picture of your garage
03-01-2017, 01:27 PM
#2206
Rennlist Member
Damn, you guys live in some expensive areas!!
In Charlotte, you can buy an entire 3000 sq ft HOUSE for less than $300k!!
We're looking at moving and building a new house and a separate shop/garage - since we can't in our neighborhood - but we've hit a bit of a dilemma....we found a perfect 2 acre lot at the end of a cul-de-sac in a small neighborhood (16 lots) with relatively no/minimal restrictions. Want to build the house with a 3 car attached and 3/4 car detached. However....county ordinance restricts impervious coverage to 6% of the property, which is only about 5,200 sq ft....impervious includes anything that is not "natural", like the building(s), driveway, patio, walkways, etc. The property is in the watershed zone for a lake that feeds Charlotte water supply. But here's the kickers:
-We currently live on that same lake and have 5500 sq ft of impervious on 3/4 acres of land. It seems the new ordinances went into effect in 2000 and this neighborhood was planned in 2001, so they must comply.
-EVERY SINGLE house in that neighborhood except 1 violates the impervious rule...and its shown clearly on the county portal website that they violate it (one house is at 9980 sq ft of impervious on 2 acres!!) so it's not like they're hiding it.
Calls to county planning and zoning confirm that we can only build 5200 sq ft of impervious to get our CO.
A builder we talked to said to build the buildings under the amount, then pave the driveway and do the patio after the CO is issued...risky IMO..
Anyone have a similar issue?
In Charlotte, you can buy an entire 3000 sq ft HOUSE for less than $300k!!
We're looking at moving and building a new house and a separate shop/garage - since we can't in our neighborhood - but we've hit a bit of a dilemma....we found a perfect 2 acre lot at the end of a cul-de-sac in a small neighborhood (16 lots) with relatively no/minimal restrictions. Want to build the house with a 3 car attached and 3/4 car detached. However....county ordinance restricts impervious coverage to 6% of the property, which is only about 5,200 sq ft....impervious includes anything that is not "natural", like the building(s), driveway, patio, walkways, etc. The property is in the watershed zone for a lake that feeds Charlotte water supply. But here's the kickers:
-We currently live on that same lake and have 5500 sq ft of impervious on 3/4 acres of land. It seems the new ordinances went into effect in 2000 and this neighborhood was planned in 2001, so they must comply.
-EVERY SINGLE house in that neighborhood except 1 violates the impervious rule...and its shown clearly on the county portal website that they violate it (one house is at 9980 sq ft of impervious on 2 acres!!) so it's not like they're hiding it.
Calls to county planning and zoning confirm that we can only build 5200 sq ft of impervious to get our CO.
A builder we talked to said to build the buildings under the amount, then pave the driveway and do the patio after the CO is issued...risky IMO..
Anyone have a similar issue?
03-01-2017, 01:48 PM
#2207
RL Community Team
Rennlist Member
Rennlist Member
Land X
2100 sf
Arch Eng fees 12k
Foundation 20k
Concrete floor 25k
Epoxy . Tile 20k
Exterior Efis stone 85k
Steel 15k
Framing 15k
Flat Roof 14k
Gutters drains etc 12k
Garage Carriage Doors Motors x4 2 windows man door 30k
Driveway 25k
Electric Lights 20k
HVAC 14k
Plumbing 10k
Drywall 35k
Insulation 10k
Welding 4k
Four car technically - rough est. all cost I'm the GC thought it would cost 1/2 and be done in 1/2 the time.
2100 sf
Arch Eng fees 12k
Foundation 20k
Concrete floor 25k
Epoxy . Tile 20k
Exterior Efis stone 85k
Steel 15k
Framing 15k
Flat Roof 14k
Gutters drains etc 12k
Garage Carriage Doors Motors x4 2 windows man door 30k
Driveway 25k
Electric Lights 20k
HVAC 14k
Plumbing 10k
Drywall 35k
Insulation 10k
Welding 4k
Four car technically - rough est. all cost I'm the GC thought it would cost 1/2 and be done in 1/2 the time.
03-01-2017, 01:53 PM
#2208
RL Community Team
Rennlist Member
Rennlist Member
Damn, you guys live in some expensive areas!!
In Charlotte, you can buy an entire 3000 sq ft HOUSE for less than $300k!!
We're looking at moving and building a new house and a separate shop/garage - since we can't in our neighborhood - but we've hit a bit of a dilemma....we found a perfect 2 acre lot at the end of a cul-de-sac in a small neighborhood (16 lots) with relatively no/minimal restrictions. Want to build the house with a 3 car attached and 3/4 car detached. However....county ordinance restricts impervious coverage to 6% of the property, which is only about 5,200 sq ft....impervious includes anything that is not "natural", like the building(s), driveway, patio, walkways, etc. The property is in the watershed zone for a lake that feeds Charlotte water supply. But here's the kickers:
-We currently live on that same lake and have 5500 sq ft of impervious on 3/4 acres of land. It seems the new ordinances went into effect in 2000 and this neighborhood was planned in 2001, so they must comply.
-EVERY SINGLE house in that neighborhood except 1 violates the impervious rule...and its shown clearly on the county portal website that they violate it (one house is at 9980 sq ft of impervious on 2 acres!!) so it's not like they're hiding it.
Calls to county planning and zoning confirm that we can only build 5200 sq ft of impervious to get our CO.
A builder we talked to said to build the buildings under the amount, then pave the driveway and do the patio after the CO is issued...risky IMO..
Anyone have a similar issue?
In Charlotte, you can buy an entire 3000 sq ft HOUSE for less than $300k!!
We're looking at moving and building a new house and a separate shop/garage - since we can't in our neighborhood - but we've hit a bit of a dilemma....we found a perfect 2 acre lot at the end of a cul-de-sac in a small neighborhood (16 lots) with relatively no/minimal restrictions. Want to build the house with a 3 car attached and 3/4 car detached. However....county ordinance restricts impervious coverage to 6% of the property, which is only about 5,200 sq ft....impervious includes anything that is not "natural", like the building(s), driveway, patio, walkways, etc. The property is in the watershed zone for a lake that feeds Charlotte water supply. But here's the kickers:
-We currently live on that same lake and have 5500 sq ft of impervious on 3/4 acres of land. It seems the new ordinances went into effect in 2000 and this neighborhood was planned in 2001, so they must comply.
-EVERY SINGLE house in that neighborhood except 1 violates the impervious rule...and its shown clearly on the county portal website that they violate it (one house is at 9980 sq ft of impervious on 2 acres!!) so it's not like they're hiding it.
Calls to county planning and zoning confirm that we can only build 5200 sq ft of impervious to get our CO.
A builder we talked to said to build the buildings under the amount, then pave the driveway and do the patio after the CO is issued...risky IMO..
Anyone have a similar issue?
Also, see if your architect or engineer can trade off some credits on impervious surface by creating your own detention. Cisterns or underground storage for your gutters, maybe a small detention basin or leach field. Not sure your ordinances but perhaps you can get a variance or waiver if you get creative.
The argument that your neighbors are in violation NEVER wins, unfortunately.
03-01-2017, 03:14 PM
#2210
I am having a similar battle in BC. I have 2 smaller lake front lots, 120 feet of lake front, and about 120 feet deep. The issue there is a about a 50' building setback from the 'natural boundary' at flood levels. The problem is my lots sit on top of a very steep solid rock cliff. No way in heck the place will ever flood. Since I am doing a tear down and a full new build I have to comply with the new codes. Both existing homes have about a 15' setback, there are lake level data for about the past 75 years. You take the highest flood level and the water is still a long way from the existing homes, with the smaller setback. Even the local building inspector agrees, it is a stupid rule, but it is his bosses in the planning department that give me the actual required building permit. So I have to make a lot of comprimises in the design of both the new home, and its attached garage. I would have liked to have had 5 bays, 3 for cars and 2 for boats/toys. But it looks like I will only end up with 3 bays in total. I have had my architect and survey company do full 3D maps showing how silly the rule is in my case. But it seems they will not budge on the setback distance. 
Last edited by sctanton52; 03-01-2017 at 03:40 PM.
03-01-2017, 03:33 PM
#2211
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Lot were looking at is $130k for 2 acres...and 2 miles away from where we are now...
The house with 9980 sq ft impervious has a pool, basketball court, huge driveway and very large patio leading to the pool.
The HOA president said what people do is exactly what the builder suggested...in fact his house is the only one not in violation because he hasn't paved his driveway...which he plans to do as soon as he builds the garage extension and gets the CO for it....
__________________
Bob Saville
Getting You On Track!
www.naroescapemotorsports.com
704-395-2975
'07 SPC
'71 914/6 Huey
'04 GT3
Bob Saville
Getting You On Track!
www.naroescapemotorsports.com
704-395-2975
- Data Analysis & Coaching
- Drivers Gear
- Crew Gear
- Car Gear
'07 SPC
'71 914/6 Huey
'04 GT3
03-01-2017, 09:14 PM
#2212
Nordschleife Master
The property slopes down a few feet as it moves away from the existing house, so in order to be below the 4' ish frost line at the far end, we had to go deep, about 7' deep on the side of the existing house, so we just went the extra foot deeper to match the house's foundation and have a continuous footing all around.
Foundation wall is roughly 8' high and sticks out of the ground 2'.It wasn't supposed to stick out so much, it was supposed to be 18'' lower, but the foundation guy messed up. Not a huge deal, but concrete is more $$ than lumber.
Footing itself is 24" wide x 8" think.
One piece of advice for anyone contemplating a build: PAY ATTENTION AND BE PRESENT. Mistakes and/or mis-communication happen quickly and they are MUCH easier to address up front.
Foundation wall is roughly 8' high and sticks out of the ground 2'.It wasn't supposed to stick out so much, it was supposed to be 18'' lower, but the foundation guy messed up. Not a huge deal, but concrete is more $$ than lumber.
Footing itself is 24" wide x 8" think.
One piece of advice for anyone contemplating a build: PAY ATTENTION AND BE PRESENT. Mistakes and/or mis-communication happen quickly and they are MUCH easier to address up front.
03-01-2017, 09:30 PM
#2213
Nordschleife Master
Naro, IMVHO, I would suggest doing it 'legally' and getting whatever variance you might need. Not being holier than thow, but you could have problems if you try to sell the house down the road if you are in violation. Not sure how those other guys pulled it off...
Risky business me thinks.
Apologies if this sounds obvious.
Risky business me thinks.
Apologies if this sounds obvious.
03-02-2017, 11:26 AM
#2220
