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Old 03-02-2012, 02:24 AM   #1
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legal non-conforming garage??

I am trying to turn my "legal non-conforming garage," back to original condition. Right now its in poor shape, missing the top, front door, and failing concrete walls. It is built on a zero setback. They are letting me apply for a variance, but is no guarantee, even with $2500. I really would like to use it as storage, than a garage. Its only 16' deep. Anyone have any advice on how to win them over??


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Old 03-02-2012, 06:56 AM   #2
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Agreements from bordering neighbors is usually the key. And i can't imagine the neighbors being unhappy about fixing an ailing eyesore.


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Old 03-07-2012, 12:37 PM   #3
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You need to demonstrate that the removed/deteriorating portions constitute less than 50% of the structure and if that is the case you have a legal right to repair and continue the use. Your C of A application is then one of clearing title only. All said on the presumption that at least 50% of the original structure exists.
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Old 03-07-2012, 04:40 PM   #4
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As Marvel posts; whether it is a repair(which is perfectly ok) or not depends on the value of the work. Your description of the structure's condition sounds like it is going to exceed the limits for a repair, so you will have to try for the variance to demolish and rebuild. Always best to visit with the neighbors within the affected zone first, it is a lot easier to get them on your side ahead of time by explaining your intentions and getting them to understand why you feel you need the variance.
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Old 03-07-2012, 05:26 PM   #5
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Don't advertise the fact that the walls are failing. The foundation (whether it has a foundation or not is immaterial) is worth a lot. I would put a new door in it and do whatever you need to do to renovate it without a variance. The power lines and gas line, etc. are also in good shape and add value. The ceiling joists are in good shape. It really just needs some shingles, the more I think about it.
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