[Correction] City of Harbor Springs Planning Commission Special Meeting Summary June 5, 2025
Large audience, many details
We somehow had a problem with our draft and released the wrong copy 60 mins ago, so feel free to delete that copy and read this one instead.
The Brief
Planning Commission: Meets next June 19 at 5:30 PM. Zoom YouTube. These sessions will focus on Article 4 - Overlay District and the redline version of Article 10, Land Development Options.
City Council: Meets Monday, June 16th at 7:00 PM. Zoom YouTube
We’d like to encourage City Hall to improve the microphone capabilities for better sound for the ZOOM audience and the audience in the room. ZOOM attendee’s we encourage the use of CAPTIONS for ease in following the conversations.
City of Harbor Springs Planning Commission Special Meeting (June 5, 2025)
The City of Harbor Springs Planning Commission held a special meeting on Thursday, June 5, 2025, at 5:30 p.m. at Harbor Springs City Hall. The meeting included a roll call of commission members: Bill Mulder, Vanessa Warren, Bob Buckner, Kenny Stewart, Tony Johnson, Chip Everest, and student representative Onika Alonzi. Mark Buday and Barry Lustgarten absent. There were approximately 35-45 people in the room and 17 attendees on Zoom. Student representative, Onika, was recognized for her recent high school graduation. Excellent!!
A vacant seat on the planning commission was noted due to Michael Behrmann’s resignation from city council, with the city council expected to meet in early July to consider nominations.
Meeting Agenda and Goals The primary focus of the meeting was the review of Articles 2 specifically concerning residential zoning districts. Article 10 Redline version (Land Development Options) was tabled for discussion at a later meeting when the city attorney could be present. The zoning code update goals were reiterated: to sync with the city's Master Plan, improve clarity and usability, reduce bureaucratic processes and costs, provide more options for property owners, address undesirable outcomes, and anticipate future needs.
⬇️Scroll down for a written summary of the meeting ⬇️
Zoning Map
Video Replay
Meeting Transcript
Meeting Summary
These notes are generated with the assistance of AI. Read the transcript or watch the video for a full review of the zoning discussion. There were no formal decisions in the meeting, just consensus on direction, to help narrow options in the final draft.
A key refresh of decisions from the prior Thursday May 15th meeting:
The commission worked on creating a "straw man" set of assumptions for the new zoning districts, emphasizing that nothing is finalized.
Community District: The decision was made to go forward with a new "Community" district, with a suggested change to move all city parks into this district.
Manufacturing District: This existing district will go forward, but be renamed "Industrial" to be more general.
Waterfront Districts: The commission decided that only one waterfront district is needed, eliminating the WF1 district and moving its residential properties to an appropriate residential district.
Residential Office Services (ROS): The commission will explore if this district is still needed, or if its properties could be covered by another general business district. The flower shop at Lake and White, currently in an AR district, was suggested to potentially move to an ROS or other business district.
Business Districts (B1 and B2): These are planned to be combined into a single new business district.
Central Business District (CBD): This district will continue as is.
Transitional Residential (TR): This district, described as a "weird conglomeration" of residential properties, yacht clubs, and parking lots, will be re-evaluated. Residential properties are to be moved to an appropriate residential district, and parking lots/miscellaneous items into other districts. A specific TR parcel on State Street near Harbor Point, currently a house, was discussed, with residents opposing its conversion to commercial use, preferring it remain residential.
Mobile Home Park District (MHP): This district will go forward as is.
Reduction in Zoning Districts: With these assumptions, the number of zoning districts could be reduced by three, possibly four if the ROS district is eliminated.
Detailed Residential Zoning Discussions from the June 5th Meeting:
Residential Multiple (RM): The commission agreed to keep a "Residential Multiple" district for apartments and other multi-unit uses, noting areas like Hillside Apartments and condominium projects.
R1A and R1E: These districts, primarily covering waterfront properties and the largest lots, have significant dimensional differences (e.g., minimum lot size 10,000 sq ft for R1A vs. 43,560 sq ft for R1E). Despite commonalities in allowing carriage houses/ADUs by right and front yard garages, the commission decided to keep R1A and R1E separate to avoid negative impacts on property owners given their distinct characteristics. The unique R1A parcels on Easy Street, not being waterfront, were noted as an item to look into.
R1B and R1C: These are the most prevalent single-family housing districts, with similar uses but slightly different dimensions (e.g., minimum lot area 8,000 sq ft for R1B vs. 6,500 sq ft for R1C). After the discussion, the commission reached a consensus to combine R1B and R1C into a single new business district due to their overall similarities.
R2 (Two-Family) and Duplexes:
Currently, R2 districts allow duplexes “by right”. Duplexes are found in many areas of the city, with some being grandfathered.
Initial proposals included eliminating triplexes from single-family zoning districts (allowing them only in residential multiple or planned unit developments).
For duplexes, the initial proposal was to allow them only through special land use approval, unless an R2 district was specifically designated for them. This sparked debate about taking away existing property rights and increasing bureaucracy.
The Planning Consultant, John Iacoangeli, with Beckett & Raeder, suggested allowing duplexes as a special land use in single-family districts with appropriate design standards for compatibility, noting that many already exist. He also proposed potentially getting rid of the R2 zoning and instead creating an overlay district for historically R2 areas, allowing duplexes by right there, but with consistent standards applied across all duplexes (whether by right or special use).
Ultimately, the commission reached a semi-consensus to keep an R2 district or a similar mechanism (like an overlay) where duplexes are allowed by right, provided there will be strict aesthetic and architectural standards applied to ensure compatibility with neighborhoods. The argument for this was to preserve property rights while also addressing concerns about neighborhood character.
Agricultural Residential (AR):
The AR district (light green on maps) has two main areas and a small third, with the largest being on West Lake.
This district has unique characteristics, such as a 35 ft maximum building height and specific setbacks important for farming operations. Permitted uses include nurseries, general farming, orchards, and greenhouses.
Concerns were raised about the Michigan Right to Farm Act and its interaction with zoning, particularly regarding setback requirements. An overlay district was discussed as a way to maintain agricultural rights while potentially integrating these areas with other residential zoning.
The commission acknowledged that keeping AR as a separate district, especially the large Northwest parcel, might be inconsistent with the 2022 Master Plan's designation of the area as "medium density residential". However, it was then clarified with a different map requested by the audience that the master plan uses "low density" meaning AR is not necessarily in conflict.
A consensus was reached to keep Agricultural Residential as a separate district, primarily for the large area on the northwest side of town. Other AR areas, such as the flower shop and Ottawa and Arbor Street, are likely to be rezoned to more suitable districts, such as residential or business, subject to further outreach to residents.
The importance of lot size and setbacks for farming activities within the AR district was further emphasized.
Other Key Issues and Debates:
"Bluff Gardens" Development Rumors: A Next Door post by "Alex Fischer" claimed a Grand Rapids developer, Rob Cummings, was pressuring the commission to eliminate the agricultural zoning district for a high-density luxury housing development. Commission members denied being pressured or receiving official proposals from Rob Cummings. A resident questioned the commission's transparency, citing previous discussions about development in the Bluff Gardens area. An email from December 2023 was referenced, showing a meeting request between Victor Sinadinoski, Jeff Grimm, Bill Mulder, Mark Buday and Rob Cummings and Associates about the Bluff Garden property.
Property Rights vs. Community Goals: A recurring tension was noted between providing more options for property owners and reducing bureaucratic processes, on the one hand, and protecting current homeowners' rights or maintaining neighborhood character, on the other.
Dunes Protection: A public comment raised concerns about bulldozing dunes on waterfront properties, particularly along Glenn Drive, and questioned the city's role in protecting them compared to that of state agencies. The planning consultant clarified that there are no "critical dunes" designated by the state in Harbor Springs, which are regulated by the state (EGLE). It was suggested that West Traverse's waterfront protection overlay be examined as a model for addressing such concerns.
Aesthetics and Architectural Standards: The discussion highlighted the desire to implement aesthetic standards for new constructions, especially duplexes, to ensure they fit the neighborhood character. It was noted that the "repealed zoning code" had such provisions, which would be revisited.
Parking: The issue of adequate parking was raised by the audience as a significant concern if density is increased through duplexes or other housing options. The current code requires one parking space per unit on the property.
Action Items for the Next Meeting:
The tabled Article 10 redlines review will be discussed at a future meeting with the city attorney present.
The commission will delve into the details of "uses and dimensions" at the next meeting to see if their current assumptions for zoning districts work.
Further investigation into the specific R1A designation on Easy Street will occur.
More information will be gathered on dunes protection and how it might be addressed in the zoning code, potentially reviewing West Traverse's model.
Aesthetic standards for duplexes and other building types will be revisited.
Outreach to residents of the Ottawa & Arbor Street AR district is planned to gauge their thoughts on changing its zoning.
The potential rezoning of the flower shop on Lake and White to a business district will be finalized.
The commission will look into past planning commission actions regarding the TR district parcel on State Street.
Review the zoning worksheet proposals in detail at the next meeting and gather additional public input on the impact of the proposed district changes.
Retrieve draft zoning from the December, 2022 Planning Commission meeting for clearer comparison of zoning codes
Look into the specifics of the 425 Annex Agreement to determine if maintaining West Traverse zoning is required under its terms.
Scott Heston to provide a diagram illustrating how neighboring lot sizes impact compliance with current regulations.
The next regular meeting is scheduled for Thursday, June 19, 2025, at 5:30 p.m.
This meeting successfully established a "straw man" framework for the updated zoning districts, identifying key areas of consensus and those requiring further detailed discussion. The strong push to preserve property rights while seeking to simplify the zoning code and address future housing needs was a recurring theme.
Letters
From: Anne Askew
Sent: Friday, May 30, 2025
To: wmulder1@gmail.com and Planning Commission
Subject: Request to Amend Zoning on Main Street and part of Zoll Street to Single-Family Only
Victor – Please include this email/letter in the packet for the Planning Commission meeting on June 5, 2025
Dear Members of the Harbor Springs Planning Commission,
I am writing to respectfully request that the Planning Commission consider amending the zoning designation for the south side of Main Street (from Zoll Street to Shay Park) and the few lots/homes on Zoll Street to allow only single-family homes removing duplexes from the permitted uses.
This change will allow the zoning to be consistent in that area and on both sides Main Street. Main Street is one of Harbor Springs’ most historically and aesthetically significant residential corridors. It is also the “front door” to our community and what most visitors and residents first see when entering the town. The character of this area—defined by its traditional architecture, modest scale, and quiet, family-oriented atmosphere—is a major part of what makes Harbor Springs such a desirable and unique place to live.
Preserving that character should be a top priority in our zoning decisions. While duplexes can play an important role in addressing housing needs, allowing them on Main Street risks undermining the qualities that make this street—and our town—so special.
Duplex developments often introduce greater density, increased vehicle traffic, reduced green space, and changes in building scale that are inconsistent with the historic and architectural fabric of Main Street.
Over time, these incremental changes can lead to a noticeable shift in neighborhood feel and livability. Furthermore, maintaining Main Street as a single-family-only zone helps ensure long-term property stability and predictability for residents who have invested in preserving the charm of this neighborhood. It also aligns with the broader community goal of thoughtful, balanced growth—one that protects our historic neighborhoods while guiding denser housing toward more suitable parts of town, such as areas closer to the schools.
While we fully support the need for diverse housing options in Harbor Springs, we believe they can and should be thoughtfully integrated into areas better suited for increased density—locations with existing multi-family units or proximity to commercial zones, for example—without compromising the integrity of established single-family neighborhoods. Currently, only one duplex exists on Main Street and the one condo building that existed has been torn down and replaced with a single-family home.
I urge the Planning Commission to consider this change not as a limitation, but as a proactive step in preserving what makes Harbor Springs truly special. By zoning Main Street/Zoll Street for single-family use only, the City will be honoring its history while ensuring a higher quality of life for future generations.
Thank you for your consideration and your ongoing dedication to the Harbor Springs community.
Sincerely,
Anne and Peter Askew
Harbor Springs Residents