May 18, 2025
Who Wants More?
At a recent Planning Commission meeting, a public comment described Harbor Springs as a “ghost town” for nine months of the year and questioned the current fear of increased density. The speaker highlighted the historic charm of the tightly clustered homes and buildings below the bluff—structures that predate modern zoning laws.
Several residents echoed this concern, emphasizing the challenges of the town’s seasonal economy. They urged the Planning Commission to acknowledge the contrast between the busy summer months and the quieter off-season. These citizens aren’t just noting a lull—they’re asking the Commission to plan with this cyclical reality in mind.
But is this perception accurate?
What about the businesses that depend on winter visitors? Think of the gas stations, grocery stores, and especially the ski resorts. Every winter weekend, parking lots just a few miles from downtown fill with up to 15,000 cars—a wave of guests drawn to Northern Michigan’s winter sports and outdoor experiences. Are these visitors strolling downtown, sipping coffee, or mailing letters? Not necessarily. They’re out enjoying what Harbor Springs has to offer in the colder months. While they may not be full-time residents, they are loyal, consistent, and essential to our local economy.
Harbor Springs became a summer lake resort generations ago, drawing families from downstate in search of cooler temperatures and lakeside life. But today, more people are choosing to stay year-round, finding ways to thrive through the winters while supporting the seasonal economy that sustains us all.
A Note from a Homeowner in a Tight-Knit Neighborhood
“When we bought our home, I researched its history extensively. I found an old map from the late 1800s showing our property as part of the Southard and Crandall Association. Our house sits on two lots on Third Street.
During the M-119 washout, the city contacted all homeowners in this area to obtain permission and offer compensation for land used during the repairs. This legal process suggests a lasting framework tied to the Association.
This may become relevant if multi-family housing—like duplexes or triplexes—is proposed here. These types of buildings simply don’t fit the character of our neighborhood. I share this not to resist change, but to highlight the historical and community value of this land, just as the updated zoning proposal acknowledges with other Associations. Thank you for listening.”
The Bigger Picture
Over time, pressure from downstate growth has begun to seep into Harbor Springs. Now we must ask: Are we becoming just another downstate town, or will we stay true to what makes us unique—a small, historic resort community with its own identity?
At the last Planning Commission meeting, someone noted that “Harbor Springs is largely built out.” The discussion revealed that the number of buildable lots is indeed limited.
But what does “largely built out” really mean?
It might mean there are few vacant lots. Or that nearly every parcel has a structure—but are those structures homes with families? Are they filled with children attending school, getting summer jobs, and growing up enjoying lake life and winter adventures?
In many cases, these “built out” homes are old, small, and possibly in disrepair. Some may be headed for teardown and replacement. That raises a key question: What kind of buildings will replace them? Deciding that is the Planning Commission’s role.
So—now is the time for your ideas, your critiques, your vision.
This summer, the Planning Commission will face critical questions:
- What will our neighborhoods look like in 10, 20, or 30 years?
- Will homes be allowed to rise three stories tall?
- Will basements be permitted?
- Will backyards be preserved?
- Will garages include towering apartments above them?
- Will ADUs (Accessory Dwelling Units) be allowed for long-term rentals?
- Will short-term rentals expand into neighborhoods that currently have none?
- Will large homes strain our local energy infrastructure?
National trends offer important context. According to the U.S. Climate Action Plan, buildings contribute roughly 70% of greenhouse gas emissions, and the largest homes are the most energy-intensive—accounting for up to 43.4% of residential energy use.
If Harbor Springs wants to remain both historic and forward-looking, now is the time to plan thoughtfully—and act wisely.