05/09/2025

Coastal Solutions Compendium

Coastal Buffer

Generally speaking, a buffer requirement mandates a strip of land that is not covered in impervious surface, often including requirements for specific types of vegetation. This may include native plants or designated tree and plant species, and it may also prohibit certain species that are invasive or otherwise undesirable. A coastal buffer, which may also be referred to as a shoreline buffer, is a specific requirement for a strip of land of fixed width from the edge of a water body that maintains the natural character of the coast.

Why it supports resilience:

The coast’s natural features have evolved to accommodate the distinct conditions of wave action, water chemistry, soil makeup, geomorphology, and climate on that site. Allowing these features to remain undisturbed offers the best opportunity for the natural system to function as it is intended. Native plants can stabilize soil and protect coasts from storm surges, which helps control erosion. Vegetation also absorbs rainwater and reduces runoff to maintain water quality.

How it is used:

The Zoning Enabling Act allows for local governments to implement landscaping and vegetation requirements on properties. Through zoning and land use regulations, municipalities can require property owners to preserve a percentage of natural vegetation or plant an area as necessary. Certain activities may be prohibited in the buffer, such as the application of pesticides, herbicides, and fertilizers; cutting or pruning vegetation; and beach sanding. A more general approach is to simply prohibit alteration within the buffer, granting an exception for access (such as a single path to the water). Because this tool uses the changing shoreline as a reference, it is critical that a regular review process is established and implemented.

This tool may be part of a Coastal District or Coastal Overlay, which would define other regulations in addition to keeping a strip of land in its natural condition. A Coastal Buffer adds great value to a setback by positively defining the character of the area between the setback and the water’s edge.

Possible obstacles to implementation:

• In the eyes of developers and residents, vegetation requirements may be seen as a barrier to construction or recreation features.
• Property owners’ preferences, which may include lawns, landscaping, a wide sandy beach, and unobstructed views of the water, may not align with the natural condition of the coast.

Example:

Jurisdictions around Lake Charlevoix containing municipalities that border Lake Michigan

Although the level of protection varies, many jurisdictions around Lake Charlevoix have shoreline greenbelt zoning standards. This 2016 plan prepared by the Land Information Access Association (LIAA), and funded by Tip of the Mitt and the Michigan Coastal Management Program, outlined the various shoreline protections that communities have.

Evangeline Township Natural Vegetation Waterfront Buffer Strip   

Section 3.06 

B. A Natural Vegetation Waterfront Buffer Strip shall meet the following specifications:  

1. The Natural Vegetation Waterfront Buffer Strip shall be located between the water’s edge and all structure(s), except docks, shoreline protection structures, and waterfront-viewing platforms as allowed in the district regulations.  
2. The minimum depth shall be twenty-five (25) feet and shall extend across the full width of the waterfront portion of the lot, except that the depth shall be fifty (50) feet for lots with steep slopes as identified on the Evangeline Township Shoreline Steep Slopes Map (Figure 3-2). (effective April 21, 2010)  
3. The Natural Vegetation Waterfront Buffer Strip shall be located upland from the High-Water Level Elevation as defined.
4. The Natural Vegetation Waterfront Buffer Strip shall be planted with a mixture of trees, which at maturity shall obtain a minimum height of 50 feet, and low-growing woody shrub species native to the area and suitable for the site. Trees shall be scattered throughout the strip, planted at a minimum of ten (10) trees per one hundred feet (100’) of lake frontage, and sited in a manner that allows for “filtered” views of the water from the dwelling. Tree species shall be of a sufficient size and caliper (minimum 2”) to compete with the surrounding vegetation, and shall provide coverage of 75% of the area within the Natural Vegetation Waterfront Buffer Strip as measured at the drip lines the trees are expected to have at maturity (for guidance, see Figure 1 in this Section). Shrubs shall be of sufficient size and planted at spacings that shall provide complete coverage of the ground within the Natural Vegetation Waterfront Buffer Strip, except as allowed in district regulations for a viewing platform and path, within a period of two (2) full growing seasons.

Tasks for implementing this tool:

• Determine if the buffer requirement is to be applied to all coastal properties through the ordinance’s General Provisions, or as a requirement of certain districts or overlay zone(s).
• Inventory the coast to determine appropriate buffer depth and character of native vegetation.
  Determine which definition of Ordinary High Water Mark to use for measurement of the coastal buffer depth: Regulatory, Local or Natural (see Glossary of Coastal Terms).
• Using the inventory information, draft a provision that requires preserving native vegetation within a certain distance from the shoreline and limits unnecessary removal during construction. Specify acceptable native plant species and prohibited invasive species within the buffer area.
• Draft a requirement requiring a permit or site plan application to include a vegetation preservation and landscaping plan that demonstrates compliance with the buffer standards.
• Draft review criteria to determine whether proposed developments sufficiently preserve vegetation.
  Identify if there will be special provisions for coastal areas that are non-conforming due to the lack of the buffer.
• Create enforcement measures and establish an inspection process to ensure compliance before, during, and after construction.
• Create materials for homeowners, developers, and landscapers on the benefits of native vegetation and the importance of implementing the requirements effectively.
• Establish a regular review schedule and procedure to monitor the effect of coastal changes.