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
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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.
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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 The aging of this Area’s population will eventually lead to a over 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
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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.
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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.
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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.
Sidewalks have been added over the years, and overall, the Area is very walkable. Bike lanes have been designated on Grand River ______Planning Area 4 Page 50
Avenue and a section of Abbott Road. A connector to the Northern Traffic Volume Tier Trail needs to be established, perhaps along Coolidge Road.
1,200 Traffic on Abbott Road has risen sharply with the large number of students living at the City’s northern border. Traffic on Harrison Avenue has increased only slightly. The concern over the use of 1,000 Highland and Cowley Avenues as neighborhood cut-through streets has been studied. Traffic counts show a decrease from ten years 800 ago. Feb-95 600 Feb-00 SETTING THE SCENE FOR OUR FUTURE: Sep-02 PLANNING CHALLENGES AND OPPORTUNITIES 400
1. Land Use 200
With virtually no vacant land available for development, 0 this Area can benefit from the redevelopment and Highland Cowley Kensington revitalization of selected older and/or obsolete properties, as well as encouragement of owner occupancy of its single-family homes. Traffic Volume in Average Daily Trips Source: East Lansing Engineering Dept. a. The age and condition of the properties in the Delta Triangle, between Grand River Avenue and Michigan Avenue, offer opportunities for select redevelopment and revitalization. Improvements to the housing stock could be encouraged to complement the design of the proposed West Village project and the old Central School.
b. The area around Valley Court Park, including most of the Oakwood Historic Neighborhood, has significant historic structures and a unique Michigan Avenue median ______Planning Area 4 Page 51
character. This area is being considered by the City for a pilot historic preservation program. The The building which currently neighborhood would be targeted to receive historic houses the Harrison Avenue preservation tools, infrastructure improvements and redevelopment tools aimed at strengthening the Roadhouse restaurant has Area’s desirability in terms of home ownership. served as a White Star gas c. The commercial properties at the northeast corner station, an auto repair shop, of Harrison and Michigan Avenues could be Willy’s dealership, the City’s consolidated into a new and more efficient Public Works facility, and a commercial center. This corner could become a new shopping, dining and living district. Shell Station. d. A service drive is being considered as a means of encouraging owner-occupancy of homes along Michigan Avenue west of Harrison Avenue and discouraging cut-through traffic in the Chesterfield Hills neighborhood. Such a drive would run along the north side of Michigan Avenue from Harrison Avenue to Highland Avenue, offering local access to the neighborhood streets.
e. The anticipated relocation of the remaining car lots along Michigan Avenue creates redevelopment opportunities. These would be good locations for medium-density residential townhouses and condominiums. Residential and mixed-use buildings could extend along the golf course boundary. Across Michigan Avenue in Lansing Township there are commercial properties with large parking areas Campus Village Apartments that could potentially redevelop over time to on Michigan Avenue incorporate medium-density housing and mixed-use buildings.
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f. Vacant Class B multiples (fraternities, sororities, co-ops and other group living facilities) offer an opportunity for adaptive reuse, perhaps as bed and breakfasts .
2. Transportation and Traffic
Because of its central location, this Area enjoys proximity to campus, the Downtown and the region. Opportunities exist for additional non-auto access.
a. The popularity of the Riverwalk and Northern Tier Trails indicates a need to provide a connector between these two systems, perhaps along Coolidge Road and through Ranney Park. A pleasant streetscape in the Oakwood Historic Neighborhood b. To encourage bicycle access and safety, bikeways could be created throughout the neighborhoods to
connect to the trails and bike lanes along major AREA 4 streets. OWNER AND RENTER OCCUPANCY Owner Renter 3. Improving the Streetscape Household Occupancy Occupied* Occupied* Area 4 in 1990 54% 46% High density living creates challenges for Area 4 in 2000 53% 47% accommodating parking and trash removal. In the older City-wide in 1990 33% 67% denser neighborhoods where alleys exist, parking and City-wide in 2000 32% 68% trash collection could be moved off the street and to the *Based on 1990 and 2000 Census alleys to improve the streetscape.
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City of East Lansing Planning Area 4 Census Data for 1990 and 2000
1990 2000 Percent Change Since 1990 Area 4 City Wide State Area 4 City Wide State Area 4 City Wide State
Total Population 4,175 50,677 9,295,297 4,425 46,687 9,938,444 6% -8% 7% Under 5 (Pre-School) 180 1,660 700,560 179 1,153 669,662 -1% -31% -4% 5-17 years (School Age) 544 3,701 1,761,163 426 3,137 1,922,933 -22% -15% 9% 18-24 years (College Age) 1,129 28,891 990,932 1,593 27,122 929,908 41% -6% -6% 25-39 years (Young Family) 747 8,624 2,331,153 706 6,279 2,155,663 -5% -27% -8% 40-54 (Baby Boomers) 722 4,203 1,610,757 755 4,477 2,179,317 5% 7% 35% 55-64 (Early/Pre-Retirement) 272 1,360 793,714 283 1,671 861,729 4% 23% 9% 65 and over (Retirement) 581 2,238 1,107,018 483 2,848 1,219,232 -17% 27% 10%
Income Median Family Income $67,506 $43,125 $36,652 $84,740 $61,985 $53,457 26% 44% 46% Median Household Income $35,891 $24,716 $31,020 $44,988 $28,217 $44,667 25% 14% 44% Per Capita Income $20,183 $11,212 $14,154 $24,764 $16,330 $22,168 23% 46% 57%
Total Number of Households 1,740 13,500 3,419,331 1,808 14,390 3,758,661 4% 7% 10% Total Family Households 839 5,961 2,439,171 758 5,090 2,575,699 -10% -15% 6% Total Non-family Households 901 7,539 980,160 1,050 9,300 1,209,962 17% 23% 23%
Total Occupied Housing Units 1,740 13,500 3,419,331 1,808 14,390 3,785,661 4% 7% 11% Owner-Occupied 934 4,476 2,427,643 952 4,605 2,793,124 2% 3% 15% Renter-Occupied 806 9,024 991,688 856 9,785 992,537 6% 8% 0%
Household Sizes Average Household 2.27 2.43 2.66 2.05 2.22 2.56 -10% -9% -4% Average Family 2.96 2.91 3.16 2.80 2.82 3.10 -5% -3% -2% Average Owner-Occupied Household 2.71 2.64 2.80 2.40 2.41 2.67 -11% -9% -5% Average Renter-Occupied Household 1.80 2.33 2.31 1.67 2.13 2.24 -7% -9% -3%
Median House Value $108,074 $95,700 $60,600 $163,337 $144,100 $110,300 51% 51% 82%
CITY SCENES: OUR NEIGHBORHOODS ZOOMING IN ON PLANNING AREA 5
THE CURRENT SCENE
Planning Area 5 includes older neighborhoods close to campus and the Downtown, the northeastern quadrant of MSU, and, for planning purposes, parts of Meridian Township immediately adjacent to these areas.
Charming neighborhoods along tree-lined streets in the historic district include a variety of architectural styles. Areas of high density student housing also exist here. Apartment buildings and duplexes are found mainly near or along the main roads and scattered Historic home in the through the Area's eastern section. Commercial uses line most of Bailey Neighborhood the Grand River Avenue corridor. Parks and nearby schools offer green space and recreational facilities. MSU offers educational and cultural resources, sporting events and recreational facilities on its beautifully landscaped campus. The first Bailey Land use has been influenced almost solely by the Area’s proximity Neighborhood Ice Cream to MSU. Enrollment soared during the 1960s, from 21,000 to more than 40,000 students. To meet demand for student housing, large Social was held in 1974 to numbers of single-family homes within a half mile of campus were build community support for converted to rentals. Two-story apartment buildings were built as the preservation of the well. Beginning in the mid-1970s, the City began regulating and monitoring student housing to address safety issues and quality of Orchard Street Pump life in the neighborhoods. House.
Conditions in many parts of the Area reflect the impact of this population surge. Strongholds of owner-occupied homes exist and provide housing for singles, families, empty nesters and retirees, ______Planning Area 5 Page 57
however, other parts of the Planning Area are primarily renter- occupied. The conversion of these areas to rental housing has Area 5 Total Population produced traffic and parking congestion and has contributed to the 20,000 18,668 16,276 number of noise complaints on weekends and evenings. Structures 15,000 no longer suitable for family use have a blighting effect on the neighborhood. These and other concerns make it difficult to attract 10,000 and retain owner-occupants. This Area’s central location and the demand for quality housing create good market potential and make 5,000 it ripe for planned redevelopment, particularly near campus.
0 Total Population The number of family households declined 18% from 1990 and 1990 Census 2000 Census 2000, as did the number of school age children. Marble Elementary, MacDonald Middle School and East Lansing High School are all within walking distance, making the Area potentially attractive to households with school age children. However, of total households, those with families represent only 20%, compared with the City-wide average of 35%.
TRENDS AND FUTURE IMPACTS
East Grand River Avenue Improvements Planned improvements for East Grand River Avenue include wider sidewalks, new pocket parks, pedestrian level lighting, marked crosswalks and a new crossing signal at Stoddard.
Rental License Limitations Recent City actions have helped stem the conversion of single-family homes to rentals. Ordinance 900, adopted in 1997, A newer home in the limits the number of unrelated people who can occupy a newly Avondale subdivision licensed house in single-family zoning districts. From March of 2003 to October of 2004, the City imposed a moratorium on new rental licenses in these districts. In April of 2004, the Zoning Code was amended to add “Residential Rental Restriction Overlay ______Planning Area 5 Page 58
Districts.” Neighborhoods can initiate designation of districts which prohibit or restrict rentals of single-family homes.
Rental restriction policies are designed to encourage a return to owner occupancy. With rental competition from developments at the City’s borders, older properties with little market appeal to home buyers may become vacant and eventually functionally obsolete. While up to Code, they may, nonetheless, need significant investment to make them attractive by today’s housing market standards.
Commercial Redevelopment along East Grand River Avenue New commercial development has begun east of the City. Upgrading older commercial structures and neighborhood retail along Grand River Avenue will help these businesses remain economically attractive and competitive. Restaurant at northeast corner of A Decline in Housing Conditions Milford and Grand River Avenue The most noticeable decline is in residential areas adjacent to the Downtown, where rentals generally show more wear and tear than owner-occupied homes. Future economic development initiatives to strengthen the Downtown are likely to create Area 5 Popluation by Age opportunities and pressures for redevelopment. 14,000 12,000 10,000 “Eligible Distressed Area” Designation 8,000 In 2001, the City requested this designation for the area 6,000 4,000 bounded by the Red Cedar River, Bogue Street, the alley from 2,000 Bogue Street to River Street, and parts of Grand River Avenue. 0 This means the Area meets the definition of "blighted," as set by Under 5-17 18-24 25-39 40-54 55-64 65 and 5 over State law. While the area includes both single-family and multi- 1990 Census 2000 Census family structures, the units have been 100% rental since the ’70s. This designation makes the site eligible for State and local redevelopment incentive programs. ______Planning Area 5 Page 59
CLOSE-UPS OF NEIGHBORHOOD LIFE
How We Live: The Housing Scene Housing includes single-family detached homes, condominiums, duplexes, two-story apartment buildings, and 36 cooperatives, sororities and fraternities close to the Downtown and campus.
The Collegeville Historic District covers charming older neighborhoods with well-maintained homes in a variety of architectural styles. As happens in other older East Lansing neighborhoods, growing families living in homes on small lots face zoning constraints when they want to build an addition rather than A welco me sign at the move to the suburbs. Musselman/Ledebuhr Welcome Park The City has received requests for lot splits to build single-family on the corner of Hagadorn Road and detached houses. More such requests can be expected, especially East Grand River Avenue at or below existing density.
Single-family homes have increased steadily in value, consistent with the rest of the City. Although many are small and lack features The City’s oldest house, found in new homes, houses command high prices, especially built in 1849, is the when licensed for three or more occupants.
Bigelow-Kuhn-Thomas house Rental occupancy of single-family homes is highest in this Area. In at 334 North Hagadorn the Bailey Neighborhood, many blocks are 75% rental. Duplexes Road. It was outside the are scattered through the Area’s east side. In 1995, some areas were down-zoned in an effort to curb the development of more City until the boundaries duplexes and the growth of the rental population. Rental use is hard were expanded in 1958. on older homes. Typical code enforcement violations involve maintenance of electrical, plumbing and mechanical systems, as well as interior walls, ceilings and floors, stairs and handrails, exterior doors and windows, and yards and parking.
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The market for rental houses furthest from campus has softened in recent months. While MSU enrollment has remained stable, many new rental units have come into the market. Vacancy rates in this Area may create opportunities to convert rentals to owner-occupied homes.
Many of the City’s oldest apartment buildings are located here. Despite their age, deterioration and lack of amenities, they appear to maintain a competitive edge over the new rental units at the City’s borders. This is undoubtedly due to their proximity to MSU.
Renters occupy nearly the entire 30 acres south of Grand River Avenue between Bogue Street and Hagadorn Road in 61 properties ranging from single-family detached houses to low-rise apartment buildings. Most of the open space is paved over for The Red Cedar River viewed from parking, and the Red Cedar River is cut off from public access. Its proximity to MSU and the Downtown makes this area highly the Bogue Street Bridge attractive for redevelopment into a multi-use “Urban Village,” with safe, high quality rental and owner-occupied housing units as well as neighborhood retail and services.
Two campus housing districts—a small one on the north campus AREA 5 HOUSEHOLDS Area City and a large one on the south campus—also are located in the Area. Household Change* Change* Married Couple Family -22% -18% Behind the Scenes: Basic Services Male Head of Household 18% 56% Basic services here are adequate. Although sewer separation has Female Head of Household 14% -7% occurred in most of the Area, some neighborhoods still have Non-family Household 6% 23% combined storm and sanitary sewers. Total Households -2% 7% *Based on 1990 and 2000 Census
Some streets in Southeast Marble lack sidewalks and/or curbs. In the past, residents preferred not to have curbs. Use of existing alleyways for parking access and trash collection would improve the appearance of the streetscapes throughout this Planning Area.
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East Grand River Avenue has above-ground cables. The improvement plan for this area recommended converting them to a Liberty Hyde Bailey, Jr., below-ground system. a world-renowned horticulturist at Michigan Taking Care of Business: The Office, Service and Shopping Scene Agricultural College, is Existing retail and commercial space appear adequate to serve the called the “Father of Area’s population. Brookfield Plaza, a 40,000 square foot Horticulture." He designed neighborhood center anchored by an independent grocery store, the nation’s first includes personal services, restaurants and convenience retail, with some offices in the two-story building. Pedestrian access to the horticulture laboratory. neighborhood behind it needs further improvement. Vehicular access into and out of the center is especially difficult during peak traffic times. Updating the center aesthetically would likely enhance its economic viability.
Commercial uses dominate both sides of Grand River Avenue. Several new and redeveloped retail projects to the east in Meridian Township may put competitive pressure on East Lansing businesses.
The Hannah Plaza, located south on Hagadorn in Meridian Township, influences traffic through the Area. It includes restaurants and student-oriented retail.
How We Play: The Arts, Parks and Recreation Scene The Bailey Community Center, a former elementary school, houses a daycare center. Its park and green space are prized by the neighbors. The building’s aged systems present increasing East Grand River Avenue near maintenance costs. Stoddard Park is somewhat under-utilized due Hagadorn Road to the low number of school-age children in the immediate area. The Welcome Park at Hagadorn Road and Grand River Avenue ______Planning Area 5 Page 62 provides a pleasant gateway to the City. Burcham Park consists of 24 acres for passive recreation. Recreational facilities at Marble Elementary, MacDonald Middle School and East Lansing High School provide soccer and softball fields, playgrounds, basketball and tennis courts and a sledding hill.
The Southeast Marble neighborhood is furthest from these resources, and pedestrian access requires crossing Hagadorn Road or Burcham Drive, both very busy roads. Even so, all parks are within a half mile of most residences. The City’s Community Parks and Recreation Plan identifies the need to create parks in neighborhoods where they are lacking. No vacant land currently exists here for that purpose. The Wharton Center for Residents enjoy easy access to campus attractions, including the Performing Arts Wharton Center, the Auditorium and Fairchild Theater, Kresge Art Center and Museum, Abrams Planetarium, the Demonstration and Children’s Gardens, the River Trail and Alumni Chapel. Walks and bike rides on campus and along the Red Cedar River are delightful any season of the year. One of the 1992 The City’s Community Parks and Recreation Plan proposes Presidential Debates was creating a Riverfront Park along the Red Cedar River east of Michigan State University. held at the Wharton Center and featured three Our Natural Resources: The Environmental Scene candidates: Bill Clinton, The Red Cedar River is the major natural resource. Its floodplain George Bush and H. Ross extends along the south side of Grand River Avenue and includes several multi-family properties from Hagadorn Road to Woodmere Perot. Avenue. On campus, the river trails reach as far east as Bogue Street. However, from Cedar Village east, virtually no riverfront is actually accessible to the public.
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Burcham Park sits on a former landfill/dump. In 1998, the City capped about 25% of the park’s surface to prevent the release of minor contaminants. To obtain environmental clearance from the East Lansing’s boundaries have State, the City deed restricted the entire property for passive expanded substantially over recreation only. The City is also required to purchase deed restrictions from adjacent homeowners. recent years. The 1990 Census reports the City to be Getting from Here to There: The Transportation Scene 9.5 square miles. Today the CATA serves the Area well, operating nine routes on campus 24 City’s boundaries encompass hours a day, seven days a week during fall and spring semesters. nearly 13.5 square miles—a Several other routes provide service throughout the City to campus, Lansing, and the Meridian Mall. 42% expansion. The 2002 East Grand River Corridor Study recommended a series of improvements. Those involving pedestrian traffic have been implemented, including wider sidewalks, marked crosswalks, a crossing signal at Stoddard Avenue and pocket parks. The recommendation to create a divided roadway was not supported by local property and business owners who were concerned it might AREA 5 OWNER AND RENTER OCCUPANCY impede auto access to their businesses. Owner Renter Household Occupancy Occupied* Occupied* Some of the City’s highest traffic counts occur at the intersection of Area 5 in 1990 36% 64% Hagadorn Road and Grand River Avenue. The Area handles a Area 5 in 2000 34% 66% large volume of east-west traffic as well as to and from MSU. The City-wide in 1990 33% 67% University’s Master Plan calls for more research facilities, which will City-wide in 2000 32% 68% increase employment—and traffic. Hannah Plaza and surrounding *Based on 1990 and 2000 Census developments place increased traffic demands on Hagadorn Road as well. Traffic flow needs to include consideration of the number of accidents and the impact of numerous driveways in the vicinity.
The City’s Bike Route Master Plan calls for routes throughout the Area. Linkages could be created to bike paths and walkways to MSU and Meridian Township.
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SETTING THE SCENE FOR OUR FUTURE: PLANNING CHALLENGES AND OPPORTUNITIES
1. Housing
a. Creative ways should be pursued to increase the number, sizes, styles and values of owner-occupied single-family homes in this Area to attract families with children. One approach is being pursued through the City's Community Development Block Grant program. This includes a proposed Section 108 Loan to support the redevelopment of the 600 block of Virginia Avenue into new homes which
would be 100% owner occupied.
b. Some zoning district regulations need to be RentalRental houses houses on on Virginia Virginia Avenue Street amended to provide more flexibility to homeowners who want to renovate and expand existing single- family homes to meet contemporary needs. Such homes would attract and retain families in our older neighborhoods. With changes in the Zoning Code, more than 2,500 c. Policies that maintain strong neighborhoods and owner occupancy have benefited this Planning Area apartment units were built in and should continue to be supported. East Lansing between 1963
2. Land Use and 1967.
a. The Cedar Village area presents an opportunity for redevelopment to benefit the City and the University. The area includes approximately 35 acres of land south of Grand River Avenue, north of the Red Cedar River, east of Bogue Street and west of Hagadorn Road. A planning effort including local ______Planning Area 5 Page 65
property owners, MSU and the City has led to the creation of a Master Plan for “East Village.” The Plan encourages the formation of a unique environment that mixes housing, offices, shopping and dining in a university-oriented enclave designed to attract not only students but young professionals, empty-nesters and others.
b. The Red Cedar River needs to be more accessible. The East Village project provides an opportunity to open the riverfront to public access as well as improve water quality.
c. Brookfield Plaza is a candidate for redevelopment. Improved access and appearance would help keep it competitive, as well as offer a more attractive entrance to the City.
d. To address rising maintenance costs, examine alternative or additional uses for the Bailey Community Center building, including a mixture of appropriate public and private uses. If the building is to be repurposed, the City should seek input from Going to a party at the the Parks and Recreation Advisory Commission, the Bailey Pump House neighborhood and other interested residents and stakeholders. A commitment to maintain the existing public open space portion of the site is a priority for the City and the neighbors.
e. Expansion of the Downtown Development Authority should be considered to support redevelopment of areas around the downtown.
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3. Transportation and Traffic
a. High traffic volumes and safety concerns need to be addressed along East Grand River Avenue, especially at the Hagadorn Road intersection.
b. Pedestrian and bicycle safety along and across East Grand River Avenue also needs to be addressed, possibly through implementation of the East Grand River Avenue plan.
c. Ways to improve the City's eastern gateway and the East Grand River Avenue corridor need continued exploration. Existing parking lots in the East Village Area
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City of East Lansing Planning Area 5 Census Data for 1990 and 2000
1990 2000 Percent Change Since 1990 Area 5 City Wide State Area 5 City Wide State Area 5 City Wide State
Total Population 18,668 50,677 9,295,297 16,276 46,687 9,938,444 -13% -8% 7% Under 5 (Pre-School) 353 1,660 700,560 156 1,153 669,662 -56% -31% -4% 5-17 years (School Age) 922 3,701 1,761,163 691 3,137 1,922,933 -25% -15% 9% 18-24 years (College Age) 13,386 28,891 990,932 12,126 27,122 929,908 -9% -6% -6% 25-39 years (Young Family) 2,140 8,624 2,331,153 1,387 6,279 2,155,663 -35% -27% -8% 40-54 (Baby Boomers) 957 4,203 1,610,757 1,095 4,477 2,179,317 14% 7% 35% 55-64 (Early/Pre-Retirement) 330 1,360 793,714 243 1,671 861,729 -26% 23% 9% 65 and over (Retirement) 580 2,238 1,107,018 578 2,848 1,219,232 0% 27% 10%
Income Median Family Income $48,508 $43,125 $36,652 $65,919 $61,985 $53,457 36% 44% 46% Median Household Income $28,529 $24,716 $31,020 $31,680 $28,217 $44,667 11% 14% 44% Per Capita Income $8,173 $11,212 $14,154 $11,190 $16,330 $22,168 37% 46% 57%
Total Number of Households 3,404 13,500 3,419,331 3,351 14,390 3,758,661 -2% 7% 10% Total Family Households 1,118 5,961 2,439,171 919 5,090 2,575,699 -18% -15% 6% Total Non-family Households 2,286 7,539 980,160 2,432 9,300 1,209,962 6% 23% 23%
Total Occupied Housing Units 3,404 13,500 3,419,331 3,351 14,390 3,785,661 -2% 7% 11% Owner-Occupied 1,236 4,476 2,427,643 1,128 4,605 2,793,124 -9% 3% 15% Renter-Occupied 2,168 9,024 991,688 2,223 9,785 992,537 3% 8% 0%
Household Sizes Average Household 2.73 2.43 2.66 2.58 2.22 2.56 -5% -9% -4% Average Family 2.92 2.91 3.16 2.79 2.82 3.10 -4% -3% -2% Average Owner-Occupied Household 2.56 2.64 2.80 2.37 2.41 2.67 -7% -9% -5% Average Renter-Occupied Household 2.84 2.33 2.31 2.69 2.13 2.24 -5% -9% -3%
Median House Value $82,330 $95,700 $60,600 $122,933 $144,100 $110,300 49% 51% 82%
CITY SCENES: OUR NEIGHBORHOODS ZOOMING IN ON PLANNING AREA 6
THE CURRENT SCENE
Planning Area 6 extends from Farm Lane to US-127, south to the City limits and north to the Red Cedar River. It includes the southern section of the MSU campus.
Of the Area’s five residential neighborhoods, two are predominantly traditional single-family housing. The older “Flower Pot” neighborhood includes both owner-occupied homes and a number of rentals concentrated along a few blocks. Most rental conversions date from the 1970s and ’80s. Only a handful have been added since the adoption of Ordinance 900 in 1997. Housing built for Homes in the Red Cedar students and unsuitable for conversion to single-family use Neighborhood presents a concern. Only one home in the Ivanhoe Subdivision is rental. Maintenance of rental properties varies in this Area, as it does in the rest of the City. A noticeable number of owner-occupied homes also are in need of improved upkeep. Area 6 Total Population 12,000 Three Michigan State University apartment complexes bracket the 10,205 10,000 City neighborhoods to the north, east and south. The Red Cedar 7,979 Elementary School serves both City and University children. Four 8,000 residence halls provide undergraduate housing. Multi-family 6,000 housing is found mainly along the Area’s major roads. Commercial 4,000 activity lies along Trowbridge Road. Residents enjoy the green 2,000 space and recreational facilities at Emerson Park, along the river, 0 and on campus. 1990 CensusTot al Populat2000 ion Census
The Area contains several large institutional buildings, such as the Breslin Student Activities Center, the Munn Ice Arena, the Jenison
______Planning Area 6 Page 71 Fieldhouse, Spartan Stadium and the Michigan State Police headquarters. Campus property east of Harrison Avenue also The neighborhood includes numerous classroom and office buildings, sports facilities, affectionately known as the physical plant and related buildings, as well as parking.
Flower Pot got its nickname The Area’s natural and man-made boundaries create a sense of from the many streets separation from the rest of the City. Within the Area, this has led to strong neighborhood and community identity, as well as increased named after flowers by dependency on neighborhood commercial resources. Pedestrian developer Robert Hicks in and bicycle access to other Areas is limited, making residents highly auto dependent. honor of his wife Zoe's love of flowers. TRENDS AND FUTURE IMPACTS
Trowbridge Road Area With the extension of this road into campus, this corridor is a more significant University entrance, providing the only direct freeway access to MSU. This change places new economic pressure for redevelopment on land uses along the corridor.
MSU’s Master Plan The new Campus Master Plan calls for expanded research capacity and facilities in the southern part of campus. The corresponding increase in related employment will likely impact transportation and land uses.
Changes to University Housing MSU expects to make significant changes to its older The new Trowbridge Road entrance apartment housing. In Spartan Village, 127 units have already been to campus on Harrison Avenue demolished. University Village will be rebuilt in 2006 to accommodate a smaller number of students in more modern facilities. The flood plain will be converted back to green space.
______Planning Area 6 Page 72 Relocation of State Police Headquarters The State Police are expected to move their headquarters in the near term. While long-term plans for this property have not yet been revealed, the interim use will be surface parking for MSU. Area 6 Popluation by Age 6,000 Intermodal Facility 5,000 Current plans call for expansion of the train station to a 4,000 Transportation Intermodal Facility, providing train and inter- and 3,000 intra-city bus service in a more integrated fashion. 2,000 1,000 Population Changes 0 Under 5-17 18-24 25-39 40-54 55-64 65 and From 1990 to 2000 the number of families living here 5 1990 Census 2000 Census over dropped by almost 40%. At the same time, the student population increased from 51% to 61%.
CLOSE-UPS OF NEIGHBORHOOD LIFE
How We Live: The Housing Scene That part of the Red Cedar Neighborhood known as the “Flower Pot” dates back to the 1920s, but most houses were built in the ’40s and ’50s. Houses range in size, but average about 1,400 square feet. Over half have a one-car garage or no garage at all. These smaller older homes lack the storage space and amenities valued by today’s home buyers. Current zoning regulations would need to be amended to permit homeowners to expand their houses. Homes are predominantly owner-occupied, with only 29% in rental use.
A bungalow in the Flower Pot The Ivanhoe Subdivision was developed during the 1950s. Housing here is in above-average condition, although some properties need Neighborhood better maintenance. There is only one rental property out of 42 lots.
______Planning Area 6 Page 73 Residents in these neighborhoods have strong connections to MSU—as students, faculty/staff, or participants in its cultural and sports offerings. MSU is a good neighbor, providing numerous At the time of the 2000 events and activities, which enhance quality of life. This is, Census, there were however, a very delicate relationship. These connections and events can also impact the neighborhood negatively, with parking approximately 2000 on lawns, increased neighborhood traffic, and noise, alcohol and undergraduate students trash problems. living in University Apartment buildings are located along the Area’s major roads, at apartments at Michigan Trowbridge Road and Arbor Drive and on Harrison Avenue State University. between Marigold and Lilac Avenues.
Campus apartments in University Village, Cherry Lane and Spartan Village total 2,148 units, of which 1,878 are rented in a typical year. MSU recently demolished 127 units in Spartan Village, where the occupancy rate is 75%. University Village will be demolished in 2006 to make way for new apartments designed for undergraduate residents. The existing residential capacity in University Village is 1,000 people, and that will be reduced in the new plan to 300 people. Spartan Village School, which served this area from 1963 to 2003, was closed because of budget issues.
Residence halls account for the rest of campus housing in this Area. Case, Wonders, Wilson and Holden Halls have a combined potential occupancy of 3,926. In March 2003, occupancy ran at almost 97%.
Behind the Scenes: Basic Services
Spartan Village Apartments The City recently replaced water mains and relined the water lines. There do not appear to be any other underground issues in this Area. While the University provides services to Cherry Lane, Spartan Village and University Village, sanitary lines from these complexes do connect to the City’s system. Most residential areas
______Planning Area 6 Page 74 lack curbs and sidewalks. Sidewalks occur intermittently, especially along streets close to Red Cedar School.
Taking Care of Business: The Office, Service and Shopping Scene The major commercial area is Trowbridge Shopping Center, dating from 1962, and continuously anchored by a grocery store. Neighbors, international students and people from the rest of the region find their way to Goodrich’s for its specialty foods and wines. The 50,000 square foot center has been renovated a number of times and includes personal services and restaurants. The parking area has undergone improvements for better circulation and traffic flow. Basic problems still exist, however, due to the site configuration and curb cuts on surrounding streets. The center’s bank is open on a limited basis, which may signal a change of use for this building in the future. Trowbridge Plaza commercial center
Farther west on Trowbridge Road a number of under-utilized buildings, including the former Big Boy Restaurant (now a laundry) and the vacant restaurant at the Ramada Inn, offer opportunities for redevelopment. Other older commercial buildings do not meet AREA 6 HOUSEHOLDS current standards for landscaping and setbacks. The Quality Dairy Area City is one such site and would benefit from redevelopment. HOUSEHOLDS Change* Change* Married Couple Family -44% -18% The south side of Trowbridge Road is lined with small offices and Male Head of Household -20% 56% low intensity retail. It is likely to remain that way due to shallow lots Female Head of Household -24% -7% backing up to the railroad tracks, which limit the area available for Non-family Household 36% 23% parking. Total Households -8% 7% *Based on 1990 and 2000 Census How We Play: The Arts, Parks and Recreation Scene Emerson Park, a 2.7-acre passive park, is located next to Red Cedar School and its playground. Both the Flower Pot and Ivanhoe Neighborhoods enjoy direct access to these facilities, although
______Planning Area 6 Page 75 some users opt to cross private property illegally from the southern stub of Larkspur Drive.
The River Trail is enjoyed by Area residents who access it along the north side of Kalamazoo Street where it connects to MSU’s trail system.
MSU’s two 18-hole golf courses are located on Harrison Avenue just south of Mt. Hope Road. Campus attractions include Spartan Stadium, Munn Ice Arena, Breslin Center, Jenison Fieldhouse, the Dairy Store, Abrams Planetarium, Kellogg Center, the Beal Botanical Gardens, indoor and outdoor tennis courts and the IM Building. Campus apartment complexes provide field hockey, soccer, softball and baseball fields, as well as playgrounds. Spartan Stadium Campus walks offer four seasons of lovely scenery along its paths and the Red Cedar River.
Three religious institutions along Harrison Avenue provide Spartan Stadium's planned important programs to support students, especially international expansion will add nearly students and their families. At one time, University Lutheran Church was interested in access from Narcissus Drive. 3,000 seats, 24 suites and a new press box to its Our Natural Resources: The Environmental Scene current capacity of 72,027. The natural wood lot just north of Red Cedar School is a defining The Breslin Center can hold feature for the Area. The City has been trying to gain access to it for a pathway to Emerson Park. 14,992 basketball fans. MSU hockey tickets sell out A drain bed meanders through the Area, starting on the north side quickly for Munn Ice of Sever Drive, crossing north of the school and eventually emptying into the Red Cedar River. Much of it lies within the 100- Arena's 6,740 seats. year floodplain.
______Planning Area 6 Page 76 Getting from Here to There: The Transportation Scene CATA serves this Area well, operating nine routes on campus 24 hours a day, seven days a week during fall and spring semesters. AREA 6 Five other routes provide service to campus and south to OWNER AND RENTER OCCUPANCY Jolly/Dunkel Roads. Owner Renter Household Occupancy Occupied* Occupied* Residents enjoy easy access to surrounding areas via US-127, Area 6 in 1990 7% 93% which connects to the region’s other freeways. Area 6 in 2000 7% 93% City-wide in 1990 33% 67% Inter-city bus service and rail connections to Chicago and Toronto City-wide in 2000 32% 68% *Based on 1990 and 2000 Census are available at the Amtrak Station. Long-range plans call for an Intermodal Transportation Facility behind the current station. For now, market demand indicates only a minor expansion of service. The tracks are a source of noise and occasional derailments. The crossings at Harrison Avenue require repair every five to seven years. Often bumpy, they impede emergency vehicles.
With MSU occupying the eastern half of the Area, most major roads traverse or border campus. The new Trowbridge Road/Harrison Avenue traffic configuration is complete. Lower speed limits and left turn lanes, some with signals, should help traffic flow and safety. A persistent traffic problem exists for residents of Ivanhoe Drive. Eastbound turns from Arbor Drive onto Trowbridge Road can be very difficult due to the volume of traffic from both directions.
The University’s Master Plan calls for more research facilities, which will increase employment—and traffic. University parking is provided at a major commuter lot on Mt. Hope Road, as well as The Kellogg Center Hotel and long-term lots and ramps. Many campus buildings include short- Conference Facility term lots. Demand for parking, especially for MSU events, remains an issue for this Area.
______Planning Area 6 Page 77 Bike and pedestrian trails abound on campus and along the River Trail. Sidewalks exist along major roads, and a paved walkway connects Marigold Avenue with University Village Apartments.
SETTING THE SCENE FOR OUR FUTURE: PLANNING CHALLENGES AND OPPORTUNITIES
1. Housing
a. This area should be designated as a Neighborhood Revitalization Strategic Area (NRSA) to preserve and encourage owner occupancy which, in turn, helps to stabilize schools.
A hom e in the Ivanhoe Neighborhood b. Some zoning district regulations should be revised to allow homeowners to renovate and expand existing single-family homes to meet contemporary needs and requirements. Such housing would attract and retain families in our older neighborhoods. The railroad crossing at South Harrison was built in 2. Land Use
1871, by the Lansing and a. The commercial service center along Trowbridge Lake Michigan line. Road needs to be preserved to help serve a community that is somewhat isolated from convenient alternatives.
b. Higher density redevelopment should be encouraged for vacant, obsolete or older commercial properties, such as Quality Dairy along the south side of Trowbridge Road.
______Planning Area 6 Page 78 c. The future vacancy of the State Police property is a special concern, and it may have redevelopment opportunities such as senior housing; however, it is owned by MSU.
d. The flood plain area along the Red Cedar River should be used for recreational purposes.
3. Transportation and Traffic
a. Pedestrian access to Emerson Park and to the school playground should be established from the An apartment building northern part of the Red Cedar neighborhood. on Harrison Avenue b. Continued use and/or expansion of the Amtrak/bus station should be encouraged, with careful attention to its impact on traffic.
c. Pedestrian accessibility should be improved throughout the Area.
d. Above-ground electrical lines should be buried.
e. Due to traffic from the Breslin Center and other adjacent campus facilities, the sidewalk on the west side of Harrison Avenue should be widened.
f. Install roll curbing in the Red Cedar neighborhood— Lilac Avenue, Daisy Lane, and other areas where no curbing exists. The Islamic Center
______Planning Area 6 Page 79
City of East Lansing Planning Area 6 Census Data for 1990 and 2000
1990 2000 Percent Change Since 1990 Area 6 City Wide State Area 6 City Wide State Area 6 City Wide State
Total Population 10,205 50,677 9,295,297 7,979 46,687 9,938,444 -22% -8% 7% Under 5 (Pre-School) 663 1,660 700,560 352 1,153 669,662 -47% -31% -4% 5-17 years (School Age) 795 3,701 1,761,163 395 3,137 1,922,933 -50% -15% 9% 18-24 years (College Age) 5,210 28,891 990,932 4,833 27,122 929,908 -7% -6% -6% 25-39 years (Young Family) 2,891 8,624 2,331,153 1,797 6,279 2,155,663 -38% -27% -8% 40-54 (Baby Boomers) 474 4,203 1,610,757 432 4,477 2,179,317 -9% 7% 35% 55-64 (Early/Pre-Retirement) 59 1,360 793,714 108 1,671 861,729 83% 23% 9% 113 2,238 1,107,018 62 2,848 1,219,232 -45% 27% 10%
Income Median Family Income $15,930 $43,125 $36,652 $23,300 $61,985 $53,457 46% 44% 46% Median Household Income $15,403 $24,716 $31,020 $15,852 $28,217 $44,667 3% 14% 44% Per Capita Income $6,369 $11,212 $14,154 $8,924 $16,330 $22,168 40% 46% 57%
Total Number of Households 2,581 13,500 3,419,331 2,378 14,390 3,758,661 -8% 7% 10% Total Family Households 1,467 5,961 2,439,171 867 5,090 2,575,699 -41% -15% 6% Total Non-family Households 1,114 7,539 980,160 1,511 9,300 1,209,962 36% 23% 23%
Total Occupied Housing Units 2,581 13,500 3,419,331 2,378 14,390 3,785,661 -8% 7% 11% Owner-Occupied 176 4,476 2,427,643 163 4,605 2,793,124 -7% 3% 15% Renter-Occupied 2,405 9,024 991,688 2,215 9,785 992,537 -8% 8% 0%
Household Sizes Average Household 2.31 2.43 2.66 1.90 2.22 2.56 -18% -9% -4% Average Family 2.94 2.91 3.16 2.86 2.82 3.10 -3% -3% -2% Average Owner-Occupied Household 2.73 2.64 2.80 2.28 2.41 2.67 -16% -9% -5% Average Renter-Occupied Household 2.27 2.33 2.31 1.83 2.13 2.24 -19% -9% -3%
Median House Value $75,422 $95,700 $60,600 $116,320 $144,100 $110,300 54% 51% 82%