Planning Commission Regular Meeting Meeting

Detailed briefing

Harbor Springs Planning Commission — October 19, 2023 ATTENDEES: A quorum of Planning Commission members was present; two members participated remotely. • The commission heard extensive public comment on vegetation management and recent tree clearing on bluff property. Speakers raised concerns about erosion, bluff stability, tree canopy, views, aesthetics, private-property rights, and whether neighbor-to-neighbor agreements are preferable to regulation. No tree-cutting regulation was adopted. • Commissioners instead asked staff to research available bluff-stability information, relevant experts, possible costs, and locally applicable best practices. Staff said it would consult resources including the city arborist and explore what expertise would be needed before the commission considers whether to recommend further study or action. • The commission recommended City Council adopt an amendment to the short-term-rental ordinance that would increase licenses in the R-1 and AR districts from 61 to 63. The proposal was described as addressing two property owners who contended they had timely submitted applications. The recommendation passed by roll-call vote with all recorded votes in favor. • Claridge Court’s condominium lot split was approved, with conditions. City staff and the applicant must revise condominium documents to align with city requirements. For future construction on the steep-slope lots, building applicants must provide plans for third-party engineering review addressing foundations, slope and vegetation protection, and stormwater. The recorded vote was 5-1. • The commission unanimously approved a special land use for two dwellings on one lot at 693 East Lake Street. The second dwelling had existed as a converted former garage; the approval brings the use into conformity under the residential office and service district. Staff noted it may be rented only long-term, not as a short-term rental. • At 587 East 3rd Street, the commission unanimously approved guest quarters above a proposed garage and approved the related restricted-bluff-zone site plan. Conditions include a recorded easement for work extending onto neighboring property and third-party engineering review before zoning approval. • Commissioners supported further zoning-subcommittee review of “flag lots,” which could allow a rear building lot accessed by a narrow driveway or access strip. Discussion noted possible infill-housing benefits as well as access, emergency-response, parking/turnaround, and private-road concerns. Worth watching: • Whether staff brings back a scoped, costed proposal for bluff-stability research and best-practices guidance. • Whether Claridge Court’s revised documents and future site-specific engineering meet the approval conditions. • Whether flag-lot standards are included in future zoning-code revisions. Upcoming: The next Planning Commission meeting is November 16. Why it matters: The commission’s actions affect bluff safety, housing options, short-term-rental licensing, and how future development is regulated.

Agenda items

• 5A · Discussion - Vegetation Managementdiscussed
• 5B · Public Hearing - Short Term Rental Ordinance No. 438discussed
• 5C · Lot Split - Claridge Court Condominiumsdiscussed
• 5D · Special Land Use Request - 693 E Lake St. - Two Dwelling Units on Same Lotdiscussed
• 5E · Special Land Use Request - 587 E Third St. - Guest Quartersdiscussed
• 5F · Site Plan Review - 587 E Third St. - Restricted Bluff Zonediscussed
• 5G · Zoning Code Review - Discussion - Flag Lotsdiscussed

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

Related issues

• Zoning / Land Usediscussed
• Short-Term Rentalsdiscussed