Planning Commission special Meeting

Detailed briefing

PLANNING COMMISSION SPECIAL MEETING — February 8, 2024 ATTENDEES: Planning Commission members constituting a quorum, city staff, a planning consultant, and members of the public attending in person and online. • The commission opened a public hearing at 5:41 p.m. on the proposed zoning code rewrite. The opening and closing motions passed by voice vote, with no opposition heard. The hearing closed at approximately 6:44 p.m. No vote was taken to recommend or adopt the rewrite. • The working proposal would reduce the city’s 17 zoning districts to approximately nine and combine most residential districts into a new residential neighborhood district. It also proposes additional housing options, including duplexes, triplexes, limited quadplexes, flag lots and accessory dwelling units. Some uses would require special-land-use approval. • Agricultural zoning drew repeated objections. Several residents asked the city to retain the agricultural-residential district, citing existing orchards, greenhouses, food production and neighborhood character. Others supported the proposed changes and additional housing flexibility. The planning consultant said existing agricultural operations could continue, while a new commercial agricultural use in a residential neighborhood could seek special-use approval. Personal gardens, fruit trees and similar noncommercial activities would not require that approval. • Accessory commercial units also received mixed feedback. The proposal contemplates small, owner-operated businesses with limits on hours, signs and paved areas. Some residents said these uses could support home-based income and walkability; others argued Harbor Springs is already walkable and warned of neighborhood disruption, parking impacts and unfair competition with established businesses. Commissioners noted that accessory commercial units would require special-land-use review and could not be placed in a front yard. • Staff clarified that a private condominium or neighborhood association could impose rules stricter than city zoning but could not use its rules to bypass the city’s minimum requirements. A separate planned-development process could allow adjustments only after additional review, approvals and public hearings. • The commission addressed concerns about marijuana and sexually oriented businesses. The consultant said the rewrite does not allow marijuana businesses. He said sexually oriented business provisions are intended to regulate and restrict any such use to the industrial district, not encourage it. Worth watching: 1. Whether the agricultural-residential district is retained or replaced, and how existing and future agricultural uses are treated. 2. How parking, neighborhood compatibility and operating limits are addressed for added housing and accessory commercial units. 3. How existing short-term rental licenses are handled when zoning districts are combined; staff identified this as an issue City Council may need to revisit if the rewrite advances. Upcoming: A second public hearing was announced for next Thursday at the same time and place. Why it matters: The rewrite could change what housing, agricultural activity and small businesses are permitted across much of Harbor Springs.

Agenda items

• 5A · Public Hearing — Zoning Code Updatediscussed

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

Related issues

• Zoning / Land Usediscussed
• Short-Term Rentalsdiscussed