Building Shop before House

[jb1390]

We're looking to purchase a piece of property right up the street from our current house, with the intention of building another house and moving there someday. In the shorter term, it would be advantageous to construct a shop or two, and use those to help in the home construction.

Our zoning department (connecticut) is telling me that I cannot build a shop without a house already there. My understanding is that they're worried about commercial use or something to that regard, and having a house there already helps ensure the land is used as it's intended.

Anyone else ever run into something like this, and have any suggestions on how to proceed? We could look at doing a big loan and do everything at once, but I was hoping to do a chunk of the home construction ourselves, and spreading it out would very much help financially. If we could do a shop first, that would be ideal for our situation.

 

[dlctcg]

jb1390 - We had a similar issue at our prior property, also in CT ...

So it really depends... Every town in CT has it's own rules & the issues usually start with the zoning & planning dept.; not usually the building department.

How is the land zoned now?

Depending on how it is currently zoned & how willing they are to work with you you might be able to submit a site plan that includes the out-buildings (not shop) & the new home, septic, well, etc, etc.. that they will except. Then if that is excepted you can process the building permits via the building dept. Again in CT it depends on how big / small your town is (& how "clicky" the town is).

But the first thing to understand is how the land is zoned & make sure you understand all the zoning rules for the type zone it is in. Depending on the zone types they may not have a leg to stand on for denying your request, even if they say they do... it what happened to us... (I'm in the contracting field & they were not happy when I read their rules back to them at a public hearing... after trying everything else)

I definitely would continue to pursue looing in to all the options & definitely try to get them to work with you (something about better not fighting town hall) but don't be afraid too either. if your in the right.. there are a bunch of ways to get this done... even in CT.

 

[ROUSTABOUT]

Build a shop with kitchen sink, bathroom, washer dryer connections and call it a house. My dad's shop still has sink, bathroom, fridge. 25 years later. Built their current home a few years later.

 

[Bill Guenthner]

We're looking to purchase a piece of property right up the street from our current house, with the intention of building another house and moving there someday. In the shorter term, it would be advantageous to construct a shop or two, and use those to help in the home construction.

Our zoning department (connecticut) is telling me that I cannot build a shop without a house already there. My understanding is that they're worried about commercial use or something to that regard, and having a house there already helps ensure the land is used as it's intended.

Anyone else ever run into something like this, and have any suggestions on how to proceed? We could look at doing a big loan and do everything at once, but I was hoping to do a chunk of the home construction ourselves, and spreading it out would very much help financially. If we could do a shop first, that would be ideal for our situation.

We built a tiny little weekend cottage, then over the course of a dozen years expanded the house and the property. Of course you may be told there's a minimum square footage, then I don't know what you do. In Kentucky, land zoned as farmland and over 10 acres has no requirement for building permits.

 

[EddieWalker]

Can you build a one bedroom house with a 5,000 square foot garage?

 

[civilian]

Build a shop with kitchen sink, bathroom, washer dryer connections and call it a house. My dad's shop still has sink, bathroom, fridge. 25 years later. Built their current home a few years later.

I like this idea or Eddie's 5000 square foot garage with a kitchen and bath. Or can your house be planned as a 1 bedroom small house and then build shop. And later on, add onto the house structure to have you completed home? Jon

 

[ROUSTABOUT]

I like this idea or Eddie's 5000 square foot garage with a kitchen and bath. Or can your house be planned as a 1 bedroom small house and then build shop. And later on, add onto the house structure to have you completed home? Jon

Whatever you can get away with.

 

[kf4uda]

People build “barn-o-minimums” everyday. It can serve as your “house” until you build a house.

 

[WVH1977]

We're looking to purchase a piece of property right up the street from our current house, with the intention of building another house and moving there someday. In the shorter term, it would be advantageous to construct a shop or two, and use those to help in the home construction.

Our zoning department (connecticut) is telling me that I cannot build a shop without a house already there. My understanding is that they're worried about commercial use or something to that regard, and having a house there already helps ensure the land is used as it's intended.

Anyone else ever run into something like this, and have any suggestions on how to proceed? We could look at doing a big loan and do everything at once, but I was hoping to do a chunk of the home construction ourselves, and spreading it out would very much help financially. If we could do a shop first, that would be ideal for our situation.

I had the same issue. Bought a shipping container and put a door on the side of it. It is portable and they cannot say anything about it. I am still using it and built shelving in it for storing boxes and plastic containers. It does get hot in there but CT. might not be as bad as down here in VA. I also have a work bench in there.

 

[sea2summit]

What’s it cost for a two year lease on a mobile home?

 

[Larry Caldwell]

It is a very common requirement.

 

[Bill Guenthner]

I had the same issue. Bought a shipping container and put a door on the side of it. It is portable and they cannot say anything about it. I am still using it and built shelving in it for storing boxes and plastic containers. It does get hot in there but CT. might not be as bad as down here in VA. I also have a work bench in there.View attachment 743697

This is the best idea so far. Get a building permit for the house you want to build and have a power pole set to supply the building site. Then drop a container with a door and power it as the building office, then put the project on hold due to budgetary constraints.

 

[Big Barn]

I built my garage a full year before my house

in my case, local bylaws would prevent me from using for commercial use anyways.

 

[oosik]

I had to have the driveway built - one mile long - before we considered doing anything. My 80 acres was land locked until the driveway was built down the easement. While waiting for the Pan abode house to be delivered - the foundation and walls were poured. I built the first two bays of our carport while waiting also. I moved a log cabin up from the far end of our lake and converted it into a shop. That's a story all unto itself.

The county was more concerned that the driveway contractor didn't put in a culvert where they thought one should be. I have two culverts on the driveway and none where the county wanted one. Forty two years and not a single drop of water has ever been NEAR either of the two culverts.

However - the coons and skunks seem to enjoy these culverts.

 

[deezler]

Anyone else ever run into something like this, and have any suggestions on how to proceed? We could look at doing a big loan and do everything at once, but I was hoping to do a chunk of the home construction ourselves, and spreading it out would very much help financially. If we could do a shop first, that would be ideal for our situation.

I had the exact same problem on my property. I was a bit naïve, and somewhat dumbstruck when my township zoning and building inspector said: "no detached accessory structures before having a primary home on site". Same exact thing, I was zoned for SINGLE family residential and thus building a stand alone shop first was out of the question.

Ok, but what if you put in a kitchen, bedroom and a bathroom? Sure, then its actually a house, and can be approved, built and inspected. BUT, the trouble comes if you then want to build a REAL house, as you actually intended. Because, you cannot have two family homes on a single parcel zoned for single family residential.

In my case, I just went 900' back into the woods, and built a crude 20x23' pole barn with no electricity, to store my tractor, tools, building materials, and eventually furniture and other storage while we were building the house. Pretty sure my township inspector saw it through the trees while approving our house for certificate of occupancy, but he didn't say a word. Now it's a 3 sided wood shed for me instead.

You CAN build a single family home and detached accessory structure at the same time, under one building permit. You CAN get started with the accessory structure first, and start using it to store stuff. It just might not get an approved final inspection until your house build is well underway, or even finished. Here's the other caveat: In many places, like mine, detached accessory structure must be located BEHIND the primary dwelling, unless you seek an official variance. What is "behind" when you're building a home deep in the woods, well off the road? Well it still means with respect to road frontage, apparently. So my proper pole barn "garage" got "connected" to my house with a concrete walkway and breezeway roof, so avoid the variance.

This game is all about making friends with your township/city inspectors, and having them be motivated to help you navigate the best possible path for your needs and finances. Do NOT make an enemy of this guy, he is vital to your interests. If you get into their office, look around for clues like a college mug/magnet, sports team, etc. Find something dumb to bond over and start on a good foot.

 

[NorTracNY]

We when through the planning process for both at the same time. Got all permits to proceed. The barn was built first, then the house. Just get the approval for the house and barn. I don't know if the town could have done anything if we didn't do the house.

 

[grsthegreat]

Set a mobile home up and rent it out until you decide to build a home. Our area also requires a real home before they allow even power brought onto property.