What Next ? A Planner’s Viewpoint

## In this issue We share planner Lynee Wells’ practical insights on how to ground new rules in what already works here, plus five takeaways from the Planning Commission’s September open houses. Residents raised strong concerns about density, design, fairness, and trust, which will shape the draft zoning code now headed to City Council. We also feature letters from your neighbors with lessons learned from other towns. Read on for context before the next round of meetings.

## The Brief - City Council meets Monday, October 6, at 7 p.m. Check here for the agenda when available: City Website, Zoom Meeting, You Tube

- The DDA, Harbor Commission, and ZBA all meet on Wednesday, October 8. The schedules and information are available here: Meeting Calendar.

- The next scheduled Planning Commission meeting is Thursday, October 16. They will continue discussions on the proposed draft zoning code, in preparation for submission to the City Council. Zoom Meeting, You Tube

- The Planning Commission only makes a recommendation on zoning to the City Council. It is only the City Council that can decide on zoning updates.

## What Next? A Planner’s Viewpoint: Lynee Wells We often ask other experts for their opinions on complex issues, such as planning. We do this to gain experience from other municipalities. We asked Lynee Wells for her thoughts. She offered the following:

**After working on both sides of development, as zoning administrator/planner and developer representative, I’ve danced a delicate and intricate dance with property rights on one arm and community benefit on the other.

We’ve designed codes for best and worst-case scenarios. We’ve taken Master Plan vision and goal statements and twisted them for “our” side or “their” side…and no matter the outcome, we were always left shrugging our shoulders, wondering: Did we do it right?

There are two methods for crafting zoning that have stood the test of time and could benefit Harbor Springs at this critical juncture. Both take cues from the past.”

Two Steps: **

**1. MEASURE WHAT MATTERS** — This technique requires some on-the-ground time. Go into town, take your measuring tape and a friend, and start measuring what is working. Where are the buildings from the curb? How tall is the first story? How many stories? How big are the windows and where are they placed? What is the spacing between buildings and between property lines? Use what you find to make objective requirements in your code.

**2. STRESS TEST** — Take your new code and test the regulations against projects that have been built or potential vacant sites that could be developed. Mock up what would happen. Max out the site because it will be maxed out. Is this working? Does the result match what matters to the people of Harbor Springs?

These practical methods serve a deeper purpose: They ground our regulations in Harbor Springs’ existing character while preparing for development pressure that will inevitably come. We cannot recreate the past or manufacture authenticity, but we can learn from what already works.

Lynee Wells, Aligned Planning, hired by We Love Harbor Springs due to her longstanding relationship and hands-on familiarity with our current Master Plan.

## Five Takeaways from Planning Commission Five Open Houses, September 3-11, 2025 We did collect a few stray issues from the five Open Houses. These are items that people raised in the meetings that may have been missed. Since there was no transcript from the meeting, handwritten notes were provided by attendees, including Karin Offield, Tif Easterwood, and others. In the next WLHS newsletter, the notes from the Open House will be shared in their entirety. It’s easy to lose details with so many conversations. These are not offered as a “score” to prioritize, but to help people collect their thoughts and concerns before the next planning commission meeting. Thank you!

**1. Community Values vs. Developer Priorities**

- Fear code prioritizes profit and flexibility for developers over community stability.

- Residents said they want neighbor notification as a core principle of courtesy and accountability.

- Strong reminders that the 2018 Master Plan and 2005 Code provided protections, while #439 and this new draft are seen as more pro-growth.

- Overarching concern: Harbor Springs’ legacy for children and families must guide zoning, not short-term development pressures.

**2. Infrastructure, Services & Fairness**

- Concerns that infrastructure is not planned ahead of population density: sewer, drainage, parking, schools, utilities, and roads.

- Residents asked: Who monitors utility hookups, capacity, and compliance for Accessory Dwelling Units (ADUs) and Planned Developments (PDs)?

- Fears that once land is rezoned or opened to PDs, it “never goes back.”

- Calls for independent review panels or safeguards to strike a balance between growth and services.

**3. Design Standards & Town Character**

- People want architectural/design standards, especially in historic and waterfront areas, to protect Harbor Springs’ look and feel.

- Concerns that without standards, “monster homes,” out-of-scale PDs, or tall Central Business District (CBD) buildings will erode small-town character.

- Desire for protective overlays (historic, wetlands, shoreline, sand dunes) to be clearly written and enforced.

**4. Density & Housing Tools (ADUs, PDs, Cluster, Co-Living)**

- Widespread opposition to ADUs “by-right” in every district, without neighbor notification, citing strain on infrastructure, utilities, and neighborhood character.

- Planned Developments (PDs) are seen as subjective, over-empowering the PC, and inappropriate in residential and waterfront districts.

- Cluster Housing repeatedly disputed: Residents argue it does increase density by packing homes closer together.

- Co-living raised fears about blurred lines with short-term rentals (STRs), employer housing, and neighborhood stability.

- Lots of STRs, but limited long-term rentals. Is it about revenue or full-time resident housing?

**5. Process & Trust**

- Residents consistently said that the rezoning process seems to be taking on too many responsibilities at once. People never intended to give up their property rights to the Planning Commission's discretion. The process is unclear unless you attend every meeting to fully understand it, which is a significant burden for 1,500 property owners.

- Incremental is better.

- People feel the Council must set boundaries on the scope of change. It must restore Zoning Board of Appeals (ZBA) oversight and appeals for Planned Development. (Article 10).

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This illustration of six blocks with added ADUs (shown with red roofs) demonstrates how backyard sanctuaries are lost. With more cars, asphalt, fewer trees, and expanded parking areas, the character of the neighborhood changes dramatically.

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## Letters From Karin Offield…

Dear Friends of Harbor Springs,

Thank you all for taking the time to read through this subject. After attending all of the zoning meetings since last year, I have some observations.

A. Modern and Accessible The new proposed draft zoning code will be modern, easy to read and use, and fully searchable on a computer.

B. Closing Gaps and Loopholes The new code should address entirely the gaps and loopholes identified by former Planning Commissioners, current and former ZBA officers, and City Assessor Jeff Grimm. Variances and “grandfathered” situations should be reviewed thoroughly so that inconsistencies can be discussed, corrected, and updated. The Planning Commissioners have tried to capture all these issues.

C. Staying True to Harbor Springs The new code can still remain faithful to the 2005 Zoning Code, protecting and preserving Harbor Springs against over-development. The community has reached out in the Open Meetings and asked that the current draft zoning not be approved. The community is asking for review and changes to 1) the location of the housing choices and 2) the location and objective regulations of the Planned Development agreed to at the August 21st meeting. At the September 18th meeting there were frank discussions with new potential goals. The community appears to be united in its belief that protecting the small-town, resort character of Harbor Springs must remain the highest priority. At the same time, the clear majority recognizes that the proposed draft zoning code risks inviting the very kind of developer-driven changes into Harbor Springs that have reshaped towns across the country.

Harbor Springs is not immune to these pressures. It is our responsibility to safeguard the character, scale, and very reason for being of this community.

Sincerely, Karin Reid Offield, a 33-year Harbor Springs Resident

From Ted Senger

……I have a home in Birmingham MI as well as Harbor Springs. Birmingham has been saying that keeping the historic areas is important as well a number of other things like affordability and new housing developments for at least the 40 years I have lived there. These are reflected in a Strategic Plan. Unfortunately, the Birmingham has never put in place meaningful historic preservation measures and has instead, allowed tear downs with new modern glass homes and apartment buildings in the historic districts. The downtown is now office buildings, restaurants, and mall based national retailers. The Commissioners for the past 30 years have failed the community. Our taxes are outrageous and we have a downtown that is expensive to maintain, over the top playgrounds and other amenities that cost lots of money and replaced existing recreational facilities. Our community is worse off despite the best, although misguided, efforts of Commissioners, City Managers and elected officials.

I appreciate everyone’s efforts in this process. I encourage the Commission to step back and reassess the priorities of the citizen and not those of City management, developers and other parties whose interests may not align with HS citizens.

Sincerely, Ted Stenger 3267 Forrest Ave, HS

From Linda Anton

Dear We Love Harbor Springs,

WLHS keep fighting the good fight. You should see what happened in Royal Oak over the last 15 years. Our “political operatives” are owned by developers. Once a sleepy bedroom community with a vibrant downtown, now High-rise apartments (thousands of units) with mediocre restaurants and crappy retail. And we can’t vote them out because their campaign coffers are enormously funded by developers and unions. The campaign literature is 10 to 1. The committees and sub committees are all lined with their cronies. They say we need affordable housing yet all the new apartments start at $1500 a month, for a studio. Just keep listening, watching and doing your homework. Especially when it comes time to vote. Happy you guys can still write letters to the editor. Our local papers stopped that years ago. Our only voice is at public comment. 3 minutes once a month. The last State of the City meeting was invitation only.... that’s how they roll.

Linda Anton Royal Oaks and Harbor Springs

Thank you for reading. What are your questions and concerns? Email us at weloveharborsprings@gmail.com **