Planning Commission special Meeting

Detailed briefing

Planning Commission Special Meeting — June 5, 2025 ATTENDEES: Roll call recorded Bill Mulder, Bob Buckner, Vanessa Warren, Kenny Stewart, Tony Jensen, Chip Everest and Annika Lanza present; student representative Monica Alonzi was recognized. - The commission tabled Article 10 of the zoning-code update after the city attorney supplied additional input following publication of the meeting materials. Commissioners said they would revisit it at the next meeting with fuller attorney input. - The main work was a preliminary review of Articles 2 and 4: zoning districts. Commissioners repeatedly described their decisions as a “straw man,” not final zoning rules. They agreed to remove triplexes from consideration in single-family districts, while leaving multifamily treatment open. - On duplexes, the commission moved toward retaining an area where duplexes remain allowed by right. Members discussed retaining R-2 or using an overlay to preserve that right. They also discussed allowing duplexes in other residential districts only through special land-use review, with common standards for design, height, bulk, setbacks and parking. No final code language was adopted. - For single-family districts, commissioners favored keeping R-1A and R-1E separate. They favored combining R-1B and R-1C in principle, but said the future lot-size, width, setback and coverage standards still need careful review. - Residential Multiple zoning will continue as a district. The commission also favored keeping a separate Agricultural Residential district in the west-northwest area for now, while examining farming rights, setbacks and possible lot-size changes. AR parcels on Arbor and Ottawa streets may be considered for residential zoning after affected owners are contacted. The nursery/flower-shop parcel near Lake and Hoyt may be moved to a business-compatible district. - Residents raised concerns about Bluff Gardens, potential density, parking, agricultural protections and dune preservation. Staff said the city has received no official proposal for the Bluff Gardens property. The planning consultant said Harbor Springs has no state-designated critical dunes. Worth watching: - Whether the commission retains R-2 as a district or uses an overlay to preserve by-right duplex development. - The detailed standards proposed for duplexes, including parking and neighborhood compatibility. - Outreach and follow-through on AR parcels on Arbor and Ottawa, the Lake/Hoyt nursery parcel, and properties split between zoning districts. Upcoming: June 19 meeting; commissioners expect to address a special land-use request and continue work on zoning uses and dimensions. Why it matters: These preliminary district choices will shape where housing types, agricultural activity and future development may be allowed in Harbor Springs.

Agenda items

• 5A · Review redline updates to Article 10tabled
• 5B · Review Articles 2, 4discussed

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

Related issues

• Zoning / Land Usediscussed