Zoning, building permits and septic rules in New Buffalo, Michigan

New Buffalo’s own rules

• Local zoningPresent (with conditions)

  Land inside New Buffalo city limits; the city's own Chapter ZO Zoning Ordinance governs land use and dimensional rules there

  • Zoning Ordinance Chapter ZO was adopted by the city council 8-19-2024 by Ord. No. 266 and is administered by the city.
  • Source shows a later amendment: ord. no. 282 pdf 2026-07-20 zoning ordinance amendment ch zo. Its text was not opened and is not reflected in this record.
  • Uses are permitted only as allowed by district under Article 3 and Article 4; Article 4 use-specific standards were amended 11-17-2025 by Ord. No. 276.

  “adopted by the city council of the city of new buffalo 8-19-2024 by ord. no. 266.”

• Zoning districtsPartial

  Land inside New Buffalo city limits

  • The chapter establishes districts and their purpose in Article 2, and an official zoning map is referenced in section z2-03. The individual district list and map were not opened.
  • District-specific standards are in Article 3 (section z3-01 bulk and dimensional standards, section z3-04 uses) and are not reflected here.

  “article 2 establishment of districts section z2-01 districts established. section z2-02 purpose and intent of districts.”

• Minimum dwelling sizeSpecified

  Accessory dwelling units only, inside New Buffalo city limits. This is not a general minimum for principal dwellings.

  • Applies only to accessory dwelling units under section z4-11(b).

  minimum accessory dwelling unit size: >= 220 square feet

  “the minimum size of an accessory dwelling unit shall be 220 square feet.”

• Accessory dwellingsLimited

  One accessory dwelling unit on a lot inside New Buffalo city limits, under section z4-11(b) of the city Zoning Ordinance

  • One detached, attached, or internal accessory dwelling unit per lot.
  • Special use permit under Article 11 required; applicant must explain intent and use of the unit.
  • Planning commission review and final approval, approval with conditions, or denial.
  • Minimum size 220 square feet; internal accessory dwelling maximum 25% of the principal building floor area; ADU in a detached garage must meet detached accessory structure size and dimensional standards in section z4-11d.
  • Must be within the buildable area and meet lot coverage requirements for the governing district in section z3-01.
  • Shared common driveway with the principal dwelling; architectural features and exterior materials compatible with the principal building.
  • Off-street parking may or may not be required as set by the planning commission.
  • Must remain in common ownership with the principal dwelling.
  • No accessory dwelling unit may be used as a short-term rental.

  accessory dwelling units per lot: 1 unit (detached, attached, or internal ADU) · minimum ADU size: >= 220 square feet · internal ADU maximum share of principal building floor area: <= 25 percent

  “one detached, attached, or internal accessory dwelling unit shall be allowed per lot.”

• Who permits septicMixed (with conditions)

  Private sewage disposal for a property inside New Buffalo city limits where public sewer is not available

  • City Chapter 16 sets the rule and requires compliance with the city regulations and with the Berrien County Health Department regulations.
  • Berrien County Health Department permit and inspection rules were not opened.

  “a private sewage disposal system complying with the regulations of the city and of the berrien county health department.”

• Off-grid sanitationLimited

  Private on-site sewage disposal inside New Buffalo city limits where public sewer is not available

  • Allowed only where a public sanitary or combined sewer is not available; must comply with city and Berrien County Health Department regulations.
  • Must be abandoned when public sewer becomes available.

  “where a public sanitary or combined sewer is not available under the provisions of section 16-9, the building sewer shall be connected to a private sewage disposal system complying with the regulations of the city and of the berrien county health department.”

• Mandatory utility hookupSewer (with conditions)

  A property inside New Buffalo city limits where a public sanitary or combined sewer is available

  • Where a public sewer becomes available to a property served by a private system, a direct connection must be made and septic tanks, cesspools and similar facilities abandoned and filled.
  • The distance or availability threshold in section 16-9 (use of public sewers required) was not retrieved.
  • Water connection rules (Chapter 19) were not opened.

  “as such time as a public sewer becomes available to a property served by a private sewage disposal system, as provided in section 16-9, a direct connection shall be made to the public sewer in compliance with this chapter, and any septic tanks, cesspools, and similar private sewage disposal facilities shall be abandoned and filled with suitable material.”

• Short-term rentalsProhibited

  Accessory dwelling units inside New Buffalo city limits only; general short-term rental rules are in Chapter 11 (not opened)

  • Applies only to accessory dwelling units; other short-term rental rules are in Chapter 11 Short-term rental units, sections 11-1 to 11-13, not opened.

  “no accessory dwelling unit shall be used as a short-term rental as defined in this ordinance.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask New Buffalo or Berrien County directly.

• Building permit — Building permit for new residential construction inside New Buffalo city limits
• Owner-builder exemption — Owner-builder exemption for a homeowner building their own home inside New Buffalo city limits
• Building code adopted — Building code adoption inside New Buffalo city limits
• Inspections — Building inspections for new construction inside New Buffalo city limits
• Certificate of occupancy — Certificate of occupancy for new homes inside New Buffalo city limits

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Off-grid gear

Going off-grid in New Buffalo means bringing your own water and power. The kit we’d start with:

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

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