Planning Commission Regular Meeting

Detailed briefing

Planning Commission Regular Meeting — December 18, 2025 ATTENDEES: Bill Moulder, Barry Leard, Bob Buckner, Jeanie Benjamin, Vanessa Warren, Kenny Stewart, Tony Johnson, Chip Everest, and Avery Hoffman. • The commission approved the November 13 minutes. It also approved the November 20 minutes; one commissioner abstained, stating they had not been present. • The meeting focused on a 2025 recap. The chair said zoning-code updates consumed most of the commission’s work, while other matters included reviews involving 800 Pennsylvania, guest quarters at 125 East Summit, a Ho Street building and parking issue, Walter Marine slips and parking, outdoor display language, and a condominium-agreement request involving 655 Pine. • The chair reported that the proposed zoning-code update has been forwarded to City Council. City Council’s January 5 meeting will start at 6 p.m., and its public hearing on the code is expected to start at 7 p.m. The hearing will not be the only item on Council’s agenda. • Commissioners clarified a key point about the proposed Administrative Review Committee: they said it was not their intent for that committee to approve commercial development, site plans, or commercial projects up to 5,000 square feet. Staff said the committee’s intended role is to assess whether changes to a Planning Commission-approved site plan are significant enough to require further commission review. Members said City Council could revise the language if clarification is needed. • The commission supported Bob Buckner continuing to represent its position before City Council, since the new Planning Commission will not meet before January 5. Members were encouraged to attend the Council meeting to support the work and help answer questions about the roughly 170-page document. • Discussion on public participation noted that the commission had received more public input than usual during the code process. Members suggested considering more dialogue with the public where time permits, while staff noted that the three-minute comment structure may be necessary when meetings are crowded or agendas are lengthy. • The chair announced personnel changes effective in January: Vanessa Warren was reappointed, and Garen Cop and Mark Finkelstein were named to the commission. Bill Moulder and Mark Bedet are leaving the body. Worth watching: • Whether City Council changes the Administrative Review Committee language to make its limited role explicit. • The January 5 City Council public hearing and any public feedback on the zoning-code update. • Whether the commission develops a clearer process for expanded public dialogue during future meetings. Upcoming: City Council meets January 5 at 6 p.m.; the zoning-code public hearing is expected to begin at 7 p.m. Why it matters: The zoning-code update will shape how Harbor Springs reviews development, and the committee’s clarification seeks to preserve Planning Commission review of commercial projects.

Agenda items

• 2 · Approval of Minutes - November 13 and November 20discussed
• 5A · 2025 Year Recapdiscussed
• 6 · Planning Commission Member Comments - Administrative Review Committeediscussed

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

Related issues

• Zoning / Land Usediscussed