Planning Commission 3.17.2022

Detailed briefing

Planning Commission — March 17, 2022 • The commission approved the February 17 meeting minutes and heard an introduction from Andrea Jacobs, Housing North’s new Emmet County Housing Ready Program Director. Jacobs said she will focus on housing strategies countywide for the next three years. The chair said Harbor Springs committed $10,000 per year for three years toward the position. • The commission voted 9-0 to grant preliminary approval for the 655 Pine Street condominium lot split. Approval included six conditions: consider a revised road design; move building envelopes farther from the slope/drainage area; provide screening along the entrance road; show example building placement and scale; consider city-recommended tree species; and do not make the current building envelopes smaller. The applicant agreed to address the requests in a final plan. • Commissioners focused heavily on erosion, stormwater, floodplain proximity, tree preservation, construction disturbance, and the limited buildable area on some lots at 655 Pine. Staff said final review should also resolve accessory structures, including a shipping container and older garage, because stand-alone accessory structures cannot remain on newly created parcels. • The commission unanimously approved a special land use for a specialty restaurant at 141 State Street, converting an existing downtown retail space. The applicant described a healthy-food restaurant with indoor seating, a storefront opening to the outside, and limited seating within the building footprint. The planning consultant said the proposal met applicable specialty restaurant, site-plan, and special-use standards. • During a public hearing on the master plan, residents and community representatives asked for a clearer vision for Harbor Springs, more emphasis on year-round housing, mixed-use and commercial opportunities, transportation, and climate/watershed resilience. The commission adopted the master plan with grammatical edits and an added implementation strategy to develop a city vision or mission statement. • The commission approved FEMA floodplain-related agreements and ordinance updates, including continued floodplain enforcement through the Emmet County Building Department. Officials said participation allows residents to obtain flood insurance. Worth watching: • Whether the 655 Pine final plan adequately addresses road layout, building placement, stormwater, slope protection, screening, trees, and accessory-structure removal. • Development of the city vision/mission statement and regular review of master-plan goals. • City Council action on the master plan and FEMA floodplain items. Upcoming: The 655 Pine applicant is expected to return with final materials; the adopted master plan and floodplain actions move forward to City Council. Why it matters: The meeting set conditions for a sensitive hillside housing project while advancing downtown dining, long-range planning, and flood-insurance compliance.

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