Zoning Board of Appeals 7.12.2023

Detailed briefing

Harbor Springs Zoning Board of Appeals — July 12, 2023 ATTENDEES: The board stated that four members were present and that Kim Morris, Sue Stewart, and Maddie Hines were absent. • The board approved the prior meeting minutes and opened hearings for variance requests at 445 Short Street and 587 East 3rd Street. No public comments were offered on matters not on the agenda. • At 445 Short Street, the owners requested permission to rebuild and extend the existing front porch about seven feet eastward. They said the porch is rotted, lacks concrete footings, is unsafe, and does not provide usable space. The home predates current setbacks and sits largely outside today’s buildable area. • Board members said the Short Street request reflected a practical difficulty created by the home’s existing location rather than by the owners. They also cited the modest scale of the proposed porch, surrounding neighborhood porch patterns, and no apparent injury to nearby property. • The board approved the Short Street variance. Conditions prohibit ever fully enclosing the porch as a room. The owners may add a roof later, subject to other applicable code requirements, without returning to the ZBA for that issue. • The 587 East 3rd Street request involved three connected variance elements: a second-story addition at the rear of the home, a breezeway into the rear setback, and second-story living space above the existing garage in the east-side setback. The applicants said they want to retain the existing garage and create space for their family while preserving the home’s historic character. • Public speakers included neighbors supporting restoration of the Third Street property, while a representative for the east-side neighbor disputed the applicant architect’s statement about the neighboring building’s history. Board discussion concentrated on the proposed garage addition’s wall plane, roof form, proximity to the east property line, and potential effect on the neighbor’s small backyard. • Rather than vote on portions of the Third Street plan, the board tabled the entire request so revised plans could be prepared. Members said piecemeal approvals had caused problems in the past. The applicant said he would speak with the east-side neighbor, and the architect indicated revised information could be provided promptly. Worth watching: • Whether revised Third Street plans reduce or otherwise address the garage addition’s perceived impact on the east-side neighbor. • Whether the applicants and east-side neighbor reach agreement or narrow concerns before the return hearing. • If variances are later approved, Planning Commission review would still address bluff-stability engineering and special land use requirements for guest quarters. Upcoming: Special ZBA meeting on the 587 East 3rd Street request is scheduled for Wednesday, July 26, at 2 p.m. Why it matters: The decisions balance improvements to older, nonconforming homes with setback rules, bluff safety review, and neighbor impacts.

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