Planning commission recommends rezoning of Victoria Resort at 241 Oak Street over neighbors’ objections

The South Haven Planning Commission on March 23 recommended changing the zoning for 241 Oak Street — the Victoria Resort property — from R1B (single-family residential) to RM1 (multifamily/resort), after a public hearing that drew several neighbors opposed to the change.

The applicant, Allison Coer, one of the resort’s new owners, said the request aims to bring the century-old resort into conformity with the city’s future land-use map and to allow modest improvements such as converting two back garages into a small indoor gathering space. “This place is a resort. It has been a resort, and I think it should be zoned as such,” Coer told commissioners.

Why it matters: A straight rezoning to RM1 opens the property to the full set of uses allowed in that district unless a conditional rezoning is requested. Staff and the city attorney reminded commissioners that rezoning alone would not immediately change the resort’s legal status; major alterations would still require a special land-use approval and site-plan review, but commissioners and neighbors noted those safeguards do not prevent a future owner from seeking different uses allowed by RM1.

Residents pressed the commission for protections. Kurt Pitman, who said he has lived near Oak Street for 68 years, told the commission he was “in complete opposition” and asked for objective feasibility and infrastructure studies before changing zoning. Neighbors raised concerns about fishbacking higher density, traffic and Oak Street’s narrow roads, and the absence of a binding development agreement. Tony Corollo, whose house sits across from the resort, asked: “Why give the permanent RM1 rights for temporary compliance issues?” — arguing that a conditional rezoning that tied the parcel explicitly to resort uses would offer stronger protections for the neighborhood.

Commission discussion focused on five factors set out in the South Haven zoning ordinance: consistency with the master plan; recent development trends; compatibility with surrounding uses; infrastructure capacity; and the intent and purpose of the ordinance (health, safety and welfare). Several commissioners cited the 2018 future land-use map, which designates the parcel for multifamily/resort, while others argued that a straight rezoning to RM1 is broader than the narrowly tailored action they believe the master plan intended.

The commission amended the draft findings to clarify language in the resolution and then voted to recommend approval of the map amendment as modified. Roll-call votes recorded during the meeting show the motion carried by majority vote (several commissioners voted yes while others opposed). The staff packet and attorney guidance make clear that, even with rezoning, the resort would continue to be subject to special-land-use review before any substantial change in use or new construction.

What comes next: This action is a recommendation from the Planning Commission. Any final change of zoning must be considered by the City Council through its own public process. If the new owners later pursue building changes or formalize the resort as a permitted use under RM1, they will need to apply for special-land-use approval and a site plan, at which point infrastructure studies and specific development standards will be evaluated.

Authorities and context: Commissioners and staff repeatedly cited the South Haven Zoning Ordinance standards for map amendments (factors on page 216 of the ordinance packet) and the city’s 2018 future land-use map, which staff and the packet note identifies the site for multifamily-attached/resort use. The city attorney clarified that a conditional rezoning must be proposed by the applicant; the city cannot unilaterally impose conditions when granting a map amendment.

The commission adjourned the rezoning discussion by approving the amended resolution recommending rezoning to RM1; the item now advances to the council for a final decision.