Home design in Benzie County.

Benzie County is small, with a lot of lake frontage and the Betsie River running through it. One county office handles both building and soil erosion permits; zoning is local.

Here is who you will deal with, what they ask for, and the local conditions that affect design.

Permits are applied for by the owner or builder. We don't apply for or manage permits.

Who issues the building permit

The Benzie County Building Department, 448 Court Place, Beulah, 231-882-9673.

Zoning

Benzie County repealed its county zoning ordinance, so zoning is handled by each township, village, and the City of Frankfort. Benzonia and Platte townships share a joint zoning ordinance. You need zoning approval from your local unit before the county issues a building permit.

Township, city, and village zoning

Zoning is handled locally. The link goes to the zoning page where one exists; for the rest, the county keeps a current list of every zoning administrator.

Well and septic

The Benzie-Leelanau District Health Department issues well and septic permits from its Benzonia office, 231-882-4409. If an addition or remodel adds a bedroom or office, expect a review of the existing well and septic.

Soil erosion permit

The Building Department also handles soil erosion permits. The county application requires one if your project is within 500 feet of water.

Building code

Michigan building departments are currently reviewing homes under the 2015 Michigan Residential Code and the 2015 residential energy code. A newer 2021 edition was adopted but is on hold under a court order, so check with the building department if your project is still months out.

What the permit office asks for

The county's residential checklist includes:

• Zoning approval from your township, village, or city
• One full set of plans plus one digital set
• A site plan or lot diagram
• Energy code compliance worksheet
• Driveway permit, and well and septic (or water and sewer) permits
• Soil erosion permit if within 500 feet of water, and proof of ownership

Things to watch for

• Betsie River. It is a state-designated Natural River. Lots within 400 feet fall in the Natural River district, with a 200-foot building setback on the mainstream and a required vegetation strip.
• Critical dunes. The state maps Critical Dune Areas in Crystal Lake, Gilmore, Blaine, and Lake townships. Building in one requires an EGLE permit.
• Floodplains and wetlands. The county application asks whether the property is in a wetland, floodplain, or critical dune area, and a permit in a floodplain needs state approval first.

Do you need an architect here?

Under Michigan law (MCL 339.2012(1)(d)), a detached one- or two-family home of up to 3,500 square feet of calculated floor area can be designed by someone who isn't a licensed architect or engineer, without an architect's or engineer's seal (Michigan Attorney General Opinion No. 7208, 2007). Calculated floor area counts only habitable space; basements, garages, porches, decks, bathrooms, closets and hallways don't count. Most homes, additions, and remodels we draw fall under that exemption. More in our FAQ.

How we help

• Construction drawings formatted for the building department: floor plans, foundation plan, elevations, and sections from footing to roof peak
• A scaled site plan with dimensions to property lines, for zoning and for the building permit
• As-built drawings of the existing home for additions and remodels
• Early flags for anything that needs an engineer, a state permit, or a setback check, before you spend money on full drawings

Also serving: Grand Traverse · Leelanau · Antrim · Kalkaska