CITY SCENES: OUR NEIGHBORHOODS ZOOMING IN ON PLANNING AREA 2

THE CURRENT SCENE

Planning Area 2 has evolved from the City’s Northern Frontier into a collection of “in-town” neighborhoods set in a prime location with easy access to the entire region.

This Area was developed as neighborhoods. As a result, these neighborhoods possess many keys to stability—diverse housing, an elementary school, and abundant parks and green space. More than ten neighborhood and condominium associations actively participate in civic life, each with its own character and history. For example, the site of Shaw Estates, once the property of MSU Cricket Lane President Shaw, is rich in history. Pinecrest and Tamarisk are home to many native East Lansing-ites. Farwood’s well-designed contemporary homes are tucked into a maze of cul-de-sacs.

US-127, Saginaw Street, Abbott and Lake Lansing Roads mark the Pinecrest was added to the boundaries. Like a textbook “traditional” land use pattern, this City in 1959, followed by Area’s commercial uses and multiple-family units are found along the edges, with lower residential densities in the center. Shaw Estates and Chartwell in 1961 . Roughly half of all dwelling units are single-family detached homes. Multiple-family units, both owner-occupied and rental, are clustered along the major boundary roads. All are generally well designed and maintained. The proportion of owner and rental-occupied properties is roughly equal, another key to neighborhood stability.

______Planning Area 2 Page 21

The wide variety of housing styles and values attracts new home Area 2 Total Population buyers, as well as making it possible for residents to move within 7,000 6,289 5,950 the Area as their needs change. 6,000

5,000 Most development took place in the 1960s and ’70s. Recent 4,000 developments have used up most available land, except perhaps 3,000 along Lake Lansing Road. Some pressure for “rebuilds,” a new 2,000 national trend to build new homes on the sites of older, smaller 1,000 urban homes, may be felt in places like Wolf Court.

0 1990 CensusTotal Population2000 Census Frandor, the Lake Lansing Meijer and Kroger stores, and provide convenient shopping and services.

TRENDS AND FUTURE IMPACTS

Stability has been a hallmark of this Area; however, changing demographics within it and major property developments adjacent to it are creating trends to watch and impacts to consider for the future.

Growing Regional Appeal as a Residential Location Because the Area is located in East Lansing, as well as convenient to freeways leading in all directions, it will continue to be a prime residential location within the region.

New Development Adjacent to the Area The playground at The last few years have seen significant commercial and Harrison Meadows Park residential growth in the City’s newly annexed areas to the north. This trend shows every sign of increasing over the next 5 to 10 years. Likewise, across US-127, so-called “big box” businesses, including Wal-Mart and Sam’s Club, have opened near the Eastwood Towne Center. More restaurants, fast food, strip centers

______Planning Area 2 Page 22

and hotels will probably locate there, especially along Lake Lansing Road. All this activity undoubtedly will put pressure on Lake Lansing Road east of US-127. Currently, small office uses are envisioned along here. However, with the mall so close and generating significant amounts of traffic, this corridor’s economically under-utilized residential properties will become increasingly attractive for commercial and strip development. These market forces are already at work in the redevelopment of the former gas stations at Lake Lansing and Abbott Roads.

Population Changes This Area’s population dipped slightly (5%) from 1990 to 2000. The number of families, especially families with children, also declined. At the same time, the number of households increased, including those listed as single person or childless. Abbott Woods condominiums The decline in family households yielded a decrease in the pre-school and school age population. This trend appears in most Planning Areas and translates to lower school enrollment. The Area’s population is aging. The number of people over 55 has increased, while all categories of younger people declined, Area 2 Population by Age 2,000 some by as much as 22%. This trend will eventually lead to a significant turnover in housing, opening the market to young 1,500 families and other younger population groups. 1,000 Census data for this Area is included at the end of this section. 500 0 Increased Traffic Under 5-17 18-24 25-39 40-54 55-64 65 and 5 1990 Census 2000 Census over Current and planned developments to the north and west will increase traffic significantly on the major perimeter roads and, perhaps, within the Area as well. Recent traffic studies show that

______Planning Area 2 Page 23

the intersections at Lake Lansing and Coolidge and Lake Lansing

AREA 2 HOUSEHOLDS and Abbott require improvement, although roadway capacity Area City appears to be adequate for now. Household Change* Change* Married Couple Family -9% -18% How We Live: The Housing Scene Male Head of Household 14% 56% The balance between renter and owner-occupied housing in this Female Head of Household -1% -7% Area contributes to neighborhood stability and appeal. Demand for Non-family Household 12% 23% housing remains high, but turnover is low. Over the last nine years, Total Households 1% 7% only 6% of owner-occupied units changed hands. During that same *Based on 1990 and 2000 Census period, housing values increased about 7.5% per year.

While land is scarce for new development, 165 new housing units were built as infill projects over the last 10 years. These range from traditional subdivision homes (Harrison Meadows) to condominiums containing duplexes and mid-rise style flat apartments.

The rental market is beginning to experience some stress. A number of properties report vacancies at levels never seen before. High vacancy rates can usually be attributed to cyclical market forces. However, the large number of new apartments on the City’s borders may continue to compete for renters. The longer high vacancy rates last, the more likely there will be disinvestment in rental properties.

Behind the Scenes: Basic Services Public services, including water and sewer, get high marks here. The planning process did uncover a problem with occasional low water pressure, which needs to be addressed.

The Northern T ier Trail

______Planning Area 2 Page 24

Taking Care of Business: The Office, Service and Shopping Scene Commercial uses consist mainly of office buildings located on the major roads ringing the Area. Frandor and the Lake Lansing Meijer and Kroger offer easy access to neighborhood services. Residents to the east do not have convenient access to neighborhood services, a need that should be pursued.

Most business and commercial uses date from the 1980s and ’90s, so redevelopment in the near future is not imminent.

How We Play: The Arts, Parks and Recreation Scene This Area enjoys an abundance of parks—six in all, totaling 53 acres. Together they provide a wide variety of outdoor fun, from playground equipment to soccer and softball fields. Opening of Harrison Meadows Park

While access to neighborhood parks appears adequate, new census data suggests the demand for them is changing. The primary park user group, 5-12 year olds, has decreased by 9%. However, population has increased in the over-55 groups—not your typical playground clientele. This suggests the need to evaluate the East Lansing has 8,451 trees park use and recreation needs of a wider range of age groups. planted along the streets in

East Lansing’s Family Aquatic Center, East Lansing Hannah the public right of way. Community Center, Softball and Soccer Complexes are all nearby. This Area is also well served by the Northern Tier Trail system, with the key access points located here. The Area’s central location makes it a quick drive to arts and recreational resources on campus, in the Downtown, and in Lansing.

______Planning Area 2 Page 25

Our Natural Resources: The Environmental Scene Large tracts of private green space add greatly to the overall Dr. Robert S. Shaw, 11 th character of the Area. The passive open space, owned by the City President of State along Abbott Road, offers a truly scenic vista.

College, owned land around Wetlands and poor soil areas have already been identified and Saginaw and Harrison. During protected from future development. Because the Area is fully the development of the west developed, there are no current environmental or natural resource concerns. portion of Glencairn

Neighborhood, he moved his Getting from Here to There: The Transportation Scene cattle to an open area now called Shaw Estates. The transportation network is adequate to above average. CATA provides excellent bus service to major locations, including MSU, the Downtown and other commercial areas. Expanded routes serve the Eastwood Towne Center to the west and student apartments to the north.

Sidewalks support pedestrian circulation. Some sidewalk infill is needed on major streets to create connections throughout the neighborhood.

Five major roads and the local street system adequately distribute traffic throughout the Area. However, additional studies need to evaluate the impact of adjacent development on some roads.

Lake Lansing Road. Development to the north has increased traffic volumes significantly along Lake Lansing Road between Coolidge and Abbott Roads. Both intersections are experiencing stress. While the road is probably capable of Office building on Lake Lansing Road handling current and future traffic loads, safety is an issue. Numerous curb cuts create significant hazards during peak times. ______Planning Area 2 Page 26

Harrison Avenue. While Harrison Avenue is picking up some development-related traffic from the north, increases AREA 2 do not yet appear significant. Current plans call for its OWNER AND RENTER OCCUPANCY conversion to three lanes in the near future. Owner Renter Household Occupancy Occupied* Occupied* Coolidge Road. Coolidge Road has traditionally serviced the Area 2 in 1990 48% 52% interior neighborhoods. Recent development has, however, Area 2 in 2000 49% 51% added more external traffic. City-wide in 1990 33% 67% City-wide in 2000 32% 68% In addition, Coolidge Road is now two-way between *Based on 1990 and 2000 Census Saginaw Street and Avenue. This may increase the amount of traffic heading for MSU. This road, too, is scheduled for conversion to three lanes.

Abbott Road. Abbott Road’s traffic volumes have risen sharply—at all times of the day—as a result of the new student apartments to the north. Eastwood Towne Center contributes even more traffic. Increasing traffic volumes could, over time, cause physical and economic changes to land uses along the corridor.

City traffic engineers rate the physical condition of 40% of the Area's streets as “marginal or lower,” another 10% as “adequate,” and the remaining 50% as “good.” A number of streets have been improved over the past five years, and most will achieve a rating of “good” by 2007.

As more commercial development occurs around Eastwood Towne Center, residents will make more trips in this direction. Safer, non- Michigan State Medical Society motorized access needs greater consideration in future planning.

______Planning Area 2 Page 27

SETTING THE SCENE FOR THE FUTURE: PLANNING CHALLENGES AND OPPORTUNITIES

1. Land Use

The Michigan State Medical a. The Lake Lansing Road corridor will face increasing Society building at Abbott and pressure for new development and redevelopment Saginaw was designed by as commercial growth continues around the new Minuro Yamasaki, the Eastwood Towne Center. Rising land values and traffic volumes may increase pressure for architect of City's commercial as well as low intensity office use. In former World Trade Center. general, commercial use should continue to be prohibited, although consideration should be given to convenience office uses such as retail banks.

b. The Comprehensive Plan should continue to promote redevelopment for small office, but some consideration should be given to mixed use— combining small office with one or two levels of residential to encourage working/living arrangements. The 50-foot building setback should continue to be the policy, although some relaxation might be necessary to accommodate mixed use.

c. Since the potential for new infill residential development is limited, areas such as Wolf Court are likely to face pressure to “rebuild.”

d. Consideration should be given to providing Pinecrest Neighborhood Sign neighborhood services for the eastern portion of the Area. This is typically accomplished through a well placed neighborhood commercial center. The

______Planning Area 2 Page 28

intersection of Lake Lansing Road and Abbott Road is best suited for this type of development.

2. Transportation and Traffic

a. The conversion of Coolidge and Harrison Avenues from four to three lanes should be carefully re-examined in light of increasing traffic volumes.

b. There needs to be safe and relatively convenient pedestrian and bicycle access connecting this Area Retail buildings on Lake Lansing Road with the Eastwood Towne Center. One possible approach is a bridge over US-127, somewhere south of Ramblewood Drive. By 1853, planks were laid in c. The intersections of Lake Lansing Road at Coolidge and Abbott Roads will need to accommodate Grand River Avenue's roadbed increasing traffic. to smooth the ride for stagecoaches. The planks were d. A study is currently underway to evaluate the impact of extending Coleman Road west to link with the unearthed during 1955 road Eastwood Towne Center, and possibly Wood Street. construction.

______Planning Area 2 Page 29

City of East Lansing Planning Area 2 Census Data for 1990 and 2000

1990 2000 Percent Change Since 1990 Area 2 City Wide State Area 2 City Wide State Area 2 City Wide State

Total Population 6,289 50,677 9,295,297 5,950 46,687 9,938,444 -5% -8% 7% Under 5 (Pre-School) 361 1,660 700,560 314 1,153 669,662 -13% -31% -4% 5-17 years (School Age) 981 3,701 1,761,163 861 3,137 1,922,933 -12% -15% 9% 18-24 years (College Age) 1,064 28,891 990,932 1,012 27,122 929,908 -5% -6% -6% 25-39 years (Young Family) 1,530 8,624 2,331,153 1,284 6,279 2,155,663 -16% -27% -8% 40-54 (Baby Boomers) 1,422 4,203 1,610,757 1,315 4,477 2,179,317 -8% 7% 35% 55-64 (Early/Pre-Retirement) 431 1,360 793,714 607 1,671 861,729 41% 23% 9% 65 and over (Retirement) 500 2,238 1,107,018 557 2,848 1,219,232 11% 27% 10%

Income Median Family Income $46,789 $43,125 $36,652 $66,003 $61,985 $53,457 41% 44% 46% Median Household Income $38,682 $24,716 $31,020 $44,167 $28,217 $44,667 14% 14% 44% Per Capita Income $20,881 $11,212 $14,154 $27,933 $16,330 $22,168 34% 46% 57%

Total Number of Households 2,712 13,500 3,419,331 2,749 14,390 3,758,661 1% 7% 10% Total Family Households 1,508 5,961 2,439,171 1,406 5,090 2,575,699 -7% -15% 6% Total Non-family Households 1,204 7,539 980,160 1,343 9,300 1,209,962 12% 23% 23%

Total Occupied Housing Units 2,712 13,500 3,419,331 2,749 14,390 3,785,661 1% 7% 11% Owner-Occupied 1,301 4,476 2,427,643 1,338 4,605 2,793,124 3% 3% 15% Renter-Occupied 1,411 9,024 991,688 1,411 9,785 992,537 0% 8% 0%

Household Sizes Average Household 2.31 2.43 2.66 2.18 2.22 2.56 -6% -9% -4% Average Family 2.97 2.91 3.16 2.90 2.82 3.10 -2% -3% -2% Average Owner-Occupied Household 2.72 2.64 2.80 2.47 2.41 2.67 -9% -9% -5% Average Renter-Occupied Household 1.94 2.33 2.31 1.90 2.13 2.24 -2% -9% -3%

Median House Value $95,949 $95,700 $60,600 $135,898 $144,100 $110,300 42% 51% 82%

CITY SCENES: OUR NEIGHBORHOODS ZOOMING IN ON PLANNING AREA 3

THE CURRENT SCENE

Planning Area 3 covers the northeast quadrant of East Lansing, with portions of Meridian Township adjacent to it included for planning purposes. The Area consists mainly of mature residential neighborhoods and less developed areas recently added to the City through Act 425 agreements with Meridian Township. The East serves most of the neighborhoods.

Area 3 neighborhoods possess many keys to stability. A wide variety of styles and price points offer diverse housing options to home buyers. Six schools, five public and one private, provide K-12 A home in the Whitehills education, as well as recreational facilities. Abundant parks Neighborhood contribute to green space and livability.

Commercial development is relatively limited and scattered along the major roads. It consists mainly of offices and neighborhood The northeast corner of East centers, the largest at Carriage Hills, anchored by a grocery store. Lansing was Burcham Drive and New development is in the planning stages at Saginaw Street and Gunson Street before 1958 Park Lake Road. The East Lansing Public Works operation has when Whitehills, Cambria and relocated to State Road east of Brown Road. The City is selling the site to a developer for a proposed mixed-use project of offices and Marble Neighborhoods were residential living for seniors. Across Park Lake Road, the added to the City. application for the site of the old Par 3 golf course has received approval for a condominium residential project.

______Planning Area 3 Page 33

Another concentration of development is expected along the Abbott/Chandler corridor north of Lake Lansing Road. Property Area 3 Total Population there is currently being marketed for commercial and multi-family 13,200 12,888 residential. A four-building office complex is planned for the north 12,800 side of Lake Lansing Road east of Abbott Road. On Abbott Road, Gaslight Village will include office space, townhomes and 12,400 apartments. A mixed-use project with retail, office space, 12,039 12,000 apartments and housing units is under consideration for a 40-acre site north of Biber Street, also on Abbott Road. 11,600 1990 CensusTotal Population2000 Census The existing Abbott/Chandler roadway is in substandard condition for current and future traffic loads. The City anticipates a major improvement project to be completed by 2008.

Several properties are ripe for redevelopment. The site of the vacant gas station at Saginaw Street and Abbott Road enjoys high traffic and great visibility. On Haslett Road, the former bread store’s designation as a “Brownfield” makes its redevelopment eligible for tax advantages. However, past proposals for a multi-family project there have been opposed. Another site with potential, given its prime location and age of current properties, is the small office cluster and adjoining multi-family properties at the northeast corner of Abbott Road and Burcham Drive.

TRENDS AND FUTURE IMPACTS

Boundaries for all Planning Areas are set along natural barriers such as rivers, county lines, and major roads, all of which create A home in the Towar Gardens borders between neighborhoods and land uses. Area 3’s Neighborhood boundaries extend beyond the City limits. Population trends and development to the north and east will definitely impact this Area’s future.

______Planning Area 3 Page 34

Population Changes This Area’s population grew by 7% from 1990 to 2000, compared to a city-wide drop of 8%. The number of school age children increased by 9%, reflecting the growing number of families here. This is significant because most of the Area is served by the East Lansing Public Schools. City-wide, the school age population declined by 15%. The number of households is up by 23%, and single person households jumped 37%. These increases reflect the national trend toward smaller household sizes and more of them. City-wide, the number of households increased by 13%. These increases are largely due to including Meridian Township Census figures within the Area. These trends are likely to continue in the short term, especially the growth in households. An office building on Abbott Road Growth Growth should continue at a fairly stable but steady rate. Recent Act 425 agreements adding land from Meridian Township have served to accelerate this growth. Area 3 Populat ion by Age 3,000

Land Use 2,500 Given recent history, there may be pressure from the 2,000 development community for additional Act 425 agreements. It will be important for the City and neighboring townships to address 1,500 these proactively with a view to overall goals for development . 1,000

The Saginaw Street/Park Lake Road/Merritt Road area will 500 continue to grow and develop into a mix of commercial and 0 residential uses. Residential growth here may spark development Under 5 5-17 18-24 25-39 40-54 55-64 65 and of a new neighborhood retail center. 1990 Census 2000 Census over

______Planning Area 3 Page 35

Traffic and Circulation Road improvements on Abbott/Chandler Road will accommodate the recent jump in traffic. At the same time, a better roadway may contribute to additional development and traffic. A proposed interchange at Chandler Road and I-69 could have dramatic consequences for traffic flow and development along the Abbott/Chandler corridor, if it is built. Traffic flow at the entrance of the U.S. Post Office on Abbott Road is a concern. The proximity of the entrances to the Abbott/ Road/Saginaw Street intersection often causes extended delays for Post Office patrons entering and exiting the facility.

Housing Recent renovations and expansions of the high school and Renovation - 2004 middle school could help attract families to neighborhoods within walking distance of these facilities. The availability of affordable attractive housing will be an important factor for new residents.

How We Live: The Housing Scene The Trojans’ fight song has The predominance of owner-occupied housing (56%) contributes to two parts – “Hail Trojans,” neighborhood stability and appeal. Whitehills is the largest written in the early 1900s, by neighborhood, with well-maintained homes built from the 1960s to MSU Director of Bands J.S. the ’80s. Walnut Heights’ many ranch homes date from the 1950s and ’60s. There is very little land south of Burcham Drive left for Taylor, and “We’re East development. Lansing,” from the 1950s, with music by the East Lansing Other single-family residential areas extend into Meridian Township east of Hagadorn Road and north of Saginaw Street. Homes here choir/band director Richard date from the 1960s and range in size from modest bungalows and Snook and lyrics by Bill ranches to larger, more expensive homes. Steiner. Multi-family units are concentrated along Burcham Drive, Abbott Road, and at the north end of Hagadorn Road. With some ______Planning Area 3 Page 36

exceptions, these clusters cater to a mix of students and non-students. One of the largest complexes, The Landings at Chandler Crossings, has been marketing aggressively to MSU students.

The large number of new rental units along the Abbott/Chandler Road corridor may create higher vacancy rates among older rental properties.

This Area includes several senior housing developments. Burcham Hills operates both a retirement home and independent living condominiums. The Marquette, a new retirement apartment complex, has been built on the northeast corner of Saginaw Street and Park Lake Road.

Burcham Hills Retirement Center Behind the Scenes: Basic Services Area public service and infrastructure systems present no apparent problems. While some services are segregated by municipal boundaries, the joint East Lansing/Meridian Water and Sewer AREA 3 HOUSEHOLDS Authority serves all users. Area City Household Change* Change* Taking Care of Business: Married Couple Family 7% -18% Male Head of Household 25% 56% The Office, Service and Shopping Scene Female Head of Household -2% -7% Office and commercial uses, consisting mainly of service and white Non-family Household 28% 23% collar professionals, are spread along major roads. Clusters of Total Households 16% 7% office buildings house small to medium-size businesses along East *Based on 1990 and 2000 Census Lansing Drive/Merritt Road, Saginaw Street towards Abbott Road, and Lake Lansing Road. Two large businesses, the Michigan Education Association (MEA), employing more than 500 workers, and AP Capital, a physician insurance provider, are located along Saginaw Street.

______Planning Area 3 Page 37

The Area’s main retail activity is found at the Carriage Hills shopping center, anchored by an independent grocery store. This The northeast corner of neighborhood center has been fairly well maintained. Given its age, Patriarche Park was once used it might, however, benefit from redevelopment in the next five to ten years. as a trailer pa rk to house MSC students after World War II. How We Play: The Arts, Parks and Recreation Scene The Area enjoys an abundance of parks, large and small. Patriarche Park, the site of annual community events like the Kiwanis Chicken Barbeque, is very popular and heavily used. The undeveloped White Memorial Park is considered a nature preserve and links to the Northern Tier Trail, Towar Park and Whitehills School playground.

Six schools—Donley, Marble, Whitehills, St. Thomas Aquinas, MacDonald Middle School and the East Lansing High School—all have playgrounds and facilities routinely enjoyed by neighborhood residents, as well as the community at large. Many assume they are part of the City’s parks program.

East Lansing’s Family Aquatic Center, Softball and Soccer Complexes, Hannah Community Center, and the Northern Tier Trail are all nearby. It’s also a quick drive to arts and recreational resources on campus and in the Downtown.

Our Natural Resources: The Environmental Scene The presence of wetlands in the Act 425 areas will affect the nature and extent of future development there. Recently approved projects Former East Lansing Public Works were reviewed comprehensively to protect and preserve Area building on Merritt Road natural features. Future development will receive the same scrutiny.

______Planning Area 3 Page 38

Getting from Here to There: The Transportation Scene Like many of the other Planning Areas, traffic is increasing on major roads, due largely to developments outside the City’s borders. The Eastwood Towne Center and the new housing along Chandler Road put higher volumes on Abbott Road and Hagadorn Road, as well as Lake Lansing Road. Growth to the east has increased traffic volumes, especially on Saginaw Street and Haslett Road. Congestion seems limited to peak times for now, but may spread throughout the day as development increases.

High traffic volumes and vehicular speed remain concerns for safe pedestrian crossings along Saginaw Street.

Neighborhood traffic is moderate and flows well in most areas. Two First National Bank/241 Building localized issues remain. New circulation patterns around the high school expansion project may create unintended impacts. The neighborhood traffic issues at the new location of the School AREA 3 OWNER AND RENTER OCCUPANCY

District offices and MSU School of Music need to be addressed. Owner Renter Household Occupancy Occupied* Occupied* CATA provides good service to Area 3 with routes to campus, Area 3 in 1990 54% 46% , Haslett, the Northern Tier and Eastwood Towne Area 3 in 2000 56% 44% Center, as well as connections to the rest of the system. City-wide in 1990 33% 67% City-wide in 2000 32% 68% *Based on 1990 and 2000 Census

______Planning Area 3 Page 39

SETTING THE SCENE FOR OUR FUTURE: PLANNING CHALLENGES AND OPPORTUNITIES

1. Land Use

a. The southeast corner of Park Lake Road and Saginaw Street remains undeveloped. Efforts should be undertaken to move forward an appropriate residential project.

b. The 1800 block of Haslett Road has been proposed for several redevelopment projects, including a recently rejected student housing project. A highest and best use for this site, possibly a small commercial service and office building, needs to be identified. Patriarche Park sign on Saginaw Street c. The northeast corner of Saginaw Street and Abbott Road, the currently vacant service station, presents a redevelopment opportunity, albeit limited by its small size. Barring reopening of the existing gas Bailey School was the second station, a service commercial use may be ideal. schoolhouse constructed in Combining the site with the Pizza Hut parcel would East Lansing. The property make this an attractive commercial site. was purchased in 1922, and d. The northeast corner of Abbott Road and Burcham dedicated by the distinguished Drive is another location with redevelopment M.A.C. professor, Liberty potential. The prime location, combined with the age of the existing properties, offers possibilities for a Hyde Bailey, Jr., in 1923. small scale mixed-use project with residential and office space.

______Planning Area 3 Page 40

2. Transportation and Traffic

a. The recommended outcomes of the Chandler Road implementation may ease growing congestion and safety issues.

b. Traffic circulation patterns and volumes around the renovated high school should be carefully monitored to determine if any future changes are necessary.

c. The City of East Lansing and the Postal Service should form a study committee to examine current customer use and traffic patterns. Possible improvements, redevelopment, and/or Sculpture in front of the relocation should be explored as options for East Lansing Public Library improving traffic and facility access.

______Planning Area 3 Page 41

City of East Lansing Planning Area 3 Census Data for 1990 and 2000

1990 2000 Percent Change from 1990 Area 3 City Wide State Area 3 City Wide State Area 3 City Wide State

Total Population 12,039 50,677 9,295,297 12,888 46,687 9,938,444 7% -8% 7% Under 5 (Pre-School) 585 1,660 700,560 606 1,153 669,662 4% -31% -4% 5-17 years (School Age) 1,822 3,701 1,761,163 1,987 3,137 1,922,933 9% -15% 9% 18-24 years (College Age) 2,270 28,891 990,932 2,240 27,122 929,908 -1% -6% -6% 25-39 years (Young Family) 2,786 8,624 2,331,153 2,324 6,279 2,155,663 -17% -27% -8% 40-54 (Baby Boomers) 2,191 4,203 1,610,757 2,666 4,477 2,179,317 22% 7% 35% 55-64 (Early/Pre-Retirement) 898 1,360 793,714 1,204 1,671 861,729 34% 23% 9% 65 and over (Retirement) 1,487 2,238 1,107,018 1,861 2,848 1,219,232 25% 27% 10%

Income Median Family Income $59,931 $43,125 $36,652 $82,770 $61,985 $53,457 38% 44% 46% Median Household Income $39,572 $24,716 $31,020 $52,380 $28,217 $44,667 32% 14% 44% Per Capita Income $21,455 $11,212 $14,154 $32,588 $16,330 $22,168 52% 46% 57%

Total Number of Households 4,563 13,500 3,419,331 5,309 14,390 3,758,661 16% 7% 10% Total Family Households 2,552 5,961 2,439,171 2,727 5,090 2,575,699 7% -15% 6% Total Non-family Households 2,011 7,539 980,160 2,582 9,300 1,209,962 28% 23% 23%

Total Occupied Housing Units 4,563 13,500 3,419,331 5,309 14,390 3,785,661 16% 7% 11% Owner-Occupied 2,451 4,476 2,427,643 2,969 4,605 2,793,124 21% 3% 15% Renter-Occupied 2,112 9,024 991,688 2,340 9,785 992,537 11% 8% 0%

Household Sizes Average Household 2.33 2.43 2.66 2.19 2.22 2.56 -6% -9% -4% Average Family 2.93 2.91 3.16 2.86 2.82 3.10 -2% -3% -2% Average Owner-Occupied Household 2.64 2.64 2.80 2.46 2.41 2.67 -7% -9% -5% Average Renter-Occupied Household 1.98 2.33 2.31 1.85 2.13 2.24 -7% -9% -3%

Median House Value $120,095 $95,700 $60,600 $169,149 $144,100 $110,300 41% 51% 82%

*