Do I need a permit for a shed, garage apartment, carport or patio cover in Bellaire?

Permit

Bellaire's amendments to the residential code (Sec. 9-321) say a building permit is not needed for one-story detached accessory structures, "provided that the floor area does not exceed 200 square feet (18.58 m2)." The exemption begins "Other than storm shelters," so storm shelters are not included.

Bellaire's amendments to the building code (Sec. 9-17) say a permit is not needed for "One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided that the floor area is not greater than 120 square feet (11 m2)."

Those two numbers do not match: 120 square feet in the building code (Sec. 9-17) and 200 square feet in the residential code (Sec. 9-321). We could not tell from the code text which one the city applies to a shed at a particular house. The safe plan is to treat 120 square feet as the limit, or ask the city which code applies to your house.

An exemption does not let you break other rules. The code says exemptions "shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances." It also says the exemption list applies "outside of Development Permits required by Section 9-20.8," so ask the city if your lot is in a flood area.

The code says building permits go to contractors who keep a valid registration with the City of Bellaire "or to persons who wish to do work on" dwellings and associated buildings and structures "owned and occupied by them as a residence." So an owner who lives in the home can apply for the permit.

Rule: City Code Sec. 9-321 and Sec. 9-17.

Where it can go

"All detached accessory structures and uses in any residential district shall be located in the rear or side yard of the residential unit." The code also says every accessory structure must "meet the development regulations for the zoning district."

The R-1 section (Sec. 24-531) gives these distances for an accessory structure. The R-3, R-4 and R-5 sections refer to the same Table 24-531-1 for dimensions, so check the section for your own district:

• Side: "not less than three (3) feet from any interior side lot line when such accessory structure is located in the rear of the lot." If any part is in front of the line connecting the midpoints of the two side lot lines, "the same side yard as specified for the main building is required."
• Rear: "five (5) feet from the rear property line," or "three (3) feet from any alley or easement or five (5) feet where there is no alley or easement."
• Corner lots: the same section says that on "official corner lots of record" the "minimum side yard adjacent to the side street shall be ten (10) feet." Ask the city how this applies to a shed on a corner lot.

Rule: City Code Sec. 24-510 and Sec. 24-531.

Height

"No accessory structure or use shall exceed the height of the principal structure to which it is accessory." Also, accessory structures must be "subordinate to and supportive of the primary use and structure."

Rule: City Code Sec. 24-510.

How much of the lot you can cover

For R-1 lots larger than 7,000 square feet, the code says "maximum lot coverage is the greater of four thousand two hundred (4,200) square feet or fifty-five (55) percent" of the lot. The city's setback sheet lists 55 percent for R-1 and R-3, and 60 percent for R-4 and R-5 lots of 7,000 square feet or less. The same sheet says lot coverage counts anything placed on the lot, including "storage buildings," along with the house or garage footprint, driveways, sidewalks and patios. Check the sheet or ask the city for the percentage in your district.

Rule: City Code Sec. 24-531. See also the city's setback sheet at bellairetx.gov.

Garage apartment

Zoning lists kitchen facilities in any structure other than the main house as a prohibited accessory use, with one exception: "one (1) accessory residential structure of a single-family home" that contributes to the comfort, convenience or necessity of the people who live in the main house, if it is built to the minimum requirements of the Building Code for a residential structure. Income from renting it does not count, and "rental of any residential accessory structure is specifically prohibited." It may be used "for the purpose of housing guests on a temporary basis, as a place of residence for family members or as a place of residence for any full-time or part-time domestic employees who work within the main residential structure or upon the grounds surrounding the same."

Rule: City Code Sec. 24-510.

Carport

The code says an accessory structure is "detached from the principal structure," but it may be attached "only by means of another structure, such as a breezeway or a carport, which connecting structure is enclosed by walls on no more than two (2) sides."

Rule: City Code Sec. 24-202.

Patio cover

We searched the code for patio covers and did not find a rule that names them. The permit exemption lists we read also do not name patio covers or carports, and the only mention of carports we found is the definition above. Ask the city before you build one. Your deed restrictions or HOA may be stricter than the city code.

What happens if you don't

Breaking the zoning rules in Chapter 24 (where the building can sit, how tall it can be) can bring a fine of up to $2,000, and each day counts as a new offense (Sec. 1-10). Building without a required permit falls under Sec. 9-17 and Sec. 9-321, which set their own penalty: a misdemeanor for each day the violation continues, with a fine of not less than $50 and not more than $250 for each day.

Who to call

Development Services Department.

Sources

• City of Bellaire Code of Ordinances, Sec. 24-510 (accessory uses and structures), Sec. 24-531 (R-1 district), Sec. 24-202 (definitions), Sec. 9-17 (amendments to building code), Sec. 9-321 (amendments to residential code), Sec. 1-10 (general penalty). library.municode.com/tx/bellaire
• City of Bellaire setback sheet. www.bellairetx.gov/DocumentCenter/View/21236/Setback-Sheet
• Texas Local Government Code Sec. 54.001 (maximum municipal fines).

En español

¿Necesito permiso para un cobertizo, un apartamento sobre el garaje, un cobertizo para autos o un techo de patio en Bellaire? Un cobertizo pequeño de un piso puede no necesitar permiso de construcción, pero el código de la ciudad da dos límites distintos: 200 pies cuadrados en el código residencial (Sec. 9-321) y 120 en el código de construcción (Sec. 9-17). Lo más seguro es tratar 120 pies cuadrados como el límite o preguntar a la ciudad. No encontramos una exención de permiso para apartamentos sobre el garaje, cocheras o techos de patio. Un dueño que vive en la casa puede solicitar el permiso. Las reglas de zonificación se aplican siempre: las estructuras accesorias van en el patio trasero o lateral; a 3 pies de la línea lateral interior si están en la parte trasera del lote; a 5 pies de la línea trasera (o 3 pies de un callejón o servidumbre); y no pueden ser más altas que la casa principal. En lotes de esquina registrados, el patio lateral junto a la calle lateral debe tener al menos 10 pies; consulte a la ciudad cómo se aplica a un cobertizo. Un apartamento accesorio con cocina solo puede servir a la casa principal: está prohibido alquilarlo, pero puede alojar a invitados temporales, familiares o empleados domésticos. Las infracciones de zonificación pueden costar una multa de hasta $2,000, y cada día cuenta como una infracción nueva. Construir sin un permiso requerido tiene su propia multa: de $50 a $250 por cada día. La cobertura máxima del lote también cuenta: los cobertizos se suman a la casa, los accesos y los patios. Sus restricciones de escritura o de la asociación de vecinos pueden ser más estrictas. Para preguntas, llame al Departamento de Servicios de Desarrollo.