Planning Commission Regular Meeting Meeting

Detailed briefing

Planning Commission Regular Meeting — May 18, 2023 • The Planning Commission approved minutes from the April 20 regular meeting and the May 3 special meeting. No public comments were received. • In the annual assessor’s report, staff said Harbor Springs sales prices had risen sharply. The reported annual study indicated an approximately 20% increase in sales prices, with the residential assessment ratio at 40.8%, signaling a need to raise assessments toward the required 50% level. Commercial property was reported at 49.17%, near the state-required range. Staff said residential property represents about 89% of the city’s assessed and taxable value. • Staff said the number of new-construction permits has not changed dramatically, but the value of new construction has increased as projects become larger. Commissioners also discussed the limited supply of lower-priced, move-in-ready homes and continued demand for lots and new construction; those comments were presented as observations rather than formal findings. • The zoning administrator reported that 2023 zoning-permit applications were lower than the 2020 total, although projects appear larger in value. The city is adding a BS&A Community Development software module as part of an assessing and tax software update. Staff said the system may provide online complaint submission and status tracking, but details remain to be confirmed. • Commissioners discussed whether the bylaws should reduce the six affirmative votes currently needed for special land-use decisions. Concern centered on applicants being delayed when the commission has a quorum but fewer than six members present. Other members said special land uses have lasting effects because they run with the property. The commission did not recommend a change and took no action. • The Zoning Code Review Subcommittee has met twice and will meet every other Thursday. It is reviewing residential districts, permitted uses, and which matters should be handled administratively, by the Planning Commission, or through another process. Members said the work will be guided by the master plan and that the broader commission will review major choices. Worth watching: • Whether attendance and special-meeting practices can prevent delays for special-land-use applicants under the current six-vote rule. • How the zoning-code review changes residential districts, permitted uses, and approval processes. • Implementation details for the new community-development software and its public-facing reporting features. Upcoming: A joint City Council, Planning Commission, DDA, and Chamber economic-development discussion is scheduled for Monday, May 22, at 6 p.m. at Holy Childhood Community Center. Why it matters: Assessment trends, zoning rules, and development procedures directly affect housing, investment, city revenue, and public access to local decision-making.

Agenda items

• 5A · Discussion - Assessors Reportdiscussed
• 5B · Discussion - Zoning Administrators Reportdiscussed
• 5C · Discussion - Voting Requirementsdiscussed
• 5D · Discussion - Zoning Code Updatediscussed

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

Related issues

• Zoning / Land Usediscussed