Planning Commission Meeting 3.4.2021

Detailed briefing

Planning Commission Meeting — March 4, 2021 ATTENDEES: Beth Rahaly, Mary Katherine Hanoff, Emily Dubay, George Peet, Bill Mulder, Mark Boudet, Al Daika, and Jake Krieger were recorded present; Andrew Bowman was recorded absent. • The commission approved the February 18 meeting minutes after correcting a reference from “public meeting” to “public hearing” in language concerning a zoning-code amendment. The transcript records affirmative responses from the members called during the virtual roll-call vote; no opposition was recorded. • Commissioners continued their master-plan update discussion by reviewing survey results and staff’s proposed ways to translate those results into goals and objectives. They agreed to use the review for broad direction rather than final wording, with staff later drafting language based on commission input. • There was general support for stronger master-plan attention to natural resources, especially Little Traverse Bay and clean air. Members also raised shoreline conditions, dunes, native vegetation, invasive species, and the need to preserve and renew vegetation as related concerns. • The group generally supported adding climate-change considerations to the plan, including energy efficiency, conservation, green stormwater infrastructure, renewable-energy options, and local food. One participant noted that master-plan language could help the city qualify for grant opportunities. • Survey results indicating support for preserving bay views and limiting taller downtown buildings were received favorably. Members said the key work will be in the details, including how existing zoning standards and future master-plan language fit together. • Regulation of tree removal on private bluff properties produced the clearest disagreement. Some commissioners emphasized bluff stability, visual impacts, and avoiding clear-cutting; others cited property rights, existing private agreements, and current zoning protections. The discussion pointed toward further research and potentially broader language on bluff stabilization, view development, trimming, and replanting instead of an immediate regulatory commitment. • The commission also discussed waterfront parks, social gathering areas, streetscape improvements, signage, architectural standards, sidewalks, and tree planting. Waterfront parks, historic character, and city services were identified as survey priorities. Members expressed interest in researching form-based coding, but did not adopt it as a direction. Worth watching: • Staff and commissioners need to develop additional public outreach beyond the survey, with youth input, in-person meetings, and possible focus groups discussed. • Bluff vegetation, private-property rights, and public views remain unresolved master-plan issues. • Waterfront-development language must balance preservation of views and usable public space with existing zoning and future public amenities. Upcoming: The next meeting was expected to use a hybrid in-person/remote format; remote participation was said to remain allowed through the end of March. Why it matters: The discussion is shaping the policy framework that will guide future zoning, public-space, environmental, and infrastructure decisions in Harbor Springs.

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