City planning is a crucial function of local governments, ensuring that urban development is sustainable and aligned with community goals. In Michigan, municipalities are required to create and maintain a master plan, a long-term roadmap that outlines the future of land use, housing, infrastructure, and community development. The city of Munising is currently undergoing a review of its master plan, led by the Planning Commission, and will be shaped by community input. This process is crucial for setting the course for Munising’s future, particularly as the city faces challenges related to housing, tourism, and long-term sustainability.
The planning process is governed by the Michigan Planning Enabling Act of 2008, which requires local governments to develop a master plan and review it every five years. This ensures that cities adapt to changes in population, economics, and environmental conditions. The plan must also align with regional and state-level strategies to promote cohesive development across jurisdictions. Public participation is a key component, with residents given opportunities to provide feedback throughout the process.
Munising’s Planning Commission is responsible for reviewing and updating the master plan. Bill Riordan, head of the Planning Commission, explained the importance of this process for the city’s longterm health and growth. “We’re not just focused on the next five years; we’re envisioning how Munising will look and function for decades to come,” Riordan said. “Our goal is to balance tourism, housing, and long-term sustainability for the people who live and work here year-round.”
The Planning Commission is chaired by Bill Riordan, with Wendy Irish serving as vice chair and liaison to the Board of Appeals. The commission includes Amanda Tweedale, DJ Raica, Patty Britton Nephew, and Robin Pavase. Lisa DeLeeuw serves as secretary and zoning administrator, while Mike Nettleton, acting Mayor of Munising and member of the City Commission, serves as the Planning Commission’s liaison to the city government.
According to Mayor ProTem Johanna Bogater, housing has been a top concern in the community for years. In response to a survey conducted when the city first received American Rescue Plan Act (ARPA) funds, housing emerged as the most pressing issue. “We spent some of those funds on a housing needs assessment, which is now part of the Planning Commission’s work,” Bogater said. “It’s a complex issue, and the city only received a little over $230,000, but we’ve tried to use those funds to address what we can.”
The housing needs assessment, conducted by the Central Upper Peninsula Planning and Development (CUPPAD) under the guidance of senior planner Ryan Soucy and associate planner Jessica Walter, is a key component of the planning process. Dotty LaJoye, CUPPAD’s executive director, provided further insight: “This assessment will give us detailed data on demographics, socioeconomics, and housing statistics, allowing us to make informed recommendations for the city’s housing environment.” Public input will also play a key role, with a focus group of key stakeholders providing additional context.
Wendy Irish, vice chair of the Planning Commission, noted the urgency of addressing Munising’s housing needs: “It’s not just about low-income housing; we also have middle- income families and older couples looking to downsize who can’t find housing within the community. We have to address all of these needs in our planning.” Irish also stated that revising the master plan and zoning ordinance is an extensive process, with a projected completion date of December 2025. “Every five years, the master plan needs to be reviewed and updated, and by the time we’re done with this process, it will be 2025,” she explained.
Being a landlord in today’s market presents its own set of challenges, shaped largely by tenant protection laws, rent control measures, and the ongoing need to maintain properties profitably. In Michigan, landlords must navigate an evolving legal landscape that includes eviction moratoriums, caps on rent increases, and strict maintenance obligations. These regulations can result in long eviction timelines and non-paying tenants, adding financial strain on property owners. As new regulations are anticipated in 2024, this pressure is expected to increase, further complicating the rental market for landlords.
Tom Dolaskie, managing director of Deployed Capital, which holds a diverse portfolio of properties, including Roam Inn and both long-term and short-term rentals, has experienced these challenges firsthand. “We’ve experienced significant loss on our rental properties due to tenant neglect, at times landing us in courtrooms to pursue financial remedy,” Dolaskie explained. His stance on short-term rentals (STRs) has also evolved. Although he previously found STRs valuable, he now operates just two such properties. “We do have two properties that we operate as STRs, but it’s primarily because they wouldn’t make good long-term rentals. Nobody wants to live above an active, busy business long-term,” he said.
In addition to his commentary on short-term rentals, Dolaskie reiterated the importance of long-term housing for his workforce of nearly 200 people. “Long-term housing is extremely important for us,” he stated. “When we do get approached with rental requests outside of our employee pool, we take the application process very seriously.” As the rise of STRs begins to outpace the need for stable, year-round housing in Munising, Dolaskie warned that sustaining both a workforce and a community could become increasingly difficult.
Dolaskie also expressed support for the city’s recent twoyear moratorium on short-term rental permits, a key topic in the current planning process. “The short-term rental limit is smart governance,” Dolaskie said. “Our community is limited in infrastructure, and preserving long-term housing is critical to maintaining a vibrant yearround economy.” He pointed out the challenges Munising faces with the influx of shortterm rentals, noting that while they bring in quick revenue, they also deplete the availability of long-term housing. “If we keep allowing housing to be absorbed for short-term purposes, we’ll see a decline in our local quality of life,” he added.
The two-year moratorium, which took effect on August 19, has sparked debate within the community. While some see it as a necessary step to address the housing shortage, others worry about its potential impact on the local economy, particularly tourism. Cori-Ann Cearley, owner of Pictured Rocks Inn and Suites and President of the Munising Visitors Bureau, addressed the potential impact of the moratorium on tourism. “The moratorium won’t have much of an impact, if any. The market has naturally slowed after COVID, and there are plenty of vacancies in both hotels and shortterm rentals,” Cearley said. She added that Munising has the capacity to accommodate current and future visitors for the foreseeable future.
Meanwhile, local residents such as Victoria Wus expressed relief that the city is addressing the growing concerns surrounding housing. “I’ve been worried about the direction we’re heading,” Wus said. “If we keep focusing on tourism without considering the needs of year-round residents, we could end up with a ghost town. Once the tourists leave, several restaurants and shops close, and year-round residents are left without essential services.”
Housing shortages, especially for long-term rentals, have become a significant issue in Munising, and the ongoing review of the master plan is expected to address this concern. Patricia Downs, Executive Director of the Munising Housing Commission and Vice President of the Michigan Housing Directors Association (MHDA), offered insight into the city’s public housing and Section 8 programs. “We have 74 public housing units and 28 Section 8 vouchers, but the challenge is finding landlords willing to participate,” Downs said. “In July, we had five vouchers that couldn’t be used due to a lack of available landlords, and now we’re down to just one voucher remaining.”
City Manager Devin Olson provided data that may surprise residents. “Out of over 700 residential parcels in the city, only 39 have received approved permits for short-term rentals,” Olson said. This figure reflects an increase of just one short-term rental since July, with short-term rentals making up only 5.57% of the city’s residential properties—much lower than public perception suggests.
As Munising navigates its critical planning decisions, city leaders and the Planning Commission remain focused on finding a sustainable balance between tourism and the long-term housing needs of residents. With the Master Plan review extending through 2025, the city is committed to a thoughtful, inclusive process that considers the interests of businesses, residents, and visitors alike. As the housing needs assessment progresses and public input continues to shape the vision, Munising’s leaders face the challenge of making decisions that will have lasting effects on the community. Their ability to prioritize long-term sustainability over short-term economic gains will be key to ensuring Munising remains a vibrant and thriving place for future generations.