A NEIGHBORHOOD DEVELOPMENT

A COMPREHENSIVE
PROBLEM REPORT
for Hm Degree of M. L. A.
Department of Urban
Planning and Landscape
Architecture
MICHIGAN STATE UNIVERSE“
Robert Lee Kent Jr.

1959

LIBRARY

Michigan Stew
Umvermy f;

Irma-U Wad

 

NLICIIEOREEOOD 135. 'I. LOPEZ INT

1:: y

7::(‘. ,1 -. ;;)T 1“?“ 'f“ It”? \. T -1
.L’. “ J-‘4‘-d '4. ‘34-. ~ - Eb’w J 0 3“.

A COME-33:1??? Eu‘il‘ifi f)“ M i-Q.i‘.T
Submitted to the Ire-part 1. :1t oi Urine-.11 E in: using and Landscape
Arckfitecmre of Liiclxibun State University of Agriculture
and Applied Science in partiul fulfillment of u e

ruq1"z-c-_.:z:ts for the degree of
1.7.hoTE.R.II\I LAZ..J..1V111 5.1{CI'zITLCTUL‘E

1959

 

CONTENTS

33.33512161ch

ESIC ELEMENTS OF SITE SELECTION

‘———_.._._

 

 

 

 

 

 

 

 

NEIGHB ORHOOD CONSIDERATIONS

Definition

Elements of a Neighborhood

Range of Neighborhood Sizes

Density Standards

Neighborhood Boundaries

Relationsidp of the Neighborhood to the
Community

Relationship of one Neighborhood to
Another

REGIONAL FACTORS
Relationship to Large Shopping Centers
Relationship to Places to Work
Relationship to Educational and Cultural

Institutions
Relationship to Transportation and Transit
Facilities
QITERIA FOR SELECTION OF DWELLING TYP§_S_

RANGE OF FAMILY SIZES TO BE ACCOMMODATED

DIVERSITY OF DWELLING TYPES

DESIRABIL-ITY OF MIXING

RANGE OF TYPES USUALLY MIXED

10

10

11

ll

12.

ELANNING THE SITE 12

 

GO ’ERNING FACTOR 12

Density Factors
Assumed Family Size and Composition
Orientation Factors

Quiet and Safety Factors

SITE DESIGN CONSIDERATIONS l3

Allocation of Land Use
Block Size and Arrangement
Lot Sizes

Lot Lines

Building Lines

Street Patterns
Classification of Streets
Parking

Pedestrian

Street Layout

Pavement Width
Intersections

Cul de Sac Streets
Construction of Streets
Landscape Treatment

pgsmn CONSIDERATIONS FOR NEIGHBORHOOD
£§CILITII£§ 22

 

SHOPPING FACILITIES 22

General Requirements
Store Grouping
Floor Area for Potential Stores of Center

Sore Size
EDUCATIONAL FACILITIES 24

General Approach
Promote Health and Safety
Be Functional and Adaptable
Be Economical

Make Site Attractive

ii

[I [-

 

RECREATIONAL ACTIVITIES
The Playlot
The Playground
The Playfield

@ALYSIS

 

EEGIONAL ANALYSIS):
ESIGN ANALYSIS FOR REGI‘CLN
GENERAL
ASSUMPTIONS
APPROACH
OBJECTIVES
DESIGN
Residential Unit
Central Core
Regional Design

Outside the Region

_S_1_TE DESIGN ANALYSIS

 

COMMUNITY DESIGN
NEIGHBORHOOD DESIGN
COMPLEX DESIGN
SiTE ANALYES
ESSENTIAL PHYSICAL CHARACTERISTICS
Topography Considerations
Surface, Sub-Surface and Ground Water

Conditions
Foliage Cover

iii

25

34

35

35

41

41

41

41

48

48

II II

 

ADAPTATION TO PROPOSED USE

Adaptation for the Location or Residential

Structures
Adaptation for Development of Open Spaces

Availability of Sanitary and Protective

Services

SYNTHESIS

DESIGN
LAND USE AND CIRCULATION PLAN

OVERA LL DESIGN SCHEME

General Approach
Small House Groupings

NEIGHBORHOOD COMPLEX
Multiple Housing

Shopping Centc :-
Elementary School

Park System
ENGINEERING
LAYOUT PLAN
UTILITY PLAN
GRADING PLAN
PROFILES

Road
Storm Sewer
Sanitary Sewer

iv

49

52

53

55

69

73

74

74

75

79

 

BIBLIOGRAPHY
SATISF YIN G VIEW POINTS

SEARCH FOR OPENNESS

SOCIAL ASPE C TS
H OMESITE CONSIDERA TIONS

RECREATION AND NEIGHBORHOOD DESIGNS

DENSITY AND POLICY STUDIES

82

83

83

84

85

89

 

NEIGHBORHOOD DESIGN

Comprehensive Problem
Landscape Architecture Graduate Study
Department of Urban Planning and Landscape Architectur

Michigan State University

STATEMENT OF FROBLEI‘J

The site to be designed is located west of Hag-adorn
Road, east of Abbott Road, North of I‘d-78, and south

of Lake Lansing Road, Meridian Township, Ingham
County, Itiichigan. The problem is the development of
land into a self-contained neighborhood unit with maximum
control of outdoor spaces, with a minimum of congestion
and to make a pleasant living environment for the people

who are to live Within this unit.

SITE ESP-"ALL INC LUDE

To provide for 3, 000 to 4, 000 persons

Tl-IE
Residential area:
with a maximun walking distance of 1/2 to 3/4 mile to
the neighborhood facilities with outdoor living to be the

theme for the area.
To accommodate this neighborhood

Shopping area:
and possibly the adjacent area which will be deter-
mined by further study. The center will carry only
convenience goods to meet the daily needs of the

persons living in the neighborhood unit. It will con-
sist of a group of eight to fifteen stores having an

average gross floor area of 40, 000 and a maximum
of 75, 000 square feet. A minimum site size of four
acres is required which is to include parking, service
and the following type stores: super market, drug
store, beauty shop, etc. The prerequisites for such

a center are:

Separation of service and customer traffic.
Convenient parking and walking access to the stores.

Arrangement and architectural design of the uuildings
designed so as not to adversely affect the adjacent

residential development.

 

Recreation areas: to be of three types;
I‘laylots-ofor children under eight you” of .1. c.
and located within the View of tie residences
served or a “an nu 11 of one fourt.-. mile wand."
'istance with no 111a_§or streets to cross
k-“‘a3.-*;;rou11cjs--for chil dren betv; een tI-i1e ates of
a .1116. to be located

.4 ~
'V-

1
five and fifteen years of age
witi in a 011e~hal. :11iiewallinv
at least five to t..~n acres in size.
I-‘layi‘ield-do ser e 1a'1ore than one neighborhood
and will be at least ten to twenty acres in size.

tilts ten-1C e and be

School area: th e site is to be from five to ten ac; es
and provide room for a playgrom'xd and future exp..- --
tary

A ratio of 1:3 or one schoo 1 child 0! el ex mm
per every tl‘ .ree families wit. min 13.4: area
ire of the school plant

1?)..5'10

sshool age
served for €0.11puti113 the

nee Jed.

Community center: which may or may not be C0-.ldi'lc’.1
with the shepping center or school, will consist of:
Space for neighborhood meetings.
c“pace for neighborhood functions.
Iiouso the cultural functions such as a
library, small theater, etc.
House indoor recreation facilitie

Circulation: eperation of vehicular and pedestrian
traffic is desired vet not to sacrifice dir ct approach
for cars to their living units or pedestrians to the on-

site and off-site facilities.

THIS IS TO “I, JAICCO. EPLI-SIJISD BY:

Research: a con-.plete investigation of what is being
done in the field today and be presented in bioliOn

graphical form.

A complete study of the existing conditions on and
off-site. the qualities of the land, the people who

will live there and the availability of aerwces and

facilities desired in a neighborhood unit.

 

A systematic breakdown on the areas, ideas, and
design.
Design of the site to be broken down into the following:
parts:
Design-«To include a, master plan, as. land use
and circulation plan, and a detailed e1'1larg)e;::ent

of the neigh borhood. complex.

Construction and engineering--To include .1
layout plan, grading plan, utility plan, with
profiles of road, sanitary sewer, and Moan-‘11=

BCVVEI'.

Report and oral presentationuflll research,
facts, diagrams, etc. to be presented in the
form of a report and presented with the required
drawings to the staff of the Department of Urban

l~*lanning and Landscape 1311-cl'.itect'ure.

BLSEAIHH

 

Factors governing. t} e (1 2.22;;22 of 1.3.22.1 for resir'.2ezztiul use.

A A i. w '2 . - ¢-u-: .- _J-, p .. y .
¥ 5-.7 ‘ -- I -- - rt: 2.. 2-.» ”1‘“. a: 2 rm:
- .s...: 3. 2 .. 2 .. s... . . .

a, -. ... A. , 1. .. - =so' '\

 

“\W'hf,7". I) ~ 12?“.i" ~‘ .311‘
.“J‘\—“‘-‘J&\.J v"-.:") (IM'u sushi-l-fl-rs- ~¢

is a. 1:22 yssical cam. ceg: t within which ‘peop2e reside
and 2- .223! share CO2 -222on services, 'actiiitgcs,
1222251 f2cilit2: 5 required in tire vicin 2.!)- .e
dwelling; unit. ”2.21.03 size. 512.529., 60.22;?(332111022,

B

«22...; elements of a nei; ...-<.2...om2 vary but this
basic statement holds true 222 all.

lT-ehnition of a 22122 2 2130320041: The nci 2-3.302‘12005

£12222: mats of a 12:..L..b0122..20

(:13
to dz:~.rell'z:;_:s and incl-.2135 such: 5.253 as
the house, spas e for :ardens, out d- 02-
living- . service 2,326.5. and gara hes.
Ncczeational land-~10 be distm gated
througho 22‘. 11* e site where it; ' email -
accessible by t’: 23 occ quanta of 111: 229.2 1:2-
beamed. These would be of three turns:
the playlot, the play romzrl, and the play
field
Sheppim; facilities-do be of a nature that
they be used by one or all the me: }1.)61‘3
of the family 8.1222091; eve ryqay and be of
the nature to provide convenience {00118
for daily lixdng.
Schools-~The elez2-2e22tary school is the
focal point wiuz'n a neighborhood unit
with the junior high. school the focal point
of two neighborhoods. and the senior high
school a focalp voint v2 itldn a v roup of
neibhborhood s fcnxuing a 60:21.22u21ty.

hesizjczz 2:21 area-43 ucvote‘l 2422:1122:
§
1.1

Neighborhood center-oto contdin social,
cultural, and adult educational facilities
to be used in com:r:on by the families of
of the neighborhood.

Utilities and services-olivery neighbor-
hood unit should have water, electricity,
gas, telephone, storm and sanitary
sewers, and fire and police protection.

Circulation--to include such means as
pedestrisnwalks, private streets, sen-ice
streets, and other related elements such
as parking areas, lighting, over and
under passes, and traffic controls.

Range of neighborhood sizes:

The size of the neiohborhood is governed
by the area requirements necessctry for
the various component parts of a neigh-
borhood, by the accessibility of the
facility, by the physical boundaries vhich
might be present, or by the economic and
sociological factors of the area. Some of
the size limitations are as follows:

a. 1/2 mile maximum walking distance
to neighborhood facilities.
I). The size of the elementary school

will govern how many families the
neighborhood can support. A 600
to 800 school enrollment willhano‘le
the children of a neighborhood of

l, 700 farrlilies.

c. The population desired which ranges
from 3, 000 to 1d, 000 persons.

d. Topographic features such as low
land, ridges, lakes, or major roads.

e. The economic class to be housed.

f. The desired density by the cleveIOper

or the require , density of the local
municipality.

Lensity standards: The main reasons for
density or intensity of lend use to be con-
sidered is so neighborhoods will not become
uxidesireuble and will provide for:

a. Adequate daylight, air, and useuble
Open space.

b. Adequate space for COL'lllllllfliLy and
neighborhood facilities.

c. A general iceliug for Openness and yet
maintain some privacy for each family
unit.

l‘ieigboorhood boundaries: The existence of
lohiccll boundaries {or u neiblzborhood is often
significant in determining, the urea for a
neighborhood. hese may be natural features.
existing transportation routes, industrial or
COr’ur‘aerCidl districts, or recreational areas.
The land lelt for the neighborhood unit will
take any number of shapes or forms and the
arse should conform with the district land
use and relate to the areas surrounding to
loticully form a neighborhood unit.

Relationship of the neiglborhood to the colu-
n'iunity: This can best be stated by using,
schools as the common denominstor. One
neighborhood unit will support one elementary
school. Two units will support a junior hi5}:
school. Four or more units will form a
can-ununity and support one high school. Tlis
community in turn will support a community
slimming scatter, is pleyfield, and a cotl'amunity
center. Each neighborhood will have a
shomsing center, playground, and neighborhood
center.

Relationship of one neighborhood to another:
The colnlnon derlos-ninator is the junior high
school which supyorts two eel-,1); oorhoot‘is. A
second possible cormnon denominator would

be in some of the annuller neighborhoods, in
shopping center would serve two neighborhoo; 35
where it is not economically ieusible to have

(3111‘

10

transit service is offered witl outc entailing,
such hardships as excessive cost, time or
fatigue.

3. Automobile trausportetion--I-luve access
on all weather, well maintained highway
system where safety and convenience
are the main considerations. Excluding
parking or toll costs, this should not
cost a person over 4 or 5 cents a. :iiile.
Long. distances r: lakes it impossible for
the low income family to exist without
either sharing rises or fimfing a closer
place to work.

b. Public trezisit--Frovitle adequate access
to the transportation means from the
residential area; 1/3 to 1/4 trails wail-dug
distance to the nearest stoo on well
iriuintained, lighted, all weather walks.
The transit should take people fairly
direct to shooRiag, and work areas with
a minimum of discon‘ifort of standing”
frequent stops. rsnsiers, nervous
strain, and noise. The r maimu n
desircuole distances to co. n..:i..ity
facilities are as follows:

‘v‘iork 4-3 minutes

High school 3 {mile-8

Community sltoz‘lping c enter 4 miles

l‘teig. hoorhooo shappint center 3/4 mile

Transportation facilities 1/3 mile
FC‘R F'TLE.CTIGN 0i" l‘: 1.9; E. LL13" C .TY “E73

 

{ANGLE CF Ffil‘inLY SIZL 3T0 ll'Si CoDnLZJ’Q'JmI'

The normal cross section to be burnt in any
neig ii'oorhooi can best be shown by ti: is U. .2.
census:

8.. 34. 8 5'1. families with tliiflor clildren with-
out relations or outsiders in the house.
". l7. 3 3 families vtitli minor children with

relations or outsiders in ti e house.

11

c. 13. 1% couples of child bearing are with--
out chiuiren.

d. 6. Z'Z'o couples beyond child hearing are.

e. B. 6% single adults.

I. 19. 6570 other households.

This indicates that the tygical two and three
bedroom house is a necessity and should dom-
inate the supply but it also indicated that there
is a. do “Hand for providing, other types of housing
that today is not being, provided {or with any
degree of organization.

{if-IVERSZTY OF D'fi‘ELLEtG TYPE-S

To what extent can mixed types be used?

ixiixed types are desired to satisfy the different
peoples who are to live within a. region and

give them the type of dwelling unit that most
satisfies the needs and desires. The extent of
which or the percentage of different types
depends on the region or area wuere the
development is located. East Lansing could
use a variety of dwelling types due to the census
and the temporary basis of many single. child-
lees couples. and those couples with children

in the area. These persons do not need detached
single family homes but would be more satisfied
with rental units designed with them in :niml.

DESIRAEILITY OF In": ‘13-:

It is very desirable to mix the housing; within
a unit so the rentees and apartment dweliers
have an opportunity to see and appreciate family
living anal this will in turn stimulate them in
eventually bacon-ting a finily and to live like one.
Also. since we ' re creating; an environment
which people are to live in, this should be
designed with the person in mind. in any group
you will have a wide variety of philosophic-e anti
ways of life. which uwaas the peOple have
iffcrent ideals on where and how they wish to
live. This being; true, then the mixing, of

12

iwelling types within a. dexelopment is desire-
able in order to satisfy not Only a. part of the
whole but the whole itself.

121:.th or? ’I‘YPLS US TfiLLY {in

The range of types should coinciue with the
coxs'zposi‘tion of a normal cross-auction of tise
population of that area... True, the majority
of the homes today should be conventional
dwelling, units but these alone are not enough.
Provision must be mono-‘3 for the nominal num-
ber of large faz'nilics, aged persons. childless
couples, and single persons. \"3 must base
our decision on a careful analysis of the
popmiation witl'tin Use :ct‘ion as to such things
as number of persons. age. sex. marital
status, income, etc.

P L,~.»’\,-.:"~I F512“: "7 T3513 SIT E

 

COV E R5155 G PAC '1" O ‘35

Density factors for various tweet of residentittl
developments:

a. Light and air- for all oweiiinE‘s.

b. "pen area-.3 {or residential land uses.

(1. Circulation space for safe cox-weniem access.

6. Adequate area and capacity for neighborhood
and con‘nnunity fuciiities.

e. L‘gnaitics of several types of dwcliiues with

various minizriurvn lot sizes are shown as
follows: (Fagc 13. )

I. The more intensive the land use. the
greater the need for wiQer strecta, zitier
sidewalks, shorter blocks. and off-street
parking.

Assumed family sue. and composition: One
family size or COE'MIJOSiflOI) for the entire wait
would not give us tin: best results. 'i-x 0 must
assume that the noraml erase-section of popu-
ldtion will live in tnis area and one must yrovide
a roof over their heads that fits.

SITE

.0

1.5

Dwelling Type Lot Sine (feet) Living;
Unity‘ficm

l‘2etachcd house “102340 33. 3
Detached house bOtd .35 4. '5
Detached house 50%;! 0-3 6:. 5
Sezrni~detachod 36.54155 8. 0
Semiudetached $614165 19. 0
R w house £83100 :6. 3
Row house léxl 00 3.0. 4
Garden apartments 2. story 15-4.;
Garden apartments 3 story 2.3-3":
Ape. rtmente :nulti - s tor y 5 ‘3

Orientation factors: 7Rind, sun, precigsation,
climate control, zoning, indooruoutc'ioor relation-
ships, type: of dwelling. units. outdoor living, etc.
are all considerations of the orientation of the
house, the streets, and the neighborhooi itself.

S‘Zuict and safety factors: This comes about
through a. careful analysis of the areas of the
neighborhood and tl-e aux-rounding areas and to
design with them in mind. Separation of the
noise, dust, and congested areas from the areas
requiring quiet, cleanliness, and scifety. Safety
is best controlled by the separation of the
vehicular, service, and pedestrian traffic. The
proper placement of the various areas, fetter
roads, fewer intersections, use of ”T” inter-
sections whenever possible, use of over and
underpasses, and to design the streets; for one
use and not try to combine uses which increase
traffic, congestion, and accidents.

1212515}: cor-:szor.=;2,;xrtos-:s

I ‘

Allocation of land use:

a. Circulation 2.07.) to 39"."2:
b. Shopping center 5 to 10 acres
c. Recreation 10 to 15 acres

1

0.. Elementary school 5 acres

14

e. Residential
Single family

4 bedroom 10"?» of residential acres
3 bedroom 35% “
‘2'. bedroom 3070 "
Duplex units lC'L-b "
Apartments l 51?. "

Block size and arrangement: Blocks to be
economic should be as long as the local authority
will allow which most will allow up to 1, £00 feet.
Fritz. Burns of Los Angcles, states that block
patterns should be permitted up to l, 800 feet
and lie in the direction of the main traffic flow
so as not to cause long detour: in react—ling a
major street. Cross walks in the middle of

the blocks are desirable and necessary for
pedestrians. Elimination of excess cross
streets will not only save on utilities and streets
but lessen the traffic hazard too. Superbloclzs
are still in the experimental stage and up to

now have proved uneconomical. Also they

have not been accepted strongly by the home
owners.

Lot sizes: These vary considerably in the
various sections of the country and most
municipalities give only minimum lot sizes.

A minimum of 70 to 80 feet has been found

the most desirable permitting most rarnbliw
and "L” shaped homes and with sufficient

depth a person can turn his house in any
direction on the lot if perm-titted in that park '
municipality. Other dotrimcnts of lot sizes
tOpOgrap-hy. accessibility of utilities, and the.
economic status of the persons who a; ~ to live
in the development.

.—

." I
6}. k,

Lot lines: Tot‘mgraphy, existing vegetation,
buildable area, and economics should all be
considered when laying out lot lines. Fete r-
minents of lot line locations are:

.3. Provide a good house site.

b. Provide. a usuable from; and rear yard.

c. Allow for adequate surface drainage.

:1. Allow for reasonable grades for the
drive, frontwall»: and garage.

e. Retain as much of the existing plant
material.

f. Keep earth maxing, to the z'ninizuudl.

Side lot lines should meet straete at right
au'vlea and utility easements along the rear
lot line: should be as 167.1% and as straight
as possible to eliminate the number of man-—
holes. utility poles, and guy wires. 0:3."
shape lots should be eliminated because they
are hard to develop. sell, and usually are

a waste of the land.

Building lines: ixiinimum building lines
should be established to assure acmquate
front yards and to provide for better relatimw
ships among the property owners. Side yard
and rear yard minimum sizes sl-zould also be
established. hose are meant to be a. min-
imum standard and not the desired standard
to build by.

Street pattern: he major function of the
street system is to provide access for tine
residents of £1113 area. to their living units:
and to allow those who serve this area. to
reach their destination. Physical circuladion
lit-.33 the residential structures to each other,
to neighborhood and community facilities.
and to centers of business and em.~loyment.
This results in clefin'ng land areas. giving
thezn their size and shape, and also acts

as physical barriers and bowmariee. ‘wlmt
must be considerecl?

Types of uses:

a. for residents the access to the
dwelling” the neighborhood
faciliiiea, and to the off-site
facilziica.

F...-‘
I"?
w‘

b. for service.

C. for 1‘.-'.'r1i1ltez1;1:‘.ce.

(.1. far protective services.
11.10.10.011 of circulation

a. pedestrian.

b. private 1111:0110 15.3.6.

c. 1.11.2'0‘1ic transit.

d. service.

Tcaf'fic ways

a. private streets.

5.3. service streets.

c. driveways and gnu-1111133, courts.
d. pctrliinej lots.

0. sidewcfi .3.

Classification of atrccta:
Reside 111:3 11 service street"; xoviic
etc: can to re csiricatidl structures.

P41113113 thood Iced or attacks--Coz1nccti*1;,
stre at between nci 1.11:.- - ore-.31 facilitlc: 6
and ninor t1 ai‘i a1taries.

:~.:inor traffic artery--con 1.181;.3 feeder
streetq with m ajc-r cute; 1-25 and also
acts as the boundary street for tie
1161‘}: “um-hood.

filajor :i'rtery-o-connecting co;m‘.;~u*1i;ies
or groups of neithb rhoods together for
Last 11101113 1mm of auto nubile s and also
takes you to the major radial street or
circu;tz':.ferentic.l streets of the metic-
pelitan city.

Parking: 13.11 adequate number, size, location
of purl-.1111; paces. and lots should be prod find
for with safe access to and from them. These
should be located and dcsibned to be 1123 cm;-
venient and unobjectionable as possible. On
street parking; in not only wast-3.111 of Space
but also quite hazard-01.13. fo street is more
desireable even with the increased costs.
increased cszicuhy to enforce laws, and at

l7

times not as convenient to time individual.
This is achieved by having. parking; bags
Sinai}. enougjl'a so as not to be a nuisance with
excess noise and fumes but large among; to
be reasonably economical and convenient to
the persons living, in the l1i;_.\hsr density
housing.

Types of spaces required

a. visitor parking

b. consumer use of {withborliood
facilit ices.

C. servicing; facilities.

cl. residential parking (daytime and

overnight).

Number of spaces 3106.13.62]

a. In residential areas. at least
one Space pcr dwelling unit plus
soditional spaces for visit-Ora.

0. Shopping, ccnter--a 3:1 ratio of
square feet of parking space to
gross square. feet of store area
is usually required but in a
neighborhood center, where the
majority of the pooyle will walk.
a (2:1 ratio will be. adequate.

c. Sclxoolo-one Space for each
emplOer plus additional spaces
for visitors and service trucks.

Total number of spaces needed in any
area is dependent upon:

3. Amount of car ownership.

b. availability of public transit.

c. density of residential dechOp:nent.
d. uses and convenience of neit‘léhor-

hood facilities.

Layout

3. 90 degree angle or perpendicular
parking is the most desirable
because of its economy of space.
ease of circulation. twomzay
circulation, elimination of excess

ya
0’)

.expensive cur six: 3,. better sigfii
LISLLLJICQS, and (greater Suf*."t}7 for
cars and 1-6:: mat; LII-:15. '

b. I..Ilzdm.~s ant: 6x5. Isa-~13 Ie auxi'lbei‘f

IIIcuILI be: lv: 1 to a. I-Ii:u'.mur;1 to

Icuucc CULflILIS With sixtet 3.531
SiLIt3"§.’cL»"'L-§. tr Laiflc. Cl‘pcrz'zi3338 a}. 0111;}
be 33352:..3118 far ewe Lam-I e2;-.£L I;
on entering and lean-L13.

3.7...-6 {3f sis. is

a. 9'3 derv- I'm: d1: 31:: ”Lu-IQ. 61.21113
E-Itoulu be 1‘3 IQ; t Winn: 18 feet
£01.53, Wit-11 i3. rC'l'1\L1ri.I1 Of (1.:
least 4.1} feet for t; e turn-aroualcl
13226: and crib-L19 Lazinm.

'0. Lure-.1131 ~'d.IzL4I.‘13 sir-113 5.10313 LI.”

3 fee-i: LLiLLL' Ian-LI 4‘; feet 13:13.

Api_wearas.zxce--i~"‘a asking lots should be:
pLIve-LL, w :11 dram-1rd, a rind. Ii mu .1: of
333er and heat, easily repaired, and.
attractive in appearance. Trees
screen plantings, etc. are cesira‘fle

to not only hem. tify LI e area which wouizl
nor ILLE- ally loo}: barren 21: Id unei 33.1.},

but «la-5min; 5 would Lia-1.3:: solve some of
t3 (—2 pzo‘L'Ie (.1115 created '0" tI (-3 lat itself

by provi:£ix:g 5}; Ida, acreening, and
arrestinc Gene of the dust, noise.
and gldre as v. -11 as I may 0:} er of
the undesirabld proflenw that arise
Preper II‘Iaintenance is a must which
includes Chaun- ~up, ni- 3M 1i fining,
policing}, an.“ :1 pro Aer use of the facility.

Eagle 5 Mia: patte r11:

Considerations

6.1. V aiks should 1“ "o 160 a conveniez‘zt
and safe access to the neuguborhood
{LCiIltieso

b. Th way should have a syste *2: 01' con-

inuous main w mks connected by
service walks. These will vary in
width and location.

III |

Types of Walks

a. Lstablish Skid-$1.:El. 0.'i..;'.‘..;tiu 1, .i.'1-.i
must ufé‘iuimlt Ian-.5. new.

0. Provide. Edie Luz-.1 easy circumflex.
by m Dining. be me :1: .:.-...m.:s, shat:
curvc cs, “9.6.3.58. 121LL2'scs.Lgu;z.-;. “:2...
11".1ui. Calcite V luLILSo

c. Proving: ageguuw 5i; Ext .135tumccs.
views to int;cz'$$u¢u<3u$. um}. ‘i3afi‘k1ru:
angle: ‘01: flag of r0...us.

(3. Use “ T” Xl'atcrauciiOJLS Vhizh deadly
1638:5033 £3.63 c}:..u‘zce bf an @CCiUcut.

E-avemeat midi; The basic cousiu‘ .30.. a {Dr

we: width of pavedun is were be 0.11.: free 1.111.:
0: tr .inc at all tin ‘46:. "i m: Gun-1.11.“ . is

determi- and by ti...» 1:15.“;ch Q1 (“Hung airiviu:
hates. the a gees ti cy are: to t; “V6.31, mm; \?;.'Enet..2<:;,‘:
parking is tca be 5;: rm. ittt; xi 6...“: the siren-1. Tea
{mat is the :;.i..‘ai-:;;u.a1 $111.11". of i... :a m. 1. H, t.~-...§£;.~:
Line and 8 iced; for a gun-slid .ch...-:‘.':.i:1;;_ 163.16.

Typical street ‘~.vi...;t1.s are m; {0.1.3.3.};

u. One Way 13‘s.} fate.
b. Two wavy, one yanking) .2416 1.5-.3’3‘ fact.
C. (All (M: sac 153-»...13 feet
do TWO gaugdy. 2V} 0' ..1‘AL.LLM;1¢..'3 4-0-8“) f‘éi‘fi’it

6C

a. fiitw em but .x'mdqnu '1. 14.135. at 1.32,.» "a... .mua
am; by “2er tin: ruuii at a .::i’zi 3‘3‘-.x.1.1,
this s}.s;:~.».-B (Lawn. tin: «1.610.110.3116 3.14.030de18
the chance cf an accigam.

in. aid acute... m...-,le intersections «.31.: 25mg:
:41 of them Us nugr to ’91} ticgrec as
pessmle.

c. Slight joc‘s at imm‘scctmns are u:1~.2.3:31.:'..‘~'23-.:.

Use eiumr d. “'T” intersection or maize at
least a 145 feet oifsu. bun-2c ., m center-line
of streets.

Cal dc Sac streets:

3. Not to exceed 533 feet in 10:151..

b. Reqmre a. minimum radius of 40 fact
for the turn—around.
c. Isioet useful to use up ocxd size and

shaped pieces of End.

Construction of streets:

a. Craaing to be reasonable in 0rd»: :- to
balance cuts and {1115 631:} to ram 21
as much of the existing trees and
character cf the land.

b. Earth '0an not to exceed a 3:1 ratio.

c. Surfacea to be first acceptable by the
loc.1112.unicipullty.

d. The us e of coloration a 1d Benders to

mix-13.111128 ghre and the an sir htly dia-
cc»1m~.-.1tion i: o 11 oil and grc¢se on the
surface.

6:. bleep road crown :13 at «3. 1111111 mu :21 to
allow adequate 'nxinafe but not be
objectionabie to drive 0:).

Landscape treatment: A well designed

planting scheme will nest only serve nun}!

functional problmna, it will also contritmtc

:1 lat to the overall beguty .1311. u.- sir 1.311113:

of the develtmumnt. I-‘itmt nmterihls can be

us 53:11 to scream out ouljgctimmble vimw.

11011». as, smells. Qua-t. glare, etc.

4. Existing, vc ettzti 011 on U18 site 51:043.!
be surveyed and all trees tut are
worth 9.11.1111»: be accurately looms-.1531
plum and an attecrépt be transit. -> to save
tuem. Later when constrm tion is
skirted, some means of protection
binaule‘. be give-:1 to t2 c *ilcmt . .utericd
30 they are not \zainttf_€{i. (“18.31308
in letting. rout; 1001:1011 etc. are
amazetimes possible in order to save
valuable existi.» ; lant 1..;1terial.

b. Preposeu planning:
1. The platen; 3 nt of street t: 933
can helpc ntrol t1 6: 1. 0t a1 (.1001:

C.

and evening sun. Also the place-
ment of low branching trees 3.1011,;
the rear progerty lines helps

break up the long vistas, reduce
noise, and give privacy to each
individual owner.

Plan materials can also provide

a lot of interest through its foliage,
flower, ruiting effects, and
various forms and habits of growth.
This is in affect bringing the
countryside into the city.

By varying the species of trees on
each of the streets, or those on
east-west or north-south alignment,
trees then perform the duty of
giving directions.

Trees can increase the safety of
the streets by being able to cut
down long and monotone sight
distances, provide a direction or
indication of the alignm ‘nt of the
road, make it easier to drive on
sunny days and increase one's
visibility when the sun is low in
the evening.

What should be done?

Before construction starts. stock-
pile all tap soil.

Locate on plan and protect all
plant material that is going to be
saved along with any other natural
features of the land itself. '
Have an overall planting plan
indicating the placement and type
of all trees, shrubs, walls, walks
etc.

DESIGN C \ITE RIA FOR N EIGE l-JEE.) EiE‘éOOD FACILITIES

 

SHOPPING FACILITIES
General Requirements

Size: A neighborhood center wil ll
normally consist of a group of 8 to 15
stores having an average floor area
of 40, 000 square feet. ltlinimum
site size of 4 acres is required.

Principal ten Hits: The major drawingr
power of such a center will be the supe-
rnarket and the (ii on store. In additiorn
to these however small service stores
such as laundry, dry cleaners, barber
shop, and beautv p arlors are desirable
and necessary.

5

The basic requir 'nents of site planning;

are:

a. Separation of s rvice, vehicular,
and pedestrian traffic.

b. Convenient parking.

c. Arcl'zitectural and site design

which will not adversely affect the
adjacent areas.

Topography: The most convenient and
desirable land would be a relatively
flat site with adequate drainage. Any
changes in elevation where steps or
steep grades are needed restricts the
use of the center to older persons and
those with a physical handicap.

Covered walks: For protection from
the elements, especially in the state of
Michigan, covered walks of a minimum
width of 12. to 15 feet are desirable.

Store growling:

a.

b.

Co

(1.

Strip develoiizn'lent is economical
but walking distances becctme too.
great as size increases.

Mall uevelOpment with Z strip
developments facing, each other
and service handled either in a
tunnel or on the roof gives better
store locations and shorter walking
distances.

"U” type developments create
natural key stores at the ends and
at the center. This adapts itself
to rectangular, square, and
corner lots and cuts down the
walking distances.

Group or cluster developments
usually used in larger deve10p;nents,
are the most desirable with the
major pull being, in the center and
parking possible on all sides of
the center. This also il’lJ-l‘lea for
pleasant pedestrian snails on the
inside.

floor area for potential stores of center:

Super market 15, 030 square feet
Drug store 3, 600 " "
Beauty shop 1. 53;) n n
{Barber shop 4-50 " u
ier cleaners l, 5,00 H n
Laundry 2, .933 u n
Shoe repair 45;) H u
Bakery 1. 330 n n
Clothing store 1, 309 n u
Restaurant 5. 90;) H n

Store sine:

Flexibility in the architectural

design is desirable and the size and shape of

each store should be designed with a particular
tenant in l’flii'ld. The width of the store should

be based on the size of the fixtures and number
of isles desires. The column spacing recoil:-
menued is 17 or 34 feet which allows for
dividing the store into many variations based on
the width of isles and wioth of counter and
display cases. Depths of stores should varyuncl
will prove to be an asset to the center for
pleasing a. larger number of tenants and pro-
viding architectural variety.

EDUCATIONAL FACILITIES (ELEMEN .ARY SCE-iOOl...)

School sites have an influence on the school curriculum.
community and neighborhood planning, and the attitude
of the students and parents. Many school activities
are carried on outside such as physical education,
eiozibits. assemblies, classrooms, and nature study.
Consideration should be given to other things also
such as the traffic patterns of cars. buses. children,
parents, and service vehicles. The following is a
list of some commonly accepted criteria of a. good
school site as published by the U. S. Department of
Health. Safety, and V: elfare.

Promote health and safety:

5;. Offer a pleasing environment. in a.
desirable area, free from excessive
noise. smoke. and traffic.

b. Suitable terrain for play areas needed
for preper drainage and sufficiently
level for group gen-ice.

c. Adequate size and shaped play areas
to encourage outdoor activity. and
overlapping of areas which might cause
accidents and conflicts.

d. ‘rives and walks should be well plunnecl
to encourage safe traffic habits and
convenient access to all parts of the site.

e. Apparatus areas he surfaced with an
appropriate material.
I. Fixed playground equipment firmly set

and systematically checked.
1:. Adequate air and light.

h. Adeq‘iate supply of water for drinking,
services, and fire protection
conveniently located.

Be functional and adaptable:

a. Acconmiodate a wide variety of activities.

In. Plan site to fit both the regular school
and neighborhood pregrama.

Be economical:

a. Consider necessary site irriprovements

to insure a. completely adequate site
with some provisions for future expansion.

b. Plan site so as not to have excess drives,
walks, and unusable land.

c. Invest in a drainage system and paved
areas to make site usable during inclimate
weather.

d. Iaiultiple utilization of certain areas by

both school and neighborhood.
Make site attractive:

3.. Have an overall comprehensive plan.

:7. Have suitable size and shape for the
proper setting of buildings, with adequate
stress for play, athletics, walks and
drives, parking, and services.

c. Site be properly graded and landscaped.

d. Have grounds :zmintained and encourage
school-commonality coogzeration in its
care and upkeep.

RECREATION FACILITIES
The playlot:

a. For children under eigit years of age.

Is. One playlot per every 30 to 60 families
is desirable in higher density areas
where playouts play a more important
role.

Co

Co

The

a.

C.

e.

' \

These should be at least 1, 5'30 to a, 5.3)
square feet in areal anal if they are to be
spaced fa; lzer apurn increase the size
to 2., 030 to 4, 000 square feet.
lionipment desired in such play areas
are such ite ms as swi: m 8, slides, send
boxes, jungle g,ms. space for running
and circle games and a paved surface.
These should be desi ggned and arranged
for the 3. mil cl; ildren v.1.o a; e to use
them. Gi' e 0...; ccts in scale with them
anci not tl ir p5. trents with additional
oi} :tc s of is ic3.::'clt ion such as low walls,
g3. trey (thee, etc.

come form of enclosure is needed.
Provide an area. for the adults who
bring the children to sit and wetchtheir
play.

p..-

I‘
‘l

playground:

For children between the ages of 5 and
15 yours of age.

These should be located within a. 1/4
mile walkinc uis .ance ciesixubl e and
l/& mile walking distance meyirz‘ium.
Plan to accomzn date a x‘nlnixziurzi of
200 children and a. maximum of l, 030
children.

3 to 5 acres is recommended by the
National Recreation Association as a
desirable site size.

Provide space for son 1e aptaratus.
space for inforuml play, court for
various pumes such as temiis, hand
ball, and volleyball. Space should
also be provided for quiet activities
such as crafts, dr art-ta. ics. and story
telling... ‘1". ad'ng; is desirable if super-
vision is offered and with a playout
within the area.

Proviso shelter and re 5t rooms.
Niglt li'r‘nting is desirable.

ii.

27

Some form of enclosure is desirable
and the arrangement of the different
areas in such a manner as to avoid
confusion between the many different
types of play.

The playfielci:

a.
b.

C.

e.

For young; pecaple and adults alike.
One playfield may serve as many as
4 or 5 nsiéilborhoods.
The size of these is based on providing
One acre of recreation per every 8'30
population to be served by the pl...yficld
with a minimum site size of 10 to 40
acres.
These recipiire the semis {sciiities as
a. playground with additional Spice for
such sports like footuall fields, base-
bull diamonds, archery ranges,
suiarnine pools, bui'zuslislis, out-1300:
U.caters, and a rccrc-.-.tion building
for rest rooms. lockers, storage,
and indoor rscreution facilities.

~1

Filbi'lt lighting; is s so ucsiraolc.

ANALYSIS

33?. .J I :33fo L A NA L- Y? 18

Time, background. and proper knowledge makes it im-
possible to study completely all facets of such a problem

in the detail required. The study of the region was covered
briefly through a series of diagrams to capture the present
trends of this area and to make it possible to plot the most
organized and logical direction of growth for the future.

The regional area of Lansing is fairly unique in
that it has many major arteries leading to and
away from it. («long such routes we can expect
the initial growth and in tine the open land between
it will fill in. Most of these roads are high Speed
and high capacity roads.

Lansing also is unique in that it has many small
communities surrounding it with each holding its
own identity with Open land separating them from
Lansing proper. it also has two Other great
influence"; one. the city of East l..ansing and two.
{exist-tiger: State University and its population of
over .10. 003 students.

The eastern half of the Lansing; region where ti e
plotted communities already exist with major
tr‘nsportation lines already established, due to

the lakes, marshes, and poor land to the north and
east, which will eventually act as the final boundary
for the Lansing region. Since land then is limited.
it must be carefully planned and used as efficiently
as possible.

The vacant land then should be broken clown into
separate communities and in turn into neighborhoods,
so that all building, from now on will be planned and.
carried out according to a master plan.

 

 

 

 

 

 

 

 

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34

7

DESIGN ANA L‘YS S FOR. RECEON
A better urban environment.

GENERAL

Since we must know what direction and nmnner we
want our cities to grow and develop. we must plan
the direction of the overall pattern will be in order
to design a neighborhood in the newly acquired land
of the City of East Lansing, We must first plot out
an ideal solution and then apply this to reality in
order to plan for the most leggical and organized
expansion of the existing area.

ASSU filiPTIOI'ES

Assumptions must be made when coming up with a
theory for a better environment in order to define

the direction of my approach.

This theory is not one just to apply to an
existing situation nor is it one of a new city
pattern or utopia. but a combination that

can be applied in the purest or altered to

{it an existing situation.

b. The design will be state-E in the purest with
but slight coverage of the principms that
would be needed to carry it out. These
principles I feel are the problems of experts
in their respective fields and although not all
easily done, they can be solvezi.

People want to live in cities or around them.
and even with new technolcmical Chan-":88,

this will still hold true.

:1. Our culture will stili possess a variety of
peoples, incomes, and backgrounds to plan for.
Land allocated for the specific uses defined
can be reserved and eventually acquired for
that specific purpose.

f. A co,s-n;zlete system; of controls and or5a5.1ize.-.tion
is necessary to carry out the plun in cletail and
control land speculation.

8».

Co

 

35

Just as F. L. Olmstea foresaw the need for
parks clue to the increase in leisure, we are
faced with ’1e semis: promo-.31 only inagniificcl
many times over.

1'" w r-vv M11.

.AF‘E‘L’EEOACII TO Tii'iiil ought-n? “i“ A CETY

Since there are nmny approaches. each having: good
points within them. by combining them and. using
these good points. one than has a strong and. solid
approacn to work from. i". 0 must draw; {rt-3:11 such
approaches as the: UtOpit-Ln with his ideal situation;
the historical approttch of analyzing; anti interpreting;
the past to state the direction the future will take;
the biological or cellular concept with each city
broken down into units and each unlit having a
nucleus which offers us a very strong organized
approach; the mental health approach which streases
the proper environment for man, preserving; the
natural lantlSCape. planning units according; to the
toyogguphy. and ytiacing uses so as not to create

any new problems; and the new gain-caches based
on the gathering of facts and making complete
studies on such subjects as Clio-mate, toPOQréiphy,
sociolo&y. 330103;},9. and uwny others before coming

up with a decision.

OBJLCTIV 115

To provic‘e an overall fran'iework for the region

development.

Each of the areas within this framework will design
and plum within the bounds of the framework.

Like Sven Markelius in Stockholm. a complete
master plan is necessary to control the general
uses, details of building placement, heights. etc. .
its relationship with the topography, and state the
requirements of the builciings.

Establish an arts commiaion to govern the harmonious
composition of the city. the preservation of existing;
land forms and vegetation. and controlling other

 

M

36

facets such as "street sculpture, " historic sites,
and natural tepwograp-hic features.

" ZfSIC-N C‘ .-'~‘ my: URIMN ENVIIUDPJ mar-21“

I
'H 'a

.... w
T g:

513

The city’s design is basically a emu-abination of the
cellular and the COnCentric ring UAEOI‘V. The ll'chjOl‘
areas of the city,' are the central core of the city.
the residential areas. the park system, the
circulatory system, and the industrial area.

Residential unit: The rceidential unit is
composed of the following cells: (1) the
family. (4‘) the social group. (3) the
neighborhood. (4-) the community. (5) the
town which is a semi-sufficient unit. Eech
of these units having its own nucleus.

Central cor : The central core unit consists
of a series of separate centers with the
political unit as the core for the central core.
The other Limits of the core are: the office
and business center. the education and
cultural center, the shopping center. the
park strip which separates each of the units.
and the transportation tern-linens for car and

public treneit.

Concepts of the central core:

a. Size to be limited by the resources
of EEC area.

b. No care. buses, or sea: 'ice trucks
allowed in the central core.

c. No industry or residential dwellings
allowed.

d. Le Corbusier's vertical decentreb

theory for this area be practiced to
keep more open ground space for
pedestrian use.

Overall plan: Concentric rings with cellular
structure within each ring. The oize of this
area as the size of the central core is flexible.

 

37

clue to each city nee-ding; an individual apprOctCh
based On its culture, site. and functioz'xs. It
also depends on the type of transportation means
that are available at that time. Its haul size
we to be based on a combination of things with
the land itself Inning; the final say on what the

re gen will sup}'>ort.

Growth will be in rinse and witiin these rings

a cellular structure.
I‘eoylc will move inward and outward to work.
0" o 6 1 _. . ' o

m; ucmre of rcawn is.

High density ring of residential.

a.

b. Residential ring of cellular structure.

c. 1"ark bolts sepazuting each of tns ring-,8.

d. A system of rsciisle and circwnferential
arteries.

6:. Outer ring; industry, warshousing, and

manufacturing.

1'. Agricultural land, rebional pair-1:5, anal
natural areas form a bolt to delimit the
final size of the region.

Outside the reg ion:

Self-contained satellite communities
close enough to enjoy the culture of

the city yet not dependent or responsible
to the city itself.

Roadside towns along the major highways
not related to the city but linu‘ted in six;
clue to its resources.

Inbetween and beyond the roadside towns
would be natural landscapes. agricultural
land, and ”broadacre" type of develop-
ment as conceived by Frank Lloyd lt’right.

 

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41

,l-‘SI’TEN ANALYSI S
COP-:2“ ~iUNlT Y DE IS'CN

Taking the uses of the proposed area, one must
now come up with a design pattern for the preposed
c0x'i'izx'2uz'1ity. This pattern, although done with
regular units. can be applied and adapted to any
site whether small or large, long or square, or
Hilly or flat. The overall design consioeration

of the community is tllouzvltt of as well as the design

of one of the tic-13:31.00 hoods within it. Th e promos as 1

site is not being designed as a separate, isolated

linito
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The nsib Loorlzood relationship dis; ra ms are merely
a mes. s to illust; ate how the elements of a unit}: bor-
hood can such be the major design criteria or nuclous
and also show the interactions bctwe en ester: of the
elements in order to come upx with the. most lo; ical
arrange.-tzient of land uses for the final solution.

The design analysis diagrsltis are actually ola sci mg

the elements of a neighborhood in a working arrd. «inge-
merit.
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EKG-Ii I301"IO’ h.) CU.’ lPLE

As the design progressed, it became necessary to
also plan for the best possible arrangement of the
ele...cnts that make up the neighborhood complex.

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48

SITE ANALYSIS

 

Ii .ISENTLKL PliYSlCfl-.L CZEZA RDCTIL’Z’ :TIC 5 CE Tl I.
SITE

Togovraf 11y considerations: The site is rolling
with minimum grades which makes for an
econozrlical development yet one which has
some of the estlnetic quelitios of rolling land.
The limited access high-way and the bank
resulting from a deep cut makes a natural
boundary and sound barrier on the south

border of ti 6 site. Tl. e eastern bound u-Elry 1
existing, I a bauorn ‘loecl “Lich has as few exist in;
homes in go ood condition that Will be retained.
The ewestern border backs up to s. e existing,

“" l:- itel {ills Sn! 1- liviaion with. its 50, 0-00 doll 1r
homes. The extreme northwestern corner

has a 15 to (.5 foot bank wizich drogps clown to .1.
la: ge area of mibuilclal; .e ion-.3. that will eventunlly

‘

be park or some other two of Open lune.

Surface. subsurface. and ground. water
cox-1ditions. l‘ ster drains quickly off the site
througn natural channels wi 11 the site dr0pping
from east to west, 53 feet in Z, 601’) feet or at

.1 percent slepe. The Ian-fl is reletively high
with only minor art as where water ponds
during heavy rain. . T‘ ..e subsoil is firm and
is some twenty feet higher in elevation than

e low land to the west that has some 15 to
18 feet of Poet y soil. "later drains from the;
site i1.to the county drain zone I. 500 feet from
the western border oi the site.

Foliage cover: T elem-.1 v. as in a Ericultu. .‘dl

use for many yea-3.13 and is relatively free of
foliage except for fence rows and a few
scattered trees. There is a. good emu-{l of trees
to the south which acts as a visual and sound
barrier from the existing lin'zited access iii-.3};-
way. Since the ground is of a gentle rollin-
naturc, all trees could be saved and the existing
character of the 2:- ts easily retained.

49

AD!-.FTA.TION TO Till: P30530831) USE

Adaptation to vehicular circulation: The gentle
rolling ground and openness of the lead lends
itself to an economical, fw-ictional, and pleasing
road design. Slapes will be gentle and will not
affect the layout of the roads to any great degree
or the placement of the houses on lots. but

here is enough slope for foorl drainaége and an
interesting, vertical road. layout. Su‘osoil base
for the construction of the rcmcls is firm and

will provide a. good base for them. Land rolls
enough to cut down the glare from head lights and
also creates an interesting and pleasing drive.

Adaptation for the location of residential structures:
Slopes are riiild and will not cause any difficulty

in the placement of houses and the subsoil is good
and will provide a good foundation for house and
basements. The topography varies enough to
provide some interesting changes in the roof

lines of the holnes thus relieving any chance of

the monotony that is so common to the tract

house subdivision of today. Good surface clrainsge
is possible with the rolling; land.

Adaptation for development of open spaces: The
site with its rolling ground forms creates 31115111
views and interests by the varying of the sight
distances and not being able to see the whole area
all at once. There is a limited amount of existing
plant material on the site to enhance the Open
spaces which necessitates the develolzxer to plant
the areas to be in recreational uses so when this
neighborhood matures. the recreational arc-as will
be well established with trees and other plant
material. Any area on the site could easily be
developed into an area for recreation clue to the
constant rolling land and only in a few places are
there 11101-6 desirable recreation sites due to a.
small stand of trees.

50

Availability of sanitary and protective services:
The land adjacent to the proposed neighbor-
hood has extremely large lots with each l‘iaving
their own septic tank system. The closest
system is 3, 000 feet to the south and is

being used at capacity now. The development
of this area would necessitate a new main
trunk line to be put in and possibly the expan-
sion of the facilities at the present plant. An
alternative would be to acquire some suitable
land close by and build a new treatment plant
which will eventually have to be built in

order for the land in this area. to ever be

built on.

This area. has been newly annexed into the
city of East Lansing and is covered by the
East Lansing fire and police department which
is but 3 to 5 minutes from the proposed
neighborhood development.

 

 

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55

LAND USE Al‘JD CIRCULATION PLAN

The basic concept here is to localize the pedestrian
to the center of the site and disperse the automobile
traffic to the perimeter for as complete a separation
of the different modes of traffic as possible without
the use of expensive over and unrier passes. A
person can walk anywhere on the site with having
to cross but one minor street and only a few have
to cross the major perimeter street. The majority
however can walk to the park Spine and to any of
the neighborhood facilities with but having to cross
but the minor loop street that they live on.

The land use follows the basic concepts worked out
in the diagramatic schemes that were presented
earlier in this report. The final site statistics for
land use acreage are as follows:

 

Elementary school 4. 85 acres
Shopping center 4. 94 "
Circulation and parking 36. 84 "
Recreation 10. 96 "
Residential

Apartments 14‘. 94 "

Duplex 12.. 4O "

Single family 8s. 4‘? "
Total acreage 167. 2.0 acres

OVERALL DES (3N SCI-1352MB; (SINGLE FAMILY
RESIDENTIAL)

General Approach: This problem was set

up to follow the existing conditions as much
as possible. This then necessitates following
the zoning restrictions placed on the land by
the East Lansing zoning ordinance, which
requires the minimum setback of 2.5 feet of
all buildings in a resiclsntia' urea. ' .his
type. The results are us' llly a. “monotonous
placement < .- ‘. out a in a long " ~ .iglzt lir .

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57

to this problem, a stud try we as made to find
out ways of making a more interesting lay-
out and a more desirable piece to live.

Small house groupings: The following; n-‘lodels
were med-e and photographed to illustrate

the varying of setbacks in a calculated manner
along with architectural ham; ony , the overall
effect can be quite pleasing. 11:3 100 scale
plan. only by close obser rvation, can the set-
backs be noticed to any degree. The photo-
graphs illustrate the layout of the hOl‘i-L’iea if
the design were to be carried out into more
detail.

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NEIGi-IBORi-KOOD CO‘AIPLEK

Muitiylo housing: The dooiun of this area
was to complete the housing; needs (or the
typical cross—section of the population of
the area. Provision is magic for the aged,
young couples. olzier couples. childless
couples. and those who prefer two. three,
or even six story living, houaing with private
courts. apartments with balconies. and
housing with cooperative gardens. These
have been arranged to form a yieaaing
architectural patterh and in turn a most
livable environment. The park. school,
shomxing, and transit facilities are all close
by. Parking has been provided within a
short distance of the front door of every
unit. Variety with harnony has been the
goal of this area.

Shop-ping center: The group or cluster ar-
rangement has been chosen in enter to
create interesting malls, protected shopping,
areas, a pleasing atn'xoephere, and above
all a convezfient place to shop. The super
Inarket is centrally located and will be tl;;e
major pulling power for the center. The
short stop shops are locatec'i on the parking
lot side of the center and those stores where:
peOple like to linger, including the: coffee
shop, take full advantage of the park area

to the south. Covered walks are providud
along; with interior doors leading from one
aha-p to another. The mall areas will be
attractively landscaped.

glomentary school: The school has been
designed with first meeting the minimum
needs of the area and than providing an
organized z-nethod of expansion. Since: this
neighborhood will not be built and completely
occupied all at once. the demand for school
Space will not be there from) the start either.
So the n-xodule classrooz'n was adapted with

69

 

 

70

each having a capacity of .10 students pro~
viding {or a maximum of 360 students.

Each grade has two interior and two exterior
classrooms. Room size is 25 x 35 feet
which is an accepted arise for elementary
school classrooms. These modules can be
constructed one or two at a time and are
connected with an enclosed hallway. Module
turned lengthwise to the complex in order

to tel-2e maximum advantage of its orientation
to the sun. Separate of the clussroo:.ns is
the a ministration. restrooms, and kinder-
garten unit and to the south. the auditorium
and gynmssium unit. To the west is the nature
laboratory. to the south the athletic fields.
and to the north at playfielzl for kindergarten
and grades one through four. Large expanses
of terracing have to be provided for use as

a games area. and also for general play when
the grounés are wet. The outdoor class
rooms are well protected on all sides and
should be usable in the {all and spring.

They also will be useful as an area. for the
children to have recess during, the cold
winter months because of their protected
situation.

Park system:

Park spine-~Consists of the finger-
like protrusion reaching out from the
neighborhood complex and functions
not only as a recreation unit but also
as the main pedestrian circulation
artery leading people from their
dwellings to the neighborhood facilities.
offered to them in the complex arse.
Within these spines. are priviéed
totlots. small games areas, and areas
for passive recreation. The intent is
to eventually have this area completely
covered with a canopy of trees.

71

Neighborhood playgromld--This w¢8
combined with the school athletic
fields where such games as volleyball.
handball. softball. touch football,
tennis, etc. will be played and such
things as a playlot, passive area,
cooperative gardens, zinc; ammratue
be located. Children and adults
approach this area via. '18 park Spine
with a maximum walking distance of
1/2 mile.

Playouts-wThese are located in the
park spine and in the apartment grouping
within 1,’4 mile of the area served.
Cmorful equipvzent such as jungle
gyms, swings, slides, .md various
objects to crawl on with different
soft surfaces under the cq 'iprnezat

to save on maintenance and add more
interest to the areas would be pro-
wide-:1. Each playout would be com-
p tely different from another to pro-
v a more interest for the children
when taken to another ydaylot to visit.

16
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NEIGHBSILB CCD (38311.? 1.35.1:

‘Eulti ale housinr': The dosiun of this area
was to complete the housing needs for the
typical cross—section of the population of
the area. l-l'rovision is magic for the aged,
young couples. older couples. childless
couples, and those who prefer two. three,
or even six story livintv, housing with private
courts. apartarzents with balconies. and
housing. with cooperative gardens. These
mve been arranged to form a pleasing;
architectural pattern and in turn a moat
livable envirom'nent. The park. school,
shol.)pi21g. and transit facilities are all close
by. Parking has been provided within a.
short distance of the front (1001' of every
unit. Van-:1, with harmony has been the
goal of this area.

Shogaping center: The group or cluster ar-
rangement has been chosen in oruor to
create interesting malls, protected shopping
areas, a. pleasing atmosgxhere, and above
all a convenient place to 617.013. The super
market is centrally located and will be the
major pulling power for the center. The
short stop shops are located on the parking
lot side of the center and those stores where
people like to linger. including the coffee
shop, take full advantage of the park area

to the south. Covered walks are provided
along with interior doors leading: from one
8110;) to another. The mall are .19 will be
attractively landscapeu.

Elementary school: The achool has been
designed with first meeting the i'k'tinirl‘lt‘tltl

no eds of the area and then providing; am
orgamzod method of ex pansion. Since this
neighborhood will not be built and co. .Iplctcl .y
occupied all at once, the douumd for school
Space will not at: ti ere from the start either.
So the module classroom was adop tad £11

69

 

 

 

70

each having a capacity of .10 students pro-
violin};> for 3. Maximum of 360 students.

Each grade has two interior and two exterior
classrooms. Room size is 25 x 35 feet
which is an accepted size for elementary
school classrooms. These modules can be
constructed one or two at a time and are
connected with an enclosed hallway. Module
turned lengthwise to the complex in order

to take maximum advantage of its orientation
to the sun. Separate of the classrooms is
the administration. restrooms, and kinder-
garten unit and to the south, the auditorium
and gynmeeium unit. To the west is the nature
laboratory. to the south the athletic fields.
and to the north 3 playfielcl for kindergarten
and grades one through four. Large expanses
of terracing have to "be provided for use as

a games area and also for general play when
the grounds are wet. The outuoor class
rooms are well protected on all sides and
should be usable in the {all and spring.

They also will be useful as an area for the
children to have recess during the cold
winter months because of their protected
situation.

Park system:

Park spine--Consists of the finger-
like protrusion reaching out from the
neighborhood complex and functions
not only as a recreation unit but also
as the main pedestrian circulation
artery leading people from their
dwellings to the neighborhood facilities
offered to then in the complex area.
Within these spines. are privided
totlots. small games areas, and areas
for passive recreation. The intent is
to eventually have this area completer
covered with a canopy of trees.

71

Neighborhood playground--This was
combined with the school athletic
fields: where such games as volleyball.
handball, aaftbeiil, touch football,
tennis, etc. will be played and such
things as a. playlot, passive area,
cooperative gardens. and alésimratus
be located. Chiidrcn and adults
approach this area via. the park spine
with a maximum walking distance of
1/2. mile.

PlayoutSHThease are located in the
park spine and in the almrtment grouping
wifli-in 1,“! mile of the area served.
Colorful equips-tent such as jungle
gyms. swing-5A5... slides, 4nd various
objects to crawl on with different
soft surfaces midi-32‘ the equipment

to save on maintenance and add more
interest to the areas would be pro-
vided. Each playeut would be com~
pletely different from annther to pro-
vicie more interest for the children
when taken to another it’luylot to visit.

 

 

 

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74

NCI'VI: F. #' INC

The following is a. list of the engineering drawings and
the information that is on eech of the sheets. All drawings
are on the neighborhood complex.
LAYOUT PLAN. 49 553.911.}:
a. Reference data:
North point.
Latitudes and (lepartures of a 5130 foot grid-
iron pattern.
Roads. sidewallw. parking areas, and
buildings.
b. Complete road data:
Stationing oi roaa‘is at 5-0 foot stations.
Stations of junctions with other roads.
Stations of p. c. '3 and p. t. '8.
Latitudes and departure of P. I. 's and
horizontal curves.
Horizontal curve data.
Bea ring 5 of road center .ines.
Rodi ms of small cur ves.
Location of base lines.
Bearings of base lines.
Location of buildinrs.
Co COEZ’XE‘H'JtC ldflQSCdlre (“.ta:
Location and layout of. dim Jerisions, and
materials of mail-.3. terraces, Step-s,
fences, etc.

(3.1.14 Lill‘3 C: 1:}... AN 4-0313 ‘,...L...L

a. Eleference data:
North point.
.‘i 0£11.. ‘3. SidCWleS, parzxing areas. ““1
builchngs.
Existing contours.
Legend.
b. Grading d..t.1:
3'. rep osed contours.
3. all: ing let floor elevations.

 

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75

Spot elevations at building; corners.
entrances. and critical points.

Top of wall L z" mice of reteining and
Screonin WI. 35.118.

iii (action of flow by ' arr- vys where
not evicczzt Crime vise.

b.0s3-C1 10“.»; jJOlfltrS 0:16.} (.2. '19-'13 1111.313.

T31 :s\_" 40 (1".A1 ..-.

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5‘. reference data;
1:011}: point.

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51.01.5143, sidewalks. parking: aim-3.2. a, and

Existing 111185.
Ltility (iota:

aster line location, size of pipe,
length of lines, and location of
gates an d h;r3r ants.
Clea line location and building con-
nections
Electric and telephone line. layout
and location of building; connections
and li?;‘l‘i§.if1:‘7;.

Sto..n ac. wer }... evout, location of men-v
holes, drain inlets and building;
conn ectione.
Length of line. ("liroction of flow, size
of pipe. gradient, and invert elevcztions.
Sanitary sewer layout, location of
manholes and building connections.
size of pipe, graniicnt, direction of
flow, and i avert elevations.

 

 

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ROAD PROFILES
a. Reiarence data
Scale.
North poi gt.
LL-‘iagramad: clan of horizontal alignment.
Note...
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b. CI" .91 etc roau R ‘.a:

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.eva ions, Lnd vertical curve coordinates.

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a. Reference data:
Scale.
North point.
Notes.
Legend.

Utility data. '

Profile of main. '
Manholes numbered as to location with finished
grade elevation.
Gradient.
Length of pipe.
Pipe size.
Pi e t e.
Infertyglevations of pipe entering and leaving, the
manhole.
Existing ground.
Location of other lines.

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a. Reference data:
Scal r .
North point.
No‘es.
Legend.

Utility data:

Profile of main.
Manholea numbered as to location with finished
grade elevation.
Gradient.
Length of pipe.
Pipe size.
0-5;... pre.

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BIBLIOLMPUT ‘

.|___

 

83

SOCLAL ASPECTS

"\

Wallace, Anthony. ”l-Iousing and social structure, ” r’hiladelphia,
Philadelphia Housing Authority, 1953.

Massachusetts State Housing Board, Izrlassachusetts, ”Standards of
Design--llousing for the elderly, " March, 194’).

Goble, EL. "Buildin- for the aged, " Architectural Record 116: 136-139,
July, 1954.

Mumford, Lewis. "City development-~studies in disintegration and
renewal, ” New York: Harcourt, Brace, and Company, 1945,
2.48 pp.

Reimer, S. and Geis, G. ”Rental housing and the family cycle, ” ' i
Journal American Institute of Planners, 17: 77-79, Spring, 1951.

Housing Research Center, "housing requirements of the aged, " New

York State Division of l-lousing, Cornell University, Ithica,
1958, 124 pp.

HOALE SITE CONSL‘DERPH‘IONS

Siple, Paul E. "1 5, 750, 000 Americans live in this climate, " House
Beautiful, 91: 202-215, November, 1949.

Housing and Home Finance Agency, "Ilouse and site united, " U. S.
Government Printing Office, Washington, D. C., 1952., 87 pp.

Housing and Home Finance Agency. "Design for livability, ” U. S.
Government Printing Office, Washington, D. (3.. 1951, 10 pp.

Comn‘sunity Builders Council, “Community builder's handbook, ”
Urban Land Institute, ‘v’.‘ashington, D. C... 1954, 314 pp.

“Home Builder's Manual for Land Developmen , ” Jational Association
of Home Builders, 1958, ”Washington, D. C., 264 pp.

Great Britain Iviinistry of Housing, “Design in town and village, ”
Her Majesty's Stationery Office, London, 1953, 1.10 pp.

84

SATISFYIN G VIEW POINTS

Why‘te, William, "Do tract house communities want backyard
living, ” House and Home, 4: 154-153, 193, September,
1953.

DeBoer, 5. "Apartments or individual houses?" Journal American
Institute of Planners, 2: 80-81. Spring, 1954.

Shaffer, Belton, "Small homes and community growth, " American
City, 70: 120-121, June, 1955.

”Are apartments economically obsolete?" Architectural Forum,
94: 107, February, 1921.

Jeanneret-Gris. Charles. "The Marseilles Block, " London: I—Earvill
Press, 1953.

The Editors of Fortune, "The Exploding Metropolis, " Garden City,
N. Y.: Doubleday and Cernpany, 1959.

THE SEARCH FOR OPENNESS

Weiner, Paul. "Can patio's make cities," .5..rchitectura1 Forum,
99: 124-131, August, 1953.

Weiner and Sert. "New town plans integrate recreation, " Architectural.
Record, 155: 162, January, 1954.

Tunnard, Christopher. ”The case for the common garden, " Architectural
Review, 84: 106-116, 1938.

LOgie, Gordon. ”The urban scene, " London: Faber and Faber, 19-54,
156 pp.

Wurster, William. "The outdoors in the residential (1651511, "
Architectural Forum, 91: 68-69, September, 1949.

Lukashok and Lynch. "Some childhood memories of the city, ” Journal
American Institute of Planners, £2: 14i-153.

85

Giedion, Sigfried. "Space, time and architecture," Cambridge:
Harvard University Press, 1946, pp. 440-464.

"The possibilities of two level superblocks, " Architectural Record
104: 122, September, 1948.

V. Joseph Kostka. "Planning residential subdivisions, “ ‘.’=.i1.nipeg,
Manitoba: l-Iignell Printing Limited, 147 pp.

Wright, Frank Lloyd, "The living city, ” New York: Horizon Press,
1958, 222 pp.

RECREATION AND NEIGHBORI-lOOD DES CNS

Osborn, F. J. ”The garden city movement, " Landscape Architecture,
36: 43-54, January, 1946.

Stein, Clarence. "Grendale and the future," American City, 63: 106-
108, June, 1948.

Bonhani-Carter. ”Planning and development of Letchworth Garden
City, " Town Planning Review, 21: 362-376, January, 1951.

Jeanneret-Gris. Charles. "The city of tomorrow, ” The Architectural
Press, New York, 1947, 310 pp.

l-iilberseimer, L. "The new city,” Chicago: P. Theobald, 1944,
p1. 59-"4, 96, 113.

Gallion, Arthur. "The Urban pattern," New York: D. Van Nostrand
Company, 195-0, pp. ism-2.62., 365-35d, 372-394.

Mayer, Albert. "A technique for planning complete communities, ”
Architectural Forum, 66: 19-37, January, 1937.

Mayer, Albert. "A‘technique for planning complete communities. "
Architectural Forum, 66: 126-146, February, 1937.

LEWis, Harold. "Planning the modern city," 1: 117-140, 195-241,
New York: J. Wiley, 1949.

86

Federal Housing Association, "Planning neighborhoods and
small houses, " Technical Bulletin #5, U. S. Govern-
ment Printing Office, Washington, D. C.

American Society of Civil Engineers, "Land subdivision, ”
New York, 1939, pp. 1-25.

President's Conference on Home Building and Home Owner-
ship, ”Planning for residential districts, " Washington,
D. C.. 1931, 227 pp.

”Builder developments, “ Architectural Forum, 90: 136-139,
April, 1949.

Ebert Peets, "Studies in Planning Texture for Housing in a
Greenbelt Town, " Architectural Record, 100: 130-137,
September, 1949.

National Committee for Traffic Safety, "Building traffic safety
into residential developments, " Chicago, 40 pages, n. d.

Spence-Sales, Harold. ”How to subdivide, " Community Planning
Association of Canada, Ottawa, 1950, 36 pp.

Federal Housing Association, "Successful subdivisions and
poor examples, " Technical Bulletin #1, U. S. Govern-
ment Printing Office, Washington, D. C.

Faludi, E. G. "Land deve10pment--Toronto,” Toronto Real
Estate Board, Toronto, 1952. 65 pp.

DeBoer, S. R. "Boulter city," American City. February, 1931,
pp. 146-149.

”The case for the common garden, " Architectural Review,
September. 1938. pp. 109-116.

Great Britain Ministry of Housing and Local Government,
"Design in Town and Village, " N. M. Stationery Office,
London, 195;, 120 pp. ..

87

Sitte, Camilla. The Art of Building Cities. New York:
Reinhold Publishing Corporation. 1945, 128 pp.

International Congresses for Modern Architecture. The
Heart of the City: Toward the Humanization of Urban
Life. New York: Pelligrini and Cudahy, 1952, 185 pp.

Wright, Frank Lloyd. The Disappearing City. New York:
W. F. Payson, 1932, 90 pp.

Hudnut, Joseph. Architecture and the Spirit of Man. Cambridge:

Harvard University Press, 1949. 301 pp.

Auzelle, Recueit. Documents D" Urbanisme. Paris: Vincent-
Rreal, 1948, 33 pp.

Bauer, Catherine. ”Good Neighborhoods, ” Annals of the
American Academy of Political Science, November,
1945, pp. 104-115.

Perry, Clarence. Housing for the Machine Age. New York:
Russell Sage Foundation, 1939, 261 pp.

Sanders, S. E. and Rabuck, A. J. New City Patterns. New
York: Reinhold Publications Corporation, 1946, pp. 102.-
130.

Engelhart, N. L. “The school neighborhood nucleus, "
Architectural Forum, 79: 88-91, October, 1943.

Norton and McKim. “The banishing countryside in metro-
politan areas, " House and Home 8: 53, July, 1955.

Planners worry over the vanishing countryside, " House and
Home, 8: 52, July, 1955.

Adams, Thomas. Design of Residential Areas. Cambridge:
Harvard University Press, 1934, 196 pp.

Columbus Planning Commission. "A Neighborhood Analysis."
Columbus, Ohio, 1956, 58 pp.

Norton, Edward V. Play Streets and Their Use for Recreational
Programs. A. S. Barnes and Company, 1937, 77pp.

88

McNamara, Katherine. Design for Play Areas. Cambridge:
Harvard University Press, 1946, 3 pp.

Dahir, James. Neighborhood Unit Plan--Its Spread and
Acceptance. New York: Russell Sage Foundation,
1946.

Chicago Planning Commission. Building New Neighborhoods.
June, 1943, 44 pp.

Houses, Site Planning, Utilities. U. S. Government Printing
Office. Washington, D. C.. 1919.

Federal Housing Administration. Flaming Profitable Neighbor-
hoods. U. 8. Government PrintingOffice, Technical
Bulletin #7, Washington, D. C., 1939.

National Resources Committee. Urban Planning Land Policies.
U. S. Government Printing Office, Washington, C. C..
1939.

Regional Planning Association Inc. . “Community and Neighbor-
hood Planning, " Key to PrOgress in Urban Residential
Areas. Informational Bulletin #47, New York.

Colean, Miles. "Planned Neighborhoods for 194x, " Architectural
Forum, 79: 65-68, October, 1943.

Clarke, G. D. and Rapuano, M. ”Traffic and the neighborhood
plan," Architectural Forum, 79: 130-136, October, 1943.

New York City Department of Parks. "Playground Design and
Equipment, " Architectural Forum, 79: 130-135, October,
1943.

"An organic theory of city planning, “ Architectural Forum,
80: 133-144, April, 1944.

89

DENSITY AND POLICY STUDIES

Hans Blumenfeld, Residential Densities, ” ‘ Community Planning
Review, 7: 82-83, June, 1957.

Houses--Bigger, Costlier. House and Home, 7: 58-62,
February, 1955.

Herman Stichman,"1-lousing Policy in the Expanding Region, ”
3rd Annual Regional Plan Conference, New York, 1945.

Cincinnati City Planning Commission, "Residential Areas, An
Analysis of the Land Requirements for Residential
Development, " Cincinnati, 1945.

Edwin Robinson and Lewis Keeble, “The Development of
Building Estates, " Estates Gazette, 1952., pp. 460-7.

Great Britain Ministry of Housing and Local Government,
"The Density of Residential Areas, " Her Majesty's
Stationery Office, London, 1953, 71 pp.

Chicago Planning Commission, "Housing Goals of Chicago, "
1946.

”Fresh Medows, " American City, 63: 80-82, July, 1948.

”Fresh Meadows, " Architectural Record, 106: 85-96,
December, 1949.

" Jarden Apartments, " Architectural Forum, 89: 106-117,
January, 1948.

Elizabeth Wood, "High Apartments of Low, " Architectural
Forum, 96: 99-117, January, 1952..

Eduardo Baranano, ”Scheme for P0pulation Density for San
Juan Metro-Area, " Journal American Institute of
Planners, 18! 21-31, Winter, 1952.

"Standards for Garden Apartments," American City, 65: 111-
115, December, 1950.

F. B. Gillie and P. L. Hughes, ”Some Principles of Land
Planning, " University Press, Liverpool, 1958. 91 pp.

Regional Plan Association, ”Planning and Community
Appearance, " New York, 1958, 159 pp.

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