My Garage Setback Problem

[archimedes]

I'm in the process of trying to buy a building lot.  The lot has a pre-existing garage on it,  built in 1980.  The problem is that it was built too close to the rear property line - by 4 ft.

I could apply for a variance,  but that would be a lengthy bureaurocratic nightmare,  and time is of the essence here.

My other two options are: 

1) move the building 4 ft,  and that sounds expensive.

2) chop 4 ft off the building.  (the part over the setback line is the non-load bearing wall).

3)  or just tear it down,  which seems a waste. 

The garage needs some work since it's 31 yrs old.  It needs a new roof and some siding work but otherwise it's structurally sound

Any suggestions would be appreciated.

Thanks.

[John Raabe]

archimedes:

I think you have clearly analyzed your options. My question would be what is your desired use for this building?

If it could be used for storage as you prepare to build the main house, you might be able to negotiate to use the building as is now and then bring it into compliance in the future within say 1 year? of the time you get a permit for the main house.

That wouldn't close off too many future options and would only put you into it for the cost of the roofing.

[Native_NM]

Depending on the type of construction, roof line, and layout, maybe chop off the back and add to the front.

[archimedes]

Unfortunately,  the town that I'm dealing with is very picky.  The number of committees that I need to go through to get a simple 4' variance is ridiculous.  And they won't let any permits of any kind be pulled until the non-conformancy is removed,  or approved by special permit -  a very time consuming process.  And I'm not even in the historic district.  I'd hate to think what that would entail.

My plan was to keep the garage,   maybe use it as a guest cottage later.  I want to build a 20 X 34 two story, from the plans here,   adjacent to the garage.  But i can't get a permit,  of any kind,  until the non-conformancy issue is resolved.

The 4' encroachment is on the gable end wall.  I'm thinking I could build a new gable wall,  4' ft inboard of the existing wall,  and then remove the 4 ft of the building that is remaining in the encroachment.

Not sure of what would need to be done with the foundation.

[Native_NM]

I remember a scene from "Life as a House" that dealt with an issue exactly like this.  Those who have seen the movie know how "George" handled the problem!  

In all seriousness, the quick solution is to chop the back of the building off and wall it off.  If you have trusses, you could probably salvage one from the end coming down and double the end.  The foundation footer becomes a problem, but since it is not inhabited maybe a quick pour?  You are in a tough spot. 

[archimedes]

Unfortunately I haven't seen the movie.  Did it involve a chainsaw?  Or a gas tank and some matches?

I'm a fairly good carpenter.  I know very little about concrete,  and even less about marrying old to new in this type of application.

I might just be cheaper to pour a whole new slab next to it,  disassemble it, and salvage what I can from it.  dunno   

[Native_NM]

A chainsaw.   

Take a pic or two and post.  I bet you get some good advice.

[gardensandcabins]

My uncle moved his garage..
He back a trailer inside, let the air out of the tires, and braced 4x4 posts to the frame of the garage going across the trailer. He then put the air in the tires and picked the garage up 4 inches. It wasn't much, but was enough to move it. Slowly. Very slowly.
He moved it to the other side of his house, that way. Didn't cost him anything. Him and my other uncle and his boy, was done in an afternoon/evening.

[rick91351]

Post some pictures, shed and garage moving is not all that hard.  Moving and fixing most cases are cheaper than the permitting of the variance that I have seen.  Here it costs $1000 and a survey report just to make a property line disappear on a piece of paper!  However can you move that and put it back down without a building permit?  For that matter can you remove 4 feet without being permitted and inspected.
   
You stated however it needs work.  How much work?  You say roof and some siding.  Have you really looked at the bottom plates where they contact the foundation?  Is there roof sheeting that needs replaced?       

[DIY guy]

(Archimedes here)

Well I went to talk to the building dept again hoping to make some progress.

The guy that I've been previously talking to was with a customer,  so someone else offer to help.  I had never seen him there before - his name was Tom

I explained the situation that the building dept. wasn't allowing me to pull any permits at all until I remedied the non-conformancy.

As Tom and I were talking the building inspector (B.I.) that I had previosl been dealing with walked by and joined into the conversation.

Tom couldn't understand why the B.I. was insisting that permits couldn't be pull,  even if i wasn't making the non conformancy worse.

Well the B.I. did an immediate 180 and completely change his tune.  And now it seems that I will probably be able to do what I want.

Oh,  turns out Tom was the Town MGR and just happened to be walking past at that very moment..

Lesson learned,  go right to the top.

[BassLakeBucki]

Sounds like a difference in attitude. Tom was looking at what you "can do" to resolve your problem. The B.I. was used to telling folks what they can't do.  Glass half full/ glass half empty. Tom will continue to move ahead by creating a happy town resident who will be paying more taxes .... And the sooner the better for the town. 

Often it pays to keep asking when you don't get the answer you would like.

Good luck.

[rwanders]

 

Glad you ended up with a positive ending. The kind of answer you initially got illustrates how basic human/organizational tendencies work to make our lives more difficult. 

There was no, nada, nothing to encourage that building inspector to help you solve your problem. No upside for him unless you count human kindness. There was/is plenty of reason to just say no. A no places no danger of having to justify his denial----he can point, without personal risk, to the letter of the town policies or zoning regulations. A more positive or common sense response represents personal risk.

The town manager was either a uncommonly brave public official or perhaps he is just a good man with the ability to focus on the real issue----Is this situation a threat to the public interest?---Is 4' worth putting this citizen through the grinder?

He must be new----his compassion for your plight will, soon enough, be beaten out of him.