing. 0 PUBLIC RESOURCES - STATE Michigan State Housing Development Authority programs include the following: i. Moderate Rehabilitation Loan Program - Loans for Rehabilitation of rental units for low and moderate income households are provided. Z. Weatheri-zation Program - Owner/occuppied• grid rental home improvements for- energy conservation are to be funded in combination with local private lending institutions- 20%. of available funds_ go to l.ow• income. households-. 3. H_IP,' NIP, CHIP Programs - Rehab litation funds- for low and moderate income households are provided. ?. Acquisition and Rehabilitation Funds - Rehabilitation funds for low and moderate income households are provided. 5. New and existing Single Family Mortgage Loan Program - Home mortgages are provided to low and moderate income households. PUBLIC RESOURCES - LOCAL 1. General Fund Contributions - The City of Lansing contributes from its annual general funs operational support for local, private and public agencies that provide housing and housing services to various. household populations in the city. * (See Market Analysis and Inventory Section.) 2. Rehabilitation Marketing Program - The City of Lansing has undertaken a rarkating program for housing rehabilitation through radio, newspaper articles and door-to-door distribution of information materials to the residents of housing target areas. PRIVATE RESOURCES '_. Local lending ir.syitutions working with the city, state and non-profit corporations have committed funds for housing programs in the community. Public sources of funding are used in combination with private loans to accomplish goals and objectives.' Z. Five non-Drofit housing corporations working with the city, state and lending institutions are involved in housing rehabilitation efforts in the city. r ORGANIZATIONAL STRUCTURE The: C.ity's affordable- and supportive• housing strategy is. carried. out by the- City agencies, other. public agencies, non-profit corporations, neighborhood organizations and other private agencies. The combined.' resources of these entities are currently being united. in Lansing's Housing Forum to deveioo a better understanding of housing needs and issues and develop a more. efficient delivery system. r1 U C • City Organization Primary responsibility for housing programs rests with the Department of Planning. and Municipal Development under the policy direction of the Mayor and City Council .- The three divisions of this department, Planning, Development and Building and. Safety are responsible for•strategy formulation- and- program-. application management and implementation. The -Department is also responsible for- coordinating application of Federal and State -funding programs in the community_ with other -City agencies, Federal, State and other local aaenc4es and private entities concerned with housing and housing services. The Dept. -of Planning and Municipal Development and th_e.City's Human Resources Departmeht are responsible for coordinating special housing activities and human*services activities. related to housing in the city.• A full description of activities and agencies involved in those activities is included in the Market Analysis and Inventory section of this document. The Lansing Housing Commission is responsible for management and maintenance of public housing. It is also the local clearing house for. Section 8 assistance. STATE HOUSING AUTHORITY The State through its Housing Authority works directly with the City, -local service agencies, non-profit corporations, neighborhood organizations, and private individuals to apply housing programs it sponsors. DEPARTMENT OF HOUSING'AND URBAN DE'(ELOPMENT HUD works with the City, State, developers and private entities to apply its housing programs in the City. SOCIAL SERVICE AGENCIES State and local social service agencies work with public agencies and directly with c"'ients to find. housing and supportive programs "related to housina. Acencie: and activities are listed in the Market Analysis and Inventory Section ohis plan. NON -PROF IT CORPORATIONS Lansing currently has five non-profit corporations working with aovernmentAl entities and private iending institutions to provide affordable housing through rehabilitation. NEIGHBORHOOD ORGANIZATIONS" A network of neighborhood organizations, many of which coordinate activities through Lansing's Neighbor'�ood Council, work with the City, State and other agencies to plan and implement housing programs. ME LENDING INSTITUTIONS Several private lending institutions in the community have pledged to assign. funds for loans in conjunction with Federal, State and local and other private resources to implement housing goals and objectives. Lending institutians also utilize administrative expertise- to process applications assisted. for .Ioan and- mortgage programs sponsored by Federal, State• and.local agencies_ COORDINATION OF RESOURCES Housing assistance providers, program -coordinators= and agencies providing housing support services have.in the past attempted to coordinate resources. Through formal and informal contact, housing action clearinghouse committees have existed in the -community in one form or another with varying success at coordinating activities.' The•City has also utilized the COBG process and required planning documents (HAP, CHAP) to evaluate needs and establish comprehensive goal priority statements. The Mayor of the City has recently established the Lansing Housing Forum in part to promote better networking among housing and housing service providers. The Comprehensive Housing Affordability Strategy.will constitute a blueprint for housing activity for the future. it is expected t:;ac the document will be improved to reflect most housing issues in the city more accurately once a better data base is available for evaluation. Lansing's Housing Forum and a planned Housing Market Study, both expected for completion next year, will result in better information for analysis tO assist in strategy T0rumUlaLlOn. 1 r � J APPENDIX C • TARGET HOUSING: RECOMMENDED IMPROVEMENTS Neighborhood: WILLOW -PINE TARGET AREA MAINTENANCE ... ADDRESS ( UNITS ),; .. :CODE COMPLIANCE . :.:' REHAB :.... ... REMOVAL ''.. :. COMMENTS > .. KNOLLWOOD Trash; tall weeds 1516 (1) X 1520 (1) X Repair roof 1544 (1) X Small boarded house Paint trim .CHRISTO- Repair PHER X X porch 1313 (1) X Tall weeds 1330 (1) I X Trash 1334 (1) I X Weeds Trash 1343 (1) 1401 (2) X Weeds Trash Deteri- orated Shingles 1407 (1) X I Paint trim 1421 (1) X Trash 1422 (1) X X Paint house Remove shed Repair porch & y garaae C-1 (1) (2) (3) MAINTENANCE: -. AND: ADDRESS.......>......... :::>(UNITS) ::.° .:COMPLIANCE> ::REHAB REMOVAL COMMENTS :. 1429 (1) X Paint house Junk cars 1437 (1) X Paint house EMERSON Trash 1332 (1) X Weeds 1336 (1) X X Paint house 1337 (1) X Needs front porch & steps 1345 (1) X X Weeds Trash 1407 (1) X X Weeds Trash Junk cars 1417 (1) X Sway back roof 1419 (1) X X Weeds Trash LEMROCK I Paint CT. X House 1313 (1) 1323 (1) X Paint house PINE Paint 1110 (3) X house 1112 (1) X Paint house 1116 (1) X Paint or reside house 1214 (2) X Paint Trim & garage C-2 0) (1) (2) (3) MAINTENANCE: - AND :. .:'.ADDRESS : (UNITS)- CODE COMPLIANCE <'. REHAB "' 'REMOVAL COMMENTS ' CHESTNUT Weeds 1103 (1) % Trash Repair Fence 1105 (2) X Recently sided 1118 (1) X Paint trim 1120 (.2) X 1123 (2) X Main- tenance 1207 (1) X Weeds Trash 1208 (1) X Main- tenance 1209 (2) X Repair porch & sidin 1210 (2)_ X Main- tenance 1213 ( 3 ) X 1214 (8) X % 2 structures Pave parkin 1220 (2) R Cosmetic 1310 (1)-. X Finish shed 1314 (1) X Paint house 1330 (1) X 1400 (1) X C-3 (1) (2) (3) MAINTENANCE,' AND ADDRESS , .: CODE: ( UNITS) :; . COMPi�IANCE `-...: REHAB .. "REMOVAL COMMENTS 1405 (1) X X Trash Repair garage 1406 (1) X 1409 (1) X X Clean up 1412 (1) X Paint house 1415 (1) X WALNUT Weeds 1103 (2) X X Trash Clean up 1104 (2) X Paint & Clean porch 1109 (2) X Needs* windows & siding 1111 (1) X Clean up 1112 (1) X Paint & gutters needed 1116 (1) X Clean up 1120 (1) X) X Repair porch Clean up 1203 (2) X Cosmetic 1212 (2) X Paint house Clean up 1218 (1) X Cosmetic 1219 (1) X Cosmetic 1220 (1) X Paint house 1227 (1) X Trim brush • C-4 .:.:.MAINTENANCE.- • ADDRESS :CODE :.{UNITS) COMPLIANCE. :REHAB REMOVAL COMMENTS.:: 1231 (1) X Paint house Trim brush 1233 (2) X X Tall weeds High Priority (Franklin St. Coop) 1306 (1) X 1316 (1) X Siding missincr 1322 (1) X 1323 (1) X Trash on porch 1224.(l) X Paint house 1330 (1) X, X Paint - ara e 1342 (1) X 1346 (1) X Paint house 2 houses on lot SEYMOUR J Paint Trim 1115 (2) X X New utters 1113 (4) X Repair retaining wall NORTH GRAND RIVER Paint 1217 (4) X House 1235 (3) X X Trim land- scaping high priority C-5 (3). . — MAINTENANCE; ADDRESS CODE:: ( UNITS )..; : .' COMPLLANCE :: R£HAB :::REMOVAL COMMENTS .:,. .CROSS Trash 611 (1) X X Paint house Parking in ROW EDMORE Sub- 405 (1) X standard carport 418 (1) x Weeds Trash PLEASANT Trash in 406 (1) X X rear yard 415 (1) X Weeds Trash Trim trees WILLOW Paint 319 (1) X house 325 (2) X Paint house Remove fence 32'6 ( 2 ) X X Trash Weeds High priority 334 (1) X X Weeds High priority 413 (1) X. Weeds Trash Paint 416 (1) X Weeds Trash 419 (1) X Weeds Trash New sidin 420 (1) X • C-6 jl) (2) : (3) MAINTENANCE AND.;:>:: ADDRESS ...:<..... ( UNITS ) :: ...;CODE COMPI,TANCE ;:REHAB REMOVAL .... COMMENTS 423 (1) X 626 (1) X Trash Repair garage Inop vehs. WEST GRAND RIVER Weeds 309 (1) X X Trash 315 (1) X X Weeds Trash High priority 319 ' (1) X X Weeds Trash High Priority 318 (13) X High priority Old apt. building Rehab front porches 402 (2) X Paint house 403 (3•) X Trash 416 (2) X Paint Needs new gutters. Clean up 417 (2) X Inop Vehs Paint house 419 (1) X X Paint house Repair porch • • C-7 (li (2) :. (3) MAINTENANCE. -ADDRESS:-:.;.: CODE (UNITS).;:` COMPLIANCE>' REHAB. REMOVAL COMMENTS . 420 (8) X Clean up 6-unit & 2-unit on one lot 428 (1) X . Repair porch 503 (2) X Improve siding High priority. 504 (1) X 508 (1) X Inop. vehs. 502 (1) X Trash W. MAPLE Paint 418 (2) X X Used for storage High priority 508 (2.) X 516 (4) X Vacant - Reduce to 2-F. I NEIGHBORHOOD SUMMARY Neighborhood: Neighborhood Watch 134 MAINTENANCE AND;; ADDRESS :.CODE (UNITS) COMPLIANCE;': :'REHAB MAPLE 407 (2) X 417 (2)) Some Paint 421 1) Paint 425 (1) X 427 f2 521 (1) BROOK 612 (1) 613 (1) 621 (2) 628 (2) 631 (2) 635 (2) 636 (2) 712 (1) 11 400 (1 Paint Needs new siding Paint; Inop Vehs. Paint House Tall weeds Couch on front porch Needs new siding Junk on porch Paint House X X Repair f ront porch Repair i)orch Garage leans Boarded House Repair roof • C-9 4 40 (1) {2) (3) MAINTENANCE :..: ;:. AND ADDRESS ' CODE ( UNITS) .. COMPLIANCE ,.REHAB .. 'REMOVAL-::;': COMMENTS 526 (1) Junk in driveway BLUFF ST. 609 (1) Paint 610 (1) Junk 611 (1) Trash in rear yard 613 (1) Trash; X Repair Paint porch 615 (2) Trash; basic clean up 616 (1) Brush; Paint trim 617 (1) X Repair basement walls 618 (1) SYCAMORE 945 (1) PINE 900 (2) 902 (2) 11 903 (1) 905 (1) 906 (1) 908 (1) Brush in driveway Junk cars; cosmetic rehab Trash; Inop. Vehs.; cosmetic rehab Trash; Cosmetic Rehab Tall weeds Trash; cosmetic rehab Trash X C-10 Boarded House Needs siding Needs siding (1) (2) (3) MAINTENANCE. AND:. ADDRESS ;'.'CODE . . :' : (UNITS j ..:..:.COMPLIANCE.::: .... REHAB ..:' REMOVAL . :. COMMENTS 909 (2) Cosmetic Needs Rehab siding 919 (1) Trash Repair Broken front porch windows & windows 924 (1) Trash X Boarded house 929 (4) Reduce to 2 units 939 (1) X Broken windows 1001 (2) Cosmetic; X Needs paint steps siding 1005 (1) Paint House 1011 (2) Cosmetic X Needs rehab siding 1015 (1) Paint P.A.M. garage Assistance Center 1022 (4) Trash; tall Reduce to weeds 2 units 1024 (1) Trash CHESTNUT J 901 (1) Trash 908 (2) Paint 917 (1) Trash 920 (2) Red tagged X Boarded 923 (1) Trash 924 (1) Paint 1029 (3) Should be re 'd as 3F 1035 Paint WALNUT Trash; tall 903 (2) weeds C-11 (1) (2) :' .MAINTENANCE.. ..... ,; .. AND . s ..ADDRESS CODE.;6.4 ::.... . (UNITS) _ : :COMPLIANCE _B .., . ._:;REMOVAL. .::: '.COMMENTS :- 915 (3) Reduce to 2F 1005 (1) Repair siding and eaves - troughs 1019 (2)• Trash; X Paint House 1021 (4) Reduce to 2F 1023 (4) SEYMOUR Trash Repair 905 (1) garage 917 (4) Repair Reduce to front 2F porch; complete siding C-12 4 - Housing Rehabilitation 5Vv, " W The following properties were identified for substantial rehabilitation. Those that are starred are ranked as higher priority projects. 1520 Knollwood 1526 Knollwood 1544 Knollwood 1313 Christopher 1401 Christopher 611 Cross 1120 N. Chestnut 1209 N. Chestnut 1213 N. Chestnut 1214 N. Chestnut 1216 N. Chestnut 1233 N. Chestnut 1330 N. Chestnut 1401 N. Chestnut 1404 N. Chestnut 1405 N. Chestnut 1406 N. Chestnut 1409 N. Chestnut " 1409 1/2 N. Chestnut 1336 Emerson 1345 Emerson 1407 Emerson 1419 Emerson 406 Pleasant 309 W. Grand River 315 W. Grand River 318 W. Grand River 319 W. Grand River 503 W. Grand River 504 W. Grand River 1235 N. Grand River * 1103 N. Walnut 1109 N. Walnut 1112 N. Walnut 1120 N. Walnut 1308' N. Walnut 1316 N. Walnut 1322 N. Walnut 1330 N. Walnut 1342 N. Walnut *326 W. Willow *334 W. Willow 423 W. Willow 418 W. Maple 508 W. Maple 516 W. Maple C-13 Properties outside of Target Area (CHAS area) 521 Maple 400 W. Kilborn 1005 N. Walnut 1019 N. Walnut 407 W. Maple• 425 W. Maple 945 Sycamore 919 Pine *939 Pine *924 Pine 320 W. Oakland 418 W. Oakland 522 W. Oakland 613 Bluff 917 Seymour G I C-14 WILLOW -PINE AREA YEAR STRUCTURES WERE BUILT I MAP #29A 1948 rsvv 1920 , Q N 1927 1954 530 1904 � f5(y 1950 �• jL • 1950 �'r+ ru 1905 ' r5rb ' 1956 r 12 :1922 :sus �1922 1991 • \ °1 1880 1910 r� fMvq 1953 rq; 1955 1908 9 ;1966 CYPRESS 1915 rrt9 1918 .1906 fP2Y L-1 1914 NPa NIL 1907 19081Y19 w 1916 1916 Nzt, nrg 1904 19166 11949 ry ' 1913 1952 i5 11924 IgID 195s �-1 „ 1910 CONSUMERS POwE.R _1953 rvfr 1923 >:I rvc �^ COMPANY 19131- 1922 , L-t'i9� 1919 M7 ssz w' 1959 1910 11915 V 1335 ( 9 - L910 rvrr i CROSS - 1957 6 907 91. �949 11w 1�1O Isvq ll o 1969. 18 woo_ 6 W I -B-1900 _ r1908 9M20 8 1930 ZY w 190 rA�rr F N ' 190S 1 1908 ' = ' 2, 1928 h--- N tsry 19681-_. - L w Y 1989 r,-, U 1929" 1915 I L L. - v 1°, 1985 Q 192- ! ' _J I uel 1906 1909 rs? 1892 c 191 I rsry� I 0 0 1937 1890 1915-r 1865 1916 I i I 5rb I crp - r--� Ell�0 1 1886 I 1 19251970 I ! r � m� tNl pro• iL tali I I I ; cov i . l WILLOW 1959 M 1948 '3 JEI r L19 [1967 5 1920 ' co o rn R7! • 1989 L �,y I ❑ 1903 1892 Fl903 rn+ 1914 q �trtrj 1903 MQ 71905, 11902 1889 f N�' 6 1 _� �;'al 1406 1906- nt ntt '_910 U(Z 1890 rill IuB 1 o Lt 1907 Ealil mIc 1914 j 11 t mu polo 0107 R,o — 1906 I � 1908 - CO 1900 914 IL-' 6 0" " . : I .—: F- z U) w U WILLOW -PINE AREA YEAR STRUCTURES WERE BUILT MAP\#29B . IN 1917 -1 j, 1917 w 1917 ^ 1922 °: I 1890 1922'1 1942 19221 EOMORE ' Yt 1885 ,v,1917 1`71922 '13 18 44 131Y N ��i lay !33L 1890 13 1885 •r - 1870 , 1874 t3 11955 1 3 191144� 199115 1895 1907 WILLOW PLAZA 1926 v 412 �! '3Ti 13tz 1890 3:0 N LEASANT z I 1919 1962 1912 �°��• go r3r9 ; I ISt .1900 131��1915 ,�� 1919 °; 1925 1900 1906 N ' SA 1900 ,� U'1 IIQ, ^ ^ .—, CO .—I �p CL !0 '�o, 1957 WILLOW co WL. —T-1880 t iz33 j 19091 ❑ 1�1906 1909 1875�� 1905 1900 rzR fl?'lV 1920 1875 1889 <v,• rz,i G900 ;-, a%'� [°2 �(1907 -.�o"I'� y1 W. GRAND RIVER � IInn I I� J' ••-, N 44JJJJ coo 111929 Ru 1913 .. r 1404 re3 1 . III 1910 1904 r„o nIg 191401 i8 J m1 u1n 1912 1914I �l 1890—"i' 1890 —r l_qi 18901 'if-C �= eTp E�I�ai L1889 i°-4r 00Do IS.KdI 1880 !1o2y o 1878 co P*1 1921 1966r Itt3 'u° 1921 L_ _ ! ruc 1912 1886 �tit1 Izls '1914 1916 1875 rat tzzy— u 1908 I—1 o ar —1952 1870 a �I ° �, 3c0 4 .. c, .• ." • awl � �Ily rn 1907 oy rn ,r,1 ! '"' rrlo 1914] o L 1 191811 rrle l 1914 u 1874.E"y ma 1914� 1874 tEup IIIL 1410I °� 1883 N �r. 1873,y1 L 1—a06 ,! z�l �(r 1916 i1870 L19081 01.0 0