Brief
- ZONING; Planning Commission meets Thursday, May 15, at 5:30 p.m. ZoomYouTube
First Review of Article 2 “Zoning Districts”
Details
We know you are busy. Yet, if you own property in Harbor Springs you should attend the next meeting. The important details of zoning begin now with Article 2, which deals with the zoning districts.
What exactly is a zoning district? Zoning districts are the foundation of the city’s zoning code. Every property in Harbor Springs is part of a zoning district, and these districts dictate what can and cannot be built in that area. In other words, the zoning district surrounding your property determines what can be constructed next door—whether it’s a single-family home, a duplex, a commercial building, or something else. These regulations help maintain the character and integrity of each neighborhood and part of the city. The proposed changes to zoning districts and overlays, especially for single-family residential neighborhoods, has a direct impact on the charm, character, and property values of our neighborhoods. This is the foundation of the zoning code.
There is an administrative desire to have fewer zones. Fewer seems better. That, however, is not a new thought. These zones were developed over the last 100 years because of unique local issues. With more than 1,600 properties in Harbor Springs, it is nearly impossible for the planning commission, or those who want fewer zones, to possibly know that there is some odd setback between you and your neighbor that works in the current zoning, but gets euthanized in a move to have fewer zones.
A tangible example of how important these meetings are now: In the last ten years, decisions by the Planning Commission and the City Council have allowed the Short Term Rental business to bring tourism into our own neighborhoods.
With this example, you can see how neighbors and property owners may not have total control over zoning outcomes. But hearing your voice NOW can minimize the unintended consequences.? Please attend the meetings. Thank you!
Our lessons from the zoning process over the last year? Show up and ask questions!
This is our guidance:
- Attend this meeting
- Know your district – Ask Jeff Grimm 231-526-2104 assessor@cityofharborsprings.com
- Be prepared to speak about your concerns
- Be polite. The Planning Commissioners are helping you! If something is wrong, it is more likely a misunderstanding of your unique situation.
For Example:
Planning Commissioner Chip Everest at the May 1, 2025 Planning Commissioners meeting said that for the Article # 5 review, he compared our current zoning code 2005 to the code with the new format provided by City Planner Beckett & Raeder, and it was very similar – with only a few changes. He noted that there were a lot of similar words but specifically asked if there was anything in the new plan that was not addressed in the old code, or vice versa. Jeff Grimm and Beckett & Raeder identified a few specific changes from the “old zoning code” to the “new code,” such as how corner lots are handled for set-backs – corrections made for a more modern approach.
Article 2 for Review May 15, 2025 – The Current & Repealed Codes
Single Family Districts
Changing the district zoning in single-family neighborhoods will be detrimental to the culture and nature of the neighborhoods. For example, the Glenn Drive and South Traverse Association remains very concerned that a plan to include any provision for duplexes or triplexes on either side of Glenn Drive will dramatically impact housing values. So do the 2nd, 3rd, and 4th Street neighborhoods agree? Allowing duplexes and triplexes into all single-family neighborhoods will not preserve and protect the charm of Harbor Springs. We advocate for district-by-district planning. Preserve & Protect.
The Current Harbor Springs Districts
- Agricultural-Residential (AR)
Preserves open space, limits development, and supports Harbor Springs’ agricultural legacy. The area west of town currently zoned for agriculture should remain that way. In the region between Arbor and Ottawa, where several zoning districts coexist, future decisions with the Planning Commissioners should involve the property owners themselves. The regulations of this district are designed to conserve, stabilize, enhance, and develop farming and related activities: to minimize conflicting uses of parcels, lots, buildings and structures detrimental to or incompatible with these activities. - Single-Family – Three distinct Districts (R-1-A, R-1-B, R-1-C)
These districts protect the city’s traditional neighborhoods and reinforce its family-oriented, residential character. New construction respects the established pattern of single-family neighborhoods and is consistent with existing residential uses. Streets like Main, Bay, Zoll, Judd, Bluff, Second, Third, Fourth and Glen Drive should remain single-family zones. The city should prioritize single-family homes over high-density developments to protect the town’s appeal for residents and visitors alike. - Single Family Residential Estates (R-1-E)
Designed for larger homes that support both seasonal and permanent residents. Essential for maintaining Harbor Springs’ resort-style identity. - Two-Family Residential (R-2)
Provides housing diversity and flexibility while preserving neighborhood integrity. This would be a district that allows single family and duplexes. The regulations of this district are designed to permit a higher density of population and land use. - Mobile/Manufactured Home Park (MHP)
Supports affordability by offering non-traditional housing options. Clear guidance on this location and design standards is needed to be updated. - Multiple Residential (RM)
Encourages multi-family housing options in walkable areas near downtown, helping meet the needs of younger residents, retirees, and seasonal workers. This would be a district for apartment buildings, multiple family dwellings, townhouse buildings for rentals, higher density and land use intensity. - Community (C)
Designated for public and civic uses, including schools, government buildings, and parks. - Residential, Office, Service (R/O/S)
Allows for low-impact commercial services within residential neighborhoods, maintaining convenience of persons residing in the City by providing office, limited retail and business service without disrupting character. - Transitional Residential (TR)
Serves as a buffer and transition between residential and commercial zones, permitting limited non-residential uses like clubs, institutions of a philanthropic nature, lodges and commercial uses. - Central Business District (CBD)
Supports a vibrant, walkable downtown by encouraging retail, dining, and entertainment while preserving scale and charm. Also prohibiting automotive – oriented uses services that tend to break up such continuity. - Convenience Business District (B-1)
Allows for neighborhood-scale and tourist businesses that meet day-to-day needs. - General Business District (B-2)
Permits larger commercial and office developments intended to serve both the city and surrounding township areas. It encourages broader business activity while remaining compatible with nearby uses. - Waterfront District (W-F)
Preserves public access to Lake Michigan and supports limited, carefully managed development. This District is intended to limit the waterfront from over development, while allowing limited public, private and commercial uses which add to public enjoyment of the waterfront and public access to the water. This district is critical to Harbor Springs’ identity and tourism economy. - Waterfront Resort District ( WF-1) Because the waterfront of the City is a very limited community resource, this District is intended to allow only certain recreational , resort, public uses and business uses.
- Manufacturing Industrial (M-I)
Supports industrial, warehousing, and commercial operations essential to Harbor Springs economic base while keeping such uses appropriately distanced from residential areas.