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City of St. Joseph Regulation
City in Berrien County, Michigan (on the shoreline of Lake Michigan)
Population: 8,281
St. Joseph has developed zoning regulations that regulate development and redevelopment in floodplains and that limit development and hardening along the Lake Michigan shoreline. The city also has specified Special Flood Hazard Areas and provides guidance and regulations to better mitigate potential damage done by floodwaters such as erosion, loss of property, loss of frontage, and loss of habitat.
Regulation meets the following Key Measures:
3
Limits development/redevelopment in floodplains.
Prohibits fill material with an elevation that exceeds the adjacent protected land.
Zoning Ordinance Article III, Section 3.25
A Floodplain Overlay District (FP-OD) is established to protect the safety and property near or adjacent to a floodplain. The District is identified on the Zoning Map and is based off the Flood Insurance Rate Map released by the Flood Insurance Administration.
Zoning Ordinance Article IX, Section 9.6
Construction of certain buildings and structures are limited in the FP-OD.
Zoning Ordinance Article IX, Section 9.6.8
4
Limits development/redevelopment along the shoreline.
An overlay district (The Edgewater Beach Overlay District) is established along the Lake Michigan shoreline to prevent damage to the public trust land and to prevent damage to private property. Structures are not permitted in this zone (with some exceptions such as stairs, unroofed walkways, and other similar items). The ordinance also explains that the location of the zone is more restrictive than the Ordinary High Water Mark (OHWM) and the Base Flood Elevation as they are not restrictive enough to keep public trust land and private property safe.
Zoning Ordinance Article IX, Section 9.7
Another overlay district established in the city is the Lake Bluff Scenic View Protection Overlay District. The purpose of this ordinance is intended to limit the impact of development on natural resources and maintain access to light and air within the viewshed area which is considered a vital part of the city’s overall economic health.
Zoning Ordinance Article IX, Section 9.5
5
Limits hardscaping/armoring of the shoreline.
The city acknowledges the detrimental effects of seawalls and shore protection structures constructed over a period of many years in response to erosion.
Zoning Ordinance Article IX, Section 9.7