TROWBRIDGE ROAD CORRIDOR STUDY

BACKGROUND/LOCATION In order to fulfi ll one of the objectives of the Comprehensive Plan, the Trowbridge Road Corridor Study Committee began The City of East Lansing’s 2006 “Big Picture” Comprehensive reviewing the Corridor in the fall of 2007. The Committee Plan refers to the Trowbridge Road Corridor as an area of comprised of representatives from study area property owners, importance for further redevelopment consideration, thus Red Cedar neighborhood, Michigan State University, local the premise of this study. The quarter mile stretch of the developers, Planning Commission and City staff. Trowbridge Road Corridor between Interstate 496/US- 127 and Harrison Road is instrumental to the future of the The Committee generally believes the Corridor and its southwest side of the City of East Lansing and Michigan State surrounding land uses do not fully complement each other due University (MSU). (Fig. 1) It is one of the main arteries to mainly to the distinct confl ict between pedestrian and vehicle the City and MSU allowing for high visibility and convenient oriented development created by the majority of the Corridor access from surrounding communities and the larger region. having been developed in the 1960’s during the car oriented Unfortunately, many of the properties along the Corridor are planning philosophy era. This along with the fractured property underutilized and are in need of reinvestment in order to ownership resulted in the Corridor developing in a piecemeal promote and enhance future development in the area and fashion leading to the use of multiple curb cuts and disjointed prevent disinvestment in the southwest side of the City and interior vehicle connections adding to the confl ict between University. vehicle and pedestrians.

O

HARRISON R ROAD ENTRANCE TROWBRIDGE ROAD TO MSU MSU

CN RAILROAD

Figure 1: Photographs of the Trowbridge Road Corridor from Arbor Drive to the entrance of MSU.

Planning & Community Development City of East Lansing

1 TROWBRIDGE ROAD CORRIDOR STUDY

MARIGOLD AVENUE

RED CEDAR NEIGHBORHOOD

LILAC AVENUE

DAISY LANE NARCISSUS DRIVE DRIVE LARKSPUR DRIVE DRIVE

RED CEDAR NEIGHBORHOOD HARRISON ROAD ROAD

RED CEDAR ELEMENTARY SCHOOL The Red Cedar neighborhood located just north and west of the Figure 2: Aerial photograph of the Red Cedar Neighborhood Corridor; the only residential neighborhood on the southwest just north of the Trowbridge Road Corridor. side of the City has been a popular housing choice of faculty and employees affi liated with the University since its development. In April of 2005, in an effort to prevent any new rental licenses (Fig. 2) During earlier decades, the neighborhood primarily from being obtained unless the houses were owner-occupied, was made up of young families with children. Many of these the neighborhood petitioned City Council and was successful children attended the Red Cedar Elementary School, a school in having an R-O-3 rental restriction overlay district granted known for its excellent staff, ethnic diversity among its student (see Overlay Map in Appendix). This designation restricted the population and its proximity to the University which required issuance of any new rental licenses, except for those in which less dependence on the automobile for those affi liated with the the owner occupies the house and has only one roomer. While University. But the neighborhood experienced a noteworthy the college age population was rising in the neighborhood, change in demographics over a two decade time period. During the number of elementary school aged children began to the 1970’s and 1980’s, homes in the neighborhoods began to decrease. The impact of these changing demographics on change from owner-occupied to renter-occupied, reaching 20 the Red Cedar Elementary School and the neighborhood at percent of the overall neighborhood. The increased number large continue to be alarming to long time residents. of rental properties housing primarily college age individuals, As the Red Cedar neighborhood was experiencing an increase led to issues typically associated with student rental housing in student rental housing, the University was experiencing located within traditional neighborhoods; such as noise, changing needs for on-campus housing. To the north parking, litter, etc. (Fig. 3)

City of East Lansing Planning & Community Development

2 TROWBRIDGE ROAD CORRIDOR STUDY

1158

1126 The on-campus housing option of most concern to the 1078 1070 1208 1038 Marigold

911 neighborhood residents are the once popular housing choice 971 1167 955 931 963 1225 1127 1071 1063

810 1015

805 818

Hicks 1240

954 946 for young families teaching at or attending the University, known 1230 1220 1158 1150 1142

962 914 1250 1244 Lilac 908 1227 1143 908 915 1021

1013 as Cherry Lane apartments. These apartments are located ison

1124 1071 968 rr Daisy 954 Ha east of the Corridor along Harrison Avenue and historically 930

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1034 School. These 292 units are scheduled for demolition by Tanager Legend 1040 932 926 940 814 the summer of 2011 along with the 184 unit Faculty Bricks Cl ass I Sever Scott

or 927 Cl ass I I b apartments. (Fig. 5)

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Trowbridge Figure 3: Diagram showing rental licenses approved in the neighborhoods north of the Trowbridge Road Corridor. MARIGOLDMARIGOLD SHAW LANE AVE.VE. of the Red Cedar neighborhood, MSU demolished some 300 units of the 55 year old University Village apartments in 2006 and replaced them with 76 four–bedroom units in 2007. (Fig. 4) Just south of the Corridor, of the 1,152 Spartan Village apartments constructed between 1957 and 1966, 128

were demolished in 2008 as part of the University’s plan to FACULTY BRICKS redevelop this area. The remaining 1,024 units continue to be APARTMENTS

used as student apartments; however, they are slated to be BIRCH ROAD ROAD demolished by 2017. HARRISON ROAD ROAD

KALAMAZOO STREETSTREET

UNIVERSITY VILLAGE APARTMENTS

CHERRY LANE HARRISON ROAD ROAD APARTMENTS RED CEDAR NEIGHBORHOOD MARIGOLD AVENUE NARCISSUS DRIVE Figure 5: Aerial photograph of Faculty Brick’s Apartments Figure 4: Aerial photograph of University Village northeast of the Trowbridge Corridor. Apartments north of the Red Cedar Neighborhood.

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3 TROWBRIDGE ROAD CORRIDOR STUDY

The Trowbridge Road Corridor study includes two areas TROWBRIDGE ROAD of interest: a primary and secondary study area, with an overall study boundary delineated. In determining the overall boundaries for the study, the Committee looked at the land uses CN RAILROAD AMTRAK STATION and traffi c patterns that most directly infl uence the Trowbridge Road Corridor, most of which lie within the boundaries of MSU. MSU SURPLUS The primary study area is the concentration in which specifi c recommendations for future redevelopment will be discussed. The secondary study area is the focus of a future Intermodal

CSX RAILROADRAILROAD HARRISON ROAD HARRISON HARRISON ROAD Transportation Facility, which has the potential to be a major asset to future development in the area due to its capacity for shared benefi ts between the University and the overall Community.

SPARTAN VILLAGE The overall study boundary is Interstate 496/US-127 to the west, Kalamazoo Avenue to the north, Farm Lane to the east Figure 6: Aerial photograph of Spartan Village and Mount Hope Road to the south. The primary study area Apartments south of the secondary study area. includes the core commercial area bound on the west by Canadian National (CN) Railroad and north of the CSX the eastern property line of the Ivanhoe subdivision and the Railroad. The station has experienced extreme disinvestment, western property line of 1173 Trowbridge Road; to the north by even though ridership is at an all time high. The station shares the Red Cedar Elementary School and the University United its facility with Greyhound and CATA and the property with the Methodist Church; to the east by Harrison Avenue; and to the MSU Surplus Store, a warehouse used to store and resell south by the CN Railroad. The secondary study area is the obsolete real property disposed of by the University, and triangular shaped property west of Harrison Avenue, between Michigan State University Printing Services. (Fig. 6) the CN and CSX Railroads. (Fig. 8)

As refl ected in the “Big Picture” Comprehensive Plan, this Corridor has the potential to be of a much larger service to the community and provide the distinguished Trowbridge Road entrance to the City and University that is currently lacking. This study will provide the tools needed to re-evaluate the current zoning and make recommendations for changes that would enhance the existing residential neighborhoods and provide opportunities for quality mixed-use redevelopment in the future to serve both the City and the University.

Figure 7: A photograph of Amtrak Station. EXISTING CONDITIONS

The current zoning regulations and existing

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4 TROWBRIDGE ROAD CORRIDOR STUDY

development patterns along the Corridor continue to direct The overall fl exibility of the B-2 District allows for the opportunity development in the study area. To improve conditions along to provide quality public spaces within a development, catering the Corridor and make sound recommendations, it is important to pedestrians and vehicles, yet it does not guide or require to understand what conditions exist and what drives them. this type of development and this is evident in some of the The following is a summary of existing conditions in the study existing development along the Corridor. For instance, most areas. developments in the Corridor place the majority of the parking in the front and side yards with little or no screening, thus the Zoning and Land Use fi rst and primary view traveling through the Corridor is large expanses of parking. In some cases, pedestrians are required Primary Study Area: The primary study area consists of to walk across several areas of vehicular travel to reach approximately 16.39 acres of commercially zoned property in businesses. Some of these businesses are even setback just the B-2, Retail Sales Business District. These 16.39 acres far enough from view that its diffi cult to determine what service consist of 21 separate parcels owned by 14 different owners they provide. Some developments have maximized the and range in size from .23 to 3.04 acres (see Exiting Conditions ground area with parking and single story building footprints – Land Division and Character Map). allowing for little green space although the Zoning Code allows for buildings up to two stories by-right to provide a smaller The B-2 District allows for offi ce uses; general commercial building footprint and more green space. uses, including retail, restaurants, drive-thru services, shopping centers; and mixed-use buildings that include both Secondary Study Area: The property located directly to multiple-family dwellings and commercial businesses. The the south of the study area is zoned M1, Manufacturing range of uses allowed by-right in the district provides a great District. This district is regulated by the University and allows deal of fl exibility for development within the Corridor. Being maintenance, storage and institutional uses with a height limit that there are no setback or lot coverage requirements for of six stories. The Amtrak Station has been located on this structures, construction is permitted up to the property lines site since 1974 and has had very little or no improvements to for fl exible site and building design opportunities. Building the site or building. Also occupying the site are warehouse height is limited to two stories or 36 feet by-right; however, uses including the MSU Printing Shop and Surplus Store. with an approved Special Use Permit, up to four stories or 64 feet is allowed, and six stories or 84 feet if the site is two acres Bordering the Study Areas: The properties bordering the or more in size. Parking is not restricted to any one location western and northern edges of the study area are zoned for but is required to be setback three-feet from front and side residential uses. The Flower Pot subdivision (140 properties) yards and eight-feet from rear yards. A specifi c number of to the north and the Ivanhoe subdivision (57 properties) to parking spaces are required under the Code to be provided for the northwest are zoned R-2, Medium Density Single-Family each business or use and are based on the amount of usable Residential. Lots within the district are required to have a minimum width of 60 feet and a minimum size of 5,000 square square footage in a building. This requirement is standard throughout the City with the exception of the B-3, City Center feet accommodating medium density housing. Emerson Park District which requires parking to be provided through the is a 2.7 acre neighborhood park located east of the Ivanhoe municipal parking system. subdivision and west of the Red Cedar Elementary School, it includes a passive play area as well as a baseball diamond. The Red Cedar School to the east of the

Planning & Community Development City of East Lansing

5 TROWBRIDGE ROAD CORRIDOR STUDY

Kal amazoo

Kalamazoo Street C

Marigold Ave n Shaw Lane

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Legend Birch Road Chestnut Road` Study Limits Trowbridge Road CN Road

Primary Service Road Redevelopment Area CSX Railroad Secondary I- 496 Redevelopment Area

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or multiple-family residential, containing four or fewer dwelling Figure 8: Aerial delineating primary and secondary study units. areas and the study limits.

park has an elementary school playground and three tennis The properties located to the east are zoned U, University courts. District, and are regulated by the University. These parcel’s uses are for University related activities and guided by the The Arbor Forest apartment development to the west of the University’s Master Plan. The majority of the properties that study area and three religious institutions just north of the surround the study area are zoned U and used for student Trowbridge Road Plaza are all zoned RM-32, City Center housing. There are a large number of structures that are Multiple-Family Residential. Lots developed in this district are generally older and the University is currently undergoing a required to have a minimum lot width of 75 feet and lot size study to determine the structures future. of not less than 10,000 square feet. Properties within this district may be developed as single-family, two-family,

City of East Lansing Planning & Community Development

6 TROWBRIDGE ROAD CORRIDOR STUDY

Vehicular Circulation In 2003 the City made improvements to a segment of Trowbridge Road between Harrison Road and Arbor Drive to Primary Study Area: Vehicular circulation can improve or improve the turning movements in and out of the businesses decrease a property’s marketability based on both internal along the Corridor. By reorienting all of the turning movements and external circulation conditions and accessibility. The in and out of the adjacent shopping centers and offi ce buildings Trowbridge Road Corridor has excellent circulation conditions and installing two traffi c lights to help direct traffi c through the and accessibility from a regional perspective by providing Corridor, entering and exiting movements were improved with direct access to I-496, which connects the west side of Lansing the exception of those days when MSU hosts a large event. to US-127, and I-96, allowing for travel to either Grand Rapids As this intersection is one of the main entrances to campus, or Detroit. However, there are several challenges once one during large events, traffi c tends to back up briefl y on I-496 enters the Corridor. The City and University have made various and US-127 at the Trowbridge Road exits. improvements to Trowbridge Road to improve circulation and accessibility with some success, but many more improvements Also a concern, is the number and location of curb cuts and are needed to utilize the Corridor to its fullest extent. access drives along the Corridor. The properties on the north side of the Corridor are approximately 475 feet deep and in One area of concern, is the exit ramps to and from I-496 are their existing confi guration are dependent on shared drives approximately 1300 feet in length which is a relatively short to access the businesses that do not have frontage along ramp length to transition from a 40 mile per hour speed limit Trowbridge and Harrison Roads. The properties west of the variation between I-496 and Trowbridge Road. The speed plaza have a shared access drive easement for an existing variation encourages premature acceleration entering I-496 drive running between the Howard Johnson Hotel and the from Trowbridge Road and delayed deceleration exiting I- businesses to the east. The properties on the south side of the 496 onto Trowbridge Road. An increase in vehicle speed Corridor are wedged between the CN Railroad tracks and the combined with the multiple curb cuts along the north and south Trowbridge Road right-of-way (ROW), a space approximately side of Trowbridge Road has the potential to create an unsafe 115 feet deep. Due to the shallowness of the lots, design environment for vehicles entering and exiting businesses options, including curb cut locations, are restricted. along the Corridor (See Existing Conditions – Study Area Access Map). Secondary Study Area: The most diffi cult vehicle circulation occurs along the stretch of Harrison Road south of Trowbridge This condition was aggravated in 2001 when Michigan State Road, between the CN and CSX Railroads. Because University completed a full reconstruction of Trowbridge Road Harrison Road intersects Trowbridge Road at the entrance to from Harrison Road to Red Cedar Road. The intent was the campus, this area has a direct effect on the function of to develop a formal entrance into and improve circulation the Trowbridge Road Corridor. Harrison Road is comprised through campus. It was successful for its intended purposes; of two lane sections both northbound and southbound divided however, it increased the acceleration and deceleration by a median. From Kalamazoo to Mount Hope, each two lane issue to and from I-496 by creating a long straight roadway. section is 24 foot wide with 12 foot wide travel lanes from Prior to the improvement, the intersection was offset to the face-of-curb to face-of-curb, with the exception of the various north by approximately 250 feet as it entered the campus locations for turning lanes. The width of the ROW on either slowing traffi c as Trowbridge Road created a “T” at the side of the Railroads, just south of the intersection intersection of Harrison Road. of Trowbridge Road, is 101 foot allowing for some

Planning & Community Development City of East Lansing

7 TROWBRIDGE ROAD CORRIDOR STUDY

fl exibility in future road changes, but improvements to traffi c Area Access Map) fl ow would not be signifi cant due to the locations of the Railroad intersections with Harrison Road. The CN and CSX Railroads Non-motorized Circulation intersect Harrison Road 110 feet and 650 feet respectively south of the intersection of Harrison and Trowbridge Roads. Primary Study Area: The study areas proximity to campus and The frequency of train crossings are approximately 28 to 36 housing makes it highly marketable for neighborhood service times a day for the CN Railroad and 10 to 12 times a day uses. In order to make the most of this characteristic, this for the CSX Railroad, according to a Michigan Department area of the community must be walkable and safe; however, of Transportation (MDOT) representative. This causes existing pedestrian circulation opportunities in the study area unpredictable delays and backups for both vehicular and are inadequate and fall short of this expectation. Sidewalks pedestrian traffi c. are located on both sides of Harrison Road and along the north side of Trowbridge Road, from Harrison Avenue to Arbor Drive. Bordering the Study Area: The Red Cedar neighborhood They also extend along the south side of Trowbridge, from has access from Harrison Road at Lilac Avenue, Marigold Harrison Road to 1103 Trowbridge Road. There are marked Avenue and Sever Drive; and from Kalamazoo Street at crosswalks at the west, north, and east sides of the Trowbridge/ Marigold Avenue. There is no direct vehicle access from Harrison intersection and an additional one approximately 220 the study area; however, Narsissus Drive dead-ends at the feet north of the intersection, which connects to the MSU. rear side of the Trowbridge Plaza and provides a pedestrian Sidewalks in the Trowbridge Plaza itself are limited to those opening in the fencing. adjacent to the Goodrich’s building with other paved areas in the Plaza located in a maze of intersecting traffi c patterns that The neighborhood encompasses relatively narrow streets discourage safe pedestrian and bicycle use. (see Existing lacking curb and gutter throughout a majority of the Conditions - Study Area Access Map) neighborhood. In the past, its close proximity to the Breslin Student Event Center and Spartan Stadium made it a prime Secondary Study Area: The secondary study area provides location for event overfl ow parking. This made it diffi cult a pedestrian crossing at the intersection of each Railroad and for residents to walk and drive through the neighborhood. Harrison Road. There are no safe direct connections from the Consequently, residents petitioned City Council for “permit student housing to the south and the retail along Trowbridge only” parking along the streets in order to reduce the Road. (see Existing Conditions - Study Area Access Map) concentration of on-street parking during large events. This parking requirement exists today. (see Existing Conditions - Bordering the Study Area: There are many pedestrian Study Area Access Map) pathways on campus with some marked crosswalks from campus to the west side of Harrison Road. Narcissus Drive The Ivanhoe subdivision has only one point of access: Arbor provides a sidewalk on the west side of the road running from Drive, which intersects Trowbridge Road before the highway Sever Drive to Marigold Avenue. From Sever Drive south entrance ramps. A concrete path extending from the west to Trowbridge Plaza the sidewalk switches to run along the side of the Red Cedar School through Emerson Park to east side of the street. There are no sidewalks running east Arbor Drive has been approved by the East Lansing Fire and west off Narcissus Drive until Lilac Avenue, where a Department to serve as an emergency exit/access sidewalk runs along the north side of the street east point if ever needed. (see Existing Conditions - Study from Narcissus Drive to Harrison Road. One block

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8 TROWBRIDGE ROAD CORRIDOR STUDY

north of Lilac Avenue there are sidewalks along Marigold Huron to Chicago, stopping in East Lansing and eight other Avenue on both the north and south sides of the road from cities to serve over 50,000 customers annually. Amtrak shares Harrison Road to Kalamazoo. the site and facility with the Greyhound and Indian Trails Bus services from which 18 to 20 buses depart daily. Infrastructure This facility is positioned strategically at the intersection of two freight rail lines (CN: Port Huron-Chicago and CSX: Grand The study area is currently served by a ten inch watermain Rapids-Detroit) and is in close proximity to I-496 and US- on the west side of Harrison and a six inch watermain on 127. This location offers the greatest potential in the Lansing the north side of Trowbridge Road. (see Existing Conditions Metropolitan Area for a regional intermodal transportation – Utility Map) The existing watermain along Harrison Road center to better accommodate local and regional bus and rail is scheduled to be replaced with a 16” watermain at the time services. of the Harrison Road reconstruction project in 2010 or 2011. The existing watermain running along Trowbridge Road will Although several minor renovations have been made to the require upsizing to at least an eight inch watermain at the time facility over the years it is in disrepair and obsolete by today’s of future redevelopment. standards. A new facility, if planned properly, would benefi t the entire region. The demand for train and transit service is There is an eight inch sanitary sewer line on both the north on the rise, with ridership on both Amtrak and CATA increasing and south sides of Trowbridge Road. The two sanitary in recent years between 2007 and 2008. Young professionals, sewers would be evaluated for fl ow capacity based on the fl ow Michigan State University students, and University faculty are generated from any new redevelopment but in general an eight important demographic groups that frequently use existing inch sewer can carry 500,000 gpd (gallons per day), which is transit in East Lansing. These demographic groups would a substantial amount for this area. The more likely reason be likely to adopt alternative modes of transportation and for replacing the line would be due to its age, presence of associate a higher quality of life with multiple options of public cracks, etc., which would be determined by a comprehensive transit opportunities. televising of the sewers to determine their condition. STUDY METHODOLOGY There are currently no storm water detention facilities in the study area. The current standard of detention is for a 50-year Preliminary Committee work consisted of developing a list of storm, but this standard will likely be increased in the future to the study area strengths and weakness. These strengths and a 100-year storm. weaknesses are listed in Figure 10.

Intermodal Transportation Opportunities This process helped to identify assets to build upon and issues to be addressed. Using the strengths and weaknesses as The Amtrak Station which has been operating since 1974 is a guide, four main goals were developed to direct the fi nal located just south of the study area between the intersection of recommendations from the Committee. the CN and CSX Railroads and Harrison Avenue. The Station is managed by the Capital Area Transit Authority (CATA) and Later in 2007, the Committee engaged the MSU Urban runs one round-trip line a day with services from Port Planning and Landscape Architecture Departments to

Planning & Community Development City of East Lansing

9 TROWBRIDGE ROAD CORRIDOR STUDY

develop conceptual site plans and design details to help the Committee visualize various land use elements as they relate to the study area. To provide the Committee an opportunity to see some of the goals applied to the site, two separate Michigan State University classes were utilized. The fi rst class, comprised of both undergraduate and graduate students in Urban Planning 324 and 834, took the parameters that the Committee set with some fl exibility to stretch the imagination and developed site analysis boards and potential site concepts. These were presented to the Committee in December 2008.

The second class, Landscape Architecture 444, also took the parameters that the Committee set with some fl exibility to stretch the imagination and developed site designs. In March 2009, the students presented their master plans to staff for input. Three of the students continued working with professors and city staff to evolve their master plans further for presentation to the Committee.

After developing the four main goals and viewing student projects, the Committee developed the fi nal recommendations listed in Figure 11.

City of East Lansing Planning & Community Development

10 TROWBRIDGE ROAD CORRIDOR STUDY

Trowbridge Road Corridor

Strengths Weakness Outstanding accessibility Piecemeal development Awesome supermarket Pedestrian safety and connectivity issues Multicultural businesses Lacks variety of neighborhood services Proximity to bus and train station Existing vacant gas station Proximity to MSU Existing ROW is restrictive Proximity to stable neighborhoods Highway and train noise High quantity of residents Vehicle access and circulation issues Strong Elementary School nearby Poor directional signage Extension of Trowbridge Road Multiple land owners Components of walkable neighborhood exist Age of infrastructure Automobile Accessibility (highway) Condition of parking lot pavement and drives Main visitor entrance to MSU Hotel lacks draw Comprehensive Plans development flexibility Streetscape Contaminated soils Harrison and Trowbridge intersection Railroad slows traffic Lacks focused marketing Shallow depth of parcels south of Trowbridge Student Parking Issues Heavy passthrough traffic Excessive Vehicle Speed on Trowbridge

Figure 10: Trowbridge Road Corridor “Strengths and Weakness” compiled by the Committee.

Planning & Community Development City of East Lansing

11 TROWBRIDGE ROAD CORRIDOR STUDY

Goal 1: Improve transportation in the Study Area in a way that makes it convenient to locate and access businesses.

Objectives: 1. Provide traffi c calming and traffi c fl ow improvement measures for the Study Area. Action 1: Develop a traffi c calming master plan that designates the location of the most suitable traffi c calming device(s) along Trowbridge Road in a location with the greatest benefi t to existing and future development. Action 2: Develop an access management plan to minimize curb cuts and prevent vehicle through traffi c into the neighborhood. Action 3: Widen Harrison Road to add a third northbound lane at the CN Railroad crossing. Action 4: Install gates on both the north and south side of the railroad tracks on both northbound and southbound traffi c lanes for safety purposes and to eliminate the need for a warning whistle as a train nears the intersection. Action 5: Continue working with Michigan Department of Transportation to improve the capacity of US 127 between I-96 and I-496 and mitigate peak congestion on Trowbridge Road. Action 6: Replace asphalt fi lled medians on Trowbridge Road including those approximately 600 feet west of the City limit with salt tolerant plant material to create a visual transition from the freeway interchange. 2. Provide an intermodal transportation facility with convenient access for all forms of transportation. Action 1: Create a development plan for the Secondary Study Area (triangular property between the CSX and CN Railroads) that includes a multi-modal transportation facility. Action 2: Analyze potential property acquisition and create development plans for a bus facility on the south side of Trowbridge Road. 3. Provide clear direction into and through the Study Area. Action 1: Develop a sign system designed to help residents, and guests navigate through the area and easily identify and locate bicycle lanes, bus stops, taxi stands, train stations, businesses, and parking (wayfi nding master plan). 4. Implement the recommendations of the Non-motorized Transportation Plan. Action 1: Improve existing at-grade crossings with the installation of pedestrian safety gates. Action 2: Analyze the potential for additional at-grade pedestrian crossings with safety gates as redevelopment occurs.

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12 TROWBRIDGE ROAD CORRIDOR STUDY

Action 3: Explore the feasibility of developing an overhead crosswalk from Spartan Village to the north side of Trowbridge Road accessible to all users. Action 4: Require sidewalk and bicycle lane connections between the Study Area, adjacent residential land uses and the University as redevelopment occurs.

Goal 2: Integrate complementary land uses that correspond with the size and character of the Study Area and its surrounding land uses to create a walkable, transit oriented district. Objectives: 1. Create a buffer between existing residential neighborhoods and future mixed-use redevelopment. Action 1: Require appropriately scaled residential dwellings adjacent to the Red Cedar Neighborhood. 2. Cultivate and expand the existing global village character. Action 1: Retain existing multicultural mixture of businesses in future redevelopment plans. Action 2: Consider the development of a small business incubator space for international themed businesses. 3. Develop a business retention and attraction plan that will create an attractive pedestrian oriented environment to draw neighborhood convenience businesses to the area. Action 1: Conduct a market study for the Study Area to determine which neighborhood shopping services can be supported. Action 2: Retain and incorporate existing businesses into redevelopment plans. Action 3: Explore the need for additional business space to support University related needs. Action 4: Cultivate and expand independent restaurants without drive-thru facilities. Action 5: Create guidelines that eliminate the barriers to developing a childcare facility in an urban setting. 4. Create human scale vertical development. Action 1: Require minimum building height of 3 - 6 stories by right with build-to lines at the right-of-way except where development is adjacent to the Red Cedar Neighborhood. Action 2: Develop guidelines for drive-thru facilities designed to avoid pedestrian vs. vehicle confl icts. Action 3: Limit the use of drive-thru facilities. 5. Integrate “green” construction techniques in future redevelopment.

Planning & Community Development City of East Lansing

13 TROWBRIDGE ROAD CORRIDOR STUDY

Action 1: Incorporate the City’s Green Policy. Action 2: Explore alternative stormwater management techniques through amendments to the City’s Stormwater Management Ordinance. Action 3: Explore the use of round-a-bouts as an environmental quality improvement tool to reduce emissions from vehicles as they idle at stop lights. 6. Minimize surface parking and encourage vertical parking facilities. Action 1: Evaluate standards for a maximum surface parking requirement. Action 2: Investigate a policy to require structured parking for projects utilizing City incentives. Action 3: Evaluate the expansion of the City’s parking system for the development of a public/private parking structure.

Goal 3: Improve the Trowbridge Road entrance to the City that refl ects the character of the Community and University. Objectives: 1. Encourage property investment and reinvestment in the Study Area. Action 1: Establish design guidelines for redevelopment or renovation projects through the use of a form-based code. Action 2: Promote the use of Economic Development tools to provide incentives for redevelopment. Action 3: Leverage available City funds with federal, state, and other funding opportunities to upgrade capacity of existing utilities. 2. Improve streetscapes. Action 1: Develop a streetscape plan using the Commission on the Environment’s Street Tree Plan and pedestrian scale streetlights. Action 2: Evaluate the potential for a pilot incentive program to bury overhead utility lines. Action 3: Work with Railroad Companies to fi nd an alternative location for the staging area or provide screening to improve the view exiting I-496/I-127 to Trowbridge Road.

Figure 11: Trowbridge Road Corridor Committee Recommendations.

City of East Lansing Planning & Community Development

14

Zoning Map Zoning

Trowbridge Road Corridor Study Corridor Road Trowbridge

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Address Occupied By Ownership

1 1120 Trowbridge Vacant Phoenix International, Inc

2 1100 Trowbridge Howard Johnson Hotel Phoenix International, Inc 2 4 3 1070 Trowbridge Comcast Comcast Cablevision 4 1050 Trowbridge Vacant Trowbridge Center, LLC

5 1060 Trowbridge Swagath Foods Trowbridge Center, LLC 8 6 1020 Trowbridge Vacant CCPL Real Estate Group, LLC 1 962-986 Trowbridge 7 1000 Trowbridge Wendy's CCPL Real Estate Group, LLC 1120 Trowbridge D 3 A 8 962-970 Trowbridge Woody's CCPL Real Estate Group, LLC

1070 Trowbridge 7 O 974 Trowbridge Budget Printing CCPL Real Estate Group, LLC

1000 Trowbridge 11 R 978 Trowbridge Korea House CCPL Real Estate Group, LLC 920-940 Trowbridge 986 Trowbridge Vacant CCPL Real Estate Group, LLC 4 N O 9 950-956 Trowbridge Goodrich's CCPL Real Estate Group, LLC 1060 Trowbridge 2 S 6 I 10 974 Trowbridge Vacant (Drive-thru Bank) CCPL Real Estate Group, LLC 1100 Trowbridge 9 1020 Trowbridge 950-956 Trowbridge R 11 920 Trowbridge Subway CCPL Real Estate Group, LLC 5 R 924 Trowbridge State Cleaners and Laundry CCPL Real Estate Group, LLC 1050 Trowbridge 10 12 A 930 Trowbridge Hobies CCPL Real Estate Group, LLC

1198 Harrison HHARRISON ROAD 974 Trowbridge 940 Trowbridge Red Cedar Barber Shop CCPL Real Estate Group, LLC ENTRANCE 12 1198 Harrison Marathon Gas Station Marathon Ashland Petroleum, LLC TTROWBRIDGEROWBRIDGE ROADROAD TO MSU 19 16 13 901 Trowbridge Kim's Oriental Food Store and Emo's Kim's Oriental Food Store, Inc. 1125-1127 17 1051 Trowbridge 15 14 131 14 947 Trowbridge Quality Dairy George and Margaret K. Prince 21 20 Trowbridge 1019 Trowbridge 947 Trowbridge 901 Trowbridge 1071 Trowbridge 15 1019 Trowbridge Chalgian and Tripp Bob on Trowbridge, LLC 1171-1173 1157-1159 18 1103 Trowbridge Trowbridge Trowbridge 16 1051 Trowbridge Taco Bell Old West Properties, LLC

CCNN RAILROADRAILROAD 17 1071 Trowbridge Labuda Simons Bray William C. and Jamie S. Bray Trust

18 1103 Trowbridge Seymour, Richards, Cady & Ass. Seymour Investment Property, LLC Road Corridor Study Trowbridge

19 1125-1127 Trowbridge Employment Group API Trowbridge, Inc.

20 1157 -1159 Trowbridge Bubolz Insurance George and Margaret K. Prince

18 16 21 1171 -1173 Trowbridge Michigan Christian Fellowship Michigan Campus Christian Ministries 21

12 15 10 20 17 Existing Conditions - Land Division and Character Map

13 11 9 19 14 LEGEND

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Trowbridge Road Corridor Study Existing Conditions - Boundary Detail Map