How in the world did we get here and what are the benefits of the new zoning code?
How did we get here?
In 2020, the City began an update to its Master Plan. The new plan was completed and adopted in 2022 after two years of meetings and public input.
Read more about the city’s Master Plan
After the new Master Plan was adopted, the City of Harbor Springs through its volunteer Planning Commission began a review of the city’s zoning code.
The existing zoning code was adopted in 1976 making it nearly 50 years old. Even with revisions in 2005, the code was overly confusing and did not reflect the priorities of the city’s new Master Plan.
After nearly 30 public meetings, significant input from the community, and concessions to concerned groups the Planning Commission forwarded its work to the City Council. The Council unanimously adopted the recommended zoning code and it took effect on June 1, 2024.
What does the new code do to simplify things?
One of the complaints the Planning Commission heard about the old code is it was unnecessarily complex. So what does the new code do to address the issue?
The new zoning code is designed to be more clear, simple, and fair for all. Two things the new code does to streamline things:
Modernizes the structure of the document. Remember it was largely unchanged since 1976.
Makes the document much easier to use for residents and professionals. They added many more tables, diagrams, and hotlinks in the on-line version. (Web links sadly not a thing in 1976)
In 1976, Steve Wozniak and his buddy Steve Jobs created the Apple 1 computer and launched a digital revolution. Things sure have come a long way!
Reduces from 17 to 9 zoning districts. The City of Harbor Springs has a total area of 1.3 miles. To have 17 districts in such a small town made understanding and navigating the rules too complicated. A good example was Ottawa Street, which before the new code had four different zoning districts. Ottawa Street is only 1000 feet long!
All those districts increased the time and expense to homeowners who needed Planning Commission approval.
Simpler is better while still providing guardrails for our community’s growth.
Simplified and more fair sound great! What are the other big changes to the code?
The majority of the zoning code stayed the same.
However, the new Master Plan set out new goals. Take a look at the goals related to Housing and Community:
Master Plan Housing and Community Goal: New housing development and redevelopment will need to address the full economic spectrum of people who live, work, and recreate in the City.
Review existing regulations, and amend, if necessary, to help manage short-term rentals throughout the City.
Develop a housing strategy in which residential parcels will be developed in a manner consistent with existing neighborhoods and will promote housing across the income spectrum. Elements to consider include lot size, lot coverage, building massing, and other features.
Explore the idea of a housing code to include but not limited to outside maintenance, yard quality, landscaping, roofing, parking, trash disposal, and other elements associated with a quality neighborhood.
Research and explore alternative housing types that will provide housing opportunity to the broad spectrum of persons seeking housing in the City. (Tiny houses, granny flats for long term renters, use of accessory guest quarters for long term renters, etc.)
In response to this goal and others in the new Master Plan, the Planning Commission got to work thinking through the issues and proposing changes to the zoning code.
This is how these processes are designed, whether in corporate America or municipalities.
First, decide on your goals.
Then review policies to see how to best align them to achieve those goals.
Over the two years, the Planning Commission talked with the community and proposed changes to the zoning code. The changes are designed to provide property owners with a few additional options to adapt to an aging population, and changes in household structure.
The Planning Commission made the following modest updates to the city’s zoning code to sync with the goals in the new Master Plan:
Allowed more approvals by administrative committee rather than special land use by entire planning commission to streamline processes (especially for more common requests).
Provided housing opportunity to the broad spectrum of persons seeking housing in the city by:
Allowing a narrower minimum width for newly created lots to give property owners more options.
Changing “guest quarters” to Accessory Dwelling Units and allow long-term rental of ADUs to potentially increase the availability of rental property options for the community
Allowing duplexes in both new residential zoning districts and triplexes by special land use (though not on the waterfront district) to address multi-generational housing needs and provide options for property owners. New duplexes have to meet all the size and set back requirements of a single family home.
