|February 20th, 2005, 07:21 PM||#1|
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Lansing, Michigan redevelopment proposed
A cool pdf is in this article on Lansing's massive proposed redevelopment:
Condos, 2 hotels, offices could dot Eastwood-area 'downtown'
30-year 'dream plan' calls for an urban-themed community in Lansing Twp.
By Stefanie Murray
Lansing State Journal
(ROD SANFORD/Lansing State Journal)
LANSING TWP. - Barb Medlock already has felt the impact of a plan that could guide development for 650 acres near the Eastwood Towne Center.
The 33-year Lansing Township resident sold her green, three-bedroom house at 2224 Lake Lansing Road in December for $550,000, according to CB Richard Ellis. The Medlocks paid $18,300 for the house in December 1971, according to Ingham County records.
Soon, it'll be made into a 7,700-square-foot retail center, which ties into the township's vision for the area.
"I still feel that this was the perfect place to live," said Medlock, 62, a retiree known as "Aunt Barb" who runs a massage business. "If I could have lived there next to a new building, I would have because I love the area. But I decided the timing was right."
The Lansing Township Downtown Development Authority's 30-year development plan includes two major hotels, a seven-story office tower and nearly 3,000 condos, apartments and homes. New stores such as Whole Foods, Herman Miller furniture and CompUSA also may be in the offing.
It could bring dozens of new stores and hundreds of jobs. New employment could include office, retail, restaurant and hotel work. It also would create a walkable, urban-themed community and add millions of dollars of taxes for services such as fire, police protection and roads.
"There is so much land in transit here, we felt it was a good time to take a look at, ideally, how we'd like the area to be developed," said Steven Hayward, Lansing Township's director of planning and development. "This is as close to ideal as we could get."
But the plan - which is up for a series of township votes in February - also could displace residents and spark friction with developers who have ideas for their land that don't match the master plan.
"This is a dream plan, and we can only do what the market has an appetite for," said Shawn O'Brien, vice president at CB Richard Ellis in East Lansing, whose company owns land in the district.
"To get (developers) to build - and people to occupy - multistory buildings with residential space on top is a lot harder to sell here in Lansing than it is on Michigan Avenue in Chicago."
Essentially, the authority wants to create a third "downtown" area to complement Lansing and East Lansing. They've dubbed it "Eastown." Highlights include:
• A seven-story or higher office building and hotel between Eastwood and U.S. 127.
• Five parking structures, two flanking the NCG Eastwood Cinema.
• A neighborhood north of Eastwood with 1,008 homes including condos and apartments.
• A smaller office tower, extended-stay hotel and mixed-use buildings near Krispy Kreme.
• A civic area for a town hall, library and fire station.
• A medical campus including a 100,000-square-foot office facility currently being built, smaller medical buildings and 722 homes and senior housing nearby.
In Lansing Township, the bulk of the decision-making about whether to honor the DDA's plan is up to one man: local developer Mike Eyde. He is the township's largest landowner, controlling about 130 acres in the downtown district, according to Hayward. Eyde said he supports the new plan.
"It's in the best interest of Lansing Township for today and the future," said Eyde, who noted that he is working on some deals that could be aligned with the plan. "With the visions they've got for this area, there will not be another more exciting place in Lansing."
Hayward said the township is talking with developers about projects in the area.
Some area residents - who have grown accustomed to the lights and traffic generated by the 2 1/2-year-old Eastwood - already can feel the impact of the new vision. On the south side of Lake Lansing Road, west of Wood Street, Vision Quest Consulting is constructing the 100,000-square-foot medical office building to house Lansing's Mid-Michigan Physicians PC. It'll be the heart of what the township envisions as a medical campus.
"I can see all the way over to Lake Lansing Road because it's quite bright back here now," said Patricia Thuemmel, 65, who's lived at 1604 Barritt St. for 14 years. Her house is next to the construction site and her formerly wooded yard, a haven for deer, is now a big snow-covered pile of dirt. "I like my house, but if some doctor wanted to buy it to be closer to the building, I might consider," she said.
Contact Stefanie Murray at 377-1016 or firstname.lastname@example.org.
The Lansing Township Downtown Development Authority's proposed plan would ideally include the following space allotments. However, developers and landowners would have to conform to the plan. The township can encourage them and can use zoning and permit tactics to influence new development.
• retail space 680,300 square feet
• office space 783,500 square feet
• entertainment space 65,000 square feet
• civic-use space 82,000 square feet
• industrial-use space 50,000 square feet
• residential units 2,776
• parking structure spaces 2,590
• hotel rooms 480
• total new taxable land value $391 million
Note: Numbers based on preliminary design
What is a development plan?
• Such a plan lays out guidelines for idealistic development in a certain area.
• Just because there's a plan in place doesn't mean developers and landowners have to conform to it, although municipalities encourage them to and can use zoning and permit tactics to influence new development.
The Lansing Township Downtown Development Authority board will vote on its development plan Feb. 2.
• The plan is scheduled to go before the township’s planning commission for a vote Feb. 16.
• If passed, it will go before the full township board Feb. 22.
• If accepted, the development plan will influence future zoning and permit decisions.
• Ingham County is reviewing the township’s plans for six infrastructure projects — such as installing underground electrical work and extending Coleman Road to the west — to be paid for out of its $11 million tax-sharing agreement.
Lansing Township master plan for Eastwood area - pdf
Source: Vandewalle & Associates