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
of historical architectural styles were built along winding streets in
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
these homes. Turnover here is low, and homes retain their value.
While older, many are being updated. Skirmishes over rental
conversions occur from time to time, but these neighborhoods
remain predominantly owner-occupied.
One of Chesterfield Hills' many
historic homes
Area 4 Total Population
5,000
4,425
4,500
4,175
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
properties could use some reinvestment.
Historic District designation of a portion of this Area has helped
prevent deterioration of the overall quality of homes and
neighborhoods. It has not as yet, however, attracted a significant
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Planning Area 4
Page 45
3,500
3,000
Total 2000
Population
1990 Census
Census
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
Central School, built in
1917, became an elementary
school in 1927, and now
houses MSU's laboratory
preschool.
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
busy intersection.
TRENDS AND FUTURE IMPACTS
Redevelopment of Obsolete Commercial Properties
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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Planning Area 4
Page 46
Population Changes
The population in this Area increased slightly from 1990 to
2000, mostly among those of college age. Likewise, the number of
households increased, reflecting a nation-wide trend. However, the
number of family households decreased significantly, resulting in a
decline in school age children.
Baby boomer and pre-retirement age categories increased
slightly, suggesting that “empty nesters” are staying in their homes.
Low housing turnover has contributed to a decline in the number of
young families moving here.
Redevelopment of Older Residential Properties
Changing household patterns will create demand for new
housing types, such as condominiums, rentals for young
professionals or student apartments. The pressure for more options
will be greatest around the Downtown. The age and condition of
some properties there, despite their location in a historic district,
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.
Commercial Activity to the West
Frandor recently underwent significant renovation and
expansion. With the addition of “big box” stores, the center
appeared to draw a larger customer base. Concerns over
commercial creep have yet to materialize along Michigan Avenue.
On the contrary, a number of storefronts are currently vacant within
the center as well as in adjoining strip centers.
Household Trends and Historic Preservation
The aging of this Area’s population will eventually lead to a
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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Planning Area 4
Page 47
A home in the
Oakwood Historic Neighborhood
Area 4 Population by Age
1,800
1,600
1,400
1,200
1,000
800
600
400
200
0
Under 5
5-17
18-24
1990 Census
25-39
40-54
2000 Census
55-64
65 and
o ver
demand for aesthetically pleasing and architecturally significant
homes—two powerful attributes of this Area.
CLOSE-UPS OF NEIGHBORHOOD LIFE
Existing Michigan Avenue just
west of Harrison Avenue.
How We Live: The Housing Scene
One of many suggested
alternatives, this diagram
shows the Michigan Avenue
median being compressed
with west-bound traffic
lanes moving to the south
to make room for a green
strip and service road to
buffer the neighborhood.
High traffic along Michigan Avenue discourages single-family use of
the houses there, and many have been converted to rentals. The
City’s Engineering Department has devised a plan it hopes would
make these homes more attractive for owner-occupancy. It
proposes creating a service road on the north side of Michigan
Avenue running from Harrison Avenue to Highland Avenue to
service neighborhood streets. Careful consideration of the tradeoffs will be necessary, since this would require taking green space
from the boulevard. This idea is still in the planning stage.
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.
The large concentration of 20 sororities, fraternities and co-ops in
the Area provides housing to approximately 660 students. Declining
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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Planning Area 4
Page 48
The homes in the Delta Triangle are some of the oldest in the City,
dating back to the 1880s. Many began converting to rentals around
1970. Enforcement of the 1989 Historic Preservation Code has
helped improve some houses' exteriors. With rental market
competition north of the City and west along Michigan Avenue,
property ownership may change and lead to upgrading house
interiors as well.
Behind the Scenes: Basic Services
The Area’s aged infrastructure has experienced regular problems
with water mains and sewers. The improvements required by the
City for the Spartan Hall redevelopment have helped slow storm
flow on Louis Street, and the water and sewer systems have been
renovated in other areas during recent street reconstruction.
Brody Dormitory Complex
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.
Taking Care of Business:
The Office, Service and Shopping Scene
Area
Change*
City
Change*
Married Couple Family
-10%
-18%
Male Head of Household
20%
56%
Female Head of Household
-15%
-7%
Non-family Household
17%
23%
4%
7%
Household
With Frandor to the west, the Downtown to the east and
neighborhood retail at Harrison and Michigan Avenues, goods and
services are within easy walking distance for many residents.
Trowbridge Plaza and the Lake Lansing Kroger and Meijer stores
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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Planning Area 4
AREA 4 HOUSEHOLDS
Page 49
Total Households
*Based on 1990 and 2000 Census
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.
The East Lansing
Hannah Community Center
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.
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
Community Center building,
built in 1927, was East
Lansing's first free-standing
high school.
Properties along Michigan Avenue lie within the floodplain of the
Red Cedar River. Any redevelopment activities along here will be
subject to State regulations for flood proofing.
Getting from Here to There: The Transportation Scene
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
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Planning Area 4
Page 50
Avenue and a section of Abbott Road. A connector to the Northern
Tier Trail needs to be established, perhaps along Coolidge Road.
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
Highland and Cowley Avenues as neighborhood cut-through streets
has been studied. Traffic counts show a decrease from ten years
ago.
Traffic Volume
1,200
1,000
800
Feb-95
Feb-00
600
SETTING THE SCENE FOR OUR FUTURE:
PLANNING CHALLENGES AND OPPORTUNITIES
1.
Land Use
400
200
With virtually no vacant land available for development,
this Area can benefit from the redevelopment and
revitalization of selected older and/or obsolete
properties, as well as encouragement of owner
occupancy of its single-family homes.
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
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Planning Area 4
Sep-02
Page 51
0
Highland
Cow ley
Kensington
Traffic Volume in Average Daily Trips
Source: East Lansing Engineering Dept.
Michigan Avenue median
The building which currently
houses the Harrison Avenue
Roadhouse restaurant has
served as a White Star gas
station, an auto repair shop,
Willy’s dealership, the City’s
Public Works facility, and a
Shell Station.
character. This area is being considered by the City
for a pilot historic preservation program. The
neighborhood would be targeted to receive historic
preservation tools, infrastructure improvements and
redevelopment tools aimed at strengthening the
Area’s desirability in terms of home ownership.
c.
The commercial properties at the northeast corner
of Harrison and Michigan Avenues could be
consolidated into a new and more efficient
commercial center. This corner could become a new
shopping, dining and living district.
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
that could potentially redevelop over time to
incorporate medium-density housing and mixed-use
buildings.
Campus Village Apartments
on Michigan Avenue
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Planning Area 4
Page 52
f.
2.
Vacant Class B multiples (fraternities, sororities,
co-ops and other group living facilities) offer an
opportunity for adaptive reuse, perhaps as bed and
breakfasts.
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.
b.
3.
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.
To encourage bicycle access and safety, bikeways
could be created throughout the neighborhoods to
connect to the trails and bike lanes along major
streets.
Improving the Streetscape
A pleasant streetscape in the
Oakwood Historic Neighborhood
AREA 4
OWNER AND RENTER OCCUPANCY
Household Occupancy
Owner
Occupied*
Renter
Occupied*
54%
46%
Area 4 in 1990
High density living creates challenges for
accommodating parking and trash removal. In the older
denser neighborhoods where alleys exist, parking and
trash collection could be moved off the street and to the
alleys to improve the streetscape.
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Planning Area 4
Page 53
Area 4 in 2000
53%
47%
City-wide in 1990
33%
67%
City-wide in 2000
32%
68%
*Based on 1990 and 2000 Census
City of East Lansing
Area 4
Planning Area 4
1990
City Wide
State
Census Data for 1990 and 2000
Area 4
2000
City Wide
State
Percent Change Since 1990
Area 4 City Wide
State
4,175
180
544
1,129
747
722
272
581
50,677
1,660
3,701
28,891
8,624
4,203
1,360
2,238
9,295,297
700,560
1,761,163
990,932
2,331,153
1,610,757
793,714
1,107,018
4,425
179
426
1,593
706
755
283
483
46,687
1,153
3,137
27,122
6,279
4,477
1,671
2,848
9,938,444
669,662
1,922,933
929,908
2,155,663
2,179,317
861,729
1,219,232
6%
-1%
-22%
41%
-5%
5%
4%
-17%
-8%
-31%
-15%
-6%
-27%
7%
23%
27%
7%
-4%
9%
-6%
-8%
35%
9%
10%
$67,506
$35,891
$20,183
$43,125
$24,716
$11,212
$36,652
$31,020
$14,154
$84,740
$44,988
$24,764
$61,985
$28,217
$16,330
$53,457
$44,667
$22,168
26%
25%
23%
44%
14%
46%
46%
44%
57%
Total Number of Households
Total Family Households
Total Non-family Households
1,740
839
901
13,500
5,961
7,539
3,419,331
2,439,171
980,160
1,808
758
1,050
14,390
5,090
9,300
3,758,661
2,575,699
1,209,962
4%
-10%
17%
7%
-15%
23%
10%
6%
23%
Total Occupied Housing Units
Owner-Occupied
Renter-Occupied
1,740
934
806
13,500
4,476
9,024
3,419,331
2,427,643
991,688
1,808
952
856
14,390
4,605
9,785
3,785,661
2,793,124
992,537
4%
2%
6%
7%
3%
8%
11%
15%
0%
2.27
2.96
2.71
1.80
2.43
2.91
2.64
2.33
2.66
3.16
2.80
2.31
2.05
2.80
2.40
1.67
2.22
2.82
2.41
2.13
2.56
3.10
2.67
2.24
-10%
-5%
-11%
-7%
-9%
-3%
-9%
-9%
-4%
-2%
-5%
-3%
$108,074
$95,700
$60,600
$163,337
$144,100
$110,300
51%
51%
82%
Total Population
Under 5 (Pre-School)
5-17 years (School Age)
18-24 years (College Age)
25-39 years (Young Family)
40-54 (Baby Boomers)
55-64 (Early/Pre-Retirement)
65 and over (Retirement)
Income
Median Family Income
Median Household Income
Per Capita Income
Household Sizes
Average Household
Average Family
Average Owner-Occupied Household
Average Renter-Occupied Household
Median House Value
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
through the Area's eastern section. Commercial uses line most of
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.
Land use has been influenced almost solely by the Area’s proximity
to MSU. Enrollment soared during the 1960s, from 21,000 to more
than 40,000 students. To meet demand for student housing, large
numbers of single-family homes within a half mile of campus were
converted to rentals. Two-story apartment buildings were built as
well. Beginning in the mid-1970s, the City began regulating and
monitoring student housing to address safety issues and quality of
life in the neighborhoods.
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,
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Planning Area 5
Page 57
Historic home in the
Bailey Neighborhood
The first Bailey
Neighborhood Ice Cream
Social was held in 1974 to
build community support for
the preservation of the
Orchard Street Pump
House.
20,000
Area 5 Total Population
18,668
16,276
15,000
10,000
5,000
0
Total Population
1990 Census
2000 Census
however, other parts of the Planning Area are primarily renteroccupied. The conversion of these areas to rental housing has
produced traffic and parking congestion and has contributed to the
number of noise complaints on weekends and evenings. Structures
no longer suitable for family use have a blighting effect on the
neighborhood. These and other concerns make it difficult to attract
and retain owner-occupants. This Area’s central location and the
demand for quality housing create good market potential and make
it ripe for planned redevelopment, particularly near campus.
The number of family households declined 18% from 1990 and
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.
A newer home in the
Avondale subdivision
Rental License Limitations
Recent City actions have helped stem the conversion of
single-family homes to rentals. Ordinance 900, adopted in 1997,
limits the number of unrelated people who can occupy a newly
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
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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.
A Decline in Housing Conditions
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
opportunities and pressures for redevelopment.
“Eligible Distressed Area” Designation
In 2001, the City requested this designation for the area
bounded by the Red Cedar River, Bogue Street, the alley from
Bogue Street to River Street, and parts of Grand River Avenue.
This means the Area meets the definition of "blighted," as set by
State law. While the area includes both single-family and multifamily structures, the units have been 100% rental since the ’70s.
This designation makes the site eligible for State and local
redevelopment incentive programs.
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Planning Area 5
Page 59
Restaurant at northeast corner of
Milford and Grand River Avenue
Area 5 Popluation by Age
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0
Under
5
5-17
18-24
25-39
1990 Census
40-54
55-64 65 and
o ver
2000 Census
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.
A welcome sign at the
Musselman/Ledebuhr Welcome Park
on the corner of Hagadorn Road and
East Grand River Avenue
The City’s oldest house,
built in 1849, is the
Bigelow-Kuhn-Thomas house
at 334 North Hagadorn
Road. It was outside the
City until the boundaries
were expanded in 1958.
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
move to the suburbs.
The City has received requests for lot splits to build single-family
detached houses. More such requests can be expected, especially
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
found in new homes, houses command high prices, especially
when licensed for three or more occupants.
Rental occupancy of single-family homes is highest in this Area. In
the Bailey Neighborhood, many blocks are 75% rental. Duplexes
are scattered through the Area’s east side. In 1995, some areas
were down-zoned in an effort to curb the development of more
duplexes and the growth of the rental population. Rental use is hard
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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Planning Area 5
Page 60
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
parking, and the Red Cedar River is cut off from public access. Its
proximity to MSU and the Downtown makes this area highly
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
and a large one on the south campus—also are located in the Area.
Behind the Scenes: Basic Services
Basic services here are adequate. Although sewer separation has
occurred in most of the Area, some neighborhoods still have
combined storm and sanitary sewers.
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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Planning Area 5
Page 61
The Red Cedar River viewed from
the Bogue Street Bridge
AREA 5 HOUSEHOLDS
Area
Change*
City
Change*
Married Couple Family
-22%
-18%
Male Head of Household
18%
56%
Female Head of Household
14%
-7%
Non-family Household
6%
23%
-2%
7%
Household
Total Households
*Based on 1990 and 2000 Census
Liberty Hyde Bailey, Jr.,
a world-renowned
horticulturist at Michigan
Agricultural College, is
called the “Father of
Horticulture." He designed
the nation’s first
horticulture laboratory.
East Grand River Avenue has above-ground cables. The
improvement plan for this area recommended converting them to a
below-ground system.
Taking Care of Business:
The Office, Service and Shopping Scene
Existing retail and commercial space appear adequate to serve the
Area’s population. Brookfield Plaza, a 40,000 square foot
neighborhood center anchored by an independent grocery store,
includes personal services, restaurants and convenience retail, with
some offices in the two-story building. Pedestrian access to the
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
East Grand River Avenue near
Hagadorn Road
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
maintenance costs. Stoddard Park is somewhat under-utilized due
to the low number of school-age children in the immediate area.
The Welcome Park at Hagadorn Road and Grand River Avenue
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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.
Residents enjoy easy access to campus attractions, including the
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.
The City’s Community Parks and Recreation Plan proposes
creating a Riverfront Park along the Red Cedar River east of
Michigan State University.
Our Natural Resources: The Environmental Scene
The Red Cedar River is the major natural resource. Its floodplain
extends along the south side of Grand River Avenue and includes
several multi-family properties from Hagadorn Road to Woodmere
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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Planning Area 5
Page 63
The Wharton Center for
Performing Arts
One of the 1992
Presidential Debates was
held at the Wharton Center
and featured three
candidates: Bill Clinton,
George Bush and H. Ross
Perot.
East Lansing’s boundaries have
expanded substantially over
recent years. The 1990
Census reports the City to be
9.5 square miles. Today the
City’s boundaries encompass
nearly 13.5 square miles—a
42% expansion.
Owner
Occupied*
Renter
Occupied*
36%
64%
Area 5 in 1990
Area 5 in 2000
34%
66%
City-wide in 1990
33%
67%
City-wide in 2000
32%
68%
*Based on 1990 and 2000 Census
Getting from Here to There: The Transportation Scene
CATA serves the Area well, operating nine routes on campus 24
hours a day, seven days a week during fall and spring semesters.
Several other routes provide service throughout the City to campus,
Lansing, and the Meridian Mall.
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
impede auto access to their businesses.
AREA 5
OWNER AND RENTER OCCUPANCY
Household Occupancy
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
State, the City deed restricted the entire property for passive
recreation only. The City is also required to purchase deed
restrictions from adjacent homeowners.
Some of the City’s highest traffic counts occur at the intersection of
Hagadorn Road and Grand River Avenue. The Area handles a
large volume of east-west traffic as well as to and from MSU. The
University’s Master Plan calls for more research facilities, which will
increase employment—and traffic. Hannah Plaza and surrounding
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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Planning Area 5
Page 64
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
amended to provide more flexibility to homeowners
who want to renovate and expand existing singlefamily homes to meet contemporary needs. Such
homes would attract and retain families in our older
neighborhoods.
c.
2.
Policies that maintain strong neighborhoods and
owner occupancy have benefited this Planning Area
and should continue to be supported.
Land Use
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
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Planning Area 5
Page 65
Rental
Rentalhouses
houseson
onVirginia
VirginiaAvenue
Street
With changes in the Zoning
Code, more than 2,500
apartment units were built in
East Lansing between 1963
and 1967.
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
the Parks and Recreation Advisory Commission, the
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.
Going to a party at the
Bailey Pump House
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Planning Area 5
Page 66
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.
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Planning Area 5
Page 67
Existing parking lots in the
East Village Area
City of East Lansing
Area 5
Planning Area 5
1990
City Wide
State
Census Data for 1990 and 2000
Area 5
2000
City Wide
State
Percent Change Since 1990
Area 5 City Wide State
18,668
353
922
13,386
2,140
957
330
580
50,677
1,660
3,701
28,891
8,624
4,203
1,360
2,238
9,295,297
700,560
1,761,163
990,932
2,331,153
1,610,757
793,714
1,107,018
16,276
156
691
12,126
1,387
1,095
243
578
46,687
1,153
3,137
27,122
6,279
4,477
1,671
2,848
9,938,444
669,662
1,922,933
929,908
2,155,663
2,179,317
861,729
1,219,232
-13%
-56%
-25%
-9%
-35%
14%
-26%
0%
-8%
-31%
-15%
-6%
-27%
7%
23%
27%
7%
-4%
9%
-6%
-8%
35%
9%
10%
$48,508
$28,529
$8,173
$43,125
$24,716
$11,212
$36,652
$31,020
$14,154
$65,919
$31,680
$11,190
$61,985
$28,217
$16,330
$53,457
$44,667
$22,168
36%
11%
37%
44%
14%
46%
46%
44%
57%
Total Number of Households
Total Family Households
Total Non-family Households
3,404
1,118
2,286
13,500
5,961
7,539
3,419,331
2,439,171
980,160
3,351
919
2,432
14,390
5,090
9,300
3,758,661
2,575,699
1,209,962
-2%
-18%
6%
7%
-15%
23%
10%
6%
23%
Total Occupied Housing Units
Owner-Occupied
Renter-Occupied
3,404
1,236
2,168
13,500
4,476
9,024
3,419,331
2,427,643
991,688
3,351
1,128
2,223
14,390
4,605
9,785
3,785,661
2,793,124
992,537
-2%
-9%
3%
7%
3%
8%
11%
15%
0%
2.73
2.92
2.56
2.84
2.43
2.91
2.64
2.33
2.66
3.16
2.80
2.31
2.58
2.79
2.37
2.69
2.22
2.82
2.41
2.13
2.56
3.10
2.67
2.24
-5%
-4%
-7%
-5%
-9%
-3%
-9%
-9%
-4%
-2%
-5%
-3%
$82,330
$95,700
$60,600
$122,933
$144,100
$110,300
49%
51%
82%
Total Population
Under 5 (Pre-School)
5-17 years (School Age)
18-24 years (College Age)
25-39 years (Young Family)
40-54 (Baby Boomers)
55-64 (Early/Pre-Retirement)
65 and over (Retirement)
Income
Median Family Income
Median Household Income
Per Capita Income
Household Sizes
Average Household
Average Family
Average Owner-Occupied Household
Average Renter-Occupied Household
Median House Value
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
students and unsuitable for conversion to single-family use
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.
Three Michigan State University apartment complexes bracket the
City neighborhoods to the north, east and south. The Red Cedar
Elementary School serves both City and University children. Four
residence halls provide undergraduate housing. Multi-family
housing is found mainly along the Area’s major roads. Commercial
activity lies along Trowbridge Road. Residents enjoy the green
space and recreational facilities at Emerson Park, along the river,
and on campus.
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
Homes in the Red Cedar
Neighborhood
12,000
10,000
Area 6 Total Population
10,205
7,979
8,000
6,000
4,000
2,000
0
Tot al Populat ion
1990 Census
2000 Census
The neighborhood
affectionately known as the
Flower Pot got its nickname
from the many streets
named after flowers by
developer Robert Hicks in
honor of his wife Zoe's love
of flowers.
Fieldhouse, Spartan Stadium and the Michigan State Police
headquarters. Campus property east of Harrison Avenue also
includes numerous classroom and office buildings, sports facilities,
physical plant and related buildings, as well as parking.
The Area’s natural and man-made boundaries create a sense of
separation from the rest of the City. Within the Area, this has led to
strong neighborhood and community identity, as well as increased
dependency on neighborhood commercial resources. Pedestrian
and bicycle access to other Areas is limited, making residents
highly auto dependent.
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.
The new Trowbridge Road entrance
to campus on Harrison Avenue
Changes to University Housing
MSU expects to make significant changes to its older
apartment housing. In Spartan Village, 127 units have already been
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.
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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.
Intermodal Facility
Current plans call for expansion of the train station to a
Transportation Intermodal Facility, providing train and inter- and
intra-city bus service in a more integrated fashion.
Population Changes
From 1990 to 2000 the number of families living here
dropped by almost 40%. At the same time, the student population
increased from 51% to 61%.
Area 6 Popluation by Age
6,000
5,000
4,000
3,000
2,000
1,000
0
Under
5
5-17
18-24
25-39
1990 Census
40-54
55-64 65 and
o ver
2000 Census
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.
The Ivanhoe Subdivision was developed during the 1950s. Housing
here is in above-average condition, although some properties need
better maintenance. There is only one rental property out of 42 lots.
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Planning Area 6
Page 73
A bungalow in the Flower Pot
Neighborhood
At the time of the 2000
Census, there were
approximately 2000
undergraduate students
living in University
apartments at Michigan
State University.
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
events and activities, which enhance quality of life. This is,
however, a very delicate relationship. These connections and
events can also impact the neighborhood negatively, with parking
on lawns, increased neighborhood traffic, and noise, alcohol and
trash problems.
Apartment buildings are located along the Area’s major roads, at
Trowbridge Road and Arbor Drive and on Harrison Avenue
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.
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
current standards for landscaping and setbacks. The Quality Dairy
is one such site and would benefit from redevelopment.
The south side of Trowbridge Road is lined with small offices and
low intensity retail. It is likely to remain that way due to shallow lots
backing up to the railroad tracks, which limit the area available for
parking.
Trowbridge Plaza commercial center
AREA 6 HOUSEHOLDS
Area
City
Change*
Change*
Married Couple Family
-44%
-18%
Male Head of Household
-20%
56%
Female Head of Household
-24%
-7%
Non-family Household
36%
23%
Total Households
-8%
7%
HOUSEHOLDS
*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.
Spartan Stadium
Spartan Stadium's planned
expansion will add nearly
3,000 seats, 24 suites and
a new press box to its
current capacity of 72,027.
The Breslin Center can hold
14,992 basketball fans.
MSU hockey tickets sell out
quickly for Munn Ice
Arena's 6,740 seats.
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.
Campus walks offer four seasons of lovely scenery along its paths
and the Red Cedar River.
Three religious institutions along Harrison Avenue provide
important programs to support students, especially international
students and their families. At one time, University Lutheran Church
was interested in access from Narcissus Drive.
Our Natural Resources: The Environmental Scene
The natural wood lot just north of Red Cedar School is a defining
feature for the Area. The City has been trying to gain access to it
for a pathway to Emerson Park.
A drain bed meanders through the Area, starting on the north side
of Sever Drive, crossing north of the school and eventually
emptying into the Red Cedar River. Much of it lies within the 100year floodplain.
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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.
Five other routes provide service to campus and south to
Jolly/Dunkel Roads.
AREA 6
OWNER AND RENTER OCCUPANCY
Household Occupancy
Owner
Renter
Occupied*
Occupied*
Residents enjoy easy access to surrounding areas via US-127,
which connects to the region’s other freeways.
Area 6 in 1990
7%
93%
Area 6 in 2000
7%
93%
City-wide in 1990
33%
67%
Inter-city bus service and rail connections to Chicago and Toronto
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.
City-wide in 2000
32%
68%
*Based on 1990 and 2000 Census
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
long-term lots and ramps. Many campus buildings include shortterm lots. Demand for parking, especially for MSU events, remains
an issue for this Area.
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Planning Area 6
Page 77
The Kellogg Center Hotel and
Conference Facility
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.
A home in the Ivanhoe Neighborhood
The railroad crossing at
South Harrison was built in
1871, by the Lansing and
Lake Michigan line.
2.
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.
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.
Land Use
a.
The commercial service center along Trowbridge
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
3.
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.
Transportation and Traffic
a.
Pedestrian access to Emerson Park and to the
school playground should be established from the
northern part of the Red Cedar neighborhood.
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.
_____________________________________________
Planning Area 6
Page 79
An apartment building
on Harrison Avenue
The Islamic Center
City of East Lansing
Area 6
Planning Area 6
1990
City Wide
State
Census Data for 1990 and 2000
Area 6
2000
City Wide
State
Percent Change Since 1990
Area 6 City Wide
State
10,205
663
795
5,210
2,891
474
59
113
50,677
1,660
3,701
28,891
8,624
4,203
1,360
2,238
9,295,297
700,560
1,761,163
990,932
2,331,153
1,610,757
793,714
1,107,018
7,979
352
395
4,833
1,797
432
108
62
46,687
1,153
3,137
27,122
6,279
4,477
1,671
2,848
9,938,444
669,662
1,922,933
929,908
2,155,663
2,179,317
861,729
1,219,232
-22%
-47%
-50%
-7%
-38%
-9%
83%
-45%
-8%
-31%
-15%
-6%
-27%
7%
23%
27%
7%
-4%
9%
-6%
-8%
35%
9%
10%
$15,930
$15,403
$6,369
$43,125
$24,716
$11,212
$36,652
$31,020
$14,154
$23,300
$15,852
$8,924
$61,985
$28,217
$16,330
$53,457
$44,667
$22,168
46%
3%
40%
44%
14%
46%
46%
44%
57%
Total Number of Households
Total Family Households
Total Non-family Households
2,581
1,467
1,114
13,500
5,961
7,539
3,419,331
2,439,171
980,160
2,378
867
1,511
14,390
5,090
9,300
3,758,661
2,575,699
1,209,962
-8%
-41%
36%
7%
-15%
23%
10%
6%
23%
Total Occupied Housing Units
Owner-Occupied
Renter-Occupied
2,581
176
2,405
13,500
4,476
9,024
3,419,331
2,427,643
991,688
2,378
163
2,215
14,390
4,605
9,785
3,785,661
2,793,124
992,537
-8%
-7%
-8%
7%
3%
8%
11%
15%
0%
2.31
2.94
2.73
2.27
2.43
2.91
2.64
2.33
2.66
3.16
2.80
2.31
1.90
2.86
2.28
1.83
2.22
2.82
2.41
2.13
2.56
3.10
2.67
2.24
-18%
-3%
-16%
-19%
-9%
-3%
-9%
-9%
-4%
-2%
-5%
-3%
$75,422
$95,700
$60,600
$116,320
$144,100
$110,300
54%
51%
82%
Total Population
Under 5 (Pre-School)
5-17 years (School Age)
18-24 years (College Age)
25-39 years (Young Family)
40-54 (Baby Boomers)
55-64 (Early/Pre-Retirement)
Income
Median Family Income
Median Household Income
Per Capita Income
Household Sizes
Average Household
Average Family
Average Owner-Occupied Household
Average Renter-Occupied Household
Median House Value