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I;

A PLANNING ANALYSIS OF THE MERIDIAN AND
LANSING SHOPPING COMPLEXES

By

Dennis S. Q. Kim

This paper is submitted to partially fulfill the re-
quirements as stated for the Plan B option. It is
primarily designed to synthesize resource development
and geography coursework and relate these fields of
studies to the planning discipline. The coursework
which compliments this paper is the following series
of courses:

Land Economics . R.D. 4l7
Location Analysis R.D. 460
Geography of Manufacturing GEO 4l3

Sgbmitted to
Mr. Don Bradley
Dr. Carl Goldschmidt
Professor Sanford Farness

In partial fulfillment of the requirements
for the degree of

MASTER IN URBAN PLANNING
Under Plan B - Urban Planning 800

Michigan State University
School of Urban Planning and Landscape Architecture

June l97l

THESIS

TABLE OF CONTENTS

Ease

LIST OF TABLES ii

LIST or FIGURES .......................... 111
CHAPTER

I. INTRODUCTION TO ASSIGNMENT ................. I

Basis of Deduction and Methods Used ............ 2

Library Data .' ..................... 2

Personal Experience .................... 2

Original Research .................... 2

II. ANALYSIS OF RESEARCH . . . . . . . . . . . . . . . . L . . . 8

Determination of Locations ................. 8

Physical Site Determinants ............... 8

Population Determinants ................. 9

total size trends ................... 9

composition and distribution trends .......... Tl

age levels ..................... 11

income levels .................... 11

education levels .................. I5

MSU enrollment .................. 15

Economic Determinants -.- . . . . . . . . . ; ...... 18

background ...................... I8

competitive areas and facilities ........... 19

Accessibility Determinants ................ 23

transportation network ................ 23

proposed transportation systems ............ 25

inter-state freeways ................ 26

non-interstate freeways ............... 25

improvements on existing roads ........... 27

traffic volume . . . . . ............... 27

ShOpping Influence on a Regional Basis ........... 28

Origins and Destinations of Patrons , .......... 7

III. CONCLUSIONS. . . ......... A ............. 3O

Table

Table
Table
Table
Table
Table

0301-wa

LIST OF TABLES

Page.

Locations by County of Those Addresses Which Were

Invalidated ...................... 4
Population Trends in the Tri-County Region l900-l970 . . 10
Regional Population by Age Sex Group .......... 12
Summary of Regional Population Characteristics ..... 15
Location of Patrons by Political Boundary ........ 37
Trip Distance from Home to Shopping Destination . 38

ii

CHAPTER I,
INTRODUCTION TO ASSIGNMENT

One of the most interesting aspects of Urban Planning is the early
development and design of cities. There are many different parameters that
have greatly influenced city development and its dynamic rate of growth and
change. Particularly interesting has been the question of why certain
industries, manufacturers, and commercial or retail businesses choose to
locate where they do. In this context, the following study will attempt to
identify and evaluate the various parameters that influenced the develop-
ment of two recently constructed shopping areas. One area will be referred
to as the Meridian Shopping Complex which is composed of the Meridian Mall,
Meijer's Thrifty Acres, and the K-Mart Department Store-Wrigley Supermarket.
These are all located near the intersections of Grand River Road (Michigan
M-43) and Marsh Road in Okemos, Meridian Township, Michigan . The other
area will be referred to as the Lansing Shopping Complex wHich consists of
the Lansing Mall, Meijer's Thrifty Acres, and the K-Mart Department Store-
Wrigley Supermarket. It is located near the intersections of West Saginaw
Highway (Michigan-43) and Elmwood Drive, Delta Township, Michigan. These
sites were selected for the following reasons:

l. They are located at the extreme eastern and western edges
of major urbanization.

2. They are the newest and largest shopping centers constructed
in their area.

3. They are of comparable size and composition and provide
the same or significantly similar attractions.

The objectives of this research will be to evaluate these areas'
locations in a planning context and to determine their sh0pping influence
on a regional basis by spatially locating the origins and destinations of
their patrons.

Although this study cannot be considered completely thorough (due to
the unavailability of certain information and various working restraints) and
lacks several concomitant studies which could have been conducted, it will
: Land does provide what I feel to be very interesting observations for these

two particular shopping complexes.

, BASIS OF DEDUCTION AND METHODS USED

The context and conclusions of this research paper have been based on
the following three categories of data: l) Library data which came from both
public and private agencies and was utilized, mainly, for obtaining popula—
tion, economic, transportation and land-use information. It was also gathered
for concepts, designs, and locational criteria of sh0pping centers; 2) The
author's personal knowledge which was derived from studies and learning'in
the areas of Landscape Architecture and Urban Planning; 3) The author's

original research which consisted of the following programs and studies:

 

l. A quantitative and qualitative land-use study of the existing
land uses in the subject sites and surrounding areas.

2. Personal interviews with the Planning Department personnel of
the Meridian Township, Delta Township, Tri—County, and Lansing
Planning Commissions regarding present trends and the future
comprehensive plans of their respective planning jurisdictions.

3. Personal interviews with the patrons of the shopping complexes
so as to obtain attitudes and insight as to why they preferred
shopping there.

4. A quantitative study on the origins and destinations of
the patrons of both complexes. In attempting to find the
most expedient way to obtain this information, license
plate numbers were utilized. This method was chosen in.
order to assure a good random sample in the context of the
term. However, after data had been gathered, it was dis-
covered many different problems existed that were not
originally anticipated. Because this particular aspect
of the research is such an important one, I would like to
explain how it was conducted and just what the problems
were.

First, it was not possible to record any out-of—state license plates
belonging to in-state residents since only those registered within Michigan
were available. With this in mind, an initial survey of one—hundred auto-
mobiles each from the six different shopping areas was made within the two
complexes. Two weeks were required to perform this task in order to assure
that each one of the seven days of the week were covered for each complex.

It was also conducted at various times during these days (and nights) to
assure an extra degree of randomness. In addition, since both complexes are
comprised of more than one shopping establishment sharing a common roof (Lans-
ing and Meridian Malls) and because they cater to persons of varying and con-
trasting income levels, special care was taken to collect data from all four
quadrants of the parking areas. Having completed these samples, corresponding
home addresses of patrons were obtained from the local State Records in Lansing.

It was at this point that the second constraint appeared. From twenty«
five to thirty-one percent of the plate numbers from the Meridian Complex were
from addresses far removed from the actual site. At the same time, three to
ten percent of those taken from the Lansing Complex were located at distances

far removed (Table T, Figure l). Due to this inconsistancy in distance and

to the fact that many of these homes were located in areas which have sh0pping

-4-

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FIGURE 1.

Locations By County of Those Addresses Which Were Invalidated

MICHIGAN COT,IN’T‘TT—‘.S AND THE "I‘m-COUNTY REGION

 

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K-Mart, Wrigley---26
Meijer's---# ------ 25

Lansing Mall ------ 7
K-Mart, Wrigley--—3
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centers of greater variety and importance (i.e., Detroit, Flint, Pontiac),

it was assumed that these automobiles belong to persons who could not be

qualified as true patrons attracted from their own immediate areas, but that

they were involved in one of three different situations: they were either

students at Michigan State University; just traveling through the area; or

they had recently changed residency. Therefore, these particular license

plate locations were discarded and replaced by new ones which were gathered

in order to provide patrons which were more apt to be qualified as true

patrons.

The next step was plotting this new data on an Origin and Destination

Map (Figure 2) and connecting these various origins with their destinations

within the shopping complexes. A 1964 existing base map of the region was

used in an effort to exactly pinpoint each address and except for a few

streets and developments within suburban communities constructed after l964,

approximately 90 percent of all addresses mapped can be considered precise.

"After completing this transference of data onto the base map, a basis

was now available with which to work. Before proceeding any further, however,

the following other possible parameters affecting this survey were considered:

1.

There is a possibility that the owner of a car surveyed could
have been an employee in the complex and not a shopper.

There is a possibility that there may have been more than one
shopper arriving in the same automobile.

Patrons who utilize either public or other commercial trans-
portation modes were not utilized.

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CHAPTER II
ANALYSIS OF RESEARCH

As stated previously in the introduction, this research is attempting
to accomplish two things...to evaluate the locations of the shopping com-
plexes in a planning context and to determine their shopping influence on
a regional basis by locating, spatially, the origins and destinations of

their patrons.

DETERMINATION OF LOCATIONS

With these objectives once again in mind, let us now consider the
possible factors which may have influenced the locations of the two com—
plexes. This can best be examined in the light of a thorough locational
analysis, taking into consideration such influential factors as the actual
physical sites themselves, population, economics, and accessibility.
Physical Site Determinants I

In analyzing the physical sites, it was found that the Meridian Com-
plex is near the intersection of Grand River Avenue (M—43) and Marsh Road,
approximately six and two miles east of Lansing and East Lansing respec«
tively, in Okemos, Meridian Township. The Lansing Mall is located near the
intersections of Saginaw Highway (M-43) and Elmwood Drive, approximately
four and eight miles west of Lansing and East Lansing respectively, in Delta
'Township, Michigan. Both sites consist of suitable large tracts of less costly
land which is capable of fulfilling the space requirements of large, modern

shopping complexes with enough left over available for further expansion.

-3-

 

They are well served by adequate utilities and other public services.
Population Determinants

The next determining factor is population. In order to be of any
use in a planning analysis, the location of a retail complex such as we
find in the Delta and Meridian Townships is influenced by the structure of
the local economy and the anticipated volume of retail sales which this
economy can both generate and provide. This can be comprehended in more
understandable terminology by examining the regional population, its size,
composition and distribution.

Overall size gives an indication of the total spatial needs. Compo—
sition extends the analysis to such qualitative parameters as age groups,
income brackets, educational levels, etc., and investigations of their
distribution patterns provide this data with a spatial dimension. By ex-
tending this scaling procedure.forward in time, some estimated projections
can be developed based on past trends. It should also be clarified at this
time, that the focus of this discussion will be the area enclosed by the
counties of Clinton, Eaton and Ingham...the Tri-County Region.

In examining the trends of its total size, an overview of the general
situation by decades indicates that the population of the Tri~County Region
has nearly quadrupled in the last seventy years with the main contributing
factor being the greater than six-fold increase in the p0pulation of Ingham
County. As can be seen in Table 2, both Eaton and Clinton Counties suffered
population declines in the period from l900 to l920, mainly as a result of
rural-urban migrations. In contrast, Ingham County showed an average in—
crease of forty-three percent. Since the l920's, both Clinton and Eaton

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this to the steady growth of Ingham County, and there exists a very signi—
ficant population increase during the past seventy years.

As may well be expected from the lack of a major nucleated center
in both Eaton and Clinton Counties, these areas have only shown a one and
one-half - fold increase within the same period. This, therefore, is ade-
quate substantiation for the importance of the Lansing (Government, Auto-
mobile and Central Business Districts), and East Lansing (Michigan State
University) Metropolitan Area in the Tri-County Region.

While data on total population size masks the dynamic aspects of
p0pulation change (because they only show the end product of this process
at a specified point in time), its importance in this study is that it pro-
vides indications as to the total number of consumers that will eventually .
be residing in the region who could support a particular type of business.

In illustrating the trends in composition and distribution of popula«
tion, age distribution will be discussed first. A cursory glance at Table
3, Figure 3, will indicate a higher proportion of persons in the given age
brackets of 0-4, 5-9, lD-l4, l5-l9, and 20—24 years for both males and females.
Although those who are 65 and over comprise a large proportion of the total
population, it must be considered as a separate grouping because it encom—
passes a total time period of more than four years (65+). Significantly
important is the fact that the population has.matured ten years in_age since
l960, and, most likely, many of the people involVed are now employed and have
become active consumers in the local economy.

Distribution of income figures usually gives some indication as to the
Spending power of a given area. However, like all statistical data which has

been grouped, extremes of the very rich and of the very poor often cannot be

 

TABLE 3 .

AGE GROUP

13-19
20-24
23-29
30-34
33-39
40-44
43-49
30-34
33-39
011-154
03-09
70-74
73-79
00-04

63+

TOTA 1. MA LE

1““:GROUP

00-04
03-09
70-74
75-79
80-04

05+

TYYFA1.FELLALE

GRAND TOTAL

1') M 1’11 )Y ME 1\"1'

MSU E N110 L 11M 12 NT

-12-

REGIONAL POPULATION BY AGE -SEX GROUP

1900

10924
10529
14043
12090
11515
101914
9700
9397
5420
7549
0003
0150
1543
3972
2912
1919
1023
334

145146

1900
18307
10205
13004
13097
11919

9752
9790
9727
5092
7920
7120
0301
3217
4100
0047
2300
1.112

929

130501

298919

111400

17474

A1.\ 1.1: 1’111’111..\'11( JDC

1903
20500
15110
10720
17‘30
17730
10700

9700
9930
9470
5200
7730
0030
3300
1100
3170
2010
1320

‘13”

17112711

1970

23030
19310
10150
23300
23300
13340
9070
9900
$15310
9220
5030
7120
3070
4000
3200
2240
12191)

700

197110

1973
20010
21010
19000
20470
30030
13710
12930

9110

9030
11-010
9010
7300
0470
4510
2790
2330
1000

590

220200

LK3L\1121H)PUIHYLHrX

1903
10703
17700
10320
13000
13740
10370

9740
10040
9040
0740
7030
0700
3910
1030
3740
2070
1990

1040

1711133

342223

119900

215.304

1970

22400
15110
17090
23100

22390

10350
10020
10130

9120

5600

2930
2110

1170

191N360

393770

131000

42300

20000
10220
23250
20330
15290
12770
10000
9010
9900
9090
5270
7090

0000

219330

439730

147000

32300

1950
00390
23130
20790
25250
34230
22400
13540
12470

9230
9200
9170
SJHU
0050
3400
0530
2700
1020

330

244700

19.50
29030
21010
19310
27020
29390
21440
10330
12000
10200

9610

9090

9100

7730

0370

3190

3670

2330

1300

243110

407570

150600

00000

1903

33370
2132110
22070
20920
30300
2711111)
15900
13200
12120
5000
0910
9300
7340
3700
4430
2770
1910

1000

270310

1903
31720
23070
21370
29020
31770
2:101 0
19130
16200
12240

9940

9390

9200

8050

7200

2790

1720

265090

539400

173700

65000

1990

30030
25070
23920
92140
30900
23330
20730
10200
14700
11390
5350
5300
7700
0440
4350
3200
1990

1130

290170

1990

34900
27400
24000
31400
33730
23700
20100
10770
13000
11940
9730
0900
0520
o130
6350
4750
3220

1500

294400

590050

67500

POPULATTCHN

-13-

POPULATION

-COUNTY POPULATION BY AGE GROUP

TRI

FIGURE 3 .

 

in 0"

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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65

60

55

 

AGE GROUPS

MICHIGAN POPULATION BY AGE GROUP

Thousands

1200

 

1960

E22] 1980

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Alp-04.2.1143 i 13 300174.30. ,

   

 

 

 

 

 

 

 

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1100

 

AGE GROUPS

-14-

shown effectively. Based on existing data for the Tri-County Region,the
median family income has increased over $l000.00 every five years since
l960, and projections to l990 show an expected continuing rise (Table 4).

Although the Meridian Township has a high level of educational ach-
ievement and the highest percapita income of any political jurisdiction
within the Tri—County Region, many socio-economic variations within the
geographical area exist.

A large portion of its “white collar workers" (over 70%) are concen-
trated in the Nardcliff, Haslett, and Okemos locations, while the majority
of its “blue-collar workers" are concentrated in the older areas such as
Tower Gardens, Lake Lansing, and South Okemos. The large number of pro-
fessional and managerial personnel in the higher income groups has created
a very lucrative trade area within the region. Also, the East Lansing area
to the east has similar characteristics.

Particularly interesting is "An Economic Analysis for the Meridian
Mall" done by Real Estate Research Corporation. This corporation estimated
that in 1969, average family incomes within a one mile radius of the exist-
ing Meridian Mall would be $l4,000.00, within a three mile radius $l0,000.00,
and within a five mile radius $8,900.00.

In viewing Delta Township, it was discovered that they are not as
highly endowed as Meridian Township in the areas of education achievement, per
capita income, and employment positions. The average family income is ap-
proximately $9,500.00 a year within a one mile radius of the Lansing Mall,
$9,200.00 within a three mile radius, and $8,500.00 within a five mile radius.
The majority of this area's residents are employed in lower and.middle;manage~

ment positions and the Township can be generally considered'middle class.

TABLE 4 .

Total Population

Population in
Group Qtrs.

Population in
Households

Households

Pop. /Households
Housing Units
Enapl oyment

Mich. State Univ.
Enrollment

Median Family
Income

Median School Yrs.

Completed

*not available

POPULATION

SUMMARY OF REGIONAL POPULATION CHARACTERISTICS

1960

298,949

11,910

287,039
85,110
3.37
90,818

111,400

17, 474

$6177

12. 0

1965

342,225

17,080

325,145
94,245
3.45
97,519

119,800

28, 564

$7 047

12.3

1970

393,770

22, 000

371,770
107,400

3. 46
110,720

131,000

42,500

$8400

1975

439, 730

27, 000

412,730
119,980

3. 44
125,000

148,900

52,500

$9800

13. 0

1980

487,870

30,200

457,670
134,210

3. 41
141, 300

159,800

60,000

$11,500

1985

539 , 400

33, 400

506,000
149,250

3.39
157,100

176,700

65,000

$13,400

1990

590,650

36,500

554,150
164,425

3.37
173,100

194,700

67,500

$15,500

14. 0

-16-

Educational levels are most important when viewed in conjunction with
corresponding employment types,for these will coincide with wages and may,
in turn, be utilized in projecting the buying potential of consumers within
the area.

According to the 1950 census, the population within the Tri-County
Region appears to have a somewhat significant educational advantage over
both Michigan and the nation as a whole. Simultaneously, the area has a
significantly lower pr0portion of adults having less than five years of formal
education and a significantly higher pr0portion of high school graduates.
Higher education levels in the region are concurrently tied to those em-
ployed by governmental and educational agencies within the Region. The
presence of Michigan State University, however, considerably lessens the
value of this data, particularly when one analyzes the situation in terms
of attempting to obtain an estimate of the potentially educated work force
which will eventually reside within the Region. The UniverSity situation,
therefore, warrants a discussion in itself. The school's enrollment of full
time students has risen over two-fold during the period between 1960 and 1970.
During the past five years, enrollment has been gradually leveling off at
around 40,000 students. Figures of full time student enrollment compiled

during the Fall Term for each year are as follows:

1960 17,474 students
1965 28,564 students
1966 38,107 students
1967 38,754 students
1968 39,949 students
1969 40,820 students
1970 40,511 students

Projections in future student enrollment made by the Tri-County Regional Plane

ning Commission of 60,000 students by 1980, and 67,500 students by 1990, appear

-17-

to be somewhat unrealistic at this time. Due to the constantly increasing
cost of education and-budgeting restraints, it is felt that the University
will eventually be forced to set its total enrollment figures at approxi-
mately 45,000 full time students.

Although MSU students are not heavily attracted to the Lansing
Complex (which is more than likely due to the long distance involved and
transportation problems), they are drawn to the Meridian Complex which offers
the same attractions. It is felt that this can only be attributed to its
obviously more convenient location and in order to substantiate this assump-
tion, it may be reasonably assumed that the larger number of license plate
addresses which were rejected in the initial survey of the Meridian Com-
plex (between 25-31%) were students attending MSU. This can further be
substantiated in light of the fact that the largest number of students reside
in Wayne County and the majority of those rejected addresses were from Detroit.

However, neither the Meridian Complex nor the Lansing Complex com-
bined attracts as many MSU students as does the city of East Lansing. This is
mainly due to the fact that East Lansing is commercially more oriented toward
student needs. However, transportation also plays a contributing role when
viewing declines in student automobile permits. Since the fiscal year of
July, 1968 to June, 1970, they have dropped from 21,124 to 14,405. Consider-
ing this lack of private transportation and considering current problems
existing in public transportation (strikes), it appears we have a valid explana—

tion as to why students avoid the Lansing and Meridian Complexes and continue

to shop inside East Lansing.

-18-

Economic Determinants

Following population determinants, another major locational deter—
minant of the two Complexes is an economic one. In attempting to ascertain
possible future trends in various employment rates, an understanding of the
formative forces at work within the economic landscape is necessary. Within
the Tri-County Region, Lansing lies near the middle of a very highly indus-
trialized region of Michigan. In 1870, the state capital was brought into
the railroad network and this improved transportation network drew Lansing
more and more into the national economy. The first manufacturing enterprises
to serve an outside market were founded in 1869, and in 1886, R. E. Olds
built his first automobile here. By the end of the century, Lansing was
developing into a well established business and manufacturing community and
had attained the status of a Standard Metropolitan Area by 1947. Because
Lansing is located in the extreme northwest corner of Ingham County, the
expanding metropolis affected the two adjacent counties. With a view to-
wards arriving at a more realistic estimate of the extent of the reach of
the city, a community survey of the Lansing Metropolitan Area and adjacent
counties was instigated. By 1958, this survey eventually led to a re—defining
of the Lansing Metropolitan Area to include the counties of Clinton, Eaton,
and.Ingham. This region closely approximates the theoretical trade area of
Lansing as developed by Moots in 1962.

Lansing, being a center with a relatively large p0pulation base in
comparison to the surrounding central places, has generated, by virtue of
its size, a great variety of employment opportunities for commercial, indus-

trial, service, governmentahand educational establishments. Within this

-19-

region, there are numerous retail establishments of significant importance
in regard to the Meridian and Lansing Complexes. While not considering the
many unplanned strip retail establishments which have developed along major
communications routes, there are numerous retail establishments within this
region which can be classified as being competitive (Figure 2).

One of these competitive areas is the Lansing Central Business

District (CBD). This is the largest retail complex of the Lansing Standard

1 Metropolitan Statistical Area (SMSA). Its principal department stores

are J. W. Knapp's (150,000 gross square feet), Wurzburg's (86,000 gross
square feet) and J. C. Penney's (60,000 gross square feet). In addition

to these three major department stores, it also contains approximately 74,000
gross square feet of area occupied by variety stores.

In 1958, the total retail sales in the Lansing CBD amounted to
$60,662,000. In 1963, total retail sales amounted to $52,584,000 or a
decrease of 13.3 percent between 1958 and 1963. Similarly, during this same
time frame, a decline was recorded in its capture of retail sales in rela-
tion to the Lansing SMSA...from 17.0 percent to 11.7 percent.

Extensive plans have been developed for the redevelOpment of the Lans—
ing C3D to increase its forces of attraction. A new parking mall has been
estgblished and the first phases of the CBD‘s Urban Renewal Project Number
1 has been nearly completed. Project Number 2, funded in part by the federal
government, has also recently been initiated and considerable amounts of
money and effort have been spent for the purpose of making the Lansing CBD
more competitive with the existing and proposed shopping areas within the
region. However, it is seriously doubted that this effort will benefit the

existing commercial and retail establishments to any great extent due to the

-20-

constantly changing consumer shopping habits, attidues, preferences, and
designs of modern shopping centers. This point can be further substantiated
by viewing the major business establishments which have located in the Urban
Renewal Project Number 1. The Michigan Bell Telephone Building, the Com-
munity Chest Office Building, the Michigan Dental Association, and the
Leonard Plazza which is a building complex housing a variety of retail
business establishments of which Schensuls Cafeteria stands out to be the
largest and best attraction. With the exception of the Leonard Building, .
the major redevelopment has been in the form of business, office and

service space.

It thus appears that the Lansing CBD is focused, primarily, on
government and on centers of commerce for office, business, banking, and
other such services. This focus is most logical since the major cities of
Detroit, Grand Rapids, Kalamazoo, Battle Creek, Jackson, Ann Arbor, Flint,
and Saginaw, along with approximately 90 percent of Michigan's population,
are within 90 minutes driving time of the City of Lansing.

Lansing's retail and commercial businesses will primarily cater to
those who are employed within the CBD and do their shopping during lunch
breaks or after working hours. In the future, emphasis should be placed on
businesses providing specialty goods and attractive dining and entertainment
atmospheres in order to take best advantage of the needs of the employee-
shopper types, visiting legislators, and conventioneers who all so often
meet within the Capital City. Also, if the CBD is to succeed, it will be
necessary for it to become an evening attraction rather than just a day-time

one. Something should also definitely be done to alleviate major problems

such as parking and the separation of pedestrians from vehicles.

Frandor Shopping Center, another competitor, is located approximately
equidistant from both Sh0pping Complexes. One of the earliest shopping cen-
ters, bUilt in the 1950's, Frandor's principal tenants include a Sears,
Roebuck and Company (150,000 gross square feet) and a Federal's Department
Store (58,000 gross square feet). There are also a number of apparel
stores, variety stores, and two supermarkets that provide for a well-balanced
shopping center. Its largest drawback is that it was designed as an open,
dispersed complex and was constructed before the concept of enclosed malls.

The competitive East Lansing Business District is located approximately
three miles west of the Meridian Complex and seven miles east of the Lansing
Complex and is directly opposite the campus of Michigan State University on
Grand River Avenue. The principal tenant of this district is the new Jacob-
son‘s Department Store. Apparel stores occupy approximately 22,500 gross
square feet and there are also numerous variety and specialty shops that are
predominantly student oriented. Although a new parking ramp has been installed
adjacent to Jacobson's, there still remains a need for adequate parking fac-
ilities and separation of pedestrians from vehicular traffic.

A few of the other major stores operating within the region and con~
stituting a competitive influence on the two shopping complexes are as follows:

1. Three Yankee Discount Department Stores containing 53,000

gross square feet each. One is located approximately two
miles east of the Meridian Complex in the Stadium Plaza, one
is on the western boundary of the city of Lansing on the corner

of West Saginaw Street and Waverly Road within the West Saginaw

-22..

Plaza, and the other is situated south of the Lansing CBD

on West Holmes Road directly east and opposite of the Logan
Shopping Center.

The Logan Shopping Center, which is located on the northwest
corner of the intersection of Logan and Holmes Road. It con-
tains several variety stores, a Kroger Supermarket, a W. T.
Grant Department Store, and an Arlan's Discount Department
Store comprising 88,000 gross square feet.

A combined Thrift—E Mart Supermarket and a Topp's Discount
Department Store is located diagonally southeast across from
Logan Center on Holmes Road and contains 70,000 gross square
feet.

A combined Thrift-E Mart Supermarket and Shoppers Fair Discount
Department Store containing about 63,000 gross square feet, is
located directly east of Frandor on Michigan Avenue.

A Spartan Discount Department Store is located to the south

of Lansing on South Cedar Street. It contains approximately
65,000 gross square feet.

One other Meijer's Thrifty Acre's Store Operates outside of the
two within the Lansing and Meridian Complexes and it is located
at the southeastern corner of the intersection of U.S. 127 and
Miller Road. It contains approximately 140,000 gross square
feet.

One other KwMart Department Store located south of Lansing on

Cedar Street.

-23-

8. There are also several smaller convenience goods facilities
located mainly on M-43‘s vast commercial strip development.

Particularly interesting is the acquisition of land on a site west of
the proposed U. S. 127 and north of Lake Lansing Road for a proposed major
shopping complex. This complex would contain department stores such as
J. L. Hudson's, J. C. Penney's, and possibly, Sears, Roebuck and Company
which may completely relocate from Frandor. Much of the planning for this
shopping center depends upon the completion of U.S. 127, and this may be a
reason why groundbreaking has not yet occurred. Plans for U.S. 127 to become
Operational are not effective until 1972.
Accessibility Determinants

The final locational determinant of the two shopping complexes is
that of its accessibility to all parts of the region. Both the Lansing
Complex and the Meridian Complex are located within easy driving time to all
parts of the region and there is available public transportation when not
on strike. Existing routes have been improved and with the completion of
the circumferential belt line route in 1980, they should attract even more

patrons from greater distances.

(.

As indicated in Figure 4, the Lansing Trunkline system, when completed,
will consist of a circumferential belt line route. I—96-- is the major
east-west corridor serving the state. M-78-- passes northeast of the Meridian
Complex and southwest of the Lansing Complex and will intersect the beltline
in both directions. U. S. 127-- , which is part of I-496-- , will become
the major north-south portion of the trunkline upon completion in 1972. U.S.
27--, also part of I-496, will act as the major east-west artery in the city

of Lansing and will replace M-43 in its present importance as such.

-24-

circulation system

MAJOR EXISTING AND PROPOSED CIRCULATION SYSTEMS TO 1990
A i

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FIGURE 4.

 

 

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The preparation of this document was financially Ildod through a Federal Grant
from the Department of Housing and Urban Development, under the Urban Planning

TRI-OOUNTY REGIONAL PLANNING COMMISSION
Assistance Program. authorized by Section 701 of tho Housing Act of 1964. u

535 North Clippert Street, Lansing, Michigan 48912
amended.

Currently, M-43-- serves as the major access to the Meridian Complex
and intersects I-496 and U.S. 127 approximately five miles to the northwest.
It also intersects with major north-south arteries serving East Lansing and
Lansing. West of the site, it is a four lane artery and to the east it is
two-lane until it connects with I-96 approximately eleven miles southeast.
M-43 is also of major importance as an artery to the outlying communities
of Williamston and Webberville, due to the fact that the major economic bases
of these two towns have been unable to survive the consequences of I-96 re-
placing M-43 as the main east-west corridor. The north-south access to the
site is provided by Marsh Road which connects with M-78 approximately three
and one-fourth miles to the north. It connects with Hamilton Road to the
south which junctions with Okemos Road which, in turn, connects with I-96
approximately three miles south of the complex.

The most heavily utilized east-west access to the Lansing Complex is
provided by the Saginaw Highway (M-43)-- which provides easy access from
Lansing on the east and Grand Ledge and the smaller communities to the west.
I-96-- and I-496-- are the major arteries running east and west. U.S.
27-- provides access from the southwest and north, and U.S. 127- - pro-
vides access from the south. They provide easy access to 1-96 which passes
the site to the west and provides an exit onto M-43 approximately three miles
west of the site. Many of the smaller local roads running north and south and
east and west also tie in with M—43 making it an important lifeline to the
smaller farming communities to the west. Elmwood Drive which bounds the east-
ern edge of the complex is also an important north-south route providing access
from the newly constructed housing projects to the north along Willow Road. It

is presently a four lane route near the site and tapers off to two lanes as it

continues north.

-25-

There are many important proposals existing at this time for the con-

struction of new and improved transportaion systems that will ultimately

affect both shopping complexes. They are being designed to improve both

existing interior and peripheral vehicular movement throughout the region.

The following pr0posals for new Interstate freeways will have a con-

siderable effect on the Meridian Complex:

1.

The east-west portion of I-496 from I-96--eastward 9.1 miles
to the Trowbridge Road Interchange. This has already been
completed.

The Vannata Road Connector-- joining I-96 and M-43 approxi-
mately two miles southeast of the complex. Construction will
begin in 1972.

The Extension of the Vannata Road Connector-- north from
M-43 to intersect at M-78, does not have a specified construc-

tion date as yet but will begin sometime before 1980.

There are also plans existing for the construction of new nonainterstate

freeways that will effect the Meridian Complex:

1.

The Cross Campus Expressway -- from the Trowbridge Road Inter-
change extending eastward across the southern boundary of
Michigan State University to connect with M-43 near its inter-
section with Park Lakes Road, will become a major west—east
aCcess to the Meridian Complex. Construction should begin
shortly and it is expected to be completed by 1972.

The extension of U.S. 127 -- north from the Trowbridge Road
Interchange to existing U.S. 27 north of Clark Street is plan-

ned for completion by 1972.

-27-

Plans for improvements on existing roads affecting the Meridian Com-

plex are as follows:

1.

Widening Marsh Road into four lanes and connecting it with
Okemos Road.

Widening Okemos Road in a semi-circular route to include
Ardmore Avenue to junction with North Okemos Road on Grand
River Avenue.

Dobie Road east of the subject site will continue in a north-
ward direction beyond M-43 to meet in a circular arc with
Marsh Road. As of this date, portions of these plans have

already been enacted.

Although the new proposals for future Interstate and Non—Interstate

Freeways will not directly affect the Lansing Mall, there have been proposals

made for improvements on existing roads on the western end of Lansing that

will. They are as follows:

1.

2.
3.

Widening of M-43, Saginaw Highway, from Creyts Road west to the
I-96 Interchange from four lanes to five.
Widening of St. Joseph Street from two to four lanes.

hidening of Creyts Road from two to four lanes.

A final look should now be given to the subject of traffic volume when

discussing accessibility. Traffic studies conducted over an average twenty—

four hour period in 1965 by the Tri-County Planning Commission and the Michigan

Highway Department, indicate that the heaviest traffic volume to the Meridian

Complex is along M-43 in an easterly direction with secondary volumes coming

from a western direction on M-43 and a northern direction on Okemos Road.

The heaviest traffic volumes to the Lansing Complex were recorded coming from

-28-

a western direction on M-43, an eastern direction on M-43, and a northern
direction on Waverly Road...in that order.

With improvements continually being made on existing systems and
with proposed systems being continually developed, the traffic volume with-
in the region has and will continue to increase in the future in relation to
the two sites. Also, with the increase of the number of households and
population generating an increased number of trips, by 1990, traffic volume
will increase to approximately twice that experienced today. The 1965
figures and projections for the years 1975 and 1990 for the Tri-County
and Region are as follows (See Figure 5):

Total number of trips for 1965 745,975

Total number of trips for 1975 1,002,800
Total number of trips for 1990 1,402,000

Total number of trips for shopping in 1965 82,803
Total number of trips for sh0pping in 1975 111,100
Total number of trips for sh0pping in 1990 151,700

SHOPPING INFLUENCE ON A REGIONAL BASIS
In order to comprehend the shopping influence that the Lansing and
Meridian Complexes have had on a regional basis and in order to illustrate the
origins and destinations of their patrons, an Origin-Destination Map was de—

signed (See Figure 2).

O
a.“

E
R

—County

ons Within the Tri

frojecti

.«

Past and Future Traffic Volume

 

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CHAPTER III
CONCLUSIONS

The following are conclusions that have been drawn from this study of
'the Lansing and Meridian Complexes:

1. The Meridian Shopping Complex is located in a fastly growing,
residential (bedroom) community whose population has increased 6,985 persons
within the last five year period of 1965 to 1970. Since early 1960, coincid-
ing with the rapid student growth of Michigan State University, the Township
has been considerably growing with a mixture of single family residences,
apartments, town houses, and group living quarters (dormitories at the eastern
edge of the campus). Residential sub—division development has been particularly
strong south of the complex in Okemos with construction of Tacoma Hills, Forest
Hills, Indian Hills, etc. Up to the time when the Meridian Mall opened in
early 1970, there existed a definite need for such a major shopping complex in
the East Lansing-Meridian Township area. It was, therefore, quite logical for
this new complex to locate in a fastly growing portion of the region ha it
chose and to take advantage of its existing character (Figure 6).

2. The agglomeration of commercial, retail, office, public, and resi—
dential spaces planned around the Meridian Complex will definitely become a
major influence within the region in the future. According to the existing
land-use plan of the Meridian Township, the Complex has become the geographic

focal point within it. Plans have been developed for a proposed Community

:v’libri!’.:f¢.h ":1 I :5. I L“: UNI .‘a, mile .
SCHOOL Ur UHw'AN PLANNING
AND LANDSCAPE ARCHITECTURE
EAST LANSING, MICHIGAN

-30-

-31-
FIGURE 6. ' MERIDIAN TOWNSHIP COMMERCIAL PLAN

BATH
TOWNSHIP

  
       
    

LAIOI'.

   

LANSING

  

O
n
.-.—.-.—.—.—.—O--_-_.—.—._._._._.—.—.—._._.-.—.-.—.—.
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n
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MERIDIAN CHARTER
TOWNSHIP {I}

SCALE

-32-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FIGURE 7. MERIDIAN TOWNSHIP DEVELOPMENT PLAN 1990
BATH I i
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-33-

. Center containing offices, a library, police station, post office, and civic
center to locate directly north of the Meridian Mall. Also, offices and
businesses are planned to be built directly east of the hall along with
single family and multi—unit townhouse developments (Figure 7).

3. Similarly, the Lansing Complex also chose to locate in an area of
rapid urbanization. Growth in new subdivisions such as Delta Mills Estates,
Oak Park and Brenton Moods have been primarily located east of Elmwood
Drive. They are mainly single-family residences in the $35,000 range com-
parable to those found in East Lansing. The most exclusive development is
Mar-Moor Estates which is located northeast of the Complex along the Grand
River and is comparable to the better subdivisions of Okemos in Meridian
Township.

4. Also like the Meridian Complex, the Lansing Complex chose to locate
in an area providing available,cheap land with good accessibility and room to
grow.

5. Although the pOpulation surrounding Lansing Complex is not as econo—
mically endowed as is the population surrounding the Meridian Complex, there
growth has been similar. Like the Meridian Complex which will most likely
eventually become the major eastern focus within the region, the Lansing Coma
plex will also, in time, most likely become a major focus of growth to the
west (Figure 8). As may be seen by the Delta Charter Township Zoning District
Map (Figure 9), development planned around the Lansing Complex is very similar
to develOpment planned around the Meridian Complex. The only difference now
existing is the lack of an area designated for proffessional office space. How—
ever, in time, this will probably also be included (Additionally, the Township

offices are not located adjacent to the site as is planned for the Meridian

-34-

FIGURE 8. 1990 TRI-COUNTY DEVELOPMENT PLAN

  
 
 
    
   
 
  
   
 
  

ROADWAYS

-— FREEWAY (EXISTIIO I. PIOOIAIIEO
"" FREEWAY (PROPOOEO OOIBIOOI)
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TRI-COTII I Y REGIONAL FMNV‘WNG COMMISSION The preparation of this document was financialh Aided through a Federal Grant

535 North CIIp‘pel't Street, Lnnsmg, Michigan 45912 from the Departmmt 0! Housing and Urban Dex-Mmment, under the Urban Planning
Aesbtanoe Program, luthoflzbd by auction 70] of the Housing Act of 1954. u
WWd.

-35-

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Township but are situated, instead, two miles to the west in a new building
complex).

6. The two shopping complexes are in competition with each other for
the attraction of potential customers and due to this lack of perfect compe-

ition there is a distinct overlap of the zones of influence which each shop-
ping center exerts occurring approximately at the location of the Lansing C80.

7. The Meridian Complex exerts the greatest influence in attracting
customers from farther distances.

8. The greatest number of patrons attracted to the Meridian Complex
were from Lansing (87), followed by East Lansing (46), Okemos (36), Haslett
(24), Mason (20), and Milliamston (l9).

9. The greatest numbers of patrons attracted to the Lansing Complex
were from Lansing (l57), followed by Grand Ledge (52), Dewitt (ll), East Lans—
ing (9), Holt (9), and Eaton Rapids (8).

l0. The greatest number of all patrons attracted to the two complexes
with their percentages are as follows: Lansing (244——40.7% of the total), East
Lansing (55--9.l% of the total), Grand Ledge (54--9.0% of the total), Okemos
(37--6.l% of the total), and Haslett (25--4.l% of the total) (Table 5).

ll. The greatest number of patrons originate within a five mile radius
of either complex (256--42.6% of the total), followed by those within a five
to ten mile radius (222--37.0% of the total), and those originating beyond a
ten mile radius (l22--20.4% of the total) (Table 6).

l2. There is a definite attraction from Milliamston, Mebberyille, and
Fowlerville to the east of the Meridian Complex which tends to substantiate the
fact that the economic bases of those towns have declined since the opening of

1‘96 as the major east-west corridor. Similarly, there is a heavy attraction

-37-

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TRIP DISTANCE FROM HOME TO SHOPPING DESTINATION

Meridian Mall
K-Mart, Wrigley's

Meijer's

Lansing Mall
K-Mart, Wrigley's

Meijer‘s

TOTALS:

TABLE 6

 

 

0—5 miles 5-l0 miles over l0 miles

40 42 l5

3l 4l 28

44 45 l4

7

4l 24 35
49 34 l7

5l 36 l3
.256 222 l22

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from Grant Ledge to the Lansiho complex utilizi g 5-43

l3. The existing attraCtioh to either complex is not more than twenty-

14. Those patrons attracted beyond a ten mile radius from either com-
x were mainly from small rural communities that do not provide the diver-
sity of goods offered by the two local shopping complexes.

l5. Very few patrons east of East Lansing were attracted to the

T6. Based on the researcher's personal observations, the Meridian Mail
attracted the greatest number of patrons, followed by the Lansing Mall, the
two Meijer‘s Thrifty Acre's Stores, and the two K—Mart Department Store-
hiigl ey Supermarket combinations

l7. The majority of all shoppers originated from highly urbanized

1.“:
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he majority of patrons are within twenty minutes driving time
f the site (FigurelO).
T

he success of these types of shopping complexes are mainly due to

act that people are no lon Iger tied to the concept of the neighborhood

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a wide variety of stores and merchandise. Price advantages to the shoppers
of well-known brands of merchandise at regularly competitive prices and the
impact of sales and promotions through various communications media have
been :ot iwe . major attractionstfi:such shopping areas.

In design and site development, there is more attraction. The patron

. -40-

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-41-

is not confronted with the problems of parking and traffic, and there is a
minimal conflict between vehicular and pedestrian traffic. The physical

c mforts of the new enclosed shopping areas provide for year-round climate
controlled shopping. Attractive decor, store placement, and collateral.
comforts such as eating places, rest areas, and designed open space can

be easily converted to display another sales area. The psychological
effects of water, music, vegetation, etc., all contribute to making shop-
ping more of a pleasant affair rather than just a necessary chore.

Note should also be given to the fact that, within very recent years,
these types of shopping complexes are now remaining Open on Sundays while
the competitive central business districts of nearby cities and towns are
not. With the structure of many of today's family units, wherein both the
mother and father are employed and children are in school all week, Saturday
was just not enough. Today, Sunday at the new malls and shopping complexes

is fast becoming an enjoyable day of leisurely and relaxed shopping.

'1' CAT?“ “I: ‘--:-\"‘"
S_L_c._J RLFz..; .c

or Michigan Counties and

Alchin, dward u. Selected Population Data f
t tute for Community DevelOpment

r~ m.-. -.-..- r-_, -. 4 , . --
co manities. cast Lans;ng. Ins

and Services, l970.

 

Berr\, Brian J. L. Geography of Parket Centers and Retail Distributions.
Englewood Cliffs, New Jersey: Prentice—hall, l967.

Cnapin, Stuart. Urban Land Use Planning. Urbana: University of Illinois
Press, l963.

 

Chorley, Richard J. and Hagget, Peter. Socio-Eccnomic Models in Geography.
London; University Paperbacks, T968.

 

Gladsto e, Robert. Population and Economic Projections: Tri-County Area.
Lansing: Tri—County Regional Planning Commission,fil966.

 

. Comprehensive Development Plan l970-l990. Meridian
Charter Township, l970.

 

 

. Economic Analysis, Proposed Shopping Center Grand River‘
Road and Haslett Road, Okemos, l966.

 

 

 

. Regional Data Book. Lansing: Tri-County Planning Com-
mission, l965.

 

 

. Shopping_Centers and Stores. New York: McGraw~Hill,
Architectural Record, April—T966, pp. l49—l70.

 

 

. Technical Bulletin No. 24. Washington, D.C.: Urban Land
Institute, l955.

 

 

fi

. Technical Bulletin No. 99. Washington, D.C.: Urban Land
Institute, l957.

 

 

ork Paper, Lansing: Tri~County Planning Com—

n.~

. Technical I
mission,_l969.

 

 

. The HOuse Me Live In. Lansing: Tri-County Planning Com—
mission, l968.

 

 

   

 

   

 

STATE

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293 02956 4782

 

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