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Neighborhood Condition Analysis
Master Land Use Plan
IDENTIFYING NEIGHBORHOOD external image factors rather than housing
Q value, age, or the unknown internal
UALITY - THE TRADITIONAL characteristics of housing units. Site
APPROACH conditions such as the presence of junk,
abandoned vehicles, yard debris, and the
Census information and other familiar data like were identified by participants in the
sources focus on identifying residential and planning process as most significant to
neighborhood quality through such factors defining poor neighborhood quality.
as housing age, presence or lack of basic
systems (e.g. in-door plumbing), housing NEIGHBORHOOD CONDITION
value in relationship to area or regional SURVEY
values, number of bedrooms in relationship
to household size, etc. Historically, these
characteristics have been used to measure To fully determine potential "areas of
housing condition, to serve as a gauge of concern" pursuant to neighborhood quality
comparative quality between based on external site conditions, a
neighborhoods and cities, and to describe comprehensive field survey of all residential
overall community quality. areas was undertaken. In completing the
field exercise, two assumptions were made:
While such information may be very useful,
it does not necessarily offer an accurate The perception of poor neighborhood
picture of neighborhood quality. In fact, quality is strongly related to the
such information may unfairly label a presence of site conditions perceived as
residential area, or City as a whole, as less undesirable; and
than desirable pursuant to housing quality.
A prime example is that of housing value. The value of homes within an area does
Is an area comprised of homes with a per not define neighborhood quality. A
unit average housing value of $50,000 less neighborhood comprised of homes with
desirable or of less quality than an area an average value of $35,000 has the
consisting of homes having an average per same quality potential as
unit value of $100,000? Many planning neighborhoods with more expensive
and housing studies would respond in the housing.
affirmative. Essentially, there is an
underlying assumption that more is better. A number of important planning benefits
may be achieved from a comprehensive
M neighborhood site survey. These include:
ASTER PLAN SURVEY
FINDINGS Offers an objective (versus subjective)
means of identifying potential problem
Data collected and analyzed during the areas.
planning process revealed that the
perception of neighborhood and overall Useful in identifying areas with highest
City quality was very closely linked to (potential) need for rehabilitation, code
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enforcement, etc. Burned-out home.
Helps verify the occurrence (or non- Dilapidated fence (required at least two
occurrence) of blighted locations. cases per block to be counted as one
occurrence.)
Useful when identifying and/or
supporting the conversion of Grass/weed growth in front yard greater
neighborhoods to a different form of than 12 inches (required at least two
land use. such cases per block to be counted as
one occurrence).
Useful when measuring the relationship
of occupancy status (owner or renter Porch and/or roof falling/caving in.
occupied) to site/neighborhood
conditions. Excessive peeling of paint on front face
of home (excessive being more than
Establishes a "baseline" for subsequent one-half of wall area). Homes being
investigations. scraped/sanded were not included.
Allows one to better analyze the Junk/debris strewn about a vacant lot.
impacts of compatible relationships
between residential and non-residential Dilapidated garages/sheds visible from
areas. sidewalk/street.
Survey results were assembled and reported Church or other non-residential
on a block-by-block basis. Residential property located in the neighborhood
blocks were classified based on the "level exhibiting the above conditions.
of occurrence" of various site factors.
These included: Blocks were classified based on the level of
occurrence (number of times) site
Abandoned and/or junk vehicle visible conditions were observed. This
in side or front yard. information was mapped using the
following rigid standards:
Debris (e.g. discarded lumber, auto
parts, trash, etc.) visible in front, side, or None
rear yard. Debris did not include trash
at curbside waiting to be collected, Block experienced no homes or vacant
trash/garbage containers, children's lots with evidence of one or more site
toys, or materials/trash stored adjacent factors.
to a trash/garbage receptacle for
potential pick up. Moderate
Boarded-up home. Block experienced not more than two
homes or vacant lots exhibiting site
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factors. rates of visible exposure to those traveling
the local roadways.
High
Area B fronts on Laketon Avenue, lying just
Block experienced three or more homes west of the Laketon/US-31 Interchange. As
or vacant lots exhibiting site factors. with Area A, this location receives
significant exposure to those traveling by
AREAS EXHIBITING HIGH LEVELS vehicle.
OF SITE FACTORS Area C is sandwiched between Nelson
Junior High School to the west and the
Three areas exhibit homes characterized by Muskegon Senior High School on the east.
high levels of site factors (see Residential The proximity to these schools leads to
Site Condition map). These are: significant exposure of the Area C blocks.
Area A The areas broadly defined by Larch, Hoyt,
Grand, and Sixth, and by Clay, Sixth,
The group of blocks broadly defined by Monroe, and Eighth have the potential to
Getty, Oak, Scott, and Apple. enter a similar stage.
Area B AREAS EXHIBITING MODERATE
The group of blocks broadly defined by LEVELS OF SITE FACTORS
Keating, Continental, Laketon, and Nims.
Blocks of moderate occurrence tend to be
Area C concentrated in the central portion of the
City, but do exist throughout. Areas
The group of blocks broadly defined by identified as "moderate" in level of
Southern, Seventh, Mason, Fourth, Strong, occurrence typically require minimal
and Sixth. improvement to advance to the non-
occurrence stage.
Areas A, B and C represent enclaves in
which six or more blocks exhibit high There are many blocks/areas within the City
levels of site related problems. Unlike not experiencing any site factor. The rate of
many residential areas within the City, it "no" or "moderate" levels of site
was noted that each of the above areas occurrence far exceeds the rate of "high"
tends to be highly visible to residents and levels. Based on the prevalence of site
visitors. factors as an indicator of blight, a vast
majority of the City does not experience
Area A abuts the highly traveled streets of this problem.
Apple Avenue and Getty Street. As such,
the blocks defined by this area receive high There does not appear to be definite
correlations between level of occurrence
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and zoning or land use. While many areas similar to those implemented by the
exhibiting the highest levels of occurrence City during the Summer of 1996 along
are found either adjacent, or in close Hoyt (north of Laketon) and Muskegon
proximity to, non-residential development Avenue (flower plantings). The
and non-residential zoning districts, many allocation of funds to various
are not. Neighborhood Associations should
consider the success of these cleanup
RECOMMENDATIONS programs.
Based on this analysis, and other related Community Development Block Grant
evaluations, the following Targeting. This includes the targeting of
recommendations were developed: funds to isolated blocks experiencing
site condition problems. Left
Systematic and targeted programs of unchecked, such blocks may result in
code enforcement need to be the spread of area problems.
developed and implemented. The Residential Site Condition Survey
Most cities must deal with the issue of identified a number of locations in
property maintenance code which the presence of a high
enforcement and Muskegon is no occurrence of housing and site related
exception. Currently, the City has a problems were limited to a single block
program wherein rental properties are within a larger residential area (refer to
uniformly inspected to determine the the Residential Site Condition Map).
need for site improvement. This We recommend these blocks be
program includes on-going inspection analyzed for the targeting of a portion
of housing units to determine of the City's Community Development
maintenance needs of the structure (e.g. Block Grant (Entitlement) funds for
peeling paint, rotten wood, etc.) and housing rehabilitation and site related
surrounding property. Observed improvements. Targeting of funds to
violations are officially noticed, with the specific locations is justified based on
home owner provided opportunity to the potential positive impacts to a
make necessary improvements. Failure broader neighborhood area brought on
to do so may result in fines and by resolving isolated pockets of need.
penalties. The program appears to have
met with general success and we Determine the merits of maintaining a
recommend it be supplemented. residential area. It may be desirable to
Various specific approaches for doing do so. It may not. The area bounded
so are described in the following by Laketon and Nims represents a
recommendations. former residential area more suitable for
development to other uses, including
The City should participate with linkage to nearby industrial
Neighborhood Associations to develop development.
programs of site enhancement (cleanup)
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Utilize "anchor" facilities (e.g. hospitals, costly and time consuming, with long-
churches, schools, certain businesses, term success difficult to predict.
etc.) to help coordinate/spearhead We recommend the City convene a panel
neighborhood improvement efforts. of local real estate and building
professionals to analyze the City's infill
Upgrade the City Zoning Ordinance to potential. This might be accomplished
include very strict buffer standards under the auspices of the Muskegon Board
between residential and non-residential of Realtors, or through a group of
districts. Greater emphasis should be professionals selected by City staff. Charge
placed on compatibility relationships the panel with identifying an infill
between differing land uses, and methodology and implementation process.
residential/ neighborhood integrity will
be enhanced by such an approach. With the participation of area lending
institutions and housing agencies,
Complete the neighborhood site survey conduct annual (Neighborhood
on an annual basis. We suggest the Association) workshops educating
effort be completed by Planning residents on the availability of housing
Commission team members. That is, improvement dollars and methods for
divide the Planning Commission securing same.
membership into teams of two, allocate
reasonable program areas, have each Although no single effort will ever
team complete a field review of site completely rid the City of housing
conditions, and submit to staff for blight, a concerted effort on a number
recording and mapping. of fronts could yield significant
improvements. Combined with efforts
Initiate as a pilot project an to address other livability issues in the
"Ombudsman" position to serve as a City, the overall quality of life and its
liaison between residents/ perception by residents and visitors
Neighborhood Associations and City would be significantly improved.
Hall.
Site Infill. The City has aggressively
tackled residential site infill in the
Downtown Historic District. Over the
past several years, six or seven homes
have been relocated to the Downtown.
Site infill can be a very important and
logical component of increasing the
City's housing supply and in the
stabilization of neighborhoods.
Unfortunately, infill programs can be
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