Traverse City Homelessness Update; Traverse City Planning Commission Recommends STR Allowed Percentage Decreases; Recap of Milton Township April 24th Special Meeting of New Draft STR Ordinance
This week on the GAD Top Three, we start with a recap of the major developments from last week in the City of Traverse City’s efforts to combat homelessness. Next, we cover the recent recommendation from the Traverse City Planning Commission to the Traverse City Commission for a decrease in the allowed percentage of STRs in commercial, development, and industrial districts. Last, we have a recap of Milton Township’s special meeting to discuss a new draft short-term rental ordinance.
1. Traverse City Homelessness Update
Last week was a very busy week regarding the issue of homelessness in Traverse City. It started with the Traverse City Commission meeting on Monday, May 5th where a public hearing was held for Safe Harbor of Grand Traverse’s Special Land Use Permit (SLUP) request to approve their operation as a year-round emergency shelter. The public hearing opened with a short presentation by Safe Harbor of Grand Traverse on their SLUP request (view here, minute 12:19 to minute 13:46) before the public hearing comments were given (minute 13:46 to minute 1:09:46), Traverse City Commissioner discussion (minute 1:09:46 to minute 1:41:50) before another public comment session (minute 1:41:50 to minute 1:51:31). The Traverse City Commission ultimately passed Safe Harbor of Grand Traverse’s SLUP permit approving them for year-round emergency shelter operation.
On the morning of Wednesday, May 7th the City of Traverse City cleared out the Pines homeless encampment off 11th street in Traverse City (coverage from the Traverse City Ticker) and the space was taped off. Traverse City Manager Liz Vogel reported that as of Wednesday morning, “the Pines are clear of campers” and there were “no citations issues, no arrests, no protestors.” Pines residents were notified of this enforcement date for weeks and the Traverse City Police Department worked to support individuals in finding housing situations before this enforcement date.
On Thursday, May 8th the newly-launched Housing and Homelessness Task Force led by the Northwest Michigan Coalition to End Homelessness held their first Advisory Council meeting, of which Aspire North REALTORS® is a member. Presentations were given by the three Housing and Homelessness Task Force Work Groups (Safety Net Services, Emergency Shelter and Services, and Housing Solutions). Each work group presented on the general scope of challenges they are working on as a collaborative group as well as the data they are using to back their decision-making. A short summary of each group’s focus:
- Safety Net Services - They want to limit the inflow of individuals into homelessness by building on the success of the Traverse City Quick Response Team
- Emergency Shelter and Service - A large part of their work is making a long-term determination on emergency shelter services and day-time homelessness services.
- Housing Solutions - Providing housing for people making 50% of Area Median Income (AMI) and below as well as providing the support necessary to keep people in this housing. 50% AMI for Traverse City is roughly $34,600 for one person and $53,400 for five people.
The Housing and Homelessness Task Force will be meeting from May 2025 to September 2025 with a resulting plan to guide implementation efforts starting in 2026.
2. Traverse City Planning Commission Recommends STR Allowed Percentage Decreases to the Traverse City Commission
At the Traverse City (TC) Planning Commission Meeting this past Tuesday, May 6th proposed changes to the allowed percentages of short-term rentals (STRs) or vacation home rentals in the commercial, development, and industrial zoning districts were recommended by the TC Planning Commission to the TC Commission. The allowed percentages of vacation home rental changes were approved as listed in the table of the May 6th GAD Top 3 with two amendments. The two amendments made to the TC Planning Commission recommendation were:
- To decrease the D-3 zoning district percentage allowance down to 25% from the originally proposed decrease to 50%.
- Strong recommendation to the TC Commission that they adopt and implement the same grandfathering policy to protect the non-conforming status of existing vacation home rental licenses as are currently offered to C-1, C-2, and D-2 districts. You can view the current Traverse City Vacation Home Rental Administrative Policy for Grandfathering policy here.
Aspire North REALTORS®, some Aspire North REALTORS® members, as well as a number of short-term rental managers in TC offered their public comments (you can view them here from minute 20:50 to minute 38:40). Aspire North REALTORS® comments focused on the need for a study on the effects of short-term rentals in TC before making short-term rental policy changes, a study which Aspire North REALTORS® is currently exploring. You can read Aspire North REALTORS® public comments here. Most short-term rental manager comments focused on the importance of updating the TC grandfathering policy for vacation home rentals to continue their nonconforming use if these proposed changes are made. Thank you to TC Planning Commissioner, Brian McGillivary, for his amendment to strongly recommend the grandfathering policy to protect existing vacation home rentals and to the TC Planning Commission for supporting this amendment! This recommendation will now move to the Traverse City Commission. You can view the full TC Planning Commissioners discussion of the recommendation here (from minute 5:48 to minute 20:50 and minute 38:40 to 1:10:23). Updates will be provided in the GAD Top 3 as this process continues forward.
3. Recap of Milton Township April 24th Special Meeting of New Draft STR Ordinance
On April 24th, Milton Township held a Special Meeting where they introduced a new draft short-term rental (STR) ordinance. It does not appear that Milton Township at this time has made this draft STR ordinance available on their website. According to the Milton Township April 24th Special Meeting minutes their draft STR ordinance has some language clarifications and a proposed 1000-foot buffer between STR locations. They also discussed improving their township’s enforcement capabilities including the possibility of hiring an enforcement officer and improving neighbors’ abilities to report violations of the STR ordinance. A new draft of the Milton Township STR ordinance will be brought back to the Milton Township Board after some of the recommended changes from this meeting are incorporated. To keep up with Milton Township’s consideration of a STR ordinance keep an eye on the Milton Township homepage for Special Meeting announcements or attend any Milton Township Board Meeting on the third Monday of each month at 9 am.
