Residential Districts Review starts June 5, 2025

## The Brief - If you own property in Harbor Springs, attend these meetings in person or by Zoom. They are important. They impact your property value.

- Read the map or call City Hall to understand which district you live in.

- **Planning Commission:** Thursday, June 5, at 5:30 PM. Zoom YouTube.

- These sessions will focus on Article 2 which is the key definition of zoning districts. The discussion on June 5th and 19th will concentrate on zones like the Bluff, Agricultural District, Glenn Drive, uptown and with other remaining residential and commercial areas.

- **City Council: **Meets Monday, June 2 at 7:00 PM. Zoom YouTube (Agenda not yet posted)

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## Details - This discussion on residential districts, the largest category and containing the most diverse properties and sensitive issues like density for duplexes and triplexes, will allow for focused and in-depth reviews. The planning commission agreed to use the current zoning districts as the baseline, and explore opportunities for consolidation or modification, emphasizing that this is a preliminary step open to refinement.**

- The core task began on May 15th’s meeting to begin building a conceptual "straw man" for the organization of future zoning districts, focusing on the structure rather than the detailed uses or dimensions, which will be addressed in later meetings coming up in late June, July and August.

## Zoning Documents Becket & Raeder's Article 2 From Current Zoning (2005) Into New Format (Done for HS in 12.2022) 1.3MB ∙ PDF file

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Article 2 Becket & Raeder Repealed #439 1.44MB ∙ PDF file

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## Current Zoning 2005 Harbor Springs Residential Districts **Our Primary Concern: Maintaining the Identity of Harbor Springs - **Zoning changes should only be enacted under the following three conditions:

- To comply with state law

- When an issue is identified by local property owners

- When the Planning Commissioners and eventually the City Council determines that changes are necessary and beneficial to the community as a whole

**District-Level Engagement - **Prior to implementing changes to long-established districts, direct consultation with affected property owners is essential.

The Master Plan should account for the city’s historically distinct neighborhoods—residential lakefront, uptown, downtown, and the school area, —and provide tailored strategies for each.** **

- **Agricultural-Residential (AR)** Preserves open space, limits development, and supports Harbor Springs’ agricultural legacy. The area west of town currently zoned for agriculture should remain that way. In the region between Arbor and Ottawa, where several zoning districts coexist, future decisions with the Planning Commissioners should involve the property owners themselves. The regulations of this district are designed to conserve, stabilize, enhance, and develop farming and related activities: to minimize conflicting uses of parcels, lots, buildings and structures detrimental to or incompatible with these activities. Please protect.

**Single-Family - Three distinct Districts (R-1-A, R-1-B, R-1-C)** These districts protect the city’s traditional neighborhoods and reinforce its family-oriented, residential character. New construction respects the established pattern of single-family neighborhoods and is consistent with existing residential uses. Streets like Main, Bay, Zoll, Judd, Bluff, Second, Third, Fourth and Glen Drive should remain single-family zones. The city should prioritize single-family homes over high-density developments to protect the town’s appeal for residents and visitors alike.

- As you will discover R-1-A (Lot Area 10,000 sf) is NOT the same as R-1-B (Lot Area 8,000 sf) and R-1-C (Lot Area 6,500 sf) as the definition that Becket & Raeder writes in the code. The size of the lots also determine the district. These important details that insiders would have of the 100 yr history of Harbor Springs are better understood and protected when we engage - together. When we stay quiet, we lose our power. When we speak up, we help shape the future.

- Under the current 2005 zoning regulations, Guest Quarters/ADU’s are permitted “by right” in R-1-A and R-1-E zones for friends, relatives, and domestics. In contrast, R-1-B and R-1-C zones allow Guest Quarters through Special Land Use (SLU) and are only for friends and relatives, and do not include domestics in the permitted use. Agreeing on new regulations will help Harbor Springs deal with old fashioned zoning allowances.

- At the turn of the century, homes along Glen Drive, and Pennsylvania Avenue (R-1-A/E) were often built on expansive lots, designed to accommodate multigenerational living. These properties, with their generous setbacks and broad frontages, frequently included accessory dwellings for extended family or domestic help—fostering close-knit households while preserving the privacy and green space that defined the neighborhood’s character.

**Single Family Residential Estates (R-1-E)** Designed for larger homes that support both seasonal and permanent residents. Essential for maintaining Harbor Springs’ resort-style identity. Lot Area 43,500 sf.

**Two-Family Residential (R-2)** Provides housing diversity and flexibility while preserving neighborhood integrity. This would be a district that allows single family and duplexes. The regulations of this district are designed to permit a higher density of population and land use. Lot Area 10,000 sf.

**Multiple Residential (RM)** Encourages multi-family housing options in walkable areas near downtown, helping meet the needs of younger residents, retirees, and seasonal workers. This would be a district for apartment buildings, multiple family dwellings, townhouse buildings for rentals, higher density and land use intensity.

**Interested in density? Multiple Residential is the district for you. **Here in Article 8 is the detail behind this district. It may be helpful to study this now before diving into the entire residential district discussion. The current zoning allows for affordable housing.

Article 8 Multiple Residential Current Zoning 2005 882KB ∙ PDF file

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### A Guide to Public Meetings We thought a repeat of a quick tutorial in public meetings might calm nerves for those new to public meetings.

- Meetings open on time by reviewing minutes and changes to the agenda

- Citizens are offered an opportunity to comment on items unrelated to the night’s agenda. Read the agenda carefully to see if your comments follow this request.

- The planning commission then discusses an agenda item, among themselves. This is the only time they are really allowed to discuss subjects since all discussions need to be public. It may last a few minutes or 30 mins. They may interact with the audience.

- Then the community is offered an opportunity to speak and ask questions

- Public comment is closed. Final discussion or motion is made. Vote occurs.

- They move to the next agenda item.

## ZOOM Help For each agenda item, there is always an opportunity for public comment in person or via zoom. The Zoom toolbar is a menu bar that appears at the bottom of the Zoom window during a meeting. It allows you to control various aspects of the meeting. The toolbar will sometimes disappear if you don't interact with it, so to bring back the Zoom toolbar, simply move your mouse cursor. This will cause the toolbar to reappear as it may have been hidden for a short period of time.

On the Zoom toolbar you can view your AUDIO - FAR LEFT. If you're muted, you'll see a muted microphone icon in the bottom left corner.

On zoom TOOL BAR, to raise your hand: **Click the Raise Hand or Raise Hand button, **Wait for permission to speak - The host will see your hand raised and can unmute you for speaking. Lower Your Hand: Once you've spoken, you can click the button again to lower your hand.

## Letters

### Former City Council member Jeff James, a careful zoning advocate, *spoke at the May 1, 2025 meeting about two residential zoning issues. Meeting Transcript 13:15. Jeff James:

***I asked two simple questions at the March 6 Planning Commission meeting.*

*Question one, why would the citizens and taxpayers of Harvard Springs want or need smaller lots or need more density?*

*Question two, why would the citizens and taxpayers want or need “build by right” language in the zoning code? Why do you want to give up our current landowner rights in favor of potential development now that the city of Harbor Springs is thankfully no longer part of the RRC, or needing to check boxes for Lansing, MI or trying for that certification designation?*

*These questions need to be answered by you for the current citizens of Harbor Springs or these two items need to be dropped from the new zoning code that your committee is drafting.*

*As far as question number one, I also attended the March 20 planning commission meeting here where one of the agenda items was named Presentation Density. Mr. Mulder shared a lot of pictures and numbers that use a lot of skewed assumptions to fulfill a agenda for smaller lots and more density but still did not answer the question why** this is needed, and **why** more density is good for the current citizens.*

*Why does what we have currently not work? He did show that it could be possibly done, but did not answer **why** it has to be done.*

*With that I believe to be a huge conflict of interest due to the number of housing boards this chairman represents, it is imperative that this question needs to be answered, or it needs to be dropped in the proposed zoning language. It's a simple question, **why**?*

*As far as question number two, I was advised at the 3-6-25 meeting to watch the previous meeting that discussed “build by right”. Again, no answer as to **why**. I would add at the 4-17-25 planning commission, I think it was the planning commission, meeting on YouTube at 44 minutes and 45 seconds time frame, Jeff Grimm talking about Jane Bugara not supporting her neighbors proposed ADU, and stated that the neighbors should be notified, and heard if something could affect that neighbor's home price.*

*Again, please answer the questions or drop the language before the proposed new zoning code goes to city council for approval.*

*Lastly, we know that Bluff Gardens acreage has been sold. We know there's been a large down payment made, and we know that balloon payments are due in June at which time transfer of title will take place. So far preliminary plans are for 42 homes can be built on approximately eight acres and includes a clubhouse This blows all speculation of future home growth that Planning Commissioner Chairman Bill Mulder explained at the March 20th meeting.*

*If you can't answer why to these two simple questions, if these two simple questions cannot be answered, then **why** then the vote should be no, and left as is in the current zoning. We are not part of the RRC anymore.*

*It is so interesting that the division of Harbor Springs started about five years ago when the agenda to change this town became so obvious. **Why** is this needed? It's a simple question, **Why?** Thank you all very much.*

*Jeff James*

*Harbor Springs Resident *

Dear WLHS,

When we bought our house I did an extensive dive into its history. I found this map of our area that was named the Southard and Crandall Association from the late 1800s. Our house is Lot 8 and part of lot 9 on Third Street. When they had the wash out on M-119 the city contacted all of the homeowners you see on these properties to get our permission and to financially compensate us for land that they were having to excavate ( or something like that! ) from the bluff for the repairs. By law, they were obligated to do this….so I guess there is some law that lumps all of us in this Association. This might hold some water as to the city coming in and putting multi-family housing in here. I have no idea, but I thought I would share this with you to give some importance to this land just like the other Associations you mentioned in the update of your proposals.

One last subject: The use of ADUs as a way to create ‘gentle density’. I like the idea of a home ‘add-on’ or conversion within the existing home. I like less an actual small separate structure being built on property. That may encourage more residents and more parking problems. It is important to retain the character of the neighborhood and something this subtle might help. I also believe the homeowner needs to live in one of the properties in order to ensure maintenance and behavior in the ADU are monitored.

All of this is just my two cents…..opinions may differ. I truly believe HOME OWNERSHIP is essential to the American dream of building wealth. The reasons for the housing shortage may be transient but there is presently truth to it. The affordable housing issue for HS is real, but it can be gently mitigated through a partnership with HS and the townships. The biggest question is housing the seasonal workers…..they are only here for 3-4 months and then the living space is empty. This creates a huge challenge for the downtown and surrounding business owners.

History matters.

Thank you, Nan Mautz

Harbor Springs Home Owner

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Dear Community,

Harbor Springs is Zoned for Living Well. The City of Harbor Springs follows a thoughtful zoning system, grounded in Michigan’s Act 207 of 1921. Zoning isn’t about restriction—it’s about protection. It keeps our neighborhoods peaceful, our roads quiet, and our city services running smoothly.

Harbor Springs is divided into zoning districts, each with a clear purpose. Most homes fall within the R-1-A, R-1-B, and R-1-C residential districts. These zones are designed to:

- Prevent overcrowding

- Maintain open spaces

- Reduce traffic and congestion

- Ensure harmony between homes and accessory structures

- Keep our streets safe and services efficient

And all of it aligns with a long-term Master Plan* that guides city growth while preserving what makes Harbor Springs feel like home. Respite is by Regulation. While not every rule is obvious—some are buried in the fine print of Article 3, Section 50.300—the spirit is clear: protect Harbor Springs’ small-town character.

Want to add a second accessory building or guest quarters? You’ll need special land use approval. Want to build on a corner lot or split your property? The Planning Commission will need to weigh in—and they’ll consider everything from traffic visibility to tree screening to future lot divisions.

Because every new project in Harbor Springs is reviewed not just for size, but for *fit*. Why It Matters? Districts aren’t just lines on a map. They’re the reason why:

- We wave to neighbors on quiet walks

- Kids can bike safely down tree-lined roads

- Lawns, flowerbeds, and fresh air replace noise and density

- We feel like a community, not a crowd

Harbor Springs is slow-growing on purpose. It’s intimate. Intentional. Built on balance. And while we welcome change and progress, we do it with care—one zoning decision at a time. Do you want to build, renovate, or rent? Start with the zoning map. Because in Harbor Springs, *preserving peace* starts with knowing the code - the code we are defining. Join us in June twice; the 5th and the 19th at 5:30 pm.

Sincerely, Ashley O’Reilly

Harbor Springs Voter and Resident

*Dear Planning Commissioners, *

*It is each property owners responsibility to preserve protect and steward Harbor Springs !*

*Be fair and allow neighboring properties the two-story garages in the back of lots that historically have been allowed. Be strict that historical structures be protected - that deconstruction be mandated vs destruction and landfill waste. And use common sense that the accessory buildings be large enough to fit the larger and smaller autos coming in the future. Be future forward. Be careful of EV charging stations because the industry is changing at warp speed. Also consider the amount of energy that each new build requires because now in Aspen, the City is mandating the amount of energy being allowed per property, (for example, huge homes that have giant snow melt systems).*

*Be very careful of overall size - let’s reduce footprints if able, and make sure lot setbacks are flexible and undulating so there is plenty of room between homes for light, air, privacy and fashioning our Harbor Springs future.*

*Thank you for listening and reading, Karin Reid Offield*

*Harbor Springs resident *