Harbor Springs: Downtown Building Heights' Matter

Let's Start this Conversation

The Brief

• Planning Commission: Meets July 17 and at a Special Meeting on July 31, at 5:30 PM. Zoom YouTube.

  • These sessions will focus on Article #3 (Regulated Uses and Dimensions); Article #4 (Overlay Districts); the Redline of Article #10 (Land Development Options), and one or two City of Harbor Springs immediate zoning applications.

  • This upcoming July 17th Planning Commission meeting will discuss dimensions in the residential districts: the Bluff, Agricultural District, Uptown, Lake Street, Glenn Drive and all other remaining areas. These districts are the largest category, contain the most diverse properties, and bring up sensitive issues like building heights, density for duplexes, accessory dwelling units (ADU’s) / guest quarters.

• If we want a code that protects Harbor Springs’ character and solves today’s challenges (from short-term rentals to housing choices), we need residents in every district to attend and speak for their neighbors.

• City Council: Meets Wednesday, July 2, at noon; and Monday, July 21 at 7:00 PM. Zoom YouTube Agenda: The City Council is appointing a new councilperson and Planning Commission member.

Details

• The Planning Commission agreed to use the current 2005 zoning districts as the baseline, and explore opportunities for consolidation or modification, emphasizing that these are preliminary steps open to refinements.

• The core tasks began at the May 15th meeting to begin building a conceptual "straw man" for the organization of future zoning districts. Now we are focusing on the detailed uses and dimensions in meetings coming up in July and August.

• In order to collaborate with the property owners and the full-time residents and voters, WLHS is saying out loud "It's taken time to get here and it hasn't been easy but we're here now and that matters. Over the past months we've had a real debate not just about zoning but about how decisions that shape our community get made. It brought emotion and it tested relationships, but it came from a place of care for our homes, our neighbors, and our future."

Why Are Three-Story Downtown Buildings Back on the Table?

We printed a summary in the last WLHS Newsletter of the discussion of the downtown building heights in the CBD (Central Business District) from last week’s Planning Commission meeting on June 19th. This renewed discussion about building heights is part of a broader desire to streamline and modernize the city’s zoning code.

The discussion at Thursday’s June 19th Planning Commissioners meeting centered on DIMENSIONS, and establishing a uniform height for the entire Central Business District.

Building heights like 35 ft or 40 ft. were discussed but the current height of most of the buildings - 30’ - was never mentioned in the conversations. Ideas included allowing 40 feet and three stories, if the third story is set back 8 feet from the property line to prevent a "canyon effect"- a condition where tall buildings line both sides of a street with little space between. Preventing the "canyon effect" relies on a ratio of street width to building height, which our City Planner from Beckett & Raeder, John Iacoangeli, offered to research. The shadow effect and the loss of lake and bluff views were not discussed. Local architect and Planning Commissioner Mark Buday explained that 35 feet for a three-story commercial building would require "squished" floor-to-ceiling heights, making 40 feet more architecturally desirable for a "true three-story option" that could also allow roof decks. That may be ideal for an architect. But is it what the town wants?

For some context: Last spring in 2024, before the Zoning Code #439 was approved the proponents of the new code spoke highly about the advantages of the #439 Code - saying, “ it’s more protective of our downtown than we have in the 2005 Code.” We disagreed, showing that the new “by right” three story buildings they approved did not seem “protective” or responsive to the community surveys, the visions plans or this winter’s listening sessions. For example, the Mossburg buildings have a +/- 10 foot rooftop mechanical height added to their already massive bulk. The western building is four stories, with unknown floors under grade.

Surprisingly, during the meeting it was noted that a specific block (from the bank to the Cottage Company buildings) is a Planned Development (PD) that allows up to more than 40 feet in height, almost to 50 feet. To some of the Planning Commissioners and to many audience members, this was new information, never before discussed since March 2024. In this area, the two Mossburg buildings were permitted to be constructed with special Planned Development (PD) approval. PD’s are a zoning tool that allows applicants to seek exceptions to the standard code in exchange for meeting certain city-defined objectives. While intended for unique cases, PDs can be used to circumvent long-established zoning limits, especially on height—raising questions about whether they align with the town’s broader vision. A question for today would be - can this PD be removed from that section of our downtown core?

How did Harbor Springs get built and does it matter?

Historically structures like the Harbor Springs Library Building at 206 S. Spring Street and Main ( 1908) and the Erwin Building at Main and State (1913) inhabit corners, like the Community Bank, that underline their importance as more than ordinary places. That effort to establish an air of permanence was fortuitous inasmuch as today's businesses operate in yesterday';s buildings. * * Research from Harbor Springs, A Collection of Historical Essays, available at the Harbor Springs Library.

City Planner John Iacoangeli mentioned uses of downtown at the turn of the century vs today; the need for four-story buildings was so they could be seen around the train and ferry depots, rooming houses, and resort hotels, with shopping concentrated in the ‘Downtown/CBD’ of the day. What’s needed today?

Why Raise Building Heights? What’s the Real Goal?

1. Increased Development and Density - Taller buildings allow for more square footage on the same parcel of land, translating into more residential units, more commercial space, or both. This can lead to higher property values and greater tax revenue, which Harbor Springs may find attractive.

2. Encouraging Mixed-Use Projects - With more vertical space, developers can combine ground-floor retail with upper-floor offices, condos, or short-term rentals. This is often presented as a way to “revitalize” downtowns, but it also shifts the scale and purpose of the downtown area.

3. Rationalizing Past Exceptions - If taller buildings like the Cottage Company have already been approved under PD exceptions, some may argue it is simpler to “normalize” these heights in the code rather than continue granting special approvals.

4. Attracting Outside Investment - Higher allowable building heights can appeal to regional or out-of-town developers, who are looking for flexibility and return on investment. It signals that the city is open to more aggressive growth, which can change who builds—and who benefits.

Why keep a two-story downtown? What’s the Real Goal?

1. Views! Reminiscent of charming days-gone-by! It’s also noted in the 2012 Vision as the key attribute of our downtown. The 2012 Downtown Development Authority Vision says it clearly: “Downtown Harbor Springs is what brings together all aspects of our community.” Our streets are gathering places. Our harbor is our crown jewel.

2. Harbor Springs is picturesque. We’ve long understood that what makes our town special isn’t just what’s here, but what hasn’t changed. Even where smaller single-story structures break the "street wall" along Main Street, they’re evidence of a community growing without losing its shape. This isn’t just architecture—it’s character.

3. The 1981 historical essays, the 2012 DDA Vision Plan, and years of community feedback all underscore the same values: views and charm. The 2012 Vision explicitly identifies our undulating skyline and human-scale buildings as defining features of downtown’s character.

   It is worth noting:

   • 70 of 73 downtown buildings are two stories and are 30 feet or less

   • Only three buildings exceed 48 feet

   • Our skyline frames the harbor, not blocks it

   • Sunlight with lake and bluff views are part of what makes our three main downtown streets special

This Isn’t Just About Height. It’s About Two Stories

There are over 1,200 properties in Harbor Springs, and every voice of property owners, full-time residents, and voters matters. If you believe our downtown should remain two stories, as past community input has repeatedly shown, now is the time to speak up. As the City Planner said during the meeting:

“If you want your town to look a certain way, you have to speak up now.”

Send your thoughts to: Jeff Grimm, City Zoning Administrator (assessor@cityofharborsprings.com)

What Happens Next?

No decisions were made at the June 19th meeting. The discussion was tabled—for now. It will certainly be revisited at the next meetings during the summer.

However, this presents an opportunity to revisit protective tools, such as reestablishing the Historical Commission in the City Charter or launching a new preservation-focused initiative like Preservation49740, to ensure that our future growth remains grounded in protective community values.

To protect this legacy, we need to stay alert. We must resist development pressures that trade authenticity for scale. We must revisit ordinances that fall short of design expectations. And we must ask bold questions: What’s needed today? Not just taller buildings or flashier storefronts, but Views, Character, Walkability, History.

Because this isn’t about resisting change. It’s about thoughtful evolution, growth that honors Harbor Springs’ unique identity. It is achieved with engagement.