Zoning Board of Appeals Meeting - 2024-01-18

Detailed briefing

Zoning Board of Appeals / Planning Commission Joint Meeting — January 18, 2024 • The ZBA met jointly with the Planning Commission for a detailed review of proposed zoning-code updates. The proposal would consolidate 17 existing zoning districts into nine and revise the code’s format, dimensional standards and permitted uses. No final ZBA vote or zoning recommendation was recorded. • The Planning Commission said the work is intended to bring zoning into alignment with the updated master plan, address an older-than-average population and a high share of one-person households, and provide more housing options. Proposed options include duplexes, triplexes and accessory dwelling units in residential areas, subject to stated development standards. ADUs could be rented long-term but not used as short-term rentals. • Participants discussed redesignating current agricultural areas as low-density residential, consistent with the master plan. A resident raised concerns about density, subdivision potential and possible attempts to evade short-term-rental rules through private arrangements. Officials responded that short-term rentals remain subject to citywide licensing limits and that existing agricultural uses would be able to continue. The resident was invited to submit written comments. • Proposed overlays would incorporate FEMA floodplain boundaries, establish shoreline-protection provisions and add downtown design guidance. The consultant said floodplain provisions would make property owners aware of construction constraints and flood-risk considerations. Shoreline rules would limit structures and certain materials or activities near the water, while retaining exceptions permitted by state or federal agencies. • The group reviewed changes meant to reduce routine ZBA and Planning Commission review, including more flexibility for nonconforming uses and an administrative review process for smaller applications. Under the discussion, an accessory dwelling unit could be reviewed administratively rather than through the current guest-house special-land-use process. • A proposal to allow up to six fenced hens, with no roosters, drew mixed discussion. Supporters cited access to eggs and experience in other communities; others questioned nuisance impacts, wildlife attraction and why bees or other animals were not included. The proposal was left in the draft for public input. Worth watching: • Whether the draft protects against unintended density impacts in former agricultural areas. • Public response to allowing hens, ADUs, duplexes/triplexes and neighborhood-scale accessory commercial units. • Final wording for floodplain, shoreline and nonconforming-use provisions. Upcoming: The Planning Commission discussed a possible February 8 special meeting and public hearing, followed by its February 15 regular meeting and another public hearing; the transcript does not record final scheduling action. Why it matters: The proposed rewrite could reshape how Harbor Springs accommodates housing, small businesses and redevelopment while changing the types of cases that reach the ZBA.

No open public follow-ups are linked to this meeting yet.