Planning Commission Regular Meeting Meeting

Detailed briefing

Planning Commission Regular Meeting — November 16, 2023 • The commission approved both sets of meeting minutes. • The commission approved the revised site plan for the Holy Childhood crucifix on Main Street. Staff said the original placement was within the front-yard setback, while the revised location was farther from the property line and appropriately placed. The discussion distinguished a crucifix as a religious symbol rather than a sign, but staff said site-plan approval was still required for the nonresidential structure. Staff also confirmed that the applicant paid the site-plan review fee. • Harbor Yoga received special land-use approval to move into the first-floor space at 248 State Street. The owner said the studio would typically have about 10 students in winter and could have roughly 20-25 in summer. Planned work includes an interior ADA ramp, exit lighting, and restroom updates. Speakers at the public hearing supported the proposal, citing accessibility, year-round activity, and potential benefits to nearby downtown businesses. • Bluff stability prompted an extended discussion about vegetation removal, water, deer browsing, ground cover, private-property rights, and public safety. Staff said the city has a bluff overlay and regulates structures in restricted bluff areas, but does not have a Harbor Springs-specific soil study. Commissioners noted that any future bluff regulation would need scientific or engineering support. • By a 5-4 vote, the commission recommended that City Council obtain quotes for a soil and slope-stability evaluation/testing. The vote did not create a new vegetation rule or establish that the bluff is unstable. • The commission approved the six-year capital improvements plan for Council review. Members requested that future plans consider housing-related capital projects and that staff look into repairs or a near-term fix for the uneven pavement where State Street meets M-119. Worth watching: • Whether City Council seeks and funds quotes for a bluff soil/slope-stability study. • Whether the capital plan adds housing-supporting infrastructure or property projects in future updates. • Staff follow-through on the State Street/M-119 pavement concern. Upcoming: The next regular Planning Commission meeting is scheduled for December 21, 2023; a possible January special meeting on zoning updates was discussed but not set. Why it matters: The meeting advanced two downtown land uses while sending Council a closely divided recommendation on whether to investigate bluff risks before considering further regulation.

Agenda items

• 5A · Site Plan Review - Holy Childhood Crucifixdiscussed
• 5B · Special Land Use Request - 248 State St. - Fitness Center - Harbor Yogadiscussed
• 5C · Discussion - Bluff Stability - Vegetation Managementdiscussed
• 5D · Discussion - Capital Improvements Plandiscussed

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

Related issues

• Zoning / Land Usediscussed