Planning Commission Special Meeting Meeting

Detailed briefing

Harbor Springs Planning Commission Special Meeting — March 2, 2023 ATTENDEES: Rick Tarchinsky, Vanessa Warren, Emily Dubay, Bob Foma, George Peet, Bill Mulder, Mark Buday, Barry Luska, and Nancy Rondell were recorded present. Consultant Sarah Kopriba of Beckett & Raeder participated. • The Planning Commission reviewed an initial zoning-consolidation analysis. The consultant said the city’s 17 districts could be reduced to 12, with possible further simplification. No zoning changes were adopted and no formal votes were recorded. • Residential zoning was the main focus. Members discussed reducing or removing minimum lot sizes, lot widths, and dwelling-size requirements; allowing smaller homes; and learning more about duplexes, accessory dwelling units, and other housing forms. The Commission did not decide whether duplexes should be allowed broadly or through a separate district or approval process. • Infrastructure was raised as a constraint. Staff said sewer capacity is the primary concern and is nearing its limit under existing infrastructure, though additional infrastructure could expand capacity. Water and electric systems were described as more flexible. Members also flagged potential nuisance, fire-code, and design issues associated with greater density. • The Commission discussed protecting the waterfront from broad residential conversion. Staff cautioned that residential waterfront values could displace commercial uses and reduce public views/access. A possible future approach would keep existing waterfront homes conforming while avoiding a general expansion of residential use, but staff and the consultant said the future land-use map and code language would need review. • Commercial-district consolidation, downtown parking, and building height remain open questions. Members discussed organizing commercial districts by areas above and below the bluff, reviewing permitted uses, and considering whether additional downtown height could support mezzanines or upper-level space. A public commenter cautioned that expanding the CBD without parking requirements could shift parking impacts to adjacent properties. • The Commission reviewed a draft presentation for City Council describing the zoning-code review, local household trends, and possible housing choices. Members generally supported its direction, while noting that affordability can be affected by zoning choices even if it is not simply written into the code as a use. Worth watching: • Whether proposed residential simplification addresses sewer capacity, design standards, fire/nuisance concerns, and neighborhood impacts. • Whether waterfront zoning preserves commercial activity and public access while addressing existing residences. • Whether City Council receives the Planning Commission’s zoning-review status presentation in March. Upcoming: The next regular Planning Commission meeting is in two weeks and is expected to include a special land-use request and short-term-rental discussion; a future zoning session will focus on residential standards and housing concepts. Why it matters: The ongoing review could reshape what types of homes and businesses can be built in Harbor Springs and how easily they are approved.

Agenda items

• 5A · Zoning Code Reviewdiscussed
• 5B · Draft Zoning Code Presentationdiscussed

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

Related issues

• Zoning / Land Usediscussed