Are you guys ready to get into the nitty gritty details of the Merc?! This is obviously very different than buying a home and there are SO many unusual things that factor into being able to convert a commercially zoned building into a house.
Zoning was the first thing that I (like many of you!) wondered about. Having attended a Planning Commission meeting (or 7) in my days I knew that the process to get zoning changed would not be an easy one. Especially because the Merc is very literally the only historic commercial building in Santa Clara. We involved the city from the very beginning and they said that changing zoning was really not an option. What we found out was as good of news as possible. The Merc is zoned Commercial Mixed Use, which means that you can live in it, as long as at least part of the building is a commercial business!! (The happiest dance commenced after finding out this news. Though it did complicate things in other ways that we’ll talk about soon)  The reason the Merc is zoned like this is because there was a house on the property that was torn down around 1995. To be able to live in it, we had to present all of our plans (floor plans, site plans, elevations, parking etc.) to the Planning Commission for a conditional use permit. From what I understand, you just need to define exactly what the mixed use will be, and then the city needs to approve the use. (We’ve already crossed this hurdle and received our conditional use permit, but that won’t be until a little later in the story!)
The next hurdle was if we were going to turn it into a home, what about our yard and place for the kids to play?
The property lines for this area are SO weird. They literally run against the building completely on one side and 90% of the way on the other. In fact, the building encroaches on the neighbors property to the west by about a foot, so there is an easement that goes along with it. We’ll talk more about the easement in its own post because it made us almost not buy it.
All of our property is highlighted yellow. The reason for the weird property line/buidling situation is that the LDS church owned the property to the west and when they decided to sell it in 1927 one of the requirements was that the new owners let the Hafen’s build the Merc on the front portion of the property. That’s why the lines run directly against the building.
The exterior isn’t in the greatest shape, there’s been quite a few patches and additions
There are 3 back doors, but only 1 opens onto our property (the one on the far right) our property line is where the pavement is against the building and goes straight back.
There is a garage/workshop on the back side of the parking lot.
Behind that is a large open area that has covered parking stalls. It was used for parking but this is what will be our yard. Because its been vacant for so long, the trees that are on the property line are wild and there is a lot of things that will need to be removed (like the dumpster) but eventually its going to be pretty great!!
A lot of you had questions about living on Main Street and what the ratio was with commercial vs residential. I feel like there could not be a more perfect place. The reality is that a store wouldn’t have existed in some remote lot away from everything and everyone, so yes it is on main street. Thats just what happens when the building is almost 100 years old.
But, Santa Clara Drive is LITERALLY the CUTEST MAIN STREET EVER. There are giant 100+ yr old Sycamore trees lining the street on both sides, not to mention all of the great landscaping that the city has done. Its like driving into a fairytale. There are cute shops and a fruit market right down the road, and so many adorable old houses. If you’ve ever driven on Santa Clara Dr. you are nodding your head in agreement right now, aren’t you!? We’re talking Stars Hollow quaint here people. There is no way that you could live in a building like this on Main St. in St. George because its so heavily commercial but Santa Clara is practically perfect in every way!
There are houses all around the Merc, and with the exception of a few, all of the businesses are in old houses. Here’s a shot of google maps, I’ve circled where the Merc is. As you can see, there are WAY more houses than businesses.
Look at how cute it is from the ariel view! So many trees!!!
The last question that you guys asked (that we asked ourselves!) was what does it look like to live in a house that has GIANT WINDOWS on a main street. While we aren’t at that point in the story yet, I’m going to put your fears to rest and let you know that we’ve figured out a really great solution with our floor plan! Stay tuned!!
Do you have any more questions related to zoning, the neighborhood, property usage etc. that I didn’t address? Leave them below and I’ll answer them!
This makes me so happy for you! When we lived in St George 8 years ago (8 years!!!) Santa Clara was my favorite and I always wanted to move out that way, we were close just not close enough. Main Street is literally a dream. I can’t wait to see what you make of this!
I’m curious about the parking lot. What are your plans associated with how you turn that into residential looking/use?
I can not wait to see what you guys will do with this place! I am excited to watch the transformation unfold!!
This is so exciting to watch! Thanks for sharing it with us! I’m most excited to see the floorplan!!!
I am so excited to see what you do with this. You are the PERFECT person to make this house. You are BUILT for this. I so see God’s hand in this.
How will you handle the portion that has to be a business? Find a business to rent out the space? Or do you envision a vintage revivals shop?
I’m wondering about what business will reside there with you??
I’m thinking the neighbors are tickled pink this eyesore is going to be fabulous. I can’t wait to see what you do. After you described Santa Clara,I want to come and walk Main Street.
I’m so pumped this is on Main Street! When I drive by 100 times to check the progress, I look normal not stalker-ish!! But I’m guessing I won’t be the only one. Hahaha!
I’m so puzzled by this purchase. I will follow along and watch every step of this remodel, but all the concrete around the building and no front yard or patio to sit out on just shocks me. You are definitely a creative genius so I’m hooked now. But I am shocked and not that impressed by the purchase at this point.
I’ve never seen the point of front yards. My parents house had a front and back yard and we did everything in the backyard, the front yard was just extra yard work for a lot of unused grass. We weren’t even on a main street, but it feels like you’re “on display” in a front yard. My grandma sat on her front porch all the time but it’s just because she was super nosy and paranoid lol.
I get what you’re saying, I’m sure this will be beautiful. I think it’s just hard to visualize in pics. Good Luck with your new project!! Anything you do is incredible!
This is what excites me most about the building–even more than the inside transformation. We’ve seen Mandi take on interiors before, but what an opportunity to totally transform a busted up concrete lot into a backyard oasis for the whole family! I think we’ll all be impressed with the purchase by the end of it!
I agree, I too am shocked and not impressed. It is really hard to envision this as a house. I too will follow along. I am glad you are excited and happy, that’s what matters.
Absolutely LOVING this story, thankyou for sharing! I’m just wondering, how long is the commute to the family restaurant for your Hubs now? Like, is the Merc in a different TOWN or just a different suburb? Love from Tanya in Australia.
I’m loving hearing this story, it’s almost like a podcast you listen to, with a new episode you get every morning. I can’t wait for the next post. 🙂
I am so with you on this project! Living on Main Street of any town would really mix things up and bring people back to community. I can’t wait to follow this transformation!!
I am so excited to follow your journey! It’s been a secret dream of mine to live in an old commercial building right on a cute main street. I can’t wait to see how it all turns out. Wishing you all the luck in the world!
Loving these daily updates! I hope you’re going to be opening your own shop in there!
I was wondering about the zoning laws – I really want to move into one of the empty loft office spaces in my city but sadly doesn’t seem likely! I’ll have to keep an eye for the “mixed use” zoning though. 🙂
I’ve always wanted to do something like this! It’s so exciting watching this unfold and you are certainly the right person to make this rockin! Love from Ireland 🙂 x
I’m very interested to see where this ends up!
The more you talk, the more excited I get for this project. If anyone can make this into the most amazing home ever, it’s definitely you!
For us Europeans the concept of Main street isnt quite clear? I am loving the daily news… as everybody else? I have missed you!
Are you going to have a Vintage Revivals Shop there too? Or am I getting ahead:)
Such an exciting project! I think the end result is going to be amazing. Please consider getting the soil tested before you finalize your plans – especially since there was a gas station at one point, you don’t want to put a play area over the same area that was used to dump car chemicals years ago!
Exciting! How is the pluming for bathrooms, kitchen and washroom? Keep us updated and good luck!
I’m enjoying reading all these posts! What a cool place!!
I have to admit I’m amused by all the skepticism. After years of blog stalking I’m not at all surprised at this new development. I’m just kind of sad that I no longer live in the area and can’t see it in real life. I’m excited to see how it turns out.
I see that a couple others have asked this and I’m not sure you’ve addressed it yet, but I’m curious: will the “commercial” portion of the building be your office for running the blog? Just wondering. VR is now the first blog I check every day because this is all so exciting to watch unfold. 🙂
Just tuning in. Congratulations for taking this on! Nothing here that your creativity, ingenuity and vision can’t turn into something absolutely amazing! Well done.
I’m been following your blog for a few years now and grew up in Santa Clara. Before the restaurant was there my friends and I would go have photo shoots under the granary and later my bridal pictures were done down there!! I’m so happy it fell into your hands!!! I can’t wait to see what you do with it!!! ???