The heart of the Mackinaw City master plan, the section that addresses future land use, was reviewed by the Planning Commission at its Thursday, September 11 meeting. As part of a state-required master plan revision, commissioners studied future land use as it applies to the "residential protection areas," zones surrounding residential neighborhoods that prevent intrusion by commercial district activity. Suggestions were made regarding whether in-home businesses are appropriate in residential areas, and whether to alter parking arrangements in the R4 buffer zone between Central Avenue and the northeastern residential quadrant.

No changes to the master plan were made in the strategy session.

Village Manager Jeff Lawson expects public input at a hearing sometime in October. By then, all new commissioners should be well versed in the land-use portion of the master plan, he said. The public hearing will address how commissioners have assessed the old master plan, dating to 1997, how they plan to address input from public surveys, and what changes in the master plan they plan to make, if any.

The future land use section is critical because it sets the foundation for what will be allowed in its various districts, Mr. Lawson explained. Unlike other sections of the master plan, "the goals section leads to policy changes," he said.

The future land use section is referenced when the village creates or amends ordinances, which define what is allowed and not allowed in a given area of the village. Other parts of the master plan are more descriptive and address village facilities and demographics.

In terms of protecting residential neighborhoods from commercial intrusion, "We are holding the line at Central Avenue," Mr. Lawson said.

The R4 zone is a residential zone that is intended to be a buffer between the busy commercial district, which includes Central Avenue, and the more isolated residential areas in the northeastern residential area. R4 is a small, Lshaped zone south of Etherington Street, between Nicolet Street and Huron Avenue.

Before 1997, the area was designated "P," for Parking District.

"The thought pattern was that along Etherington Street, the back side . . . would be parking lot to Central Avenue" businesses, Mr. Lawson explained. After 1997, R4 was created to replace the parking district and restrict commercial parking penetration into the residential area, he added.

"The question is, 'Is R4 doing what we intended it to do as the buffer?'" Mr. Lawson asked.

Commissioner Jeff Hingston noted that in 1997, the planning commission felt part of the R4 area should be used for parking. The recommendation was turned down by the village council at the time.

Mr. Hingston advocated the 1997 planning commission's recommendation.

"The planning commission, up to that point, felt that was absolutely important that, because of business, the parking [area] should be allowed."

"I believe that there is a compatibility there. . . . The back half of this main business district . . . should be parking."

"I think if we put in the right kind of requirements and landscaping, . . . the two uses, residential across the street and commercial with parking, could live together."

"You can look at any tourist town in northern Michigan," notably Cheboygan and Gaylord, he added. There, "you have parking that adjoins the back sides of...business [districts]. Traverse City is another example."

There are some parking lots in the R4 district, but parking is now very restricted in the area, Mr. Lawson said.

Chairman Robert Most said some parking and residential zones can be compatible, however, "Mackinaw City has a very curious spot. We don't have 10 or 15 or 20 streets between the central [business district] and the water. We have . . . three blocks, and when you go into a town, very often, wherever parking occurs, the residential properties across from the parking begin to drop in value."

"You can see this in town after town," he added. "That first set of houses becomes the buffer zone. You often see them become rentals because no one wants to buy a residential home and have their children [so near] a parking lot."

He would be more supportive of Mr. Hingston's position, he said, if the northeastern residential quadrant, which includes several residential zones, were not so small.

Adding commercial parking in the R4 zone would push the buffer toward the "protected" northeastern residential quadrant. Mr. Most opposed the idea.

"I want to protect every single citizen in this zone so their residential life stays small town," Mr. Most said. "That's what they tell us over and over in stakeholder surveys: protect small town" ambiance.

Commissioner Nancy Dean, who lives in the R4 district, said residents there deal with a number of problems related to the busy business district nearby.

Resident Barry Dean attended the meeting and said about 10 years ago, homeowners with houses in the "P" zoning parking district could not get mortgages.

"I know, because I lived there and I sought one," he said. "If you want people to come to this town, buy a home, and invest in it, then you would think you would want to protect their investments."

He opposed allowing more parking at the edge of the R4 zone.

The commission discussed whether to expand businesses allowed in residential areas, called "home occupations." Only businesses run by family members, that do not increase traffic, are allowed in residential zones.

Mr. Dean also said he opposed expanding what home-based businesses are allowed to do in residential areas.

The village encourages some types of businesses in residential areas, like home beauty shops, barber shops, or tax-preparation services. Retired people with skills could also benefit from being able to operate a small business at their home, Mr. Lawson suggested.

The language of the old master plan seems to refer to the 1960s through the 1980s, Mr. Lawson noted, and times have changed. Now, software businesses may be more likely to be operated in a home. Such a business may need one or two employees, and they may not be family members.

Requiring home businesses to be run exclusively by family members is too restrictive, Mr. Hingston suggested.