CITY SCENES: OUR NEIGHBORHOODS ZOOMING IN ON PLANNING AREA 4 THE CURRENT SCENE The enduring appeal of Planning Area 4 is the “college town” character of its residential neighborhoods and proximity to campus, the Downtown and Lansing. The Area includes mature residential neighborhoods, the far northwest corner of campus, a predominantly student rental area and, for planning purposes, a portion of Lansing Township between the City limits and US-127. Chesterfield Hills (also known as Central) and Glencairn date from the 1920s and ’30s. Single-family detached homes in a wide variety One of Chesterfield Hills' many of historical architectural styles were built along winding streets in historic homes this hilly section of East Lansing. Glencairn School is within walking distance for most students. The charm of these neighborhoods creates a strong market for Area 4 Total Population these homes. Turnover here is low, and homes retain their value. 5,000 While older, many are being updated. Skirmishes over rental 4,425 conversions occur from time to time, but these neighborhoods 4,500 4,175 remain predominantly owner-occupied. 4,000 The “Triangle,” an 11-block area east of Harrison between Michigan and Grand River Avenue, is virtually all student rental. Most of the 3,500 properties could use some reinvestment. 3,000 Total Population Historic District designation of a portion of this Area has helped 1990 Census 2000 Census prevent deterioration of the overall quality of homes and neighborhoods. It has not as yet, however, attracted a significant _____________________________________________ Planning Area 4 Page 45 number of home buyers to take advantage of State and Federal tax benefits designed to encourage restoration of these older homes. Commercial uses are scattered along Michigan Avenue and at the western end of Grand River Avenue. For 20 years, there was little change in the amount and type of commercial activity. Recently, however, redevelopment activities have given Michigan Avenue a new look. A former used car lot was redeveloped into a two-building student apartment complex with space for commercial tenants and parking. Directly west, a similar redevelopment is under consideration for another used car lot. On the north side of Michigan, a long-vacant gas station has been redeveloped into a one-story medical office building. Central School Along Saginaw Street, the site of the former Albert Pick Motel has been redeveloped into a one-story retail building and a two-story office building. Further east, the unsightly southwest corner at Abbott Road has finally been donated to the City for a pocket park. This will create an attractive open space without adding traffic to a Central School, built in busy intersection. 1917, became an elementary school in 1927, and now TRENDS AND FUTURE IMPACTS houses MSU's laboratory Redevelopment of Obsolete Commercial Properties preschool. The current or original uses of some older commercial properties are no longer practical or economically feasible. Because there is very little vacant land, properties such as the car lots and dealerships along Michigan Avenue will be attractive for redevelopment. _____________________________________________ Planning Area 4 Page 46 Population Changes The population in this Area increased slightly from 1990 to 2000, mostly among those of college age. Likewise, the number of households increased, reflecting a nation-wide trend. However, the number of family households decreased significantly, resulting in a decline in school age children. Baby boomer and pre-retirement age categories increased slightly, suggesting that “empty nesters” are staying in their homes. Low housing turnover has contributed to a decline in the number of young families moving here. Redevelopment of Older Residential Properties Changing household patterns will create demand for new housing types, such as condominiums, rentals for young professionals or student apartments. The pressure for more options will be greatest around the Downtown. The age and condition of A home in the some properties there, despite their location in a historic district, Oakwood Historic Neighborhood make them likely targets for redevelopment. For example, a “live and work” mixed-use proposal for the site of the former bus terminal on West Grand River includes owner-occupied housing and commercial space. Area 4 Population by Age 1,800 Commercial Activity to the West 1,600 Frandor recently underwent significant renovation and 1,400 expansion. With the addition of “big box” stores, the center 1,200 appeared to draw a larger customer base. Concerns over 1,000 commercial creep have yet to materialize along Michigan Avenue. 800 On the contrary, a number of storefronts are currently vacant within 600 400 the center as well as in adjoining strip centers. 200 Household Trends and Historic Preservation 0 Under 5 5-17 18-24 25-39 40-54 55-64 65 and over The aging of this Area’s population will eventually lead to a 1990 Census 2000 Census significant turnover in housing, opening up the market to young families and other younger population groups. The nationwide increase of single person and childless households will also create _____________________________________________ Planning Area 4 Page 47 demand for aesthetically pleasing and architecturally significant homes—two powerful attributes of this Area. CLOSE-UPS OF NEIGHBORHOOD LIFE Existing Michigan Avenue just How We Live: The Housing Scene west of Harrison Avenue. Housing is in generally good condition. Exceptions are found in the Delta Triangle and along West Grand River and Michigan Avenues. Some elderly residents scattered among the neighborhoods have trouble with upkeep on these older homes. Recent home buyers are purchasing and renovating older homes. One of many suggested High traffic along Michigan Avenue discourages single-family use of the houses there, and many have been converted to rentals. The alternatives, this diagram City’s Engineering Department has devised a plan it hopes would shows the Michigan Avenue make these homes more attractive for owner-occupancy. It proposes creating a service road on the north side of Michigan median being compressed Avenue running from Harrison Avenue to Highland Avenue to with west-bound traffic service neighborhood streets. Careful consideration of the trade- lanes moving to the south offs will be necessary, since this would require taking green space from the boulevard. This idea is still in the planning stage. to make room for a green strip and service road to The large concentration of 20 sororities, fraternities and co-ops in the Area provides housing to approximately 660 students. Declining buffer the neighborhood. membership in these organizations has led to under-utilization of their annexes, which could be converted to bed and breakfasts, housing co-ops, or adaptive reuse commercial and office space. The newly created Fraternal Housing Preservation Commission plans to assist in the reformatting and preservation of these buildings. _____________________________________________ Planning Area 4 Page 48 The homes in the Delta Triangle are some of the oldest in the City, dating back to the 1880s. Many began converting to rentals around 1970. Enforcement of the 1989 Historic Preservation Code has helped improve some houses' exteriors. With rental market competition north of the City and west along Michigan Avenue, property ownership may change and lead to upgrading house interiors as well. Behind the Scenes: Basic Services The Area’s aged infrastructure has experienced regular problems with water mains and sewers. The improvements required by the City for the Spartan Hall redevelopment have helped slow storm flow on Louis Street, and the water and sewer systems have been Brody Dormitory Complex renovated in other areas during recent street reconstruction. Narrow streets, the high concentration of rental units and the existence of alleys in several locations in the Area offer an opportunity to move trash collection and much of the parking to the alleys, improving the appearance of the streetscape. AREA 4 HOUSEHOLDS Area City Taking Care of Business: Household Change* Change* The Office, Service and Shopping Scene Married Couple Family -10% -18% With Frandor to the west, the Downtown to the east and Male Head of Household 20% 56% neighborhood retail at Harrison and Michigan Avenues, goods and Female Head of Household -15% -7% services are within easy walking distance for many residents. Non-family Household 17% 23% Total Households 4% 7% Trowbridge Plaza and the Lake Lansing Kroger and Meijer stores *Based on 1990 and 2000 Census are a short car ride away. Convenient access remains important to these in-town neighborhoods, especially as more mixed-use projects are developed. _____________________________________________ Planning Area 4 Page 49 How We Play: The Arts, Parks and Recreation Scene The Area’s many parks, both within the City and nearby, offer a great range of outdoor fun. Valley Court hosts regular events, Ranney Park has ball fields and a new skateboard facility, and small pocket parks and green spaces contribute to neighborhood life. The Riverwalk and a golf course are close at hand. The Hannah Community Center, Public Library and Downtown plazas all offer activities. MSU’s campus is beautiful in all seasons. Most residents are within walking distance of Spartan Stadium, Kellogg Center, Munn Ice Arena, the Beal Botanical Gardens, the Red Cedar River and many other campus treasures. The East Lansi ng Hannah Community Center Our Natural Resources: The Environmental Scene Shifting soils along the east end of Northlawn have caused settling problems for several homes. Most land unsuitable for development has been dedicated as parks. The East Lansing Hannah Properties along Michigan Avenue lie within the floodplain of the Community Center building, Red Cedar River. Any redevelopment activities along here will be built in 1927, was East subject to State regulations for flood proofing. Lansing's first free-standing Getting from Here to There: The Transportation Scene high school. CATA serves this Area well, with bus routes along Michigan Avenue, Harrison Avenue, Grand River Avenue and Saginaw Street.