Zoning Barriers vs. Housing Solutions: Finding Balance in Leelanau County

Quick Summary

This article explores:

  • How current zoning rules in Leelanau County limit attainable workforce housing.

  • Why long rezoning timelines make it harder to build homes for teachers, first responders, and essential workers.

  • How the Grand Traverse County VR-10 model offers a roadmap for balanced growth.

  • Ways local collaboration can accelerate approvals without sacrificing rural character.

  • What SBGC and community partners are doing to remove zoning barriers and move projects forward.

Understanding Zoning Challenges in Leelanau County

Across Leelanau County, zoning rules originally designed to protect open space are now standing in the way of attainable workforce housing. Lengthy rezoning processes—often taking up to two years—delay projects that could help teachers, healthcare workers, and first responders live closer to where they work.

In our recent Project Update on land acquisition, we noted that four out of five potential housing sites are currently zoned as farmland or forestry. Each parcel is restricted to one home per five acres, a rule that drives up land prices and favors high-end developments over the modest, attainable homes our communities urgently need.

To meet local housing demand, Leelanau County must work with township boards and planning commissions to reduce zoning barriers and streamline approvals for community-driven housing projects.

Encouragingly, several Northern Michigan communities are already showing how it can be done. For example, Grand Traverse County’s VR-10 district (Village Residential – 10,000 square feet minimum lot size) allows moderately higher housing density in unincorporated village areas while maintaining a traditional, walkable character.

Normally, rezoning from Agricultural/Forestry to higher-density residential requires multiple public hearings, planning commission reviews, and agency sign-offs—often stretching beyond two years. Under the VR-10 model, when a project meets specific community needs, such as attainable workforce housing, local governments can use expedited rezoning to move from application to approval in months instead of years.

This balanced approach has already proven effective across Northern Michigan. It demonstrates that communities can preserve open space and rural charm while creating homes for the people who sustain them. With leadership, collaboration, and public support, Leelanau County can do the same—ensuring that our workforce can continue to live where they serve.

Frequently Asked Questions

1. Why is rezoning such a challenge for attainable housing in Leelanau County?
Most available land is zoned Agricultural or Forestry, which limits residential development to one home per five acres. This drives up land costs and makes it nearly impossible to build affordable homes for local workers without rezoning.

2. What is “expedited rezoning,” and how does it help?
Expedited rezoning streamlines the approval process for projects that meet defined community goals—like workforce housing. It reduces review times and administrative costs, helping shovel-ready projects move forward faster while maintaining public oversight.

3. How can Leelanau County adapt successful models like Grand Traverse’s VR-10?
By adopting similar village-scale zoning districts or adding expedited review options for attainable housing, local townships can encourage modest increases in density where infrastructure already exists, preserving rural landscapes while expanding housing options.