Walker City Commission Chambers – 4243 Remembrance Rd., N.W.
Present: J. Hickey, Chairman; C. Rypma, T. Greeno, S. Versluis, M.
Huizenga, M. Ferris-Young. Absent: D. Brown, and C. Gornowich. Also
Present: F. Wash, Planning Director, and P. Dlouhy, Planning Asst.
Chairman Hickey called the meeting to order and Member Rypma gave the
invocation.
General Public Comment
There were no comments at this time.
Approval of Minutes – July 18, 2007
Motion by M. Ferris-Young, supported by C. Rypma, to approve the
minutes of July 18, 2007, as printed. Motion carried.
Approval of Minutes – August 1, 2007
Motion by C. Rypma, supported by M. Huizenga, to approve the minutes
of August 1, 2007, as printed. Motion carried.
Case #07-493 – Master Plan Update – Sub Areas 3A & 3B
Chairman Hickey read the agenda item: In accordance with the State of
Michigan Municipal Planning Act, the City of Walker Planning Commission
will review the draft 3A & 3B Master Plan Update and hold the final
public hearing. Sub Area 3 A involves the Alpine Avenue corridor south
of 3 Mile Road. Sub Area 3B involves the land between 4 Mile Road and
I-96, Bristol Avenue and Alpine Avenue.
Motion by C. Rypma, supported by T. Greeno, to open the public
hearing. Motion carried.
Planner Wash related that this is Step 7 of 8 for these two sub
areas. We have sent public notification to neighboring communities and
no comments have been received. Wash related that these master plan
updates are now eligible to move forward to the City Commission for
final approval. Wash indicated that the documents have not changed since
the draft approvals in March. Staff is already using these master land
use plans for Alpine Ave. (former Lear Plant) and the English Hills
property.
Motion by M. Ferris-Young, supported by M. Huizenga, to close the
public hearing.
Motion by S. Versluis, supported by T. Greeno, to recommend approval
of Master Plan Updates for Sub Areas 3A & 3B to the City Commission.
Motion carried unanimously.
Discussion Item – Lewis Farms
Planner Wash related that Dave Visser had recently stopped in with a
proposal for the expired Lewis Farms MPUD site plan and asked if the
planning commission would take a look at what they have in mind, as the
Vissers are considering purchase of the site.
Wash related that this property had been rezoned to a Mixed Planned
Unit Development, and the approval for the preliminary area site plan
has now expired. Wash related that the property is located at the
northeast corner of Wilson and Leonard Street. Wash stated that the same
number of dwelling units proposed, but the percentage of single family
and condos have changed.
Steve Visser was present and reviewed a conceptual plan with the
planning commission and compared it to the formerly approved Lewis Farms
MPUD preliminary area site plan.
Steve Visser reviewed the condo development portion on the conceptual
drawing and stated that they wanted to keep the condos together, as
opposed to the approved plan. He related that the single family lot
sizes are more typical; they are deeper and not as wide. Visser then
reviewed the commercial areas on the corner of Leonard and Wilson and
extending across a portion of Wilson, designated on the plans as Lots A
– G.
Steve Visser indicated that the drainage facilities are located in
the same areas as before. Member Versluis asked if it was large enough
to accommodate the proposal, as this area is prone to flooding?
Planner Wash related that an updated traffic study would be required,
as would approval from MDOT on the Wilson Avenue driveway. Steve Visser
agreed that they will have to meet with MDOT on the driveway.
One of the lots was discussed for a possible retirement home. Member
Versluis asked what type of retirement home would it be? Steve Visser
stated he didn’t know yet in this early planning stage, but he was
thinking of one similar to the one west of Walker Village Dr., next door
to the Walker Village Condominiums.
Steve Visser reviewed the 70 units proposed for residential and 70
units condos, with 80% being duplex condos with 3rd stall
garages. Auxilliary parking was discussed and will be added to the
plans.
Member Greeno asked about having a pocket park? Planner Wash pencil
sketched and reconfigured the road layout between the single family
residential and condos where a possible pocket park could be located.
A question was asked about retaining the roundabout that was approved
on the former plans? Planner Wash stated that the roundabout is a great
traffic calming measure to slow down traffic on long internal roads and
he would like to see it remain. The roundabout shown on the original
plans might have been too large.
Internal access for Lots F & G was discussed, with the Leonard Street
driveway taken off on the conceptual plans.
Member Greeno was concerned about the length of the cul-de-sac on the
private road. Planner Wash stated that 800’ is the standard and
Mr.Visser needs to design another road connection.
There was discussion about combining some of the commercial lots
along Wilson for more of a unified look. Steve Visser agreed and felt
they could control the look. Planner Wash suggested that unified
architectural standards for non-residential to be incorporated in the
plans.
Member Huizenga stated that access and parking for Lots A-E should be
shown on the plans.
There was discussion regarding sidewalks in the project. Wash related
that sidewalks would be required in the condo area, although the parkway
might be smaller.
Planner Wash felt that with regard to the view along M-11, this is a
better plan, utilizing common spaces and no disturb areas. Steve Visser
stated that he intended to keep a tree lined buffer between the condos
and M-11.
Member Huizenga asked if there were plans for vegetation in the pond?
Planner Wash stated that a rain garden concept or landscaped pond might
be considered unless it is a regulated wetland.
Planner Wash stated that a comprehensive signage package would be
required, showing plans for ground signs with masonry bases, etc. Member
Huizenga asked if pylon signs allowed? Planner Wash stated they are
allowed in a MPUD district, and if the pylon sign was smaller, it would
be better. We encourage ground signs. Member Greeno added that he
prefers to see the pylons along the interstates only.
Member Versluis is concerned about another access point in the
development. Planner Wash related that we will want future access to the
north, and that the other 2 accesses go to signals at Wilson/Leonard and
Kinney/Leonard.
Member Huizenga stated that he wouldn’t rule out a gas station with
the correct design standards and quality building materials.
It was the concensus to be generally in favor of the Lewis Farms
concept plan with the following list of items to be added per discussion
and as red lined on the conceptual drawing:
Comprehensive technical and aesthetic drainage plans.
Addition of a well-placed park area.
Updated traffic study.
MDOT approval of any M-11 driveways.
Auxiliary parking for condo guests.
Roundabout re-design.
Internal access for Lots F &G (removed Leonard St. driveway)
Length of cul-de-sac on private road (800’ City standard) – need
another road connection.
Unified architectural standards for all non-residential
development.
Traffic calming details.
Comprehensive signage package
Commissioner and Staff Update
Planner Wash commented on the guide for planning commissioners. He
had 3 booklets available for review and distributed them to the
commission.
Wash reviewed the agenda items for the upcoming meeting on September
5th, 2007, including Sub-Area 2, 4A, 4B – Public Hearing;
Advance Auto Parts – conditional rezoning, Orchard Park MPUD rezone – 2
parcels, Airtech Equipment – Site Plan Review, and First Companies –
Site Plan Review.
Adjournment
Motion by T. Greeno, supported by M. Ferris-Young, to adjourn at 8:10
p.m. Motion carried.
____________________________ _________________________
Administrative Approval Carol Gornowich, Secretary
Walker Planning Commission
The City
of Walker, Michigan