Planning Areas 2-3 - City of East Lansing

CITY SCENES: OUR NEIGHBORHOODS
ZOOMING IN ON
PLANNING AREA 2
THE CURRENT SCENE
Planning Area 2 has evolved from the City’s Northern Frontier into
a collection of “in-town” neighborhoods set in a prime location with
easy access to the entire region.
This Area was developed as neighborhoods. As a result, these
neighborhoods possess many keys to stability—diverse housing,
an elementary school, and abundant parks and green space. More
than ten neighborhood and condominium associations actively
participate in civic life, each with its own character and history. For
example, the site of Shaw Estates, once the property of MSU
President Shaw, is rich in history. Pinecrest and Tamarisk are
home to many native East Lansing-ites. Farwood’s well-designed
contemporary homes are tucked into a maze of cul-de-sacs.
US-127, Saginaw Street, Abbott and Lake Lansing Roads mark the
boundaries. Like a textbook “traditional” land use pattern, this
Area’s commercial uses and multiple-family units are found along
the edges, with lower residential densities in the center.
Roughly half of all dwelling units are single-family detached homes.
Multiple-family units, both owner-occupied and rental, are clustered
along the major boundary roads. All are generally well designed
and maintained. The proportion of owner and rental-occupied
properties is roughly equal, another key to neighborhood stability.
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Planning Area 2
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Cricket Lane
Pinecrest was added to the
City in 1959, followed by
Shaw Estates and Chartwell in
1961.
7,000
Area 2 Total Population
6,289
5,950
6,000
5,000
The wide variety of housing styles and values attracts new home
buyers, as well as making it possible for residents to move within
the Area as their needs change.
Most development took place in the 1960s and ’70s. Recent
developments have used up most available land, except perhaps
along Lake Lansing Road. Some pressure for “rebuilds,” a new
national trend to build new homes on the sites of older, smaller
urban homes, may be felt in places like Wolf Court.
4,000
3,000
2,000
1,000
0
1990 Census
Total
2000 Census
Population
Frandor, the Lake Lansing Meijer and Kroger stores, and Eastwood
Towne Center provide convenient shopping and services.
TRENDS AND FUTURE IMPACTS
Stability has been a hallmark of this Area; however, changing
demographics within it and major property developments adjacent
to it are creating trends to watch and impacts to consider for the
future.
Growing Regional Appeal as a Residential Location
Because the Area is located in East Lansing, as well as
convenient to freeways leading in all directions, it will continue to be
a prime residential location within the region.
The playground at
Harrison Meadows Park
New Development Adjacent to the Area
The last few years have seen significant commercial and
residential growth in the City’s newly annexed areas to the north.
This trend shows every sign of increasing over the next 5 to 10
years. Likewise, across US-127, so-called “big box” businesses,
including Wal-Mart and Sam’s Club, have opened near the
Eastwood Towne Center. More restaurants, fast food, strip centers
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Planning Area 2
Page 22
and hotels will probably locate there, especially along Lake Lansing
Road.
All this activity undoubtedly will put pressure on Lake
Lansing Road east of US-127. Currently, small office uses are
envisioned along here. However, with the mall so close and
generating significant amounts of traffic, this corridor’s economically
under-utilized residential properties will become increasingly
attractive for commercial and strip development.
These market forces are already at work in the
redevelopment of the former gas stations at Lake Lansing and
Abbott Roads.
Population Changes
This Area’s population dipped slightly (5%) from 1990 to
2000. The number of families, especially families with children, also
declined. At the same time, the number of households increased,
including those listed as single person or childless.
The decline in family households yielded a decrease in the
pre-school and school age population. This trend appears in most
Planning Areas and translates to lower school enrollment.
The Area’s population is aging. The number of people over
55 has increased, while all categories of younger people declined,
some by as much as 22%. This trend will eventually lead to a
significant turnover in housing, opening the market to young
families and other younger population groups.
Census data for this Area is included at the end of this
section.
Abbott Woods condominiums
Area 2 Population by Age
2,000
1,500
1,000
500
0
Increased Traffic
Current and planned developments to the north and west will
increase traffic significantly on the major perimeter roads and,
perhaps, within the Area as well. Recent traffic studies show that
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Planning Area 2
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Under
5
5-17
18-24
1990 Census
25-39
40-54
2000 Census
55-64
65 and
o ver
AREA 2 HOUSEHOLDS
Area
Change*
City
Change*
Married Couple Family
-9%
-18%
Male Head of Household
14%
56%
Female Head of Household
-1%
-7%
Non-family Household
12%
23%
1%
7%
Household
Total Households
*Based on 1990 and 2000 Census
the intersections at Lake Lansing and Coolidge and Lake Lansing
and Abbott require improvement, although roadway capacity
appears to be adequate for now.
How We Live: The Housing Scene
The balance between renter and owner-occupied housing in this
Area contributes to neighborhood stability and appeal. Demand for
housing remains high, but turnover is low. Over the last nine years,
only 6% of owner-occupied units changed hands. During that same
period, housing values increased about 7.5% per year.
While land is scarce for new development, 165 new housing units
were built as infill projects over the last 10 years. These range from
traditional subdivision homes (Harrison Meadows) to condominiums
containing duplexes and mid-rise style flat apartments.
The rental market is beginning to experience some stress. A
number of properties report vacancies at levels never seen before.
High vacancy rates can usually be attributed to cyclical market
forces. However, the large number of new apartments on the City’s
borders may continue to compete for renters. The longer high
vacancy rates last, the more likely there will be disinvestment in
rental properties.
Behind the Scenes: Basic Services
Public services, including water and sewer, get high marks here.
The planning process did uncover a problem with occasional low
water pressure, which needs to be addressed.
The Northern Tier Trail
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Planning Area 2
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Taking Care of Business:
The Office, Service and Shopping Scene
Commercial uses consist mainly of office buildings located on the
major roads ringing the Area. Frandor and the Lake Lansing Meijer
and Kroger offer easy access to neighborhood services. Residents
to the east do not have convenient access to neighborhood
services, a need that should be pursued.
Most business and commercial uses date from the 1980s and ’90s,
so redevelopment in the near future is not imminent.
How We Play: The Arts, Parks and Recreation Scene
This Area enjoys an abundance of parks—six in all, totaling 53
acres. Together they provide a wide variety of outdoor fun, from
playground equipment to soccer and softball fields.
While access to neighborhood parks appears adequate, new
census data suggests the demand for them is changing. The
primary park user group, 5-12 year olds, has decreased by 9%.
However, population has increased in the over-55 groups—not your
typical playground clientele. This suggests the need to evaluate the
park use and recreation needs of a wider range of age groups.
East Lansing’s Family Aquatic Center, East Lansing Hannah
Community Center, Softball and Soccer Complexes are all nearby.
This Area is also well served by the Northern Tier Trail system, with
the key access points located here. The Area’s central location
makes it a quick drive to arts and recreational resources on
campus, in the Downtown, and in Lansing.
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Planning Area 2
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Opening of Harrison Meadows Park
East Lansing has 8,451 trees
planted along the streets in
the public right of way.
Our Natural Resources: The Environmental Scene
Dr. Robert S. Shaw, 11th
President of Michigan State
College, owned land around
Saginaw and Harrison. During
the development of the west
portion of Glencairn
Neighborhood, he moved his
cattle to an open area now
called Shaw Estates.
Large tracts of private green space add greatly to the overall
character of the Area. The passive open space, owned by the City
along Abbott Road, offers a truly scenic vista.
Wetlands and poor soil areas have already been identified and
protected from future development. Because the Area is fully
developed, there are no current environmental or natural resource
concerns.
Getting from Here to There: The Transportation Scene
The transportation network is adequate to above average. CATA
provides excellent bus service to major locations, including MSU,
the Downtown and other commercial areas. Expanded routes serve
the Eastwood Towne Center to the west and student apartments to
the north.
Sidewalks support pedestrian circulation. Some sidewalk infill is
needed on major streets to create connections throughout the
neighborhood.
Five major roads and the local street system adequately distribute
traffic throughout the Area. However, additional studies need to
evaluate the impact of adjacent development on some roads.
Office building on Lake Lansing Road
Lake Lansing Road. Development to the north has increased
traffic volumes significantly along Lake Lansing Road
between Coolidge and Abbott Roads. Both intersections are
experiencing stress. While the road is probably capable of
handling current and future traffic loads, safety is an issue.
Numerous curb cuts create significant hazards during peak
times.
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Planning Area 2
Page 26
Harrison Avenue. While Harrison Avenue is picking up
some development-related traffic from the north, increases
do not yet appear significant. Current plans call for its
conversion to three lanes in the near future.
AREA 2
OWNER AND RENTER OCCUPANCY
Household Occupancy
Owner
Renter
Occupied*
Occupied*
Coolidge Road. Coolidge Road has traditionally serviced the
interior neighborhoods. Recent development has, however,
added more external traffic.
Area 2 in 1990
48%
52%
Area 2 in 2000
49%
51%
City-wide in 1990
33%
67%
City-wide in 2000
32%
68%
In addition, Coolidge Road is now two-way between
Saginaw Street and Grand River Avenue. This may increase
the amount of traffic heading for MSU. This road, too, is
scheduled for conversion to three lanes.
*Based on 1990 and 2000 Census
Abbott Road. Abbott Road’s traffic volumes have risen
sharply—at all times of the day—as a result of the new
student apartments to the north. Eastwood Towne Center
contributes even more traffic. Increasing traffic volumes
could, over time, cause physical and economic changes to
land uses along the corridor.
City traffic engineers rate the physical condition of 40% of the
Area's streets as “marginal or lower,” another 10% as “adequate,”
and the remaining 50% as “good.” A number of streets have been
improved over the past five years, and most will achieve a rating of
“good” by 2007.
As more commercial development occurs around Eastwood Towne
Center, residents will make more trips in this direction. Safer, nonmotorized access needs greater consideration in future planning.
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Planning Area 2
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Michigan State Medical Society
SETTING THE SCENE FOR THE FUTURE:
PLANNING CHALLENGES AND OPPORTUNITIES
1.
The Michigan State Medical
Society building at Abbott and
Saginaw was designed by
Minuro Yamasaki, the
architect of New York City's
former World Trade Center.
Land Use
a.
The Lake Lansing Road corridor will face increasing
pressure for new development and redevelopment
as commercial growth continues around the new
Eastwood Towne Center. Rising land values and
traffic volumes may increase pressure for
commercial as well as low intensity office use. In
general, commercial use should continue to be
prohibited, although consideration should be given
to convenience office uses such as retail banks.
b.
The Comprehensive Plan should continue to
promote redevelopment for small office, but some
consideration should be given to mixed use—
combining small office with one or two levels of
residential to encourage working/living
arrangements. The 50-foot building setback should
continue to be the policy, although some relaxation
might be necessary to accommodate mixed use.
c.
Since the potential for new infill residential
development is limited, areas such as Wolf Court
are likely to face pressure to “rebuild.”
d.
Consideration should be given to providing
neighborhood services for the eastern portion of the
Area. This is typically accomplished through a well
placed neighborhood commercial center. The
Pinecrest Neighborhood Sign
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Planning Area 2
Page 28
intersection of Lake Lansing Road and Abbott Road
is best suited for this type of development.
2.
Transportation and Traffic
a.
The conversion of Coolidge and Harrison Avenues
from four to three lanes should be carefully
re-examined in light of increasing traffic volumes.
b. There needs to be safe and relatively convenient
pedestrian and bicycle access connecting this Area
with the Eastwood Towne Center. One possible
approach is a bridge over US-127, somewhere south
of Ramblewood Drive.
c. The intersections of Lake Lansing Road at Coolidge
and Abbott Roads will need to accommodate
increasing traffic.
d. A study is currently underway to evaluate the impact
of extending Coleman Road west to link with the
Eastwood Towne Center, and possibly Wood Street.
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Planning Area 2
Page 29
Retail buildings on Lake Lansing Road
By 1853, planks were laid in
Grand River Avenue's roadbed
to smooth the ride for
stagecoaches. The planks were
unearthed during 1955 road
construction.
City of East Lansing
Planning Area 2
Census Data for 1990 and 2000
Area 2
1990
City Wide
6,289
361
981
1,064
1,530
1,422
431
500
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
5,950
314
861
1,012
1,284
1,315
607
557
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
-5%
-13%
-12%
-5%
-16%
-8%
41%
11%
-8%
-31%
-15%
-6%
-27%
7%
23%
27%
7%
-4%
9%
-6%
-8%
35%
9%
10%
$46,789
$38,682
$20,881
$43,125
$24,716
$11,212
$36,652
$31,020
$14,154
$66,003
$44,167
$27,933
$61,985
$28,217
$16,330
$53,457
$44,667
$22,168
41%
14%
34%
44%
14%
46%
46%
44%
57%
Total Number of Households
Total Family Households
Total Non-family Households
2,712
1,508
1,204
13,500
5,961
7,539
3,419,331
2,439,171
980,160
2,749
1,406
1,343
14,390
5,090
9,300
3,758,661
2,575,699
1,209,962
1%
-7%
12%
7%
-15%
23%
10%
6%
23%
Total Occupied Housing Units
Owner-Occupied
Renter-Occupied
2,712
1,301
1,411
13,500
4,476
9,024
3,419,331
2,427,643
991,688
2,749
1,338
1,411
14,390
4,605
9,785
3,785,661
2,793,124
992,537
1%
3%
0%
7%
3%
8%
11%
15%
0%
2.31
2.97
2.72
1.94
2.43
2.91
2.64
2.33
2.66
3.16
2.80
2.31
2.18
2.90
2.47
1.90
2.22
2.82
2.41
2.13
2.56
3.10
2.67
2.24
-6%
-2%
-9%
-2%
-9%
-3%
-9%
-9%
-4%
-2%
-5%
-3%
$95,949
$95,700
$60,600
$135,898
$144,100
$110,300
42%
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
State
Area 2
2000
City Wide
State
Percent Change Since 1990
Area 2 City Wide
State
CITY SCENES: OUR NEIGHBORHOODS
ZOOMING IN ON PLANNING
AREA 3
THE CURRENT SCENE
Planning Area 3 covers the northeast quadrant of East Lansing,
with portions of Meridian Township adjacent to it included for
planning purposes. The Area consists mainly of mature residential
neighborhoods and less developed areas recently added to the City
through Act 425 agreements with Meridian Township. The East
Lansing School District serves most of the neighborhoods.
Area 3 neighborhoods possess many keys to stability. A wide
variety of styles and price points offer diverse housing options to
home buyers. Six schools, five public and one private, provide K-12
education, as well as recreational facilities. Abundant parks
contribute to green space and livability.
Commercial development is relatively limited and scattered along
the major roads. It consists mainly of offices and neighborhood
centers, the largest at Carriage Hills, anchored by a grocery store.
New development is in the planning stages at Saginaw Street and
Park Lake Road. The East Lansing Public Works operation has
relocated to State Road east of Brown Road. The City is selling the
site to a developer for a proposed mixed-use project of offices and
residential living for seniors. Across Park Lake Road, the
application for the site of the old Par 3 golf course has received
approval for a condominium residential project.
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Planning Area 3
Page 33
A home in the Whitehills
Neighborhood
The northeast corner of East
Lansing was Burcham Drive and
Gunson Street before 1958
when Whitehills, Cambria and
Marble Neighborhoods were
added to the City.
Area 3 Total Population
13,200
12,888
12,800
12,400
12,039
12,000
Another concentration of development is expected along the
Abbott/Chandler corridor north of Lake Lansing Road. Property
there is currently being marketed for commercial and multi-family
residential. A four-building office complex is planned for the north
side of Lake Lansing Road east of Abbott Road. On Abbott Road,
Gaslight Village will include office space, townhomes and
apartments. A mixed-use project with retail, office space,
apartments and housing units is under consideration for a 40-acre
site north of Biber Street, also on Abbott Road.
11,600
Total Population
1990 Census
2000 Census
The existing Abbott/Chandler roadway is in substandard condition
for current and future traffic loads. The City anticipates a major
improvement project to be completed by 2008.
Several properties are ripe for redevelopment. The site of the
vacant gas station at Saginaw Street and Abbott Road enjoys high
traffic and great visibility. On Haslett Road, the former bread store’s
designation as a “Brownfield” makes its redevelopment eligible for
tax advantages. However, past proposals for a multi-family project
there have been opposed. Another site with potential, given its
prime location and age of current properties, is the small office
cluster and adjoining multi-family properties at the northeast corner
of Abbott Road and Burcham Drive.
TRENDS AND FUTURE IMPACTS
A home in the Towar Gardens
Neighborhood
Boundaries for all Planning Areas are set along natural barriers
such as rivers, county lines, and major roads, all of which create
borders between neighborhoods and land uses. Area 3’s
boundaries extend beyond the City limits. Population trends and
development to the north and east will definitely impact this Area’s
future.
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Planning Area 3
Page 34
Population Changes
This Area’s population grew by 7% from 1990 to 2000,
compared to a city-wide drop of 8%. The number of school age
children increased by 9%, reflecting the growing number of families
here. This is significant because most of the Area is served by the
East Lansing Public Schools. City-wide, the school age population
declined by 15%.
The number of households is up by 23%, and single person
households jumped 37%. These increases reflect the national trend
toward smaller household sizes and more of them. City-wide, the
number of households increased by 13%.
These increases are largely due to including Meridian
Township Census figures within the Area.
These trends are likely to continue in the short term,
especially the growth in households.
An office building on Abbott Road
Growth
Growth should continue at a fairly stable but steady rate.
Recent Act 425 agreements adding land from Meridian Township
have served to accelerate this growth.
A r e a 3 P op ul a t i on by A ge
3,000
Land Use
Given recent history, there may be pressure from the
development community for additional Act 425 agreements. It will
be important for the City and neighboring townships to address
these proactively with a view to overall goals for development.
The Saginaw Street/Park Lake Road/Merritt Road area will
continue to grow and develop into a mix of commercial and
residential uses. Residential growth here may spark development
of a new neighborhood retail center.
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Planning Area 3
Page 35
2,500
2,000
1,500
1,000
500
0
Under 5
5- 17
18-24
25- 39
1990 Census
40- 54
55-64
2000 Census
65 and
over
Traffic and Circulation
Road improvements on Abbott/Chandler Road will
accommodate the recent jump in traffic. At the same time, a better
roadway may contribute to additional development and traffic.
A proposed interchange at Chandler Road and I-69 could have
dramatic consequences for traffic flow and development along the
Abbott/Chandler corridor, if it is built.
Traffic flow at the entrance of the U.S. Post Office on Abbott
Road is a concern. The proximity of the entrances to the Abbott/
Road/Saginaw Street intersection often causes extended delays for
Post Office patrons entering and exiting the facility.
East Lansing High School
Renovation - 2004
The Trojans’ fight song has
two parts – “Hail Trojans,”
written in the early 1900s, by
MSU Director of Bands J.S.
Taylor, and “We’re East
Lansing,” from the 1950s,
with music by the East Lansing
choir/band director Richard
Snook and lyrics by Bill
Steiner.
Housing
Recent renovations and expansions of the high school and
middle school could help attract families to neighborhoods within
walking distance of these facilities. The availability of affordable
attractive housing will be an important factor for new residents.
How We Live: The Housing Scene
The predominance of owner-occupied housing (56%) contributes to
neighborhood stability and appeal. Whitehills is the largest
neighborhood, with well-maintained homes built from the 1960s to
the ’80s. Walnut Heights’ many ranch homes date from the 1950s
and ’60s. There is very little land south of Burcham Drive left for
development.
Other single-family residential areas extend into Meridian Township
east of Hagadorn Road and north of Saginaw Street. Homes here
date from the 1960s and range in size from modest bungalows and
ranches to larger, more expensive homes.
Multi-family units are concentrated along Burcham Drive, Abbott
Road, and at the north end of Hagadorn Road. With some
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Planning Area 3
Page 36
exceptions, these clusters cater to a mix of students and
non-students. One of the largest complexes, The Landings at
Chandler Crossings, has been marketing aggressively to MSU
students.
The large number of new rental units along the Abbott/Chandler
Road corridor may create higher vacancy rates among older rental
properties.
This Area includes several senior housing developments. Burcham
Hills operates both a retirement home and independent living
condominiums. The Marquette, a new retirement apartment
complex, has been built on the northeast corner of Saginaw Street
and Park Lake Road.
Burcham Hills Retirement Center
Behind the Scenes: Basic Services
Area public service and infrastructure systems present no apparent
problems. While some services are segregated by municipal
boundaries, the joint East Lansing/Meridian Water and Sewer
Authority serves all users.
Taking Care of Business:
The Office, Service and Shopping Scene
Office and commercial uses, consisting mainly of service and white
collar professionals, are spread along major roads. Clusters of
office buildings house small to medium-size businesses along East
Lansing Drive/Merritt Road, Saginaw Street towards Abbott Road,
and Lake Lansing Road. Two large businesses, the Michigan
Education Association (MEA), employing more than 500 workers,
and AP Capital, a physician insurance provider, are located along
Saginaw Street.
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Planning Area 3
Page 37
AREA 3 HOUSEHOLDS
Area
City
Change*
Change*
Married Couple Family
7%
-18%
Male Head of Household
25%
56%
Female Head of Household
-2%
-7%
Non-family Household
28%
23%
16%
7%
Household
Total Households
*Based on 1990 and 2000 Census
The northeast corner of
Patriarche Park was once used
as a trailer park to house MSC
students after World War II.
The Area’s main retail activity is found at the Carriage Hills
shopping center, anchored by an independent grocery store. This
neighborhood center has been fairly well maintained. Given its age,
it might, however, benefit from redevelopment in the next five to ten
years.
How We Play: The Arts, Parks and Recreation Scene
The Area enjoys an abundance of parks, large and small.
Patriarche Park, the site of annual community events like the
Kiwanis Chicken Barbeque, is very popular and heavily used. The
undeveloped White Memorial Park is considered a nature preserve
and links to the Northern Tier Trail, Towar Park and Whitehills
School playground.
Six schools—Donley, Marble, Whitehills, St. Thomas Aquinas,
MacDonald Middle School and the East Lansing High School—all
have playgrounds and facilities routinely enjoyed by neighborhood
residents, as well as the community at large. Many assume they
are part of the City’s parks program.
East Lansing’s Family Aquatic Center, Softball and Soccer
Complexes, Hannah Community Center, and the Northern Tier Trail
are all nearby. It’s also a quick drive to arts and recreational
resources on campus and in the Downtown.
Our Natural Resources: The Environmental Scene
Former East Lansing Public Works
building on Merritt Road
The presence of wetlands in the Act 425 areas will affect the nature
and extent of future development there. Recently approved projects
were reviewed comprehensively to protect and preserve Area
natural features. Future development will receive the same scrutiny.
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Planning Area 3
Page 38
Getting from Here to There: The Transportation Scene
Like many of the other Planning Areas, traffic is increasing on major
roads, due largely to developments outside the City’s borders. The
Eastwood Towne Center and the new housing along Chandler
Road put higher volumes on Abbott Road and Hagadorn Road, as
well as Lake Lansing Road. Growth to the east has increased traffic
volumes, especially on Saginaw Street and Haslett Road.
Congestion seems limited to peak times for now, but may spread
throughout the day as development increases.
High traffic volumes and vehicular speed remain concerns for safe
pedestrian crossings along Saginaw Street.
Neighborhood traffic is moderate and flows well in most areas. Two
localized issues remain. New circulation patterns around the high
school expansion project may create unintended impacts. The
neighborhood traffic issues at the new location of the School
District offices and MSU School of Music need to be addressed.
CATA provides good service to Area 3 with routes to campus,
Meridian Mall, Haslett, the Northern Tier and Eastwood Towne
Center, as well as connections to the rest of the system.
First National Bank/241 Building
AREA 3
OWNER AND RENTER OCCUPANCY
Owner
Occupied*
Renter
Occupied*
Area 3 in 1990
54%
46%
Area 3 in 2000
56%
44%
City-wide in 1990
33%
67%
City-wide in 2000
32%
68%
Household Occupancy
*Based on 1990 and 2000 Census
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Planning Area 3
Page 39
SETTING THE SCENE FOR OUR FUTURE:
PLANNING CHALLENGES AND OPPORTUNITIES
1.
Patriarche Park sign on
Saginaw Street
Bailey School was the second
schoolhouse constructed in
East Lansing. The property
was purchased in 1922, and
dedicated by the distinguished
M.A.C. professor, Liberty
Hyde Bailey, Jr., in 1923.
Land Use
a.
The southeast corner of Park Lake Road and
Saginaw Street remains undeveloped. Efforts
should be undertaken to move forward an
appropriate residential project.
b.
The 1800 block of Haslett Road has been proposed
for several redevelopment projects, including a
recently rejected student housing project. A highest
and best use for this site, possibly a small
commercial service and office building, needs to be
identified.
c.
The northeast corner of Saginaw Street and Abbott
Road, the currently vacant service station, presents
a redevelopment opportunity, albeit limited by its
small size. Barring reopening of the existing gas
station, a service commercial use may be ideal.
Combining the site with the Pizza Hut parcel would
make this an attractive commercial site.
d.
The northeast corner of Abbott Road and Burcham
Drive is another location with redevelopment
potential. The prime location, combined with the age
of the existing properties, offers possibilities for a
small scale mixed-use project with residential and
office space.
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Planning Area 3
Page 40
2.
Transportation and Traffic
a.
The recommended outcomes of the Chandler Road
implementation may ease growing congestion and
safety issues.
b.
Traffic circulation patterns and volumes around the
renovated high school should be carefully monitored
to determine if any future changes are necessary.
c.
The City of East Lansing and the United States
Postal Service should form a study committee to
examine current customer use and traffic patterns.
Possible improvements, redevelopment, and/or
relocation should be explored as options for
improving traffic and facility access.
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Planning Area 3
Page 41
Sculpture in front of the
East Lansing Public Library
City of East Lansing
Area 3
Planning Area 3
1990
City Wide
State
Census Data for 1990 and 2000
Area 3
2000
City Wide
State
Percent Change from 1990
Area 3 City Wide State
12,039
585
1,822
2,270
2,786
2,191
898
1,487
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
12,888
606
1,987
2,240
2,324
2,666
1,204
1,861
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
7%
4%
9%
-1%
-17%
22%
34%
25%
-8%
-31%
-15%
-6%
-27%
7%
23%
27%
7%
-4%
9%
-6%
-8%
35%
9%
10%
$59,931
$39,572
$21,455
$43,125
$24,716
$11,212
$36,652
$31,020
$14,154
$82,770
$52,380
$32,588
$61,985
$28,217
$16,330
$53,457
$44,667
$22,168
38%
32%
52%
44%
14%
46%
46%
44%
57%
Total Number of Households
Total Family Households
Total Non-family Households
4,563
2,552
2,011
13,500
5,961
7,539
3,419,331
2,439,171
980,160
5,309
2,727
2,582
14,390
5,090
9,300
3,758,661
2,575,699
1,209,962
16%
7%
28%
7%
-15%
23%
10%
6%
23%
Total Occupied Housing Units
Owner-Occupied
Renter-Occupied
4,563
2,451
2,112
13,500
4,476
9,024
3,419,331
2,427,643
991,688
5,309
2,969
2,340
14,390
4,605
9,785
3,785,661
2,793,124
992,537
16%
21%
11%
7%
3%
8%
11%
15%
0%
2.33
2.93
2.64
1.98
2.43
2.91
2.64
2.33
2.66
3.16
2.80
2.31
2.19
2.86
2.46
1.85
2.22
2.82
2.41
2.13
2.56
3.10
2.67
2.24
-6%
-2%
-7%
-7%
-9%
-3%
-9%
-9%
-4%
-2%
-5%
-3%
$120,095
$95,700
$60,600
$169,149
$144,100
$110,300
41%
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
*