Commonsense Updates to the Zoning Code

𝗛𝗮𝗽𝗽𝘆 𝗡𝗲𝘄 𝗬𝗲𝗮𝗿!🎉 I hope each of you had a wonderful holiday and are ready for 2026! Today was supposed to be the first day back to school for the kids of Harbor Springs. Mother Nature had a different idea. It is a Snow Day!

Tonight, the City Council will meet at City Hall at 6 pm. They have scheduled a public hearing to take public comments about updates to the zoning code passed unanimously by the volunteers on the Planning Commission. The hearing is scheduled to begin at 7pm.

For those joining online from afar or abroad, please give a bit of grace to those arriving in person. We are up to our ears in snow here in Harbor Springs.

I have great hope that this is the year we can finally update our zoning code. It's last major refresh was completed 20-years ago and much has changed in the world since 2005.

As a reminder, nearly 1,750 hours, throughout all four seasons, five town halls, 10 open houses, an online survey, 23 open Commission meetings reviewed every single word of our zoning code and recommended updates.

The result is a proposed update to the zoning code that preserves the property rights of home owners and the charm of Harbor Springs.

I wonder, in the whole history of Michigan, if more money has ever been spent to influence such a small group of volunteers in their efforts to make such relatively modest updates to a local zoning code.

𝗪𝗲 𝗻𝗼𝘄 𝗸𝗻𝗼𝘄, 𝘁𝗵𝗿𝗼𝘂𝗴𝗵 𝗽𝘂𝗯𝗹𝗶𝗰 𝗳𝗶𝗹𝗶𝗻𝗴𝘀, 𝘁𝗵𝗮𝘁 𝗼𝘂𝗿 𝗯𝘂𝗱𝗱𝗶𝗲𝘀 𝗼𝘃𝗲𝗿 𝗮𝘁 𝗪𝗟𝗛𝗦 𝗵𝗮𝘃𝗲 𝗿𝗮𝗶𝘀𝗲𝗱 𝗮 𝘄𝗵𝗼𝗽𝗽𝗶𝗻𝗴 $𝟭𝟳𝟯,𝟴𝟵𝟬 𝗳𝗿𝗼𝗺 𝗮 𝗵𝗮𝗻𝗱𝗳𝘂𝗹 𝗼𝗳 𝘂𝗻-𝗻𝗮𝗺𝗲𝗱 𝗱𝗼𝗻𝗼𝗿𝘀 𝘁𝗼 𝗶𝗻𝗳𝗹𝘂𝗲𝗻𝗰𝗲 𝘁𝗵𝗶𝘀 𝘂𝗽𝗱𝗮𝘁𝗲 𝗼𝗳 𝘁𝗵𝗲 𝘇𝗼𝗻𝗶𝗻𝗴 𝗰𝗼𝗱𝗲.

The only chance this little rag-tag effort has is to rely on people of good faith to understand and stand-up for the work the Planning Commission has done under enormous pressure. I think momentum continues to be on the side of passing the commonsense updates.

𝗦𝗼, 𝗪𝗵𝗮𝘁 𝗱𝗼 𝘁𝗵𝗲 𝘂𝗽𝗱𝗮𝘁𝗲𝘀 𝗱𝗼 𝘁𝗼 𝗵𝗲𝗹𝗽 𝗼𝘂𝗿 𝗱𝗼𝘄𝗻𝘁𝗼𝘄𝗻?

Here are a few updates that have made the code better and position Harbor Springs for a bright future while preserving our past. Updates to the code include:

✔️Closing a loophole that does not set a hard limit on maximum building height in the Central Business District (CBD). The update sets a clear limit at 35’ which is easy to understand and enforce.

✔️Eliminating 1 of 2 zoning districts (other than the CBD) downtown by combining them. This simplifies rules for property owners and make more sense for everybody.

✔️Introducing basic architectural standards for buildings in the CBD to keep the look we love. Our current zoning code does not have these.

✔️Some modern business types are currently not allowed in the current zoning code. Businesses like brewpubs, tasting rooms, small distillers, etc. would now be allowed. I think it would be great to have some of these to add life to downtown year around.

✔️Prohibiting gas stations in the Central Business District; somehow they are still permitted in the current zoning code.

✔️Prohibiting Planned Developments in the CBD unless 5 of 7 newly developed standards are satisfied before a permit process can begin.

✔️Prohibiting sexually oriented businesses in the Central Business District; unbelievably they are permitted there by special land use in our current zoning code. We don’t want these but they have to be allowed somewhere, so the PC wisely moved them to the Industrial district up on Hoyt Street by the boat storage buildings.

𝗪𝗵𝗮𝘁 𝗱𝗼 𝘁𝗵𝗲 𝘂𝗽𝗱𝗮𝘁𝗲𝘀 𝘁𝗼 𝗵𝗲𝗹𝗽 𝗼𝘂𝗿 𝗻𝗲𝗶𝗴𝗵𝗯𝗼𝗿𝗵𝗼𝗼𝗱𝘀?

Here are a few important the aspects related to neighborhoods that I see in the draft zoning code:

✔️The update forbids mobile homes in residential neighborhoods – many were surprised to learn that the current version allows mobile homes in the 2 residential districts that account for most of our homes.

✔️The update forbids building detached single unit homes in Mobile Home Park – the current version of our zoning code allows them.

✔️The update forbids building a home out of shipping containers. – the current version is silent about using them to build a home or garage or shed.

✔️The update allows covered front porches to extend a bit into a lot’s front setback area. This would give property owners more options and could prevent some common Zoning Board of Appeals cases.

✔️The update combines the current R1B and R1C zoning districts. The properties in those neighborhoods are so similar in real life that the PC felt an artificial distinction didn’t make sense.

✔️The update preserves most other zoning districts and their minimum lot dimensions as is. People were concerned about increasing housing density and this recommendation pretty much eliminates that concern as far as I can tell.

✔️The update standardizes the approval needed for Accessory Dwelling Units (ADUs) across all zoning districts where they are allowed. There are currently different rules. The Planning Commission and community settled on “special land use” approval everywhere.

✔️The update does not expand where duplexes are allowed today. This was a topic of much discussion. The Planning Commission ended up being very conservative on this.

✔️The update adds shoreline protection standards recommended by the Tip of the Mitt Watershed Council.

✔️The update also adds up-to-date dark sky standards for new developments

𝗪𝗵𝗮𝘁 𝗱𝗼 𝘁𝗵𝗲 𝘂𝗽𝗱𝗮𝘁𝗲𝘀 𝘁𝗼 𝘁𝗵𝗲 𝗰𝗼𝗱𝗲 𝗱𝗼 𝘁𝗼 𝘀𝗶𝗺𝗽𝗹𝗶𝗳𝘆 𝘁𝗵𝗶𝗻𝗴𝘀?

✔️The new zoning code is designed to be more clear, simple, and fair for all. Here are a few benefits we get from the updated format:

✔️It is clean, clear, easy to understand

✔️It uses modern tables especially for the key aspects of each zoning district

✔️There is one page per zoning district clearly showing the most important information

✔️Key information is easily picked out.

✔️When adopted, the whole thing will be searchable electronically and you will be able to jump directly to any section with hotlinks.

These commonsense updates represent the work of some extraordinary residents and over 1,700 hours of dedicated listening, study, and thoughtful conversation.

While there may continue to be suggestions this evening, no one can honestly say that the process has not been fair, open, and everyone with a concern had an opportunity to state their case before tonight.

I have faith that our Councilmembers will be thoughtful and respect the incredible efforts of our friends and neighbors.

Be careful out there today. I hope to see you soon.