Harbor Bay outlines 15‑story mass timber ‘Howard’ proposal; neighbors cite scale and process concerns
Summary
Harbor Bay Ventures presented a proposed 15‑story, mass‑timber mixed‑use tower at 401–427 E. Grand River; applicants emphasized embodied‑carbon benefits, curated retail and tax revenue, while nearby tenants and neighbors raised compatibility, setback and construction management concerns. The project requires a ZBA variance and multiple technical reviews.
Harbor Bay Ventures presented its proposal Dec. 17 for a 15‑story, mass‑timber mixed‑use building at 401–427 E. Grand River dubbed “The Howard.” The planning commission opened a public hearing and heard detailed presentations from the applicant team and multiple public commenters before closing the hearing.
Staff said the project exceeds B3 district height limits and that the applicant has applied for an approximately 8‑foot height variance with the Zoning Board of Appeals; the ZBA meeting is scheduled for Jan. 7. The applicant proposes a 15‑story, mass‑timber structure with ground‑floor commercial uses, one level of below‑grade parking, and a variety of unit sizes; staff listed a range of incomplete site‑plan items that must be resolved, including a complete stormwater management plan, some sign and lighting details, tree plantings along Charles Street and verification of bike‑parking counts.
Harbor Bay presenters emphasized environmental and community benefits of mass timber. Architect Bobby Larson and developer Mark Bell described mass timber’s lower embodied carbon, shorter onsite construction windows and potential to catalyze regional manufacturing. Economist Dan Shoeg presented market analyses that he and third parties performed estimating potential construction‑phase investment and longer‑term tax revenue gains. Harbor Bay also proposed curated, locally oriented retail and a program to retain or replace commercial parking for nearby businesses.
Public commenters split. Several professionals including architects and housing advocates supported the project for adding housing and for its mass‑timber technology. The State News (a long‑time downtown tenant) urged postponing any recommendation until the Zoning Board of Appeals rules and requested a detailed adjacent‑property protection and construction‑management plan, saying the proposed scale and east‑facing windows could materially constrain its future redevelopment. Other neighbors urged careful attention to stormwater, parking and compatibility with adjacent low‑rise buildings.
No final recommendation was made; staff and applicants said they will return with refined engineering, parking and stormwater studies and required variance decisions.
