Need to learn about sheds to replace my garage

[CptnRn]

Originally Posted by yam

I also need to understand the code requirements. I had thought sheds could not have a permanent foundation? And I'm also confused about the setback requirements. I think every single shed I've seen in the neighborhood has been up against the property line, but apparently they're supposed to leave a 10 foot rear and 5 foot side setback?

I too was surprised by the setbacks, but I read it here. This is what the City website says about it:

City of Austin - Frequently asked Questions

Do I need a permit for an accessory or portable building?

Any residential accessory building larger than 200 square feet will require a building plan review and permit. Regardless of size, any electrical, plumbing or mechanical work will require a permit and all building locations must honor zoning and subdivision set backs.

In SF-3 zoned property, 25-2-555 states that “The rear yard setback is five feet for an accessory building that is not more than one story or 15 feet in height."

You can find the basic zoning setbacks at this link. http://www.ci.austin.tx.us/developme...e_stds_res.pdf

Contact the Zoning Review Division, 512-974-2380 for more information. They are located on the 5th floor One Texas Center, 505 Barton Springs Road. The Permit Center, 512-974-2747 is located on the 3rd floor of the same building.

[CptnRn]

Good news, I just found exceptions for Single Family Residences.

http://www.amlegal.com/austin%5Ftx/

§ 25-2-553 SINGLE-FAMILY RESIDENCE LARGE LOT (SF-1) DISTRICT REGULATIONS.

In a single-family residence large lot (SF-1) district, the rear yard setback is five feet for an accessory building that is not more than one story or 15 feet in height.

§ 25-2-554 SINGLE-FAMILY RESIDENCE STANDARD LOT (SF-2) DISTRICT REGULATIONS.

In a single-family residence standard lot (SF-2) district, the rear yard setback is five feet for an accessory building that is not more than one story or 15 feet in height.

Source: Section 13-2-634(a); Ord. 990225-70; Ord. 031211-11.

§ 25-2-555 FAMILY RESIDENCE (SF-3) DISTRICT REGULATIONS.

(A) This section applies in a family residence (SF-3) district.

(B) The rear yard setback is five feet for an accessory building that is not more than one story or 15 feet in height.

[Trainwreck20]

First thing I would do is check out where (if any) your neighbors have sheds. Every single neighbor (albeit we are on a corner) has their shed constructed in violation of the setback. So, we put ours too close to the fence, too...it isn't like they can complain, now can they?

They are branded "Tuff Shed" and are built on site.

We bought a Tuff Shed through either HD or Lowes, I forget, but they are extremely well made compared to most you see. They are also warrantied and built on site, which avoids a lot of the potential settling/shifting issues that can occur with pre-fab. The ones at Lowe's are 'special' ones theoretically just for Lowe's, but you can go directly to the manufacturer, not sure who that is locally. They have independent contractors assembly/build them on site. Anyway, after about 5 years of our Tuff Shed, I can highly recommend the quality so far. btw, they aren't cheap .

[WoodyTX]

We went with Sheds N More, and I was impressed with how quickly it went up, and with the quality of the build.

Price was a bit under Tuff Shed, and I got slightly better siding and roofing material, and custom paint to match the house.

The setback restrictions may be for slabbed construction. In theory, you can move an unslabbed shed.

[CptnRn]

Originally Posted by WoodyTX

We went with Sheds N More, and I was impressed with how quickly it went up, and with the quality of the build.

Price was a bit under Tuff Shed, and I got slightly better siding and roofing material, and custom paint to match the house.

The setback restrictions may be for slabbed construction. In theory, you can move an unslabbed shed.

I don't think so. See the quote above from the FAQ question "Do I need a permit for an accessory or portable building?". It reads:

Regardless of size, any electrical, plumbing or mechanical work will require a permit and all building locations must honor zoning and subdivision set backs.

[WoodyTX]

I'm assuming unslabbed means no electrical or plumbing. Is 'building location' defined anywhere in the law?

I'm not trying to be obstinate, but some of the questions asked when I had my last shed built (2' from the property line) implied that foundation was related to set backs. When I showed the salesman where I wanted it, he looked up, asked "no slab, correct?" and then said it'd be fine. I left with the impression that a slab would have to be farther back from the fence line, although it was never made explicit.

[CptnRn]

Originally Posted by WoodyTX

I'm assuming unslabbed means no electrical or plumbing. Is 'building location' defined anywhere in the law?

I'm not trying to be obstinate, but some of the questions asked when I had my last shed built (2' from the property line) implied that foundation was related to set backs. When I showed the salesman where I wanted it, he looked up, asked "no slab, correct?" and then said it'd be fine. I left with the impression that a slab would have to be farther back from the fence line, although it was never made explicit.

No, an portable building with no slab could still have electrical or plumbing but that work would have to be done with a permit.

Building location is pretty self explanatory, I don't believe it has a separate definition.

Salesman will tell you whatever it takes to sell you their product. I would not count on them being knowledgeable about codes. I just saw a company put a shed up right against a neighbors fence in my area. His next door neighbor is pissed and may file a complaint. I see sheds placed less then 5' from the property lines all over town, but they do not comply with code and you could be required to move it if a neighbor objected.

[centralaustinite]

Originally Posted by CptnRn

Salesman will tell you whatever it takes to sell you their product. I would not count on them being knowledgeable about codes. I just saw a company put a shed up right against a neighbors fence in my area. His next door neighbor is pissed and may file a complaint. I see sheds placed less then 5' from the property lines all over town, but they do not comply with code and you could be required to move it if a neighbor objected.

This is exactly right! Annoyed neighbor may call in a code violation or a utility company may if the shed blocks their access to an easement. Code inspector can see it and cite it. Or it comes up when you sell the house. there is no statue of limitations, you can be forced to bring it to code whenever it is cited even if it is built by a previous owner.

In several different areas of Austin, an individual got annoyed at being cited for code violations and drove around their neighborhood with a lap top and made a code report for every single violation they could see (garage conversions, sheds, boats and RVs, etc.) It can happen. Just depends on how you want to play the odds.

[jimrhouck]

I am in a zone sf-3. Can one request a waiver of the setback requirement. My shed is one of those 'quick' assembly ones about 6' tall and I could, with effort, move it. I am concerned because I am getting new windows on my neighbors side in hopes of hiding their late night party noise. I have requested an inspection and I am trying to figure out what I really need to do and be concerned about.