Garage only on vacant lot

[mark_m]

Hi everyone,
I was looking to purchase a vacant lot and build only a garage on it. I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

Thanks

 

[johnre]

It would seem to me that a local resource might know better how to deal with the building code situation, as opposed to a national / international forum.

But speaking very generically as a former volunteer planning commissioner with my county, urban zoning codes are intended to preserve a residential zone as just that - primarily residential. While a garage, attached or otherwise, is very common and in some cases it is even required in the code to provide off-street parking, a garage alone without a residence is often considered problematic - e.g. would the structure fit into the neighborhood, would the usage be more intensive than that for a garage associated with a residence, would there be more automobile traffic because of it, would you try to operate an industry or business from it, etc. While you may have the best of intentions here and none of these might apply, an exception to the code isn't just applicable to you alone - it would forever be bound to that property and the future owners. Thus, the zoning code generally takes a very long term view.

 

[JKinAK]

I recall in Fine Hombuilding (or Fine Woodworking) maybe 25+ years ago there was a guy who built a house on the lot next to him but didn’t install all of the interior walls, kitchen appliances and cabinets, plumbing fixtures, flooring, etc. All the rough in plumbing and electrical were there. I believe that he took it far enough to get a CO. Seemed quite savvy. He used the large open space on two floors for his most excellent shop. The plan was that he’d have an awesome spacious shop until he couldn’t do it anymore and then he’d have someone (assuming he couldn’t do it himself at that point) finish the interior of the house. From the outside it was just another nice house in the neighborhood.

Seems like if you pick the right floor plan that approach might work for a garage.

What kind of garage are you looking to have?

 

[MushCreek]

Perhaps a bigger lot? Here in SC, if you have 5 acres, you can be zoned agricultural, and all of the rules change. I built our barn first, and lived in it while I built the house, but there was no requirement for me to actually build a house.

 

[Badhabit]

I recall in Fine Hombuilding (or Fine Woodworking) maybe 25+ years ago there was a guy who built a house on the lot next to him but didn’t install all of the interior walls, kitchen appliances and cabinets, plumbing fixtures, flooring, etc. All the rough in plumbing and electrical were there. I believe that he took it far enough to get a CO. Seemed quite savvy. He used the large open space on two floors for his most excellent shop. The plan was that he’d have an awesome spacious shop until he couldn’t do it anymore and then he’d have someone (assuming he couldn’t do it himself at that point) finish the interior of the house. From the outside it was just another nice house in the neighborhood.

Seems like if you pick the right floor plan that approach might work for a garage.

What kind of garage are you looking to have?

That's what I was going to say. You could even put in the proper windows in proper places, just keep the curtains closed.

H

 

[LOW1]

It is best to work with the zoning folks instead of being adversarial with them. They can get petty and arrogant. I would investigate and price out whether a small apartment inside a garage would qualify as a dwelling unit and whether a garage condo in a commercial zone is available in your area. Other zoning classes such as ag may also offer alternatives if they are available near you

 

[wssix99]

I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage.

The entire purpose of zoning is to keep you from doing what you are trying to do here, so it shouldn't be a surprise that you are getting blockers.

That being said, there are places in the US that do not have zoning. I have been to places in Texas where you could do this with no problem. In some other places land doesn't even have roadway access and people get easements to drive over others' property to access the roadways.

For places, like on the East Coast and Midwest, where density is higher homeowners want their neighbors to also be homeowners. They don't want a garage or commercial establishment that has a bunch of **** in the yard or noise at all hours of the night. There are threads on this site with stories of "shops" next to houses that turn into party dungeons after the work is done and people don't want that next to their houses either.

Typically, if you want a shop-only space, you would set that up in a commercial or industrial area. Your property tax will also be lower, so that should be an upside.

 

[cgrutt]

As stated above I'd look into if an apartment above garage would be allowed. I'd love to do same eventually.

 

[PoorUB]

I now of a guy that wanted to build a garage on a vacant lot he owned and went through the same deal. He gave up and built a nice slab on grade home, kitchen, bathroom, the whole deal, then made him finish the home, but he never put flooring in, just sealed the concrete. He uses one bedroom for an office, put storage shelving in the other, living room is a work area. He did get three stalls for parking in the garage. He figures when his time is use someone will get a nice home that will need a lot of fixing up as the bathroom and kitchen will be trashed!

 

[finn]

The entire purpose of zoning is to keep you from doing what you are trying to do here, so it shouldn't be a surprise that you are getting blockers.

That being said, there are places in the US that do not have zoning. I have been to places in Texas where you could do this with no problem. In some other places land doesn't even have roadway access and people get easements to drive over others' property to access the roadways.

For places, like on the East Coast and Midwest, where density is higher homeowners want their neighbors to also be homeowners. They don't want a garage or commercial establishment that has a bunch of **** in the yard or noise at all hours of the night. There are threads on this site with stories of "shops" next to houses that turn into party dungeons after the work is done and people don't want that next to their houses either.

Typically, if you want a shop-only space, you would set that up in a commercial or industrial area. Your property tax will also be lower, so that should be an upside.

I think commercial space is taxed at a higher rate, and electric rates are higher if the building is zoned as such.

 

[paulsomlo]

Hi everyone,
I was looking to purchase a vacant lot and build only a garage on it. I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

Thanks

South Jersey? Just fill an envelope with $100 bills and schedule a meeting with zoning!

 

[dcg9381]

I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

You're doing it right.
You might look for areas with independent non-residential structures and see how they're managing to do that.

We've got 10 acres in MI that is the same way. Cannot put a garage or shop on it until you've built a primary residence to minimums. A lot of it is about the zoning. If it's zoned residential, you may be SOL.

A couple of things to ask about:
1) Can you put up a non-habitable "ag" structure (barn, etc)?
2) Can you use an RV or "trailer" as primary residence?
3) Can you build a garage if it is a "habitable structure" - IE, bedroom, kitchen, what are the minimums?

 

[micromind]

Around here, depending on what county you're in, you could build a single family residence and have any size attached garage. The residence part would need only 1 bedroom, 1 bathroom a kitchen and I don't remember if you'd need a laundry room or not.

The next county over would allow you to build any size large, shop, barn, etc., if it is labelled an 'agricultural building' and you have 5 acres or more. No residence required.

 

[duneslider]

There is a place near me that ran into this and they ended up doing the apartment above the garage method. He rents out the apartment to what usually ends up being young newly married couples.

The guy uses the garage generally just during the day time hours for whatever he does there, this just means he isn't making noise at night when the renters are home and would be bothered.

I tried to buy a lot from a guy who had all the steel sitting on the lot to build a big shop but got shut down by the city because they said he needed a house first. He went about it wrong and should have not had the steel delivered before he looked into permits...

 

[LB-1911]

Hi everyone,
I was looking to purchase a vacant lot and build only a garage on it. I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

Thanks

May have to consider a garage with an apartment.

Some ideas @

Apartment Garage Plans Archives

Take a look at our wide selection of Apartment Garage plans - ADU. This unique collection is available only at Behm Design. ADU = Accessory Dwelling Unit

behmdesign.com

Good Luck

 

[NUTTSGT]

Getting a variance or building a residence is pretty much your only option.

Before you set forth on the path of planning a shop with apartment,bdi some research with the local AHJ.

I know here, a primary residence must have so many sqft. There was a small home built that was about 50 sq ft short and they had to add a small enclosed porch to get the numbers correct.

 

[Hobby_Man22]

I'd look up what the minimum size is that you can call a house and just build a small house. It may only be something like 400 sqft. You could turn it into climatized storage or something.

 

[azmodela]

As a planning and zoning reviewer for a local municipality, you have some great recommendations here and some poor ones. Just like everyone else with a career, we've seen it all. We know what BS looks like when we hear it or see it.

Zoning is in place to protect residential areas from having commercial garages in them. Sure, you'll be the best neighbor, quietest neighbor and hand out the best candy on Halloween, but once you sell it, or your heirs sell it..... You have no control.

There are some great and creative solutions that some have mentioned. Build a house and rent it out. Put in an apartment in the building and rent it out, or use it as a guest house. Do what you have to, to get the primary use as a residence, talk to the planning dept to see what the minimum dwelling size it, maximum garage size is, and see if your plan is even feasible.

 

[58Yeoman]

Buy an old house that needs rehabbing, build a garage first, then "run out" of money for a while? I wonder how long you could pull that off? There are a few houses in the town near me that should be torn down, but people are still living in them.

 

[dcg9381]

As a planning and zoning reviewer for a local municipality, you have some great recommendations here and some poor ones. Just like everyone else with a career, we've seen it all. We know what BS looks like when we hear it or see it.

This kinda reminds me:
If you ask the local small city authority, half the time you get the wrong answer. They've told me that I can't build exactly what zoning indicates I CAN build there (commercial property). Apparently "I'm not sure" is not an answer that city administrators ever provide.

Instead, I ask for a copy or link to their muni-code and then look up the restrictions for zoning type. I wouldn't depend on that 100%, but it's often a better place to get started than the city administrator.

 

[Glemon]

Our city limits garage or what they call auxiliary building space, I think it is something like a maximum of 40% of the living space. Also if building a house/garage, fire codes generally require the garage space doesn't share HVAC venting and has a fire break between garage space and house. I learned this when I extended my garage to be adjacent to the brick exterior wall of my house. Brick is apparently not fire rated, so I had to use fire rated drywall for the interior wall adjacent to the house.

Do you have options outside a municipality where codes are generally more relaxed.

 

[DGersic]

Hi everyone,
I was looking to purchase a vacant lot and build only a garage on it. I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

Thanks

What kind of “garage” are you wanting to build?

Parking for one or more (operable) cars? One or more race cars? Non operable project cars (“junk” to most people)? Auto shop for working on cars, or just storage?

Wood shop? Metal shop? Storage for stuff you should just throw away?

RV and/or camper storage? Boat(s) storage?

There are many types of “garage”. Some you could get away with using some of the suggestions here. Others, you’d be better off looking for an industrial zoned property. You’re not going to sneak it past a zoning board.

Or, look for a property that already has what you want. I don’t know south New Jersey, but I know of a few residential areas here that have a lot with just a garage on them. Been there a long time, possibly grandfathered in because they’re older than zoning.

 

[wssix99]

Maybe something creative? (See time 1:00)

 

[Caa311]

Burn the house down! Problem solved.

 

[tarmy]

As a planning and zoning reviewer for a local municipality, you have some great recommendations here and some poor ones. Just like everyone else with a career, we've seen it all. We know what BS looks like when we hear it or see it.

Zoning is in place to protect residential areas from having commercial garages in them. Sure, you'll be the best neighbor, quietest neighbor and hand out the best candy on Halloween, but once you sell it, or your heirs sell it..... You have no control.

There are some great and creative solutions that some have mentioned. Build a house and rent it out. Put in an apartment in the building and rent it out, or use it as a guest house. Do what you have to, to get the primary use as a residence, talk to the planning dept to see what the minimum dwelling size it, maximum garage size is, and see if your plan is even feasible.

This. I did development entitlements for a living. The issue is very common. This post covers reality well.

People like me get hired to work the system for our clients goals…I have changed entire zoning code sections at times. Just need votes.

There are various work arounds that may work for you…but you need somebody that knows what the codes are and how they work…and those people usually know staff and can advise what the no go issues are…and where Variances or exceptions may be allowed…

Good luck OP

 

[Hobby_Man22]

This kinda reminds me:
If you ask the local small city authority, half the time you get the answer wrong. They've told me that I can't build exactly what zoning indicates I CAN build there (commercial property).

Instead, I ask for a copy or link to their muni-code and then look up the restrictions for zoning type. I wouldn't depend on that 100%, but it's often a better place to get started than the city administrator.

You'd be surprised how many officials don't even know themselves

 

[Hobby_Man22]

As a planning and zoning reviewer for a local municipality, you have some great recommendations here and some poor ones. Just like everyone else with a career, we've seen it all. We know what BS looks like when we hear it or see it.

Zoning is in place to protect residential areas from having commercial garages in them. Sure, you'll be the best neighbor, quietest neighbor and hand out the best candy on Halloween, but once you sell it, or your heirs sell it..... You have no control.

There are some great and creative solutions that some have mentioned. Build a house and rent it out. Put in an apartment in the building and rent it out, or use it as a guest house. Do what you have to, to get the primary use as a residence, talk to the planning dept to see what the minimum dwelling size it, maximum garage size is, and see if your plan is even feasible.

A lot of residential areas allow the same metal shop you would see at a chemical plant

 

[rancherbill]

Hi everyone,
I was looking to purchase a vacant lot and build only a garage on it. I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

Thanks

HERE, there is no way to build a garage/shed/barn only without a house. If you walk into the county and say you want a garage they will say NO, but if you say you want to build a building to store a tractor and other stuff they will go SURE.

 

[Skellyii]

Buy an old house that needs rehabbing, build a garage first, then "run out" of money for a while? I wonder how long you could pull that off? There are a few houses in the town near me that should be torn down, but people are still living in them.

Not a bad idea.

Some guys I used to run around with had some rental properties, one of them had a fairly good sized seperate garage. The house was starting to get a little sketchy, so they quit renting it and used the garage for their projects. Eventually they had to tear down the house, but they were grandfathered in on the garage, since it was there when they bought the house.

Like yourself, I was thinking about buying some property and building a garage. I also considered buying a basic house on a big enough lot and building a shop.

I ended up finding a garage condo complex that was conveniently 5 minutes from my house.

 

[RightGuard]

Yeah... yeah...

Get a copy of the codes and start going through them. You're gonna need to massage your situation until you can bash out a compromise.

In my town has lots of hang ups about garages. You can't have 'unattached' structures other than sheds (which also need permitting and to be screened from street view). So people that have big lots and want another garage or RV storage have to add flying buttresses, short covered walkways, false facades and all other matter of nonsense to build another garage next to their often MASSIVE home.

Another classic here, no bathrooms inside your 'attached' garage. I guess they are afraid of people faking in an ADU? Yes, thank you for your foresight, meanwhile duplexes across the street from City Hall are house-hacked with 4 families living in them.

But god forbid I want to wash up before going in the house.

 

[rsanter]

You need to ask what a minimal,requirement for a residence is.
Often that means one bedroom, one bathroom, a kitchen and some common area.
You can ask about a tiny home (or equal) and you can also ask if a mobile home will be acceptable.
This could be a good thing as you could build a small home and rent it out or just use the rooms for storage or workshop.
A good thing is that the homeowners insurance should be reasonable

 

[My Old Tools]

Hi everyone,
I was looking to purchase a vacant lot and build only a garage on it. I’m running into an issue with zoning as every town I checked with says that a primary residence is required first before building a garage. Is there any way around this? I’m in south New Jersey.

Thanks

Either get out of town, or build a small house with a one or two car garage and never build out the inside. just a hollow shell.

 

[MushCreek]

I knew a guy in FL that bought a little ranch house in an older subdivision. He had a complete machine shop set up in it, and was running a business (discreetly).

 

[reader2580]

Variances are usually granted for things the owner can't control like lot size not meeting new minimum width or depth, and the like. For my first house the lot width was too narrow based on new zoning rules. I also couldn't be more than 25 feet in front of the neighboring house, or 25 feet in back of the neighboring house. There was at least a 60 foot difference between the neighboring houses. The city had no issues granting the variances because they wanted rid of the old house that they had planned to condemn before it went up for sale.

This is the way it is in my area. It may be different in your area. In my area a variance for garage only likely wouldn't pass because it isn't something out of the owner's control.

 

[azmodela]

Still, lots of recommendations that won't get you anywhere. The last thing you want to do is insult the intelligence of the person you need to issue a permit. We've seen and heard it all. Oh yeah, a shed with 240 and a floor drain? Oh, a tractor shed, but you live on half an acre. You'll just make yourself look stupid.

Anyways, another option that I've seen and has been legal: I've seen people buy a house with a two car garage attached, typical ranch style stuff. They gut the inside, leave the load bearing walls, maybe a bathroom and turn the house into the garage. They drive the cars into the house through the garage, and have them totally divided into work areas, car storage areas, etc.

From the front, it's a ranch style house. The inside is completely a garage with 240, HVAC, floor drains, and all. Depending on the era it was built, it might even have vaulted ceilings with enough room for lifts.

 

[Jagmandave]

In my area, the size of the property and the size of the house determines the size of the outbuilding you can build. So, on my 2 acre lot I was restricted to 1100 sq ft for my outbuilding, and my outbuilding wasn't allowed to have "living space" in it, although I could have a bathroom.

Point being, zoning can be crazy, and will be more restrictive in residential areas so you have to go where they allow you to do what you're after.

 

[Skellyii]

This "house" is down the street from my first house. Looks like a typical 60s/70s suburban residence on a big corner lot, right?

Nice privacy fence with a huge driveway in the back.

Check out the sign, normally the site is pretty incognito, but the city is advertising that they're currently redoing the facility. It's a wastewater pumping station in the middle of a suburban neighborhood.


If they can hide a sh*t pumping station in a neighborhood, you can easily hide a garage/shop.

 

[dcg9381]

If they can hide a sh*t pumping station in a neighborhood, you can easily hide a garage/shop.

If only we could get zoning changes as easy as the city can.

The risk with "hiding" anything is that you get caught and then are in a position where you have to have it removed. I sat in on a Planning and Zoning meeting recently where a home builder went up 2' over the height restriction. The P&Z made him remove the roof and rebuild it. Expensive mistake.

Your comment kinda reminds me of this house, which looks like a normal residence on the outside. Someone built a datacenter.

Things are definitely easier (here) outside the city limits.. Pretty much wild west, which is great if you're into the shop thing.

 

[Stuart in MN]

If they can hide a sh*t pumping station in a neighborhood, you can easily hide a garage/shop.

I spent my engineering career in the water/wastewater design business and designed several of those kinds of places, both for wastewater pump stations and water well houses. The difference is they are city property, providing a service for the public. The residential neighborhood they're in wouldn't be able to exist without them. A private garage isn't a valid comparison.

 

[Skellyii]

I spent my engineering career in the water/wastewater design business and designed several of those kinds of places, both for wastewater pump stations and water well houses. The difference is they are city property, providing a service for the public. The residential neighborhood they're in wouldn't be able to exist without them. A private garage isn't a valid comparison

It was a joke..you ignored the smileys??