The Lowell Planning Commission had two pieces of business on the agenda for their Monday meeting: a site plan review for a multi-unit housing project on Main Street and a review of the draft Master Plan. All commissioners were present except Marty Chambers.
Housing Plan Garners Approval – Again
Back in February 2023, ICCF Community Homes received approval for a site plan that would allow Flat River Outreach Ministries to build two multi-family residential buildings and one duplex on property they own on the 500 block of E. Main Street. That site plan was approved unanimously, but since it has been more than a year since that vote, the plan was brought before the commission for a second look.
The project plans are essentially the same as those approved last year, according to Matt Cole, a project manager with engineering firm Rosin and Associates. The only change is that one unit was converted to laundry facilities, bringing the number of units across all three buildings to 17.
“These are for lower income individuals who need some assistance,” Cole said.
Two residents commented on the project. Despite the commission voting last year to increase the public comment time to five minutes, Chair Tony Ellis cut off each speaker after three minutes.
John Layer, who owns the adjoining property at 524 E. Main St., asked whether the building would be constructed on a retaining wall or if there would be a slope of land leading away from the building. The property is in the floodplain and must be raised anywhere from five to nine feet in various locations to meet state requirements for building in the floodplain.
The answer was that fill would be brought in and sloped down to create a grassy area that could be mowed. Layer thought the setback requirement should be calculated from the end of the slope, and he worried that rainwater would run down the slope onto his property.
Andy Moore, a planning consultant to the city from the firm Williams & Works, replied that the ordinance states setbacks are calculated from the building structure itself. Later, Cole said that water currently flows from Layer’s property onto the FROM property so he didn’t think there would be a runoff issue with the slope.
Layer also mentioned concerns about parking and pets and appeared to want to say more but ran out of time.
Beryl Bartkus, a city resident and owner of Ability Weavers, also spoke. She reiterated concerns she raised last year about the lack of an accessible unit in the planned buildings. She understood the site posed challenges but added: “Nothing is impossible.”
Project representatives said that because of slope requirements to create a government-approved ramp, the only way to add one would be to fill the entire courtyard with a zig-zagging ramp. An exterior lift or elevator was not advisable because of the property’s location in the floodplain.
“I have a brother in a wheelchair,” said FROM Executive Director Wendie Priess. “It’s close to my heart as well.” She said that this would not be FROM’s last housing project, and the hope was to create accessible units in future developments.
Commissioners discussed accessibility options, the front view of the buildings and the lighting.
“I will say, as a woman, that I’d like to have more lighting in the parking lot,” said Commissioner Nicki Holst.
Later, Commissioner John Barnett noted: “I know if it were my neighborhood I wouldn’t want it looking like a Marathon gas station.”
There was some discussion about lighting walkways or placing fixtures on exteriors. Ultimately, they decided to require a lighting plan be submitted for city staff approval prior to construction. With that condition and several other standard conditions, the site plan was unanimously approved.
Master Plan and Other Comments
The only other item on the agenda was the Master Plan. Commissioners were provided copies in their meeting packet, and Moore encouraged everyone to read through the draft and come with their comments, questions and thoughts next month.
Resident Tyler Kent spoke on this agenda item and said he would like to see language in the plan about how to address traffic congestion.
Councilmember Eric Bartkus also spoke on this agenda item and said that during a recent Mayor’s Exchange Day with Middleville, it was noted that its gazebo – which is now a centerpiece of the community – was first envisioned in a Master Plan. Bartkus thought Navy Pier in Chicago was also a project that came from a Master Plan, and he encouraged commissioners to think big.
During their final comments, Commissioner Dave Cadwallader wondered when the barricades would be removed from Riverside Drive and the road reopened.
Ellis asked about plans for Recreation Park, the site of the former fairgrounds, and Moore said the city had adopted a master plan for that area a few years ago.
Moore said he would like to begin having discussions with the Planning Commission about how to change setbacks, minimum house sizes and other zoning requirements that may be “unnecessarily encumbering more affordable housing.”
The meeting adjourned at 8:08pm, and the next regular meeting of the Lowell Planning Commission will take place on Monday, Oct. 14, at 7pm in Lowell City Hall.
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