Rebuilding a Shed and Variances
From the email list: (*Note this is property is not in the Historic Distric so ARC is is no concern, only the Overlay applies.)
We have an existing concrete slab on our property where the original shed was built (according to the neighbors the shed was condemned by the city a number of years ago and had to be torn down). We would like to rebuild the shed using the existing slab and match the style of house. Problem is the slab is on the property line but current building codes says it must be several feet in. Thus was need to apply for a variance – two of our neighbors have their original sheds on the property line and we are hoping that variance will be granted because we are restoring the house and property back to its original state. If not, it would render the slab useless and cost lots of money to rip up and repour!
My husband . . . understands building codes and how to draw the plans etc. But we were wondering has anyone ever done this? Any words of advice or know of someone we should talk to?
4 comments:
I can't answer anything about the variance, but.. I'm wondering if the house and shed in question happen to be my Grandma's old house?
It was the spanish colonial style house on 15th street that was recently restored and sold. The house has a basement, built in grill pit, well pump, and used to have 2 garage sheds and 3 lots (the back parcel was unfortunately sold separately according to tax records) If this is the house in question, I could offer historical input about what it was like in the 1980's prior to renovation/restoration.
I have kept up with this house over the years long after my grandparents have moved on, because for a time I was concerned it would be torn down. It needed a lot of work! I was glad to see it had been completely restored the last time I drove by.
I'm not sure that restored is the correct word.
Depending on where in greater Seminole Heights you happen to be, you should should first talk to the neighbors most affected and get their opinion. (The variance board will listen to them so you might as well know what they think before you go through all that trouble.) Signatures of neighbors that approve seem to be common practice when I've watch the variance board on TV. When you've got these, take your plans to your neighborhood association. The city places weight on the association's opinion. I cannot speak for the other associations, but I do sit in on the OSHNA meetings and a number of these kinds of variances have been approved. (Some haven't, again neighbor reactions are key.)
Having your neighbors and the association behind you increases your chances of success.
Other considerations relate to size of structure. Even in the SH local district structures under a 150 square feet can be approved adminstratively without the ARC.
Elsewhere if it is under a 150 square feet the location is almost a non-issue as it does not require a permit.
Being considerate of your neighbors you avoid complications.
You described it as a shed so it would seem likely to be less than 150 sq ft. A 150 square foot structure I believe can be as tall as 12 feet before requiring a permit.
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