Planning Commission 4.21.2022

Detailed briefing

Planning Commission — April 21, 2022 ATTENDEES: Roll call identified Rick Turchinski, Emily Dubé, Bill Mulder, Mark Boudet, Barry Lusgarten and Al Decca. • The commission approved the previous meeting’s minutes and voted to add short-term rentals to the agenda after resident Sue Winter submitted a letter recommending action. Members also heard that City Council had asked the commission to begin reconsidering the city’s approach to short-term rentals. • Emmet County Housing Ready Program Director Andrea Jacobs presented housing information and argued that local housing costs and availability are major barriers for workers. She said the average home price in ZIP code 49740 was $479,000 in the prior month, while the countywide median income she cited was about $55,000 for an individual. She also described scarce rental availability and employer difficulty recruiting staff because prospective employees cannot find housing. • Housing discussion included potential approaches such as infill development, duplexes, accessory dwelling units, deed restrictions, land trusts and coordination with nearby townships. Commissioners noted Harbor Springs has limited land and infrastructure capacity, and that wider county and township participation would be needed for a broader housing response. • The commission brainstormed a possible city mission, vision and values statement. Comments emphasized small-town character, healthy neighborhoods, natural beauty, hospitality, economic health and preserving a community where residents know one another. Emily Dubé volunteered to prepare a draft framework for later review. • On short-term rentals, commissioners did not enact a moratorium or other restriction. They discussed a possible moratorium on new licenses as an interim measure while gathering public input. Staff reported about 50 to 60 short-term-rental renewal applications were then being processed, versus 67 licensed rentals reported for the prior year; members said online listing totals can be difficult to verify. • Mark Boudet disclosed that he owns a short-term rental in the business district. The commission agreed he could participate in the discussion but would not vote on the matter. Worth watching: • Whether the commission recommends a temporary halt on new short-term-rental licenses to City Council. • What public input is gathered before any long-term short-term-rental policy recommendation. • Whether the city finalizes an agreement with Beckett & Raeder as planning consultant. Upcoming: Special Planning Commission meeting April 28 at 5:30 p.m. to consider short-term-rental recommendations; a planning workshop was announced for April 25. Why it matters: Housing availability and short-term-rental policy may shape neighborhood stability, workforce access and future zoning choices in Harbor Springs.

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