Planning Commission November 17, 2022

Detailed briefing

Planning Commission — November 17, 2022 ATTENDEES: Barry Lustgarten, Mark Boudet, Bill Mulder, George Peete, Bob Thoma, Vanessa Warren, and Rick Tarchinsky were present; Emily Dubay was absent. • The commission approved the Harbor Springs Market site plan at 300 W. Lake St. The proposal includes an east-side entry addition, conversion of the current entrance into a bottle-return area, and a small connection to the adjacent building. Approval included a recommendation for defined parking along Harrison Street, in addition to six spaces shown along Clark Street, plus a required grading/drainage plan for engineering review. Commissioners noted that City Council controls any use of city right-of-way for parking. • Residents and commissioners raised concerns about parking on grass, runoff, and litter from the county recycling area near the market. The city manager said he would reach out to the county about the recycling-site concerns. • The proposed replacement home at 680 Pine St. received approval only after an initial motion failed because it did not receive the five votes required. The final approval requires administrative review of a construction-protection plan, landscape plan, tree-removal plan, and drainage plan. Discussion centered on the restricted bluff zone, excavation, removal of a mature tree, runoff, and whether the work would protect bluff stability. • Staff said the 680 Pine St. work must also meet applicable building-code requirements. The applicant stated an intent to work with the city arborist and a landscaper on vegetation intended to support bluff protection. A commissioner who had participated in the prior Zoning Board of Appeals decision did not vote on the final Planning Commission action. • The commission held a public hearing on a proposal to allow guest quarters to be rented for periods of at least six consecutive months. Staff explained that permitting such rental use could affect principal-residence tax exemptions for portions of properties containing second dwelling units, potentially even where owners do not rent them. Public comments also raised density, setback, and interpretation concerns. • No vote was taken on the guest-quarters language. Commissioners generally supported seeking additional housing options but chose to leave the proposal pending while exploring a more targeted approach through broader zoning-code work. • The commission approved the draft 2023-2028 Capital Improvements Plan. Staff described it as a six-year plan for projects and purchases over $10,000, not a commitment to make every listed expenditure. The plan will also go to City Council. Worth watching: • Whether City Council authorizes parking within the Lake Street market's adjacent city right-of-way. • Administrative review of the 680 Pine St. construction, vegetation, tree-removal, and drainage materials. • Whether a revised guest-quarters/ADU approach can add long-term housing without unintended tax consequences. Upcoming: Special Planning Commission zoning-code review meeting, December 1, 2022, at 5:30 p.m. Why it matters: The meeting paired near-term development approvals with unresolved policy choices affecting housing, neighborhood impacts, bluff protection, and future city investment.

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