In its first meeting of the new year, Charlevoix’s city council, once again, addressed one of the most systemic problems facing the community — the lack of year-round and workforce housing.
Possible zoning changes focusing on incentivizing the construction of higher-density, year-round housing while maintaining the existing single-family residential character of buildings, along with other suggestions, were presented to council by Zoning Administrator Jonathan Scheel. Limitation on short-term rentals were also suggested to promote the availability of housing for year-round citizens.
“These are all suggestions that are incentives rather than restrictions. They are all voluntary means for a property owner to create year-round housing and, in exchange, get breaks from other requirements and/or increased opportunities in the ordinance,” said Scheel.
Council has attempted to address the housing issue on a number of different fronts with varying degrees of success in the past. Last year, Charlevoix voters resoundingly denied a proposal to utilize an unused portion of the city’s golf course for affordable year-round housing development; however, council was successful in approving a housing development on May Street that included a deed restriction ensuring it will only be offered to year-round working residents.
The city has previously made zoning ordinance changes to better effectuate housing. Accessory dwellings are now allowed in residential areas, parking requirements have been decreased, set-backs have been reduced and structures are now able to cover a larger portion of any buildable lot in order to create housing density.
Scheel pointed out that zoning ordinance changes work incrementally to help create increased housing opportunities.
“None of these are going to solve the housing crisis by themselves. These will help in the big picture, “said Scheel.
Specifically, some of the proposed changes were:
• Allowing and incentivizing higher density, year-round residential construction: For example, two-story fourplexes allowed in residential areas if all of the housing units are year-round residential. By using the zoning ordinance, the owner voluntarily accepts the year-round restrictions on the property. Enforcement would be by civil infractions similar to any zoning enforcement.
• Allowing duplexes in single family zoning when dividing an existing structure and/or making a minimal expansion of an existing structure: New structures should have a design in keeping with the neighboring structures. There could be an additional requirement that duplexes must be on lots that meet a larger minimum lot size requirement.
• Allowing taller buildings for year-round residential in commercial districts
• Allowing some or all of the above-listed incentives for year-round housing in new overlay zones that are close to employment centers, downtown, medical offices (walkable areas)
• Developing housing in underutilized Industrial Park zoning district to create a work/live compatibility: This would include continuing to reduce or eliminate the number of required parking spaces for all residential development.
• Prohibiting any more short-term rentals of residences in residential areas: Keep the maximum number of short-term rentals at 80 in R1 and R2 districts. Do not allow short-term rentals in the R3 District.
• Creating minimal rental periods for all non-short-term rental properties in residential districts
Scheel also presented a series of promotional efforts that could be incorporated, including partnering with other entities to market certain neighborhoods that have incentives for residential development and review grant programs.
Council supported moving forward with the zoning ordinance suggestions. The city’s planning commission will now begin to develop — along with the zoning administrator — a strategy for implementation.
January 07, 2021 at 12:15PM
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