Planning Commission Meeting October 7, 2021

Detailed briefing

Planning Commission Meeting — October 7, 2021 ATTENDEES: The commission stated that it had a quorum and welcomed Max Bassett as its new student representative. • The commission approved the September 16 meeting minutes after calling for comments or corrections and hearing none. No public correspondence was presented from Zoom; the chair also invited comment from anyone present on matters not on the agenda. • The main discussion continued the master-plan update, specifically the future land-use section and map. Staff clarified that the materials reviewed were the existing 2014 plan and that the future land-use map has not been amended during the current update process. • Members said the future-land-use text should be revised to align with the goals and objectives developed over roughly the prior year. They discussed preserving flexibility in housing policy, including revising the low-density residential description so it does not unnecessarily limit future options to only single-family housing. No housing-policy change was adopted at this meeting. • The commission also discussed updating medium-density residential language. Members questioned wording that grouped two-family and senior housing together and stated that language saying expansion of such uses is not anticipated or encouraged may be too absolute. The consultant said he would revise the language to provide room for alternative housing densities and types while avoiding unintended effects. • Potential future-land-use map revisions were discussed, not decided. These included separately identifying schools, parks, conservation areas, wetlands and other land that is not readily developable. Possible medium-density areas mentioned included portions of the Lake Street area near the mobile home park and an area near Bluff Gardens. Members also discussed, without deciding, whether areas near Arbor and Ottawa streets could offer future opportunities. • Members raised concerns about bluff-related wording, including language about preserving views and “subsidence.” They said the text should be clearer and should emphasize development limits and bluff stability rather than suggesting that views belong to particular property owners. Existing zoning provisions concerning bluff development were referenced. • The commission discussed the table connecting future land-use categories with zoning districts. Members suggested specifically identifying low-density residential zoning districts, reconsidering or removing the table’s “additional potentially compatible zoning districts” column, and leaving room for future zoning tools. A public commenter urged the commission to consider mixed-use development beyond the central business district. Worth watching: • Revised future-land-use text is expected to address housing types, density, bluff language, and consistency with the commission’s goals and objectives. • A draft map is expected to identify non-developable/community land and may show proposed category changes for discussion. • The commission will need to decide whether and how future land-use categories should support mixed-use development and future zoning changes. Upcoming: The next regular Planning Commission meeting is October 21; the next master-plan meeting is November 4. Why it matters: The future land-use plan will guide later zoning decisions affecting housing choices, development patterns, natural-resource protection, and Harbor Springs’ land-use character.

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