A kind of Lecture: https://www.cityofharborsprings.com/2021-master-plan-updates/
In the complex web of urban planning, the creation of a master plan and the zoning code that follows are not merely technical exercises. They are the backbone of a city’s future — decisions that will shape its growth, its economic landscape, and its overall identity. However, there lies a critical question that demands our attention: Are we basing our city’s future on outdated assumptions made in a pre-COVID world?
The current Master Plan, set in motion by surveys conducted during the pandemic, now stands as the foundation upon which our new zoning code is being shaped. While surveys, town hall meetings, and a ballot vote have provided valuable input, the reality is that the world has changed dramatically in the wake of COVID-19. Remote work, shifts in tourism patterns, new demands for affordable housing, and a deepened sense of community needs are not reflected in that plan. As we move forward, we must ask ourselves whether we’re committing to a blueprint that no longer serves the needs of today’s residents and businesses.
This tension is further exacerbated by personal agendas and external pressures. City leaders—ranging from the City Manager, who faced mandates (RRC participation and certification), to the Planning Commissioner, driven by an ideological view on affordable housing, to the recent past Mayor whose personal goals are steeped in tourism-driven business interests—were/are steering the ship. While these influences are not inherently negative, they do introduce a complexity that cannot be ignored when the foundation itself may no longer hold true.
The Master Plan is due for a critical review by May 1, 2027, which raises an important question: Will the post-COVID realities push the city to revise the zoning code again, or will we forge ahead with a plan crafted before we truly understood the full impact of the pandemic on our resort community mentality and shoulder season ‘power down’ time.
One of the greatest risks lies in the possibility that too much change—whether in zoning flexibility or development freedom—could result in irreversible outcomes. The reality is that the kind of zoning changes being considered today may be difficult, if not impossible, to roll back once enacted. In the rush to accommodate short-term goals of housing needs, we risk making decisions that future generations could regret.
There’s also the matter of what could happen if the community, down the road, deems it necessary to revert to a prior model, say, one rooted in 2005 planning. Could we effectively undo the consequences of a zoning code that’s too expansive or permissive? Or would we be left with a cityscape we no longer recognize, too far along to pivot back?
The risks of these mistakes are clear. From an eroded sense of community identity to the potential for growing inequality or unsustainable development, the consequences of overreaching zoning changes could be profound. While the community has weighed in time and time again, their voices must continue to guide our decisions, especially as the 2027 Master Plan review date looms.
In the end, we must act with caution. Let’s take the time to reflect on how the Master Plan and the zoning code can evolve—not just to meet current pressures or agendas but to create a resilient, future-proof city that truly reflects the needs and desires of all residents. We think that the proposed Zoning Code 2025 soon to be submitted to City Council fits the need of many. Thoughtful planning, expert advice, and though there are still a few rough edges, the general feeling is a good one.
The community got involved, stayed involved and we are in a brand new place from November 2024! Congratulations to all.