THE RESULTS OF ANNiK» mmm A CASE STUDY 0:: THE Atmamwm or. THE EVERETT msmcr TO m: cm! as LANSING, Mtcmem Master In Urban Manning MICHIGAN STATE COLLEGE Rab-eff ‘B. Ha’raling 1952 “:3. 'Ir' t l' x.’ \' 1/431}; ‘\1“$'or 2‘ "‘F.‘fi{"‘»'t' 1, M t“.;\'"" -J x, If s . I .4? . . ’::1’;,ll‘,':'.‘". ' r 3." :Jv’ i} 1‘ 7 1:“. 7:”: U a ‘ I 3.35" at.“ {‘,' ”j".. .f ‘ ‘5‘. ‘1 A" 1 . ‘ ~ . lfi . H I \'I’ \' I ' ,- \ \mm\\\mm\a 0 \\\\\ 349 \ «293 ‘0 1" (l l { t’ This is to certifg that the thesis entitled "The Results of Annexation. A Case Study of the Annexation of the Everett District“ to the City of Lansing, Michigan." ' presented by Robert B. Hotaling has been accepted towards fulfillment of the requirements for Masters degree in Urban Planning / 23% ~ Major professor Date Md. H, my» I 0169 . __~.o d-4 .: -_-12A__ _ OVERDUE FINES: 25¢ per day per item RETQRNING LIBRARY MATERIALS: Place tn book return to remove charge from circulation records I" a} 1’.‘w1"—_;. .' 4 'r- L i trim vim??? l‘. ll'll'lllllll.‘lll. r": T? 1—2: ‘*'T. 7“ *1 " ' "‘r" 1 "7' ins; 11551354511.) 0: A. J 5 Hillel“ ‘ ' .1'.‘ ""7177". "7' "'1 {"11‘2‘ 3,7" "“r ' ':‘. V32" ti 1-) a D...t/ 3". CL" .LJ '1 -1... ._x. ;.;I(.)\ ‘3‘1 I‘M-"W 2“- an “or "T". r" 1 LL‘ L...) -4.-J -..JLJ. .JHLDLRLVL .LK) .1. .LJ A s“;‘.‘r n1 * “7‘3"! *1 ‘ -~' U-Li-L U‘ J—Q DLJ U, Ill-LJJ-I\I.L‘.I Robert E. Eotalinq C? 5 313515 c+ Submitted to the 55 ho 01 of Griillte 5 State College iii {artia fulfill r reguiretents for the dog e Department of Landscape Architecture and Urban Elanning [lit‘llllf'lll I I'll. lull 1 ill I I ll. I'll-.1. Ill lll lll‘ Ill llllrilllll lull Ill l ll, 17 Ill ll1|,l «g! tiff/I. 5" ~30. _' ’4' . J ‘ 1 v V v .I' ,z I. \. AC K1301'4'LEDGEE N ‘1‘ S The authOr wishes to express sincere appreciation to Professor Charles W. Barr for his guidance, know— ledge and understanding toward the completion of this thesis. To Professors Harold W. Lautner and Kyles G. Boylan, the writer also wishes to express his sincere appreciation for their helpful comments and suggestions. The many sources which contributed information so necessary to the completion of this study, are here gratefully acknowledged: City of Lansing Public Works Department - Messrs. Kenneth Fish- beck and Glenn.Manz Planning Commission - Mr. Victor Leyrer Park Commission - Mr. H. Lee Bancroft Board of Education - Mr. L. A. Kosht Building Department City Clerk - Miss Millie Brown Board of Water and.Electric Light City Attorney - nr. Charles P. Van Note City Assessor - nr. L. N. Pressley City Comptroller - Er. Robert Sanderson Fire Department ' Police Department ii iii Board of Health City Library - Newspaper Clipping File Landel Metropolitan.District 5 District Engineer - Hr. Alan Davis Lansing Township Township Supervisor - Mr. Raymond Wilcox Ingham Counftz County Highway Commission County Clerk's Office - Miss Bernice White Other Sources Michigan State College, Dept. of Land and Water Conservation-Mr. Fred Ernst Mr. George Sidwell - Attorney-at-law, Lansing, Mic higan Intercity Coach Lines - Lansing, Michigan Suburban Bus Lines, Inc. - Lansing, Michigan TABLE OF CONTENTS CHAPTER PAGE ACYLI;O1IJILEDGISEIIT S O O O O O O O O O O O O O C 1 1 TABLE OF CONTENTS , , , , , , , , , , , , , , iv LIST OF MAPS o o o o o o o o o o o o o o v11 LIST OF TABLES O O O O O O O O O O O O O O .1 r... P I. INTRODUCTIOII O O O O 0 O O O O O O O O O Orientation of the Study .................. The Everett District .................. Geographical location ................. Responsible local government units .... Reasons for urban land develcpment .... The Annexation.MOvement ooooooooooooooooooo *Public demands due to urbanization .... ,Reasons for desiring city annexation .. Steps taken to accomplish annexation .. ‘mCDOI (fl PWODD (0 F’ F‘ II. CONDITIONS IN THE EVERETT DISTRICT AT THE TIME OF ANNEXATION o o o o o o o o o 9 Natural conditions OOOOoooooooooooooooooooo 9 Ganfiral Land-U39 Character oooooooooooooooo 10 Regulations, Utilities, Facilities and Services .. 11 Planning and Zoning OIOOOOOOOOOOOOOOOOOOO... 12 Residential Deve10pment ................... l4 comm3r0181 Development oooooooooooooooooooo 17 InduStrial Development 00000000000000.0000. 20 iv . C O Q i ' O O O . O l C C O a. I O I o A Cored . A o o I ‘ . Q . C I O o u D O I O F O t u ~ C O O i O . . r o .\ . .I.’OI too-o... l " . ‘I‘ .<.'I CHAPTER Highways and Streets ......0..........0.. Water SYStem ......0.00...00000.00...... Sewer syStem 00.00000....0....0..00...00 Other Public Utilities 0................. 30110018 .COOOOOOOOOOOOOOOOOOOOOOOOOOO0.0. Parks 0....0....000.0..0.00.....0.000.... Public and Semi-Public Buildings .0...... Public serV1ceS 00......0...0..0.....00.. III. CONDITIONS II THE EVJRETT DISTRICT SINCE AHIE'XATION . 0 0 . . 0 Natural Conditions ..................... General Land-U86 Character .0.....0...00 Regulations, Utilities, Facilities and Services.. Planning and Zoning 0......0.000.00....0.. RESidfintial DBVBIOPMBnt 000.....0..0...... 'commerOIal Development 00.0...00...00..0. InduStrial Developmfint .0.0..0...0..00... Highways and Streets 0.00.00...........0.. Water syStem 0...........0................ Sewer System .....0.....0...00.00.0....0.. Sanitary Sewers ........0..0..00.000. Storm Sewers ...0........0....0... Other Public Utilities ................... SChOOlS 0.......0OOOOOOOOOOOOOOOOOOOOOOOO Parks OOO................0..........O.. PAGE 25 26 ,28 50 51 36 41 44 44 46 47 49 53 55 56 60 62 64 65 71 I I O Q 0 ...~.-vo..-. .. .10. o... 5.. .0."OOQ . .— ' V I... . I 0.. . .00.. 00-!0 Dclvont-OOQ 0.. an. 0 0........... ..,..I.0.Jol ——————— vi . CHAPTER PAGE Public and Semi-Public Buildings .......... 74 Public Services .0..........OOOOOOOOOOOOOOO 75 IV.SWuE‘IARY......-..o.....o.. 76 BIBLIOGRALDHY O O O O O O O O I O O O O O O I 82 APPEI‘TDIX O O O O O O O O O O O O O O O O O O 85 LIST OF MAPS w- 39;;- 1 Everett District and Environs . . . . . . 84 2 Land Elevation and Soil Types . . . . . . 85 3 Zoning at Time of Annexation . . . . . . 86 4 Zoning Changes Since Annexation . . . . . 87 5 Land Uses at Time of Annexation . . . . . 88 6 .Land Use Changes Since Annexation .. . . 89 7 Street Improvements at Time of Annexation..90 8 Street Improvements Since Annexation . . 91 9 Water System Improvements at Time of Annexation . . 92 10 Water System Improvements Since Annexation.93 11 Sanitary Sewer Improvements at Time of Annexation . 0 94: 12 Sanitary Sewer Improvements Since Annexation . . 95 13 Storm Sewer Improvements Since Annexation . . 96 vii TABLE N0. 10 11 12 15 14 15 LIST OF TABEES A. At Time of Annexation Zoning District Acreages . . . . . . Type and Number of Dwellings . . . . Distribution and Density of the Dwellings . . . Type and Number of Commercial Establishments . . . Type and Number of Industrial Establishments . . . Public School Facilities . . . . . Public Park and Recreation Areas . . Public and Semi-Public Buildings . . B. Since Annexation Zoning District Acreages . . . . . . Type and Number of Dwellings . . . 0 Distribution and Density of Wallings . . . . . Type and Number of Commercial Establishments . . . Additional Public School Facilities. Total Public School Facilities . . . Public Park and Recreation ' Facilities . . . viii 14 15 18 20 51 37 59 48 50 50 53 66 67 72 ‘1‘, .7 ."1 f _“I LIL. {.1 .L -4 1.1 I ‘ fl‘ "N "\;:\"‘ .1? IA: J. Ladljly’ .L .L LA. Orientation of the SthJ The growth of cities by annexation is an increasingly important major urban planning problem and controversial issue. Studies lave often been nade prior to annexation, but rarely is One able to find a case where such studies have been made after annexation. Primarily for these two reasons, this study - "The Results of Annexation-A Case Study of the Annexation of the Everett District to the City of Lansing, lichigan" - has been made. The general purpose and scope of this stady is to present: (1) an inventory of the physicsl conditions, and (2) an analysis of governmental policies including regula- tions, construction standards and cost distributions that resulted in these conditions before and since annexation. Whenever possible, the cuestion of public facilities, utilities and services will be related to the physical land deveIOpments. Economic factors and legal problems and pro- cedures whenever pertinent, will be related to major develOpments, changes and improvements. The Everett District Geographic 1 location. The location of the Everett District is graphic lly shown on hap No. l, "The Everett District and Environs". It is principally an urban residential area located in the most southerly section of the City of Lansing, Lichigan, and covers a 2.2 square mile area. It is bounded on the north by the rear of properties located on the south side of Greenlawn Avenue; on the east by the-Lichigan Central Railroad right-of-way; on the south by Jolly Road; and on the west by a north- south section line located aJproximately 500 feet east of the intersection of South Washington Avenue and Holmes Road. Responsible local governments. Prior to the annexa- tion of the District to the City on Eovember 12, 1949, it was a part of Lansing Township. However, other local governments having public interests in the District were Inglam County and the State of Kichigan, Landel KetrOpoli- tan District, and the Everett School District. Lansing Township was generally considered to be the "local government" of the peOple in the Everett District. It afforded the most convenient governmental offices to which the citizens could turn. Its primary responsibilities to the peeple were fire and police protection, township planning, building and zoning regulations, tax assess- ment and collection, and township parks and recreation. In the District, Ingham County was responsible for all highways and streets, drainage-districting and storm-drainage system, county paras and recreation, libraries, and public health service. Ingham County and the ‘tate of Kichigan co-operated in carrying out the responsibility for Cedar Street - U.S. Route No. 127 - which runs north and south through the heart of the Everett area. The Landel Ketropolitan District, formed in 1947 as a special public corporation under state enabling legis- . 1 . . . . ' lation, was and still is primarily responSible for the water distribution and sanitary sewer systems in the area. The Everett School District, from which the area gets "f“ its pOpularized name - the nverett District" - was responsible for public schools nd schOol playgrounds. Land develOpnent in the Everett District depended very heavily upon each of the above governmental units, commensurate with their legal and economic limitations Act 512 of 1929. hichigen Compiled Laws 1948, Chapter 119, hetrOpolitan Districts. as prescribed by state law, local government corporation charter, local ordinance and local administrative organi- zation and procedures. Their ability to meet ever increas- ing demands for more and high standards of public facili- ties, utilities and services was fundamental to the urban land deveIOpment which was taking place in the Everett District. These public functions had to be provided efficiently and at a reasonable cost to the taxpayer and land developer. Reasons for urba land development. During the years subseguent to 1959 the Everett District experienced its greatest rate of urbanization. This growth, primarily because of World War II, was due to increased employment Opportunities provided by the expansion of old and the establishment of new industrial and commercial enterprises in the southern sector of the Lansing metropolitan area. This increased employment consequently resulted in more family units in need of urban housing facilities in this southern sector. The southern part of the City of Lansing was already experiencing a relatively high degree of land saturation develOpment. Thus, the new residential develop- ment was caused to take place in those more desirable and somewhat develOped areas immediately south of the corporate city limits. -5- In view of its proximity and direct highway accessi- bility to these employment centers, and its generally desirable physical land character in terms of topography, soil types and drainage, the Everett District received a major share of this urban residential deveIOpment. .The Annexation hovement Public demands due to urbanization. The relatively 5 rapid rate of urbanization in the District subsequently evolved into increasing pressures and demands upon the various responsible local government units for more and better public facilities, utilities and services. Lansing Township felt the pressure for better fire and police protection. Ingham County was asked for better highway and street construction and maintenance. The State of Michigan was approached for improvement of South Cedar Street (U. S. Highway No. 127). Ingham County was asked to provide better surface and subsurface storm drainage. The Landel Letropolitan District continued to provide additional water and sanitary sewer service. Expanded school and school playground facilities were demanded of the Everett School District. Reasons for desiring city annexation. The peOple in the Everett District were generally satisfied with the educational standards and progressively develOped school n -0- facilities provided by their school district. However, as land development intensified, dissatisfaction arose over the purported inability of the other local governments to provide, adeguately, and at a reasonable cost, certain pub- lic facilities, utilities and services. Lansing Township was accused of not being able to pro- vide economical fire and police protection. Ingham County was believed to be unable to provide, economically, paved streets with curb and gutter, prOper maintenance of the street surface in the warmer months and timely removal of snow and ice during the winter. Surface and subsurface drainage by the County was believed to be generally imprac- tical from an economic standpoint. Boulevard lighting ‘ seemed economically impossible through the County or Township. The Landel KetrOpolitan District water and sewer service rates seemed high when compared with the rates in the City of Lan- sing. These dissatisfactions became the "core" of a movement in the Everett District for disassociation from the jurisdic- tion of Lansing Township, Ingham County, and the Landel Retro- politan District (three local government units), and annexation to the City of Lansing (one local government unit). Steps taken to accomplish annexation. In view of the above dissatisfactions, and after innumerable public discus- sions, committee hearings, official public hearings and private conversations, the movement among the peeple in Everett District for annexation to the City of L nsing gained momentum. A group organized and drew up the necessary petitions. These petitions legally described the boundaries of the District and reguested that the question of annexation to the City be pl ced on an offi- J cial ballot and bi, tfl election he held as soon as possible. cf- 5"} During the month of July, 1949, 52 petition—carriers secured 1,352 signatures of qualified voters in the Everett area. This was nore than the One percent of the approximate- ly 8,000 people in the District as required by State law to place the issue on the ballot. The Lansing city council, after investigating the question of annexing the area, unanimously approved the placing of the issue on the same ballot for a deciding vote by the qualified voters residing in the city. At the lovehmer e, 1949 election, the annexation to the City of Lansing was a proved in (1) the Everett Dis- trict by a vote of 870 to 706; and (2) the territory outside of the Everett District, including the remaining portion of Lans‘ng Township and the City of Lansing, by a vote of 5,551 to 1,915. Act 279 of 19 9, hichig n Compiled Laws, home Rule Cities. Chapter 117, paragraph 117.6 It is of particili: interest to note thtt while 9 \ c 4-“ a .., -,,., -3. in. .—., - .., w' «._,., , ,- : . 04-... the noters in the \verett n etiict sat a madorle vote 0 __ __.’_ (1‘ ' _ _ - 'fl‘ 0 " ‘ V .‘3, (\- _‘_ ‘ c C 4_ _- V L ‘- in iavor of the issue, upon Auuldols the CLLJ votes were - -¢“~ -' -- '\' ~ ' ‘ ~.‘ ..,‘ .7 v , Q— . -" “9‘ "1 ~— . (V - ' '4‘ '7‘: ‘- , O‘.’el‘i11ielmll.i;_.lj in favor oi 13 111,-: the Dist ‘10 t , but the townsni? votes were 7:1 aeainst the annexation. 1 On lovemcer 12, 1849, in conpliance with establishe p. legal procedures, the vote favoring annex tion was certi- fied as being correct u; the gourd of county 0 rvas;ers. Chas, the fiverett District became a part of corporate Lansing. C}: 23333 I i The general toao rash? soil t"ces and land L g, p ., d, drain- age within the Everett Tistrict are graphically shown on Lap To. 2, "Land EleVation anl Soil Types". :7‘.. -. ..,_‘.“, .v ,’- 1-: r ill-e to;_,o,.;_raph,,. , ,‘ener-unl... W J, has a pentle rolling .1» +a . . '1)". -,~ o ' -' «+3 «. a 1 [0'3 w .~ "1‘ * m'r 1-9Lr ”-0 Lb]. 01.1. e]. “6.. glue 0.. blifi; --O J....2¥.) ”Dr—- 111. _._ 11.8 Q1 0.1.11, with its low and poorlJ-drained alluvial, “e and muck L1) soils, has livid d the District in the sense that it has formed a development barrier. hove*er, because it has effordeu a common drainag wag, it consequently has termed a basis Ior solving man; common drainage, water supply, and Sfrllitdry SG'g'fer ;.1rOAUleil}So The better soils for urban development in terms of drainage and soil-bearing caeacity, are located on either .l. side of the Holmes Drain. General Land-Use Character Of the 2.2 square miles, or 1420 acres, which the Everett District covers, approximately 910 acres, or 64 percent, at the time of annexation were platted and under urban deve10pment. The remaining 510 acres, or 36 percent, were principally open agricultural land or public areas. The urban development in the area was predominant- ly residential, with its associated commercial, indus- trial, public and semi-public facilities, utilities and services, which were necessary and convenient for neigh- borhood and community living. The land deve10pment in the Everett District evolved around a basic rectangular or "grid" street pattern. Map No. 5, "Land Uses at Time of Annexation", graphi- cally shows the general land-use character and the speci- fic location of major land developments. -11- Re;ulationsL_UtilitiesLFacilities and Services Regulations. At the time of annexation, the major regulations affecting lend develOpnent in the Everett District were those contained in the Lansing Township Zoning Ordinance. General land-use planning in the District was effectuated principally through these regulations. Utilities. Public utilities provided by local governments or utility companies included a water supply system, combined sanitary sewer system, electric power lines, gas mains, and telephone lines. Facilities. hajor public facilities occupying land in the District at that time, included highways and streets, parks, schools, and other public buildings. Semi-public facilities included churches and a parochial school. Services. Principal public services affecting land develOpment included public trsnsportation, fire protection, police protection, and garbage and trash disposal. -12- Planning and Zoning The local government responsible for planning and zoning in the Everett District prior to annexation was Lansing Township. The Township Board was principally responsible for carrying out the function of planning and zoning. The general policy of this Board was to continuously plan for the District in terms of revising or amending the zoning ordinance to meet changing land develOpment conditions. Primarily, the zoning ordinance was based upon a land- use study and subsequent over-all land-use plan. This plan established the Specific land uses which would be permitted in the various zoning districts. Interpretation and enforcement of the zoning regulations was the responsibility of the township building inspector. Special cases were reviewed by the Zoning Board of Appeals for more specific interpretation or decision. hap No. 3, "Zoning at the Time of Annexation", graphically shows the prOposed land-use plan for the Everett District. This plan basically envisioned the Everett District as a single-family residential type of area. The commercial developments would be permitted to extend the full length of South Cedar Street. Smaller business districts would be located on South Washington Avenue. Light industrial areas would be confined to the extreme northwest and northeast corners of the District. Small farms would be permitted in the southeastern corner of the area. The following table includes a summary of acreages contained in the various_z0ning districts. Table No. 1 Zoning District Acreages Zoning district Acres Percent Residential 1229 86.5 Commercial 66 4.6 Industrial 55 2.5 Small farm and agricultural 90 6.4 Total - 1,420 100.0 Residential Development Residential develOpment at the time of occupied approximately 575 acres (excluding 63.0 percent of the total develOped acreage The intermingling of incompatible land uses dential areas was non-existent except for a independent neighborhood grocery stores. -14- annexation streets), or in the District. and the resi- few'scattered -The 1,875 dwellings were almost exclusively of the single-family type. It was estimated that 8,000 peeple lived in these dwellings. The type and number of dwell- ings which existed, are included in the following table. Table No. 2 Type and Number of Dwellings Type Single-family Two-family Three-family Four-family Total Number 1,869 2 1 1 1,875 Percent 99.8 0.1 0.05 0.05 100.00 -15- The distribution and density of dwellings which existed are included in the following table. Distribution and Density of Dwellings Section* Total Net Residential Dwellings Dwelling éEEEE 'Agres 10. g tafisttig* Northeast 180 98 578 20 5.9 Southeast 490 172 619 55 5.6 Southwest 500 159 405 22 2.5 Northwest 250 144 471 25 5.5 Total 1,420 575 1,875 100 * Sections formed by the intersection of South Cedar Street and Holmes Road. ** Dwelling density per net residential acre. The geographical pattern of develOpment is shown on Map No. 5, "Land Uses at Time of 'Annexation". Primary influence for this distribution was due to the layout of the major highway and street pattern which focused on the employment and shopping centers of the City of Lansing. South Cedar Street was the major influence in this respect, and South Washington Avenue was of somewhat lesser importance. Main secondary or "feeder" streets were Holmes and Cavanaugh Roads. Development took place along and between these streets. South Pennsylvania Avenue, -15- which was Opened to traffic just prior to the date of annexation, was not a factor in the pre-annexation develOp- ment. Also of major importance to residenti l develOpment were topog aphy, soil types and drainage. Early sub- divisions were located as near Lansing as possible on the higher and better-drained land areas immediately ac- cessible to highways and streets. Later subdivisions occupied the lower and more poorly-drained and inaccessi- ble land areas. These areas, which were subdivided later, were generally located adjacent to or between those located on higher and better lands. Natural land conditions were not primary frctors in the northwest, northeast and southeast sections. They were, however, of particular importance in the southwest section. The large area of land with poor drainage and soil-bearing capacity along the Holmes Drain was a barrier to orderly develOpment in this section. The isolated develOpments in the northwest and along Jolly Road resulted from this natural influence. Map No. 2, "Land Elevation and Soil Types", graphically shows the relationship of t0pography, soil types and drain- age to the platted subdivisions as they exist at the present time. -17- At the time of annexation, zoning regulations in effect we basically directed toward the retention of the existing single-family type of residential develOpment. Under the zoning regulations, residential areas could have expanded from the existing 525 acres to approximate— ly 931 acres (excluding streets) - a possible increase of 76 percent. These regulations were evolving a desirable urban residential dwelling density and spacing, through its minimum standards for lot sizes and yard requirements. The minimum standards for building heights and floor area were also helping to produce a more desirable residential character. Commercial DevelOpment The general character of the commercial developments was that of a neighborhood and community shOpping-and- service center. -13- The type and number of commercial establishments which existed, are included in the following table. Table 30. 4 :'\~.-.- 7‘. - .c '. 1‘ ' ‘1 ~ + laps and number or CommerCial astitlisnnents ("vs-nae TV: ~.'-1-.eja .LI! E .1‘.»1..-U ab Grocery stores.......................... c nestaurants ............................ 12 Gas stations ........................... 8 business and ;rofessional offices........ 10 hardware and appliance stores ........... lO 1 ‘. Va - f Up a.“ _ ow - 1T . . naundrj and Old-Cleaning estaalisnments.. (3'1 Dlfltlrg.stoxzes OOOOOOOOOOOOOOOOOOO Tourist cabin colonies .................. 3&rber Shops 0000000000000000000 Used-0:141, lots .........C................. hotorhoat sales and service shops ....... : I I m as to m 61 (a vaCYHt Stores 000000000000000000000000000 Bicycle shOp, Auto trailer sales and service, fielding supply store, Sign shop, Shoe repair shop, Floor covering shop, Upholsterin; shop, ;owling alleys, Laaut; snog, sport shoo, Cloth‘ng store, b¢-¢l.00 store, aift shoy, La; r? sho;, and Fruit and veget-tle stand ............ 1 each (16 total) Total establishments 88 I.‘-~ ,"v ‘v r‘ \ :- . ‘ ~ '~ .I 1' -\ —"_~' -I‘ . ‘._ vw. -. r ' r‘ - V r. -, - -. _ne geographic l lattein oi COMMUJUlal QelulOCmeut . 0 ' -“ . 1 q A- r .'A _‘v-"‘. "I“ - .- , 7': "TO ‘ T‘ ‘L i1.‘." ‘p 1.8 rxruLt-‘L'JnlcifiLid 3.3;-0-1Al 0L1 J..&p 1.0. U, .L-v-HIj- V'Ses all Lllb‘e 0-1- H * ”i . ' n. H l‘iilllex Cut l 01.). 0 —‘ The commercial develo;nent,interopersed with resi- " m , ‘0‘. -3, ,7: . a, A. H- -,..c .0 1‘, . .4._ .~ 4..., .,_4. dances,occurieu on LQbu sides oi JQJU“ scour deUpb - J-‘l. H— 4;- ' - I! w J— .L‘ 4.‘., '"~ ' -4- ' mi. ' a. i r. ...‘- 1 one ...<;ilil stre. L. C.L the 4J1: tI‘iCt. J.&_.].'.;) presented a O lineal or "string" type of business district. scattered neighborhood grocery stores were established to serve the individual neighborhood esidential areas of the District. Jhese were all lOc:tes at intersections on s, or at neighborhood- primary ieijhnorhooa centered street intersections. 4' 1v ' R. I "~ - - . - .s were primarily" lLe location of con ercial dBVGlOJM€£ influenced by such economic factors as (1) central loca- tion in relation to residents of the District; (2) loca- freouently-travelled routes 4 4. Cf” tion in relation to the n's O of tie re idents of the District, and (5) location in U] relation to the most frequent y-travelled routes of through traffic on South Cedar Street (U.3. No. 127) and "filtering" traffic from Lansing. .1. Other than streets, important ch sical factors in the commercial develOpment of the Everett District were water 1‘ LG supply and Sinitary sewers. foth were provided b; t Landel hetropolitan District, and were not primaiy limiting factors. In addition to the above factors, zoning regulations were tne grincipal limiting factor on comnerciul develop- ment. These land use regulations restricted commerce to Soutn Cedar Street and South Unshington Averue. TheJ l_ .1 would have allowed conmercial QGVBIO§LentS to expand from the existing 25 acres to 66 acres - a possible increase of 150 percent. Industrial Development Industrial deveIOpment at the time of annexation 1 occueied searchinatel; 14 acres, or 1.5 percent, of tne total develoeed acreage in tne District. All industry located in the District was of the lignt industrial type. The tyne and number of industries which existed at the tine of annexation are included in the following table. Table No. 5 .umber of Industrial Establishments Tyne I? umber Automotive repair garages 5 Contractor office and storage yard 1 Lumber storage yard 1 fielding shop 1 Tool and die plant 1 Total 9 The geographical distribution oi the industrial development at the tine of annexation is shown on Map Fo.5, "Lend Uses at Time of Annexation". With the exception of the tool and die plant and one Automotive repair shOp, the industrial developments were intermingled with the commercial developments along South Cedar Street. These industries were established primarily to serve the Everett District and southern Lansing. The tool and die plant was located on the west portion of a l4-acre site in the extreme northeast corner of the District. It was located with truck access between the plant and South Cedar Street, over residential South Prrk Boulevard. Street access was not directly available to the factory fr0n Pennsylvania Avenue because of the ele- vated viaduct located along this frontage. The location of the factory adjacent to the Hichigan Central Railroad did not result in a railroad siding for use of this forn of transportation. AdditiOnal industrial dechOpment was limited primarily because of the leek of adequate water supply and sewer systems. These systems were essentially designed and built for residential purposes; consequently, new indus- tries requiring other than comparatively normal residen- tial water consumption and sewer service, could not be served. Zoning regulations were a very important limiting factor of industrial development in the District, in terms of sites available. *nder zoning regulations, industry could have expanded from the existing 14 acres to 35 acres - a possible increase of 150 percent. The additional 21 acres was contained in two sites of almost equal size. Highways and Streets Accessibility to land is fundamental to its develop- ment and use. Highways and streets are major items in affording this accessibility. In the case of the Everett District, it is historically interesting to note that the highways and streets which existed in 1910 are today still the major traffic arteries. South Cedar Street (U.S. High- way To. 127) remains the principal highway. South Washing— -ton is, to a lesser degree, also an important highway. Holmes and Cavanaugh Roads are major connecting or "feeder" streets between the residential areas and the major traffic arteries. Along these highways and streets, the initial develOpment took place. Later, as the demand for urban land was felt upon the area, newly-platted streets used these existing highways and streets for ingress and egress. Prior to city annexation, the responsibility in the Everett District for highways and streets was that of Ing- ham County. This was true with the exception of South Cedar Street (U.S. Route E0. 127), which was primarily the responsibility of the State of hichigan. No over-all plan of a street system for the Everett District existed at the time of annexation. The location of highways and streets in the Everett District was effectuated through the County Plat Board, s24- which was composed of the County Clerk, County Treasurer and Register of Deeds. It was the responsibility of this Board to decide on new subdivision plats. Their decisions of approval subsequently established the basic physical pattern for land develOpment. The general street pattern which evolved up to the time of annexation was the rectangular or "grid" pattern. This pattern typically showed little or no relationship to topography and land surface drainage. Map No. 7, "Street Improvements at Time of Annexation", graphically shows this street pattern and their surface construction. The street pattern and its lack of consideration for natural condi- tions is graphically shown on map Ho. 2, "Land Elevation and Soil Types". Except for South Cedar Street, highway and street construction standards were established by the County High- way Commission. Generally, the County standards were: (1) a minimum of 16-foot width of pavement centered in the street right-of- way; (2) drainage ditches located on either side of the road at a depth sufficient to maintain a dry roadbed and uninter- rupted surface run-off of water; (3) metal driveway culvert pipgg having a minimum of ten inches in diameter, aligned in the roadside drainage ditches, and (4) Optional curb and gutter on either side of the pavement. Iew street construction, including preparation of roadbed, ditching and gravelling, was owner-accomplished. This was usually done through the hiring of a road build- ing contractor. The one exception to this rule was when owners installed curb and gutter on both sides of the pavement. In these cases, the County H ghway Commission would pave the street with a bituminous concrete surfac- ing which would be paid for out of general road funds. The effect of the Ingham County Road Commission poli- cies in relation to street construction in the Everett District generally resulted in narrow, high-crowned pave— ments with narrow shoulders and drainage ditches on either Side. At the time of annexation, the Everett District had 27.61 miles of highways and streets. Of this total, 18.25 miles, or 66 percent, were surfaced with gravel; 7.25 miles, or 26 percent, were surfaced with bituminous concrete; and the remaining 2.11 miles or 8 percent, were paved with Portland cement concrete. The total area of street right-of-ways with-street surfacing, was approximately 229 acres or 26.5 percent of the develOped acreage of the District. These surfaced streets provided access to 5,129, or approximately 98 per- cent, of the platted lots. Although street right-of-ways existed, 74 lots, or-2 percent of the total number, were not provided with paved street access. -26- Water System In 1947, the Landel hetrOpolitan District was founded as a result of a cumulative demand in the Everett District, and the remaining urban portions of Lansing Township, for a public water and sanitary sewer system. Since the State enabling legislation required that two political units of government were necessary for the formation of a public utility corporation of this type, all of unincorporated Lansing and part of Delhi Townships became the Landel District (refer to Map No. 1, "Everett District and Environs"). The water supply system which existed at the time of annexation is graphically shown on Map No. 9, "Water Sys- tem Improvements at Time of Annexation". The system essentially followed the established street pattern.’ Of the 3,200 lots contained in the platted subdivisions, the water system served 2,865 or 89.4-percent of them. The remaining 340 lots, or 10.6 percent, were not served. The system was designed to supply water to all exist- ing and future residential deve10pments. Water mains of adequate size were installed to the edges of the deve10ped areas for future extensions into the vacant land as it deveIOped. -27- The fact that the system was built in 1947-48 resulted in high construction costs, which had to be defrayed at a high rate of borrowing. The water system was financed entirely by revenue bonds because the Landel KetrOpolitan District was limited to this type of borrowing by its charter. As a result, a higher interest rate had to be paid in order to sell these bonds. This additional service charge sub- sequently increased the cost of the utility. Another financial limitation placed upon the Landel Water System at the time of initial construction, was the lack of any appreciable amount of financial or physical assets upon which it could depend for help in Spreading and defraying these high costs among the system's few customers. These factors resulted in annual high principal and interest payments in order to amortize the cost of the utility. The net result was that a financial situation was created in which it was impossible for the Landel District to extend its water system. This situation ex- isted at the time of annexation. Because of the financial condition of the Landel Dis- trict, owners and developers making extensions from the water system were required to do their own contracting, subject to Landel approval, and assume the full cost of construction. Sewer System The sewer system, as it existed, is graphically shown on Lap No. 11, "Sanitary Sewer Improvements at Time of Annexation". The design of the entire system followed the natural draina;eways. The gain outfall sewer general- ly paralleled the Holmes Drain with the connecting sewers rising on either side. The street pattern formed the basis of service to the deve10ped areas. The system provided for ultimate residential de- velOpment needs. Sewers of large size terminated at the edge of the deve10ped areas. They were designed to take care of future extensions for sewer service into vacant areas as they deve10ped. At the time of annexation 2,789 platted lots, or 87 percent of the total of 5,203, were served by this system. The remaining 414, or l3 percent of the lots, were not served. Prior to the establishment of the Landel metropoli- tan District, all sewers in the Everett area were the responsibility of the County Drain Commission. The policy of the Commission.was to keep natural drainageways Open and build necessary lateral pipe drains -29- to provide general drainage of the various drainage districts. The sewers installed under this policy formed the basis of the sewer system in the Everett District. These "county drains" were used for both storm water and effluent from septic systems. They were, therefore, classified as modified combined sewers. When the Landel MetrOpolitan District proceeded with its planning and construction, this existing county drain system was included. However, the planned sewer system was to function for sanitary purposes. Like the water system, this sanitary sewer system construction was financed by revenue bonds which, through high interest rates, added to the high construction costs of the utility. Also like the water system, due to the lack of any appreciable amount of financial or physical assets (plus the high rate of capitalization, which had to be spread over a relatively few customers), a financial situation was created where the Landel District could not extend its sewer system. This condition existed at the time of annexation. Because of the financial condition of the Landel Dis- trict, the owners and developers who made extensions from the sanitary sewer system were required to do their wwn contracting, subject to Landel approval, and assume the full cest of construction. -30- Other Public Utilities Other public utilities provided in the Everett District at the time of annexation, included electric power, gas and telephone. Electric power and gas were furnished by Consumers" Power Company, and telephone by Kiehigan Bell Telephone Company. Electric power and telephones were conveniently available throughout the entire District. Connections to and extensions from the existing systems were made at no cost to the owner or deve10per. For these reasons, these utilities were not factors in terms of limiting development. Gas was available in most of the deve10ped area. Con- sumers' Power Company extended its mains, based upon a consumer demand commensurate with its financial limitations. Connections to and extensions from the gas mains were made at no cost to the land owner and deve10per. Another factor in relation to gas, was the availability of substitutes such as coal, oil and electricity. As a public utility, therefore, it was not a factor in limiting develOpment in the Everett District. -31- Schools Up to the time of annexation, the fioard of Education of the Everett School District was responsible for the policies which resulted in the public school facilities in the area. The facilities provided at that time are included in the following table. Public School Facilities Name Aenroximate *— _‘A_ Everett elementary- high school building and site 5 Everett school athletic field 4 Maplehill elementary school site 2 Pennsylvania Avenue site 14 Total 25 The geographical distribution of the public school facilities is graphically shown on Lap Jo. 5, "Land Uses at Time of Annexation". Everett School. The only public school building was C) lOCated on‘the 5-a're Everett School site. The 4-acre Everett Athletic field located on the Opposite side of South Cedar Street, in addition to the school site, totelled 9 acres. ihe 1600 purlic school children in the more than two-slusre-mile School District were served by his buildihg. On the besis of minimum ore; st Lderds es- ? ‘ t teblished by the fegurtheht of :uolic Instruction of the State of Iichi;.n for these 1eoo gugils, the Everett School 3 site should have had an erel of 20-25 scres. The school wes gehersll; loc ted slightly north of the I o or: ieht . This mm. H el d—ve Ho center of the general are; of resident ehtiel areas was {.41 " - ‘ ~‘- . \ I A -'V .~ ( 1‘. ~-. t ,,'.' t- " N . rblLtIOflbulg Let eeh the school she theresi a major fuctor in the TGSlQGRti1l develogheht of the gistrict. Concentrited develognext tended to evolve erouhd the school. Trsvel distlnce cetveeh home ego school exceeded the gener,ll; accegted nlximuh of one-hhlf mile in the csse of hygroxihetelj 40 percent of the dwellin s. The loc;tion of the school on the test side of Leivily-trhvclled south Cedar ‘ ‘4' - ~ ’- —: -. ‘-. 5 r.- r 35 m.‘ s r 4- 'i. ‘ "u‘v‘ . .~_ ~ '- 7v _' q I“ . ‘~‘. ‘0 street creeted , hsu,zu lor asst-side chilc'en JJiLlhfi or . q . ' I‘I ‘- 'Vt'ga- :'! I rlQlllQ b0 DVl-UO.L—’ Everett School ithletic .ield. This d-lcre site GLS h01uired 4nd dQVQlOfiCQ to *rovide fLCilitLGS :or the high school inter-schol stic mthletie _ro;rln. Ihe field J46, ‘- .- v-. " O .' ‘ " _ D o . _ ' '; ‘ . ' *IL. 1‘ .I . LOJGVeT, Qjolcgdu grim-rlly l3; gOQbULLL slugs. o 1“ A. .4- __‘I -.' ~1- I" . ,~ .. .— '- 'l -‘I- o 3' :3“ ,- : 'A. ‘ "" “04‘1" f“ ‘IJ ". Detert “on... 0.. l\.lL_.Lt; -4-.5Ll"u.pclO-, lininiii» love them] lol‘ L-.. 1‘ . ;. --..--.. ”n : ~-.-'-- ’*.."" -. -.'. Letter -CLCOl .dllhluflo , hulleti- .o. elk, flue cu. (L “1‘. «" -" 1..-.‘1 . " i 1 ' ,. h .. , ,. -. .Lile 116.134 J .Ll"_‘-I’-;\.L3-a, i-.-‘.1 OUT. ..l°..5c3 COVUS, hid niLht footoull floodli"1ti;“ f cilities, uni nus en— ,.1,. . - ,, .- . ,— . .' , -0-.. tLLOoBLL Du a...ote;.\:ire Ashlee. ‘-"« " I A . J I . . 'r" N , I \ ’ "-‘ g r.) 'q 1; It net the SgcClllC;thng tor LlfH-SpJOOl led us _, 4.1 ,“" _ ,7 -,,. ,_ . ‘ -:- ,‘ ___.,". ,1“ J.‘ ,. fOObbwiL, wfla LGPVSt u; in 011900? ;3°oldwl CulciciOn 4 a'r+u p +ve w» ”.«s Kr. I-‘t' LLL U1- OJ— LJQU J '-1’-‘- ‘3 J‘, L) 'UL .- L) hrel. heciuse o; the llmlt' ( ‘ '_. 'V - "v .7 r ‘7. -, k. ‘1 L 'J-J-J. COLllu. Ll'Jt be ‘31:”.370/‘1. .: a-svr mm m +ns 0.x 1 LII..-e ul- lULKL .L-L Odai Utob UL:.OO—L ‘- 3.,_'-, f1 ." _,, "J..‘\_—L .. __..‘ , . ‘. .. ' ~ . ~T U 7' JOLLAUIL 'quLv/l: Juli“. b __I°e.31.)i’i buy. 9.. 001.131.1ch v.3 Lia”; ,‘Li'Ci «1.110. inconvenient relctionsni; to anBLC;l ecucition ;KG ‘1'“ . r \ h, , :»'~» . ' '4- . ‘1 : ' '2 I ' ‘ V " h. '1 ' 3 s' 4‘" f- ‘11 .. (LrebDlIAC_,"l’c/'Oul l‘dCllLbldo, »..‘.le- .313: .LOC;w:kL In 401.6? L glehill School Site. This 2-ecre school site was seguired Sor the building of an elementary school. On the ossis of sttndsrds esteLlished bg the State Degertment of ° -, -.¢., , . '1 1_. . ,JHT ,..._ . : _ llLb Site :31.Oulo. Hgve lath}, all are. Of The site was centrally, conveniently and sefeli loosted within one-half mile of 97 fiercent o: the dwellings in the southeast section of the District. wiis section contained one-third of the total dwellings ind Wes exceeded in duell- .1 ing dens'tg only by the much smaller northeast section. ibid. At the tide of annexation, a g7;,ooo building fund wls nVsilutle tonird the construction of the Inplehill School building. ht the rute of an esti- mated construction cost of e20,CQO per classroom, this fund would have Paid for three clessroons, the reiuired administrltive offices, storege sguce, toilets, hesting plan , acid circulation shreds. Bennsgqunia Avenue Site. This lé-ecre, undeveloned urea vus loceted in the extreme eastern section of the bis- (-4 trict. This site was acquired-for school recreation purgoses. The location of this site in the small area between South Eennsjlvgniu Avenue 1nd the Michigan Centrsl Rail- roud, cougled with its perifernl lOCetion in relation to the peonle - particularly the children — of the Dis- trict, were factors in the lack of develOpment and use of the site for its intended purgoses. If develoged es u high school site, the r ee would' have had the advantage of sdeduete acreage, and the disadvantage of a poor and hazardous location in relation to the school children. ions. The unserved sections of the rt Unserved Sec District, in terms of u desireble rel4tionship between home and school were the northeast .nd the southwest. 9 1 The northeest section, with one-fifth of homes, the highest density of develogment, end the most rapid rute of residential building, wss generally convenient to Everett School, but hazardous for children due to the necessity for crossing South Cedcr Street. The fumi- lies, garticulerly the newer ones, were young, with school-age and pre-school—ege children. These fectors intensified the need for school facilities in this section. The southwest section, eguel in size to the large southeast section, was develored with grincipel access to South Cedar Street. The subdivisions in the north- west portion of this section and along Jolly ROLd were ‘ not desirably served. Distance from the school was the major fuctor in the relationship between these homes end the school. Large areas of poor—soil types precluded orderly deVelOpneht in this section, and consequently perpetuated the problem of providing convenient school facilities to the more isolated residential develoPments. If ' L‘ L:- r‘L Q Hi The extent of public perks in the Everett District wes limited to one County parh end one Township park. Neither the County nor the Township drovided e planned | park and recreation system for the District. The l2-scre onson-Jesso ’1')’ Park was under the juris- 1 *d er: functioned.ss a h diction of Inghem County. The "landscape" type of park. The steep topography end open Holhes Drain running through its center precluded develOp— ment of the pars for playground purposes. Heldo Perk Wes the prOperty of the Township. The one-helf-ecre-size of the area limited its function to that of providing e smell Open space of lawn, trees, 0 and shrubs in a resi“entiel area. Map Ho. 5, "Land Uses at Time of Annexation" graphi- cally shows the locution of these perk areas. These two "landscape" parks, in addition to the Everett School playground, Everett athletic field, undeveloped haplehill School site, and the undevelOped Pennsylvania Avenue site were the recreational eress provided in the District. Of these, the Everett School I) C site providsd the only devleped "active recreation" fucilities. The Everett School gleysround, on the besis of the generally-accented meninum of one-gusrter nile ngK- in; distince, served lggroxinstelg 327 or 17 gercent of the dwellings in the District. The remeinin; 1,546, or 85 3ercent of the dwellings, had no convenient neighbor- hood playgrounds. All other tgyes oi ‘utlic recreetion f.cilities were to trict.u The most convenient l'.‘ H. (L: provided outside of the n ...- versified recreational lecilities were H. perss with d located in the southern plrt of the city of Lunsing.t Facilities availsule in l nsing purss included picnic glsygrougds, tennis arses, orglnized glegfields and courts, swimming 3001s, zoo, golf courses, boating aress, flower gardens dnd perk drives. Table 30. 7 3ublic Perk and Recreation Areus Kane of are; nge of recreation ares lcres Everett School site slevground 5 Everett Plejfield echletic field 4 Keplehill school site undeveloged 2 Pennsglv his Ave.site, undeveloged 14 Boxson-Jessog Tera isndsceue park 12 Heldo Zerk l;ndsc;ge ger r 0.5 :utlic plrhs inn recreution erels occugied 2.6p of the tot l erel of the Listrict. r11" " r, r. Ya W - Lt '1- - v ' -r.‘ -, " 1' ‘v. ewe u‘oJ «3—39, on the u-r..:l$ Cl 121.8 t,u\.'L-' pogulitiOn, u;s the eguivelegt c: 4.7 acres ger 1000 Bogulgtion. -a$- a) -\ "V I A. \K L..A ic Lui c1 - 1.":nLlL.‘ 4 VI k) lg 1 AA 1.0 -;-Ll uh 1 -~ «A. LI‘V . f; e u .4 .l in r. V. “J. . '3 ‘--.~I .fl_ ‘ v- Q - all V I 7* " "L ‘ o..-'.‘JL‘ LI .‘4 'r/l \ “n, ing: is: I A -v- .LJ-. (, KC). thI‘ .101 f1- CA3 .\ -..;.L§ ‘_ .- .‘A,. \J ,0 Q T... r w...” 1|. %“ e «D t .4 «a mu 0 0| ~ J vi rd I .. .g h ._ .L .o 0 fl. Aw Tn ,. r‘. o L.‘ I‘m; (.1 "ct ,.l .0 iii- (arzt \/U\ U .A-U DOVG 1 & H he f“ Li :3 *0. ‘. " to 0 i3 .1. ..i.. ‘O- 4' -‘ a- 4.‘ in wulOl‘ fi’)~§‘ '. .Llu «.- ;J3 1;..e 0.1. 71 .L -.t la "in 1- ldu'l-.. U 4 / - fl,‘ t 'V) t 3 0 .LJ.‘. t .3 “O 4.. S 9 .\'-~, ,. Uln- is O u ‘z . ‘.'.4.‘ 'UOl‘l :' I -4“ L '_4 ..\ ‘5 '4 US. . .4..- ,_ > .4.A‘J‘.. JV “3:, .LO .L - 4 nc ini" -' .\ V" \I 5.4. I a _ '1 l-.L.L i ~ I L i: .‘I f- ’\-v. I. Q t V11. u —‘ W .L -5: I 1 A. ... v7 ._ ir 1,. . LL\J .| .1- U i- I .. Lt c og'i..:..ui \ chli‘ vv .-- C O i; .\k -11 u. ;_' o : 7‘“. J..’_.-u.v W. "~-! I V l‘Llpxilc JV ‘1’“ 106:; h"1‘ '1 I - _' c “ _ “‘..I.i.’ _' .' r, l:‘ ~ . . ”A o .“ _ . — u .. -4 J . f c ‘- ‘L‘LJ-Llc SULQK‘, iced k—Ad.u-C.~i\vl’\;\... tJ-v’ Xv .‘IJ-‘l-IJ v3.53 ‘- Ll l—LLQ 4"_'~\J1_U 1J9 1'; 1, ““7?in . 4‘ I) e 4‘37. '\ I1. Q ,3 6w " 5‘; 1 ”I? g) ,. “I: ' "b 3 - {W‘- I P. I) ‘ "ad _- lb- £4... v “bk; 1.. VA.‘~'-leuk_l~)’ LL-V_L.--L uki ‘LJ—L; rim ‘.u.L...'vb “fib- __ V - fl .L‘_ i, - “h - _ . , ' v r q ,, ... L“ i .. ° Av,- teo Jig)”, 4 .w is as -1 th. .131 ice , Julio bl' -.1iE‘QA,UL’t‘xtLU-l, (q! q I ) 4‘? 1 ‘ In '4' 'm (r‘ (-L LI C .L n b-h .» v)... \u l—DV Uh.) ‘4——. .. - ‘ h "1 _:1 c act 'UJVH. «u_i, oeri ice L 5 EJKLN-l; L; * , ‘1 ‘0. i“ " t a " a 1 + 4-—.',.+ J..-.LJ .3 .1. i-) -K. lb 4-3.1-. ibblO 0-1L.-- _lJuflvuo - -. ,.._.; - n4. L, .J-‘ “r . ,-: .31 ' -: i - ,. - ..- , - 1- ". ‘-_ _ t 1 Oil -;£..il".s e ,‘ulkfl’ue 1.1. U , 14L; b;.‘.3 .LJ-~.14KL-J.i_ .)l3 J? LC 11 :' 107.. L080 tile .(3- -—:---”. ,._. ,. +.-.-- . _., ‘- _':>.-- ,, 111.8 I ‘Lrgrnitb “NU. .Jgu'dl‘ 10.1. .ng.ltll.~::‘ iLfeo. T;e jverett District his served from the fire mt tion located on the western edge of the District, ut the inter- “ ‘x ‘ J. —' -- ~~‘rJ"'. y ‘ , .-. " " "-.. e. T‘» r“- SeCULOK (i 0;. QOJLI; .c--.Ui-lli 0011 ..-Veiluie 'SLLLK'L L- 1..-.80 {LO-ck... 1.1L. a distnnce fro“ the stdtion to the center 0: the H. H r.“ C) d- O ’\ anich wee at the intersection or South Seder Ptreot ;nd distance, shioh wee two end three—gu Liters miles, nus from t;e stdtiOn to the intersection of Jolly Reed end the Lichigin Ce entr~l deilroed. Of the 1,875 total dwellings in the District, 129, or 7 percent, were not within 500 feet of a fire hgdrent, end did not, therefore, receive sdeuuete fire protection. Of :de-' \. the plstted lots, 2‘2, or 6.5 gerceht, did not have quete fire grotection eveileble. Fire hydrents were imme- diately eveile Lle to all com erciul, iiidustriel, public and sen i puclic buildings Police protection. it the time of annexation, the Inghim County Sheriff and the Lichigan State Police furnished police protection. Kain offices were lOCated in the town of Holt, which was four and one-half miles south of the center of the District. A branch office was open in the Lansing City Hall during weekday office hours. These offices were responsible for local golice grotection of the peogle and their property. The Lichigin State police were resgonsible for patrolling and enforcing state highway regulations along South Cedar Street (3.3. Route 30. 127). The State police offices, which were located immediately south of the City of East lensing, were five miles distant b fron the center of the District. Public health service. The Ingham County health Director was resgonsible for gublic health services throughout the County. The C unty health offices were located in the Lansing City Hall. Public transportation. The Everett District had to O] rely on the "through" buse of the Lansing Suburban Lines, Inc. These were the Lansing-Holt buses which travelled north and south on South Cedar Street, and the Lansing- Edgewood buses which travelled north and south on South dushington Avenue. -45- Bus stops were made along these routes in the Everett District. Service hours were from 5:00 3.3. to 12:00 3.x. daily, with the time schedule between buses varying from 45 minutes to two hours. earners and trash disgosal. This service in the Everett District Was grovided by private gurbuge and trash collectors. Collections were made once a week. he public agency provided any part of this service: nor did any public agency ,rovids disposal facilities such as dumpire areus, incinerators or sanitary fill areas for the disposal of the collected garbage and t raSho . The locations of all private dumping and other disposal facilities were outside of the Everett Dis- trict, and were, therefore, not a Ilctor within the District itself. CHAPTER III CONDITIONS IE THE EVERETT DISTRICT SIKCE AIIEKATION . Natural Conditions There has been no change in the natural conditions that existed in the Everett District prior to annexa— tion. General Land Use Character At the time of annexation, 910 acres of land was under urban deve10pment. Since that time, 40 acres, representing a 3 percent increase, have been added. Of the 1,420 total acres in the District, 950 acres, or 67 percent, are deve10ped and 470 acres, or 33 per- cent remain as Open agricultural land or public areas. The urban develOpment in the area has remained predominantly residential, with its associated commer- cial, industrial, public and seni-public facilities, utilities and services which are necessary and con- venient for neighborhood and community living. Newly constructed streets in the additional 18 acres of urban deveIOpment have extended the previously es- tablished "grid" street pattern. Hap No. 6, "Land Uses Since the Time of Annexa- tion", graphically shows the general land use charac- ter of all new deveIOpments and their Specific location. -45- Regulations, UtilitieSLAEecilities and Services Regulations. Since annexation, the major regula- tions affecting land develOpment in the Everett District have been those contained in the Zoning Ordinance of the City of Lansing. General land-use planning in the Dis- trict has been effectuated principally through these regulations. Utilities. Public utilities provided by local governments since annexation, have continued to include a water supply system, a combined sanitary-storm sewer system, electric power lines, gas mains and telephone lines. One change which has been taking place is the division of the combined sanitary-storm sewers. This division has provided certain areas of the District with a separate storm sewer system. The previously com- bined sewers have become exclusively sanitary sewers. _Eacilities. Major public facilities occupying land in the District have continued to include highways and streets, parks, schools and other public buildings. Semi-public facilities continue to include churches and a parochial school. Services. Public services provided by various public agencies and private enterprises since annexation, include fire and police protection, public health service, public transportation, and garbage and trash disposal. -47- Planning and Zoning The local government responsible for planning and zoning in the Everett District since annexation has been the City of Lansing. The City Planning Commission, in conjunction with the City Council, has been responsible for carrying out the function of planning and zoning. The general policy of the City has been to plan for the District in terms of amending the zoning ordinance to meet changing land development conditions. In accordance with the Lansing zoning ordinance, the Everett District, upon annexation, automatically became a "Residential A" zoning district. Since that time, all new deveIOpments or changes in existing de- ve10pments, other than residential "A" developments, have been effectuated by petitioning the City Council. The procedure has been for the City Council to refer the petition to the Planning Commission for recommended action. If the change was recommended by the Planning Commission, the City Council held a public hearing on the issue. By a majority vote of the Council, the peti- tion was approved or disapproved. If approved, the petitioner, upon meeting the requirements of the office of the Building Inapector, was issued a building permit. ~48-' To date, the Planning Commission has generally studied the Everett District, but no overall general land-use plan of record has been completed. Studies and plans have been completed for alleys and off-street parking for the commercial develOpments in the District. Map No. 6, "Zoning Changes Since Annexation" graphi- cally shows the land uses permitted in accordance with existing zoning regulations. The following table includes a summary of acreages contained in the various zoning districts. Table N00 9 Zoning District Acreages Zoning district léggeg Percent One-family residential 1,560.7 95.8 Multiple dwellings 2.5 0.2 Apartment 0.3 0.02 Apartment-shop 0.5 0.03 Commercial and business 12.5 ' 0.9 Industrial 43.0 3.0 Parking 0.7 0.05 1,420.0 100.00 -49- Residential Development Residential development since annexation has in- creased from 573 to 588.8 acres.. The additional 15.8 acres represents a 2.8 percent increase, and the 588.8 acres represents 62 percent of the present 950 deve10ped acres. Housing built in the District since annexation has totalled 211 single-family dwellings. This repre- sents an increase of 11.3 percent over the previous 1,873 dwellings which existed at the time of annexa- tion. There are, at the present time, 2,084 houses in the District. It is estimated that an additional 900 persons nmn reside in the new dwellings. This represents an 11.25 percent increase over the 8,000 pepulation that existed at the time of annexation. The present popu- lation is estimated at 8,900. -50- The type and number of dwellings which now exist are included in the following table. Table N00 16 Type and Number of Dwellings 2122 Number Percent Single-family 2,080 99.8 Two-family 2 0.1 Three-family l 0.05 Four-family 1 0.05 Total 2,084 100.00 The distribution and density of dwellings which now exist are included in the following table. Table No. 11 Distribution and Density of Dwellings Section* Total Net Residential Dwellings Dwelli Korea Acres No. Density§* .£ Northeast 180 98 478 23 4.9 Southeast 490 ‘ 188 673 32 3.8 Southwest 500 159 446 22 2.8 Northwest 250 144 487' 23 3.4 Total 1,420 589 2,084 100 * Sections formed by the intersection of South Cedar Street and Holmes Road. ** Dwelling density per net residential acre. -51- Residential development since annexation is graphi- cally shown on nap No. 6, "Land Use Changes Since Annexa- tion". The distribution of this additional housing occurred in the form of general dispersal throughout the subdivi- sions which were established prior to annexation. The Opening of Pennsylvania Avenue brought about the only concentrations of new housing. Evidence Of further residential activity along South Pennsylvania Avenue was the Opening of the 18-acre Pennway Subdivi- sion. This deveIOpment is located north of Cavanaugh Road, east of Pennsylvania Avenue and extending eastward to the Michigan Central Railroad. Since annexation, residential deveIOpment tended to intensify in the areas where gravelled or paved streets were available. host of the new buildings located on lots which were naturally or artificially well-drained. Water mains and sanitary sewers were also immediately available to all except 5 (located on or near Ora Street) of the 211 new dwellings. All new residential development was built in single- family zoning districts in conformance with the zoning policy of Lansing. This policy retained the single-family character of the Everett District. In view of the com- parative similarities of present City zoning regulations and those of Lansing Township, which were previously in effect, the residential dwelling density, spacing and height did not change. One major difference, however, was that City regulations did not require a minimum building floor space for dwellings, whereas the Township regulations included this provision. The present single-family residential zoning district area, although subject to being made smaller (upon City Council-approved petitions permitting other types of land uses in this district), now totals 3,361 acres. 0n the basis of this acreage, the present 589 acres of residential develOpment could increase 772 acres, or 57 percent. The portions of the single-family, residential zoning districts which were re-zoned by the City Council for other types of residential develOpment, included: (1) multiple dwellings (2.5 acres); apartment (0.3 acres), and (3) apartment shop (0.5 acres). The total land area of these three zoning districts was 3.3 acres. While“ they were re-zoned for these land uses, no develOpment was made upon this land at the time of this survey. (Refer to map NO. 4, "Zoning Changes Since Annexation" for location of these districts.) Commercial DevelOpment All new commercial develOpments, while they ex- panded existing facilities, did not change the general neighborhood and community-shopping character of the business districts. The type and number of existing commercial estab- lishments are included in the following table. Table NO. 12 Type and Number of Commercial Establishments 2223 Number Grocery Stores 12 Restaurants 12 Gas Stations 11 (2) Business and professional Offices 10 Hardware and appliance stores 10 Laundry and dry—cleaning establishments 5 Drug stores 3 Tourist cabin colonies 3 Barber shOps 2 Used-car lots 2 motorboat sales and service shops 2 Vacant stores 2 -54- Bicycle shop, Auto trailer sales and service, welding supply store, Sign shop, Shoe repair shop, Floor covering shop, Upholster- ing shop, Bowling alleys, Beauty Sho , Sport shop, Clothing store, 5¢~ 1.00 store, Gift shOp, Bakery, Fruit and Vegetable Standeeeeeeeeeeeeeee 1 eaCh (16 total) Total establishments - 90 (2) "(2)” represents the increase since time of annexation. The geographical distribution of commercial develop- ment since annexation is graphically shown on map No. 6, "Land Use Changes Since Annexation". The two additional gas stations located on lots which were previously vacant in the established commercial pat- tern Of "string" develOpment on South Cedar Street. The reasons for building these establishments on these lots, were: (1) their central location in relation to population; (2) trade from heavy traffic on South Cedar Street; and (3) availability of water and sanitary sewers. These commercial develOpments were built after the City Council approved the re-zoning of these lots from a residential to a commercial district. This procedure was in accordance with City zoning policy for the District. C v coo-elleeoeoe -55- Because of this zoning policy, it is not possible to determine the locations of, or ultimate areas for, future commercial development in the Everett District. Industrial Development Industrial develOpment has not changed in the Everett District since the time of annexation. (For acreage, character, type, number and location factors of industrial establishments, refer to pages 20 and 21.) The geographical distribution of industrial develop- ment is graphically shown on.Map NO. 5, "Land Uses at the Time of Annexation". A 43-acre tract in the southeast section along the Michigan Central Railroad was re-zoned, after City Council approval, from a residential to a light industrial district. This acreage allowed for a possi- ble net industrial area increase over existing develop- ment, of 29 acres, or 67 percent. HoWever, because Of the City zoning policy, the locations for and ultimate acreage of future industrial develOpment in the District is undeterminable. -55- Highways and Streets Upon annexation of the Everett District, the City of Lansing became responsible for streets. The only ex- ception to this was South Cedar Street (U.S. Route No.12?) which became the joint responsibility of the City and the Michigan State Highway Department. Since annexation, no overall plan for a street sys- tem has been made for the Everett District. The location of new streets in the Everett District became the responsibility of the City Planning Commission. This responsibility was normally effectuated upon the Commission's approval of new subdivision plats. Since no new plats were presented to and approved by this Commission, they did not influence the existing street pattern. However, Planning Commission decisions of approval will, in the future, establish the basic physi- cal pattern for land development in the District. The Pennway subdivision was platted at the time of annexation, but has since been Opened for dwelling con- struction. The street pattern Of this residential area was an extension of the existing rectangular or "grid" pattern. Map No. 8, "Street Improvements Since Annexa- tion", graphically shows the Pennway subdivision street Pattern. -57- Except for South Cedar Street, highway and street construction standards from the time of annexation have been established by the City of Lansing. Generally, the minimum standards in effect require: (1) a minimum of 26-foot-wide, hard surface pavement, centered in the street right-Of-way in order to provide for two lanes of traffic and parallel parking on either 0 side of the pavement; (2) adequate surface and sub- surface drainagp structures, for quick and efficient run-Off of surface water, which minimizes percolation and subsequently, the amount of sub-surface water; and (3) curb and gutter on both sides of the pavement for the purposes of containing traffic on the street pave- ment and directing the flow of storm water. The preparation of the roadbed on all new street construction was accomplished and paid for by the owner through the hiring of a road-building contractor. The City delivered the gravel at cost, but it was spread and compacted by the contractor whose services were paid for by the owner. When petitioned by property owners, the City in- stalled curb and gutter. The costs for the pavement edging was defrayed by an 80 percent assessment against the owner and a 20 percent contribution on the part of the City from general street funds. All bituminous concrete surfacing was installed by the City and paid for out Of general street funds. Curb and gutter, however, had to be installed before the City would pave a gravelled street. Another re- quirement prior to paving this type of street was that sewers of adequate size to take care of storm water must exist or be installed. The City policy,(including cost distribution) for storm sewers, is discussed under "Sewer System" . The effect of the City policy in relation to street construction in the Everett District, where construction has been completed, resulted in: (1) residential streets of adequate pavement width to meet urban requirements: (2) low-crowned streets; (3) adequate surface and subs surface drainagp structures, and (4) curb and gutter. All newly-Opened streets were surfaced with gravel. Since annexation, the Everett District has added 0.34 miles of newly-surfaced streets. This represents a street length increase of 1.2 percent. The length of streets at the present time totals 27.95 miles. Streets which have been edged'w.th curb and gutter on both sides of the pavement, since annexation, total 5'3 miles. Streets which have been paved with bitumin- ous concrete, since annexation, increased by 2.9 miles, or 31 percent. The total length of hard surface street pavement which now exists is 12.26 miles. -59- The total surfaced street rigthOf-ways has been increased from 229 acres to 231.5 acres (1.9., by 2.5 acres). This total acreage now represents 24.4 per- cent Of the deve10ped acreage of the District. Surfaced streets now provide access to 3,180, or 98.4 percent, of the,platted lots. Although street right-of-ways exist, 23 lots, or 1.6 percent of the total number, are not provided with street access. -60- Water gistem The Landel KetrOpolitan District has continued to provide the major share of water in the Everett District through the administration and Operation of its water system. The reason for continuance of Landel jurisdic- tion (in lieu of the City of Lansing assuming the respon- sibility) is because the provisions of the bond issue, which financed the initial construction of the system, precluded this. The bond issue defined the area which the Landel District was to include. Until the bond issue is amortized, this "defined" area cannot be segmented except through contract agreements which meet the approv- al of the Landel hetrOpolitan District. In the Everett District, the north portion of the South Washington Avenue frontage is now served by water mains installed since annexation by the City Of Lansing. This was permitted as the result of an agreement reached with the Landel District. Water for these mains is sup- plied from Lansing water sources. All other water main extensions installed since the time of annexation were installed by the owner and turned over to the Landel District. All additional water supply extensions in the Everett District are graphically shown on Rap Ho. 10, "Water System Improvements Since Annexation". -51- All new water mains were located in existing street right-of-ways. The water main extension from the Lansing water sys~ tem served an additional 12 platted lots, and the exten- sions from the Landel water system served an additional 35 platted lots. This represents a total increase of 47 platted lots, or 1.6 percent. 0f the 3,203 platted lots in the Everett District 2,910, or 89.9 percent are now served by a public water system. The remaining 293 platted lots, or 9,1 percent of the total, are not served. All new water extensions were designed to serve existing and future residential develOpment. Water mains of adequate size for water extensions into areas Of poten- tial develOpment still exist at the edges of the develOped area of the District. As was the condition at the time of annexation, he- cause of the financial condition of the Landel District) owners and developers making extensions from the Landel water system are still required to do their own contract- ing, subject to Landel approval, and assume the full cost. Sewer_§zstem Sanitary Sewers. The Landel Eetropolitan District has continued to administer and Operate the sanitary sewer system in the Everett District since the time of annexation. The reasons for this are the same as those expressed previously, in connection with the Water System. (Refer to Page 60.) Extensions from the Landel sanitary sewer system are graphically shown on nap No. 12, "Sanitary Sewer Improve- ments Since Annexation". All new sewers were located in street right-of-ways. Under an agreement with the Landel District, the City of Lansing installed the sewers, connected them to the Landel system, and turned them over to Landel for adminis- tration and Operation. The designed size of these sewers was adequate for the residential areas in which they were installed, and for the develOpment that can take place in the adjacent vacant areas. Since annexation, 110 additional platted lots are now served by the sanitary system facilities. This represents an increase of 4 percent. 0f the 3,203 total platted lots in the Everett District, 2,899, or 91 percent, are now adequately served by this sewer system. The remaining 304, -55- or 9 percent, are not served. As was the situation at the time of annexation (be- cause of the financial condition of the Landel District), owners and developers making extensions from the Landel sewer system are still required to do their own contract- ing, subject to Landel approval, and assume the full cost. However, in the case of all sanitary sewer extensions which have been completed to date, the City of Lansing has installed them for the owners and turned them over to the Landel District. The City, in these instances, has been required, by agreement with the Landel District, to assess the owner 100 percent of the cost of construction. Ordinarily, if it were not for the Landel District agree- ment, upon receipt of a petition from the owners, the City would install the sanitary sewers, and assess the prOperty owners for five-sixths of what it would cost to install a 12-inch diameter sewer. The remaining one-sixth of the cost of a 12-inch diameter sewer, plus the total differ- ence in cost between the larger diameter sewer and the 12-inch sewer, would be paid for by the City out of general sewer funds. -54- Storm Sewers. Since annexation, the City of Lansing has divided the Everett District into drain- age areas. It has planned a complete storm sewer system for the total District and each of the drain- age areas. A program Of construction and cost esti- mates for installing the system has been outlined. The storm sewer system, as envisioned by the City, will, upon completion, adequately serve the Everett District. It will also eliminate existing catch basin and storm sewer connections to the Landel sanitary sewer system. At the present time, an area of 200 acres, or 14 percent Of the District, has adequate surface and subsurface drainage structures (all of wnich have been installed since annexation). The remaining 1,220 acres, or 86 percent of the area, are unserved at the present time. (See map No. 13) Upon receipt of a petition from the owners, the City installed these storm sewers and assessed the property owners for five-sixths of what it would have cost to install a 12-inch diameter sewer. The remaining one- sixth of the cost of a 12-inch diameter sewer, plus the total difference in cost between a larger diameter sewer and the 12-inoh sewer, was paid for by the City out of general sewer funds. -55- Other Public Utilities Other public utilities provided in the Everett Dis- trict since annexation continue to include electric power, gas and telephone. There has been no change in the status of these utilities as major factors in terms of influencing land develOpment in the Everett District. (Refer to Page 30) One change in ownership of a public utility in the Everett District occurred when the City of Lansing ac- quired the electric power lines and facilities in the Everett District from Consumers' Power Company. In re- turn, Consumers' Power Company acquired electric power lines and facilities located in the Potterville area and owned by the City of Lansing. Schools Since the time of annexation, the Board of Educa- tion of Lansing has been responsible for the policies which have resulted in the additional public school facilities in the Everett District. Additional public school facilities which have been provided in the Everett District since annexation, are included in the following table. Table No. 13 Additional Public School Facilities 'Name and type Additional Ms: Everett school building addition 0 maplehill elementary school building* 0 Cavanaugh Road site 16 Lyons Ave. elementary school building* and site 5 Total additional acres - 21 * under construction; will be completed for the 1952-55 school year. 1 The geographical distribution of these additional public school facilities is graphically shown on map No.6, "Land Use Changes Since Annexation". (Note: the Penn- sylvania Avenue site has been sold by the Lansing Board of Education.) The following table includes all public school facilities in the Everett District at the present time. Table No. 14 Total Public School Facilities Name and type Approximate M Everett elementary-high school building and site 5 Everett school athletic field and building 4 Maplehill elementary school building and site- 2 Lyons Ave. elementary school building & site- 5 Casanaush Road Site u‘f. 16 Total 38 Everett School. Since annexation there has been no change in the size of the 5-acre Everett School site and the 4-acre Everett School Athletic Field - a total of 9 acres. At the present time, the school building is being enlarged at a cost of $118,000. Since annexation, the enrollment at the Everett School has decreased in number of students, from 1600 to 1450. Students in the Everett District now attending other Lansing schools, total 250 . It is anticipated that further decreases in enroll- ment will be realized when the new Lyons Avenue elemen- -68- tary school in the northeast and the maplehill elemen- tary school in the southeast are completed and opened for use in the fall of 1952. It is estimated that these schools will decrease the enrollment at Everett School to 1050 students.1 If the students now attending other schools in Lansing return to the Everett School for the 1952-53 school year, it is estimated that the enrollment will be 1280 . If the Everett School is to continue to serve the southwest and northwest sections of.the District, the present 5-aore site for the anticipated 1952-55 enroll- ment of 1050 students will lack 14 acres of being ade- quate (based upon minimum standards established by the Michigan State Department of Public Instruction). Within the northwest section of the Everett District there are 487 dwellings, of which 190, or 40 percent, are more than one-half mile from the Everett School. In the southwest section, 255, or 55 percent of the 446 dwellings, are more than one-half mile from the Everett School. Map No. 6, "Land Use Changes Since Annexation", graphically shows the geographical relationship between the Everett School and the dwellings. -69- Everett School Athletic Field. The area of the athletic field has remained at 4 acres. The major change in facilities on the field has been the addi- tion of a fieldhouse at a cost of $12,000. The func- tion of this fieldhouse has been to provide team dress- ing rooms and showers for the athletic teams using the field. Maplehill Elementary School. There has been no -change in the size of the 2-acre Maplehill School site. When the $155,000 school building is completed in the fall of 1952, it is estimated that the enrollment will be 200 students. On the basis of this number of students, the school site area should be a minimum of ‘6 acres. The Maplehill School is located.within one-half mile of 655, or 97 percent, of the existing homes in the southeast section of the Everett District. Lygns Ayenue Elementary School. The Lansing Board of Education, in co-Operation with the Lansing Park Commission, acquired a loeacre site in the northeast sectiOn of the District for an elementary school site and park playground. The new $155,000 Lyons Avenue 1 Elementary School, which is now under construction, will be ready for use by the fall of 1952. -70- It is estimated that the enrollment of the Lyons School will be 200 students. On this basis, the site is adequate in terms of minimum standards established by the Michigan State Department of Public Instruction. Within the northeast section of the District, the Lyons Avenue School will be within one-half mile walk- ing distance of every home. The construction costs for the new school facili- ties in the Everett District have amounted to $440,000 This amount was partially defrayed by the $75,000 building fund which the Everett School District turned over to the Lansing Board of Education upon being an- nexed. The remaining $565,000 will be paid for out of general school building funds, to which all of the taxable real prOperties in the City contribute. Cavanaugh Road site. This l6-acre area has recent- . 1y been purchased by the Board of Education for a future high school site. when deve10ped, it will provide an area sufficiently large for an enrollment of 700 students. The location of the site is within one-and-one-half miles of all parts of the Everett District. -71- Parks Since annexation, the City of Lansing has assumed the responsibility for providing parks in the Everett District. Poxson-Jess0p Park and Waldo Park, which were pre- viously under the jurisdiction of Ingham County and Lansing Township, respectively, were both turned over to the City Park Commission for administration, develop- ment and Operation. Since annexation, the City has acquired the 10-acre South Washington Avenue and the 5éacre Lyons Avenue playground sites. As yet, these areas are undeveloped for playground use. Plans have been made for South Washington playground and development is to begin dur- ing 1952. DeveIOpment of the Lyons Avenue playground will begin upon completion of the school building. These two areas will provide "active" recreation areas for the northeast and northwest sections of the District. Map No. 6, "Land Use Changes Since Annexation", graphically shows the location of these two additional playground areas. The name; type and acreage of all public park and recreation areas in the Everett District are included in the following table. Table No. 15 Public Park and Recreation Areas Name of area Type of Recreation Area Aggeg Poxson-Jessop Park landscape park 12 Waldo Park landscape park . 0.5 S.Washington Ave.park site-undeveloped playground 10 * Lyons Ave. park site undeveloped playground 5 * Lyons Ave. school site undeveloped playground 5 * Everett school site playground 5 Everett playfield athletic field 4 Maplehill school site undeveloped playground 2 Cavanaugh Road school site undeveloped playfield ‘ 16 Total 59.5 * areas acquired since annexation. 0n the basis of the generally-accepted standard of a maximum of one-quarter mile walking distance to "active" recreation facilities, the South Washington Avenue, Lyons Avenue, Everett School and Maplehill School play- grounds will serve 1500 or 62 percent of the existing dwellings in the Everett District. The remaining 784, or 58 percent of the dwellings, have no convenient neigh- borhood playgrounds. All other types of recreation facilities, available to the Everett District, are provided in the part of lensing immediately north of the District. Facilities available include picnic areas, organized playfields and playgrounds, tennis courts, swimming pools, zoo, golf courses, boating areas, flower gardens and park drives. The 59.5 acres of public park and recreation facilities occupy 4.2 percent of the total area of the District. 0n the basis of an 8,900 p0pu1ation in the District at the present time, the 59.5 acres is the equivalent of 6.7 acres per 1,000 p0pu1ation. All park and recreation areas acquired by the City and the Lansing Board of Education in the Everett Dis- trict since annexation, have been paid for out of funds derived from the general tax base of the City. -74- Public and Semi-Public Buildings Since annexation, no public buildings (except those built for public school purposes) have been built. The only semi-public building erected since annexa- tion has been the gas main pressure regulator building of Consumers' Power Company. This structure is located on a lot having an area of 0.15 acres. Map No. 6, ”Land Use Changes Since Annexation", graphically shows the location of this regulator building. All other existing public and semi-public buildings were erected prior to annexation. For a listing of these buildings, refer to Table_Ho. 8, "Public and Semi-Public Buildings" on Page 59. The total area now occupied by all public and semi- public buildings (except those used for public school purposes) is 51.45 acres or 2.2 percent of the total area of the District. Public Services Public services provided by various public agencies and private enterprises since annexation, include fire and police protection, public health service, public transportation, and garbage and trash disposal. Fire protection. This service has been provided by the City of Lansing and the Landel Metropolitan District. The City has provided the fire protection organization and equipment, and the Landel MetrOpolitan District has continued to provide fire hydrants and water for fight- ing fires. The Everett District has been served from the fire station located at the intersection of South Washington Avenue and Baker Street. The distance from the station to the center of the Everett District (the intersection of South Cedar Street and Holmes Road) is 1.5 miles. The greatest distance, which is 5.5 miles, is from the South Washington Avenue fire station to the intersection of Jolly Road and the Michigan Central Railroad. 0f the 2,084 total dwellings in the District, 125, or 6 percent, are not within 500 feet of a fire hydrant, and do not, therefore, receive adequate fire protection. 0f the platted lots, 197, or 6.1 percent, do not have adequate fire protection available. Eire hydrants are immediately available to all commercial, industrial, -75- public and semi-public buildings. Police Protection. Since annexation, the City of Lansing has assumed the full responsibility for police protection in the Everett District. Main police offices are located in the Lansing City Hall, which is two and three-quarter miles from the cen- ter of the District. This office has been responsible for local police protection of the people and their property. Public Health Service. There has been no change in the public health service to the Everett District since annexation. (Refer to Page 42.) Public Transportation. Upon annexation to the City, the Everett District was automatically served by the Intercity Coach Lines, Inc. under city bus service fran- chise requirements. City buses have been operating the full length of South Cedar Street in the District since the time of annexation. Designated bus st0ps are located along South Cedar Street. Service hours to these bus steps are from 5:00 Add. to 12:00 midnight daily. The time schedule between buses is every 24 minutes during the service hours. -77- Garbage and trash disposal. Upon annexation, it became mandatory, in accordance with the City garbage collection ordinance, for all garbage to be collected_and diSposed of by the City of Lansing. Collections have been made once a week. The City has provided all personnel and equipment for the collection of the garbage. All garbage has been disposed of either through the City sewage dispos- al plant, or through City-maintained sanitary fill areas, All trash (waste material other than garbage) diSposal has continued to-be the responsibility of the occupants of the individual dwellings. "Private enterprise"_trash col-V lectors have been offering their services to those desiring them. The locations of the City sewage disposal plant and sanitary fill areas, and the private dumping sites, have been all outside of the Everett District and have not, therefore, been a factor within the District itself. CHAPTER IV SUKMARY At the time of annexation, the Everett District was a 2.2 square-mile, urban, residential extension of the southern part of Lansing, hichigan. It had 1,875 dwellings, which housed an estimated 8,000 . pe0ple. The heavy concentration of commercial de- ve10pment was "strung" along South Cedar Street. The only industry of any size was a teal-and-die plant. Through the efforts of the people and their local governments, the area was provided with all the essen- tial types of urban facilities, utilities and services. The Lansing Township Zoning Ordinance was in ef- fect. It was the purpose of this ordinance to retain the single-family, residential character of the District. Highways and streets were accessible, but generally Q lacked curb and gutter, hard-surface paving and good drainage. Ingham County construction standards tended to produce a low-type of urban, residential street. -79- The Landel MetrOpolitan District water supply and sanitary sewer systems were available throughout most of the developed subdivisions. The systems were ade- quately designed for extensions to future developments in the vacant areas. The Everett District needed an adequate storm drain- age system consisting of surface and sub-surface struc- tures to take care of the run-off of excessive surface water. Electric power and telephones were available through- out the area. Gas was available in all developed sub- divisions. The Everett School provided elementary-high school facilities for the 2.2 square-mile area. The facilities were overcrowded and inconveniently located. One addi- tional school site had been acquired. A $75,000 fund was available for additional school building facilities. Deve10ped park and recreation areas were limited to two landscape parks, and the Everett School playground and athletic field. The District depended primarily upon Lansing for its community recreation facilities. Services available to the public included County Sher- iff police protection, Township fire protection, public transportation on "through" buses, and private garbage and trash disposal. ~80- Since annexation to the City of Lansing, the number of dwellings in the Everett District has in- creased to 2,084. They house an estimated 8,900 people. There has been limited additional commercial development, and no additional industrial development. The City Zoning Ordinance is in effect. Zoning districts have been approved for multiple-type dwellings. Gravelled streets in the District have been, and are being provided with surface and subsurface drainage struc- tures, curb and gutter, and bituminous surfacing. The Landel hetropolitan Authority has continued to serve the District with its water supply and sanitary sewer systems. Through the City, the District has had an over-all storm sewer system plan prepared. The construction progress of this system has been very closely tied to the street improvement program. Except for the City of Lansing's assuming the owner- ship of the electric power lines in the District from Consumers' Power Company, the status of electric power, gas and telephone service has not changed. -81- Through the Lansing Board of Education, the Everett District has been provided with two addi- tional school sites and a fieldhouse on the Everett School athletic field. At the present time, a $440,000 school building program is under way, and will be com- pleted by the fall of 1952. These additional school facilities will more adequately and conveniently serve the school children of the District. Additional park playground areas in the District include two sites of 10 and 5 acres each. They will serve the northeast and northwest sections of the Dis- trict. Services available to the public have been City police and fire protection, city-franchised public bus transportation, and City garbage collection and disposal. Private trash collection is still in effect. ConcludingAStatement. As pointed out in this study, conditions at the time of annexation showed the need for much improvement in order to meet the standards required for urban living. Since annexation, these standards are being attained and the Everett District is becoming a more desirable place in which to live. _82— BIBLIOGRAPHY Barr, Charles W., "Planning_the Countryside", Michigan State Cellege Press, East Lansing, Michigan, 1950, Chapters 5 and 4. Lansing, Michigan, "Zoning Ordinance" Ingham County, Michigan, "Proceedings of the Ingham.County Board of SuperviSors, 1949-1950“, pp. 61, ‘52 and 79. Lansing Township, "Zoning ordinance" State of Michigan, "Michigan Compiled Laws, 1948! Sec- 011 23.1 " 125011 State of Michigan, Planning Together for Better Schools, Bulletin No. 412, Department of Public Instruction, Lansing, Michigan, 1950, Page 29. State of Michigan, "Plat Manual", Auditor General's Office, Lansing, Michigan, pp. 5--9.' APPE ND IX ~85- law/0....-- '// 5W /x/ /[///////:/ My /,/ %/{¢4/fi///M/ //%/ //_/,,/ ///_//4//4///////1/w an . ’94, e- LANSING Twp. " - c. w Ll Mi T s . w. // / LAKE LANsmc 20. i/L \ \\\. \ '/ 3% / .4 PE P“ 55 a LJ m/ -- ‘/ a' "J at uJ A / 7~ : g: o 1 Lu ; , a. , L A N S , i) z u ; ..- <1 I: ,4 L4 ‘ g / ; u—l ' X‘ // 69‘ / H __1 i ' 3 {4 \“ gar " MAi N ST. ’ v’: D. 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