Summary
The Northport Village Council held a work session on March 5, 2026, focused primarily on discussion items rather than formal action. No votes were taken. Council reviewed early-stage development concepts for two village-owned parcels (Seventh Street and High Street), discussed a proposal to update the water rate study, reviewed proposed Short-Term Rental ordinance amendments, considered repealing an outdated subdivision ordinance, and discussed reducing Planning Commission membership from seven to five. Several items are expected to return to Council at future regular meetings for formal consideration. Public comments raised concerns about transparency and density related to the Seventh Street concept.
Public Comments
No public comment was offered at the start of the meeting (Item 3). Later in the meeting (Item 6), two residents spoke:
- Joanne Swanson (10554 North Shore Drive) raised concerns about transparency and timing regarding the Seventh Street concept plans, noting the drawings were shared shortly before the meeting while Council was already discussing preferred options. She questioned whether the Village had fully resolved its legal authority to develop the property, including the status of a former reverter clause, and raised concerns about potential density and compatibility with the surrounding neighborhood.
- Vicky Slot (10160 North Shore Drive) expressed concerns about increased density being discussed for the Seventh Street site and potential impacts on neighborhood character, property values, and the natural environment. She questioned whether the Village should be involved in housing development at all and suggested the property could instead be sold or developed at lower density.
In response, Trustee Cavendish clarified that Council members received the concept plans at the same time they were posted in Dropbox, shortly before the meeting. She stated the Village attorney had previously reviewed the property title and reverter issue and concluded the Village could proceed as proposed. Trustee Dean noted he had informally consulted additional attorneys about the property and said further legal review was warranted, emphasizing no final decision would be made until legal, financial, and feasibility issues were fully reviewed. Village Manager Ottenwess reiterated that the work session was for open discussion only, that no votes were taken, and that Council intended to gather public input before deciding.
Affordable Housing Initiatives
Council reviewed preliminary development concepts for the Seventh Street parcel (1.2-acre frontage) and the adjacent High Street parcel, aimed at addressing attainable/missing-middle housing needs. Seventh Street concepts ranged from passive recreation to multiple cottage-style housing layouts of varying densities, including options with accessory dwelling units (ADUs). Discussion touched on groundwater conditions, parking and access, tree preservation, and integrating trails and accessible boardwalks connecting to the adjacent 4.7-acre park. High Street concepts included two single-family homes, homes with ADUs, duplex development, and a small multifamily building; Council discussed compatibility with surrounding uses, shared driveway concepts, and possible zoning changes to support "missing middle" housing.
Trustee Cavendish referenced the Village Master Plan and recent state planning requirements encouraging communities to address long-term housing needs. Trustee Cavendish and Village Manager Ottenwess clarified that the front portion of the Seventh Street parcel was never formally designated as parkland, though it previously carried a recreational-use deed restriction; the rear 4.7 acres was later designated as parkland.
No decisions were made. Council is expected to review the concepts further and identify preferred scenarios at a future meeting for 3D renderings and additional feasibility analysis. President McCann reminded residents of an upcoming Housing Summit on April 28 at the school, where housing concepts and renderings will be shared and public feedback will be taken.
Parks and Recreation Matters
As part of the Seventh Street parcel discussion, Council considered integrating trails and accessible boardwalks connecting to the adjacent 4.7-acre park area. It was clarified that this rear 4.7-acre portion was formally designated as parkland by Council, while the front 1.2-acre frontage under discussion for housing concepts was never formally designated as parkland, despite having previously carried a recreational-use deed restriction.
Infrastructure Projects
Marina: Trustee Cook, liaison, had nothing to report.
Infrastructure: Trustee Cavendish reported that all current infrastructure projects are being scheduled.
NLTUA: President McCann reported the NLTUA held its bi-monthly meeting in late February and approved its FY 2026–2027 budget, along with a service contract with the Village for the Superintendent, Clerk, and Deputy Treasurer positions. The system analysis and capacity growth study, originally expected in February, is now anticipated in April following additional data collection; it will be presented first to the NLTUA Board and then shared with the Village Council.
Water Rate Study Proposal: Council discussed updating the Village's water rate study, noting the Water Fund is currently subsidized by the General Fund and that long-term capital needs are increasing. A proposal from Dawn Lund of Utility Financial Solutions, in the amount of $14,900, would update financial projections and recommend a multi-year rate path using the 2024 cost-of-service study as a foundation. Council generally agreed a professional update would provide a defensible basis for future rate decisions. No action was taken; the proposal is expected to be brought forward at the next regular council meeting.
Other Business
Short-Term Rental Ordinance: Council reviewed proposed amendments to align STR definitions with the zoning ordinance and clarify administration/enforcement. Key updates include an annual registration deadline of April 30 and an annual registration fee (amount to be set in the Village fee schedule) to help offset administrative costs. Council discussed enforcement provisions for unregistered STR operations and clarified that registration does not replace zoning requirements, including obtaining a Special Use Permit where required. No changes were made to STR caps or overlay districts. Amendments are expected to be brought back for formal consideration at the next regular meeting.
Subdivision Ordinance 66B Repeal: The Village Manager explained that Ordinance 66B, adopted under an earlier version of the Michigan Land Division Act, is now outdated and largely superseded by Ordinance 131. Council agreed that formally repealing 66B would simplify the regulatory framework; staff will bring forward a repeal resolution at a future meeting.
Planning Commission Membership: Added to the agenda at Trustee Cavendish's request. Council discussed reducing the Planning Commission from seven to five members due to ongoing difficulty filling vacancies and maintaining quorum. The Village Manager noted state law allows commissions of five, seven, or nine members, and that a change would require an ordinance amendment. Council expressed general support and agreed to consider an ordinance amendment at the next regular meeting.
Financial Summary
A proposal from Dawn Lund of Utility Financial Solutions to update the Village's water rate study was discussed, in the amount of $14,900, which would update financial projections and recommend a multi-year rate path building on the 2024 cost-of-service study. It was noted the Water Fund is currently subsidized by the General Fund. No financial action was taken; the proposal is expected to be considered at the next regular council meeting.
The NLTUA approved its FY 2026–2027 budget and a service contract with the Village for Superintendent, Clerk, and Deputy Treasurer positions, though specific figures were not detailed in these minutes.
The Short-Term Rental ordinance amendments include an annual registration fee to be set in the Village fee schedule, intended to help offset administrative costs; no specific fee amount was given.
Action Items
- Staff to bring forward the water rate study proposal ($14,900, Utility Financial Solutions) for consideration at the next regular council meeting.
- Staff to bring back Short-Term Rental ordinance amendments (including April 30 registration deadline and registration fee) for formal consideration at the next regular meeting.
- Staff to bring forward a resolution to repeal Subdivision Ordinance 66B at a future meeting.
- Council to consider an ordinance amendment to reduce Planning Commission membership from seven to five at the next regular meeting.
- Council to further review Seventh Street and High Street parcel concepts and identify preferred scenarios at a future meeting for 3D renderings and additional feasibility analysis.
- Legal review of the Seventh Street property's title and reverter clause status to continue, per Trustee Dean's comments, before any final decision is made.
- NLTUA system analysis and capacity growth study, now expected in April, to be presented first to the NLTUA Board and then shared with the Village Council.
- Housing Summit scheduled for April 28 at the school to share housing concepts/renderings and gather public feedback.