Zooming in on Planning Area 2
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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 Eastwood Towne Center 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 Michigan 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 The transportation network is adequate to above average. CATA called Shaw Estates. 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.