Planning Commission Meeting — 2025-09-18

Detailed briefing

Planning Commission — September 18, 2025 ATTENDEES: Eight commissioners were present at roll call, with one initially absent but expected later. Student representative Avery H. was introduced as a nonvoting member. City staff, the city attorney and members of the public also attended. • The commission approved the August 21 meeting minutes by voice vote without corrections. • Wall Street Marine received unanimous roll-call approval for a site plan adding seven parking spaces on land formerly used for boat storage. The spaces correspond to 14 new boat slips previously approved by the Harbor Commission. Staff reported that a drainage plan had been submitted and would be reviewed by the city. • The commission held a formal public hearing on the draft zoning code. Speakers offered differing views on density, housing availability, neighborhood character, property rights and the pace of zoning changes. Several raised concerns about water, sewer, electrical capacity, traffic and parking, but the commission made no determination that those systems lack capacity. • Planned unit developments and cluster zoning produced the most extensive debate. The commission initially leaned toward removing both from the draft, but later agreed that it should continue working on the provisions and bring back a more complete zoning package. No final zoning code was approved or forwarded to City Council. • Three planning professionals are expected to confer on revised planned-development language and return a proposal for commission and public review. The discussion included calls for clearer, objective standards. Statements about whether removing current PUD provisions would affect development rights on the property referred to as “Parcel X” were not resolved. • For accessory dwelling units, the commission’s final direction was to require special-land-use review in every zoning district where ADUs are allowed. Members emphasized consistent rules and public notification, although several said they would have preferred approval by right. The draft prohibits using ADUs as short-term rentals. • Co-living remains unresolved. Staff and the city attorney were asked to examine a revised definition of “family” that could accommodate lower-intensity, long-term shared housing. The commission also discussed treating larger workforce housing as a separate use with its own standards. Worth watching: 1. Whether revised PUD language contains measurable standards and is released in time for meaningful public review. 2. How the next draft distinguishes ordinary roommates from larger workforce-housing arrangements. 3. Completion of the city’s drainage review for the Wall Street Marine site plan before zoning-permit issuance. Upcoming: A further public hearing on the zoning work is scheduled for October 16. Why it matters: The remaining decisions will shape housing options, development review and neighborhood protections across Harbor Springs.

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