Today is July 8, 2005.

Over the past several issues, we have been discussing why housing size matters.

Buyers who are trying to purchase their first home are finding themselves boxed out of their dream because of persistently high prices, higher mortgage rates, higher incomes required, and low supply. These are just some of the issues making home purchasing more challenging than ever for first-time home buyers.

Fact: Smaller, more affordable homes help alleviate some of these barriers.

The Wall Street Journal recently published these statistics, further demonstrating the immediate need for action.

How Lot Size Impacts the Bottom Line

As our friend Ryan Kilpatrick says, reducing minimum lot sizes is not a panacea to provide immediate relief to all of our lowest-income households, but it is a very simple adjustment that can reduce the average cost to buy a new home by $100,000 or more. These changes can make the difference between a middle-income household becoming a homeowner tomorrow or continuing to rent for the next decade.

This cottage is 884 square feet with two beds and two bathrooms. It offers ample room for many first-time homebuyers and downsizers and fits neatly on a 40’ x 80’ lot with plenty of room for a small yard and off-street parking. Unfortunately, it would be illegal to build in more than 95% of residential zone districts.

Zoning That Works for Working Families

Traditional suburban development often relies on large lots that drive up both land costs and total home prices. By enabling lot subdivision, communities can dramatically reduce the barrier to entry for prospective homeowners. When a single large lot is divided into two, three, or four parcels, the land cost per unit drops significantly, making it possible to build homes that fit within moderate-income budgets.

One of the most compelling advantages of lot subdivision is that the heavy lifting of infrastructure development has already been completed. Unlike greenfield developments that require new roads, water lines, sewer systems, and electrical grids, subdivided lots in existing neighborhoods can typically tap into established utilities with minimal additional investment.

The overlapping dynamics of lot and home size effectively prohibit affordable housing in most neighborhoods. Our analysis of several counties in Michigan (including Leelanau County) indicates that more than 95%of all vacant residential land has zoning standards in place that effectively make homes impossible to build for anyone earning less than $130,000. Meanwhile, median household income across most of those counties is typically somewhere between $65,000 and $80,000.

Our current Zoning laws, in some cases, have minimum lot requirements that are 1-5 acres per home. We need 1-acre lots that can be subdivided into 4 equal parcels to accommodate four quality homes. To make this change (where appropriate), we need to begin discussing new zoning opportunities with our municipal commissioners. This is how and where new working families, first responders, teachers, nurses, and other essential workers can begin their journey!

How Can You Help?

There are so many meaningful ways you can support the work of the Sleeping Bear Gateways Council and help strengthen our community.

1. Start by spreading the word—talk to your friends, neighbors, business owners, and local officials. Share this newsletter with organizations you’re connected to, like your Chamber of Commerce, clubs, or neighborhood groups.
2. Do you own land that might be suitable for conservation or community use? We’d love to hear from you—whether you’re open to donating or selling it to a local 501(c)(3), your contribution could make a lasting impact.
3. If you haven’t already, subscribe to our newsletter to stay in the loop—there’s a sign-up link right at the bottom of our homepage. And don’t forget to follow us on Facebook and Instagram for regular updates and stories from the region.
4. Looking for hands-on ways to get involved? Consider making a donation or volunteering with us. Every bit of support helps us protect and enhance the gateway communities of the Sleeping Bear Dunes.

5. Please attend Zoning and Village Council meetings, encouraging their support in tackling the attainable housing crisis we have in our communities.

The Glen Arbor Township Board holds regular meetings on the third Tuesday of each month at 7:30 PM. These meetings take place at the Glen Arbor Town Hall, located at 6394 W. Western Ave., Glen Arbor, MI. Depending on circumstances, meetings are held either in the main hall or the lower meeting room. For 2025, the scheduled meeting dates are:

• July 15th
• August 19th
• September 16th
• October 21st
• November 18th

The Empire Township Board meets on the second Tuesday of each month at 7:00 PM. These meetings take place at the Empire Township Hall, located at 10088 W. Front Street, Empire, MI. For 2025, the scheduled meeting dates are:

• July 8th
• August 12th
• September 9th
• October 14th
• November11th
• December 9th