February 2026
Height Memo for Planning Commission 2.2.26
3 Pages – Heights and regulations in CBD and in Residential neighborhoods vary in many ways, many are still confused why we want to review the Heights subject again. So for many of us that are participating in the zoning process. Lynee Wells provides us with details that makes it simpler to understand. Hope this report is helpful. Below the letter you will also find the Height questions poised in September/October 2025 – From the 60 Issues Questions #22-27
Please join the Planning Commissioners meetings on Thursdays once a month to learn more.
For more information on the building and reasoning of the NEW zoning code and Heights See Chairman Mulders responses in red. – See Questions 22-27 on that subject…for the full 60 questions go to this LINK: https://weloveharborsprings.org/zoning/harbor-springs-10-10-2025-sixty-issues-the-community-has-raised/
Building Heights Question 22. Issue: What are the new height limits for buildings? Do elevators, tanks, fans, fire walls,
antennas or parapet walls count toward the height? Where is this explained in the draft code?
Point of View: Height definitions vary across sections of the draft. Certain rooftop features may
be exempted, while others count toward total height. Residents should review the definitions
and height table in the zoning draft to confirm where exceptions apply. The Planning
Commissioners should discuss this with the community.
Response: Disagree. Section 5.23, Permitted Height Exceptions is clear and applies in all
districts. The maximum building height for each zoning district is shown in the tables in Section
3.4.X.
23. Community District Building Heights
Issue: Is it true that buildings in the Community District can be up to 40-ft high? Why is that
allowed, and why isn’t there a maximum floor area listed?
Point of View: Yes, the draft sets a 40-ft maximum height. The rationale appears to be to allow
larger mixed-use or commercial buildings. Floor area maximums are not listed, leaving total
building size open-ended. Up to subjective review?
Response: The PC elected to continue the same dimensions for the Community district as
exist in the current zoning code. I do not recall any concerns about the existing standards.
24. Height in CBD (35 ft vs. 38.6 ft)
Issue: The CBD chart shows 35 ft plus 42 inches, equaling 38.6 ft. Is the true maximum 35 ft or
38.6 ft?
Point of View: The draft’s height table is inconsistent. Clearer rules are needed.
Response: Disagree. The 35’ maximum height is clearly described in section 3.4.10. as is the
42” mechanical equipment specification and setback requirements.
25. Roof Decks, Elevators, Rooftops
Issue: How are features like roof decks, parapets, or elevators measured in building height?
Point of View: The draft is unclear. Without clarification, these features may exceed limits.
Response: Disagree. Section 5.23, Permitted Height Exceptions wording is clear and applies in
all districts.
26. Heights in B-2 District
Issue: Is the General Business B-2 district limited to 30 ft? Do decks and rooftops count?
Point of View: The draft mentions 30 ft but does not explain what is included. This requires
clarification.
Response: Section 3.4.12 shows that the maximum height is 35’. Section 5.23, Permitted
Height Exceptions is clear and applies in all districts.
27. Height Definitions (Draft 8.7.25)
Issue: Section 3.3.4.b defines height in ways that are confusing—existing, finished, average,
absolute. Which is correct?
Point of View: The draft provides multiple definitions throughout the draft but for me without
clarity. Can you explain?
Response: Article 14 – Definitions and Article 15 – Illustrations describe these regulations.
