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Garage
Construction Requirements

Foundations and Ratwalls
- Unattached frame garages (and sheds) less than 400 square feet
shall be built on a
concrete slab not less than four (4) inches thick with a
twenty-four (24) inch ratwall (4" wide) below ground level.
Anchor bolts, minimum 1/2 inch diameter, set two (2) inches above
concrete, six (6) feet on center.
- Masonry garages and masonry fronts on frame garages and
garages larger than 400 square feet must be
built on a foundation or footing at least eight (8) inches wide,
that extends at least forty-two (42) inches below the finish
grade and to solid earth. On all construction, whether
frame or masonry, attached to and made structurally a part of
the residence, a forty-two (42) inch foundation or footing is
required around the perimeter.
- All masonry flower boxes or planters shall have a forty-two
(42) inch foundation.
- Concrete shall be designed to have a minimum compressive
strength of 3500 lbs. per square inch at 28 days. If,
however, air entrained concrete is used, the ultimate
compressive strength may be reduced to 3000 lbs. per square inch
when tested at 28 days.
- Garage floors must be properly pitched to expel surface water.
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Construction
- Plywood sheeting or nailboard can be used. Siding to be
not less than 5/8 inch except approved metal type.
- Roof boards to be not less than 3/4". However,
plywood may be used, but must be identified by a grade stamp or
certificate of inspection from an approved inspection bureau or
agency.
- Frame garages shall be minimally built with 2" x 4" studs
placed 16" on center.
- Approved trusses may be used on 24 inch centers.
- Wind bracing or corner bracing shall be provided.
- An expansion joint of approved type shall be placed on floor
under plates and bottom plates shall be securely bolted to the
slab or foundation.
- Headers over doors shall be of the following minimum sizes:
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Spans from 8' - 10' |
Doubled 2" x 8" |
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Spans from 10' - 12' |
Doubled 2" x 10" |
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Spans from 12' - 16' |
Doubled 2" x 12" |
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- Rafters shall be placed 16" on center. 2" x
4" rafters may be used on garages up to and including 14'
in width provided, rafter length does not exceed 8' 6".
All other rafters to be 2" x 6". All hip rafters
shall be 2" x 8".
- There shall be at least four (4) cross ties not less than
2" x 6" securely nailed to rafters at the plate. On
garages 16' or wider, one (1) tie shall be used from front to
rear. Also four (4) collar ties of one (1) inch material
placed four (4) feet on center.
- At least one (1) roof vent or gable louver is required.
- All structural wood framing and shingles shall be properly
nailed.
- Metal drip edge is required on roof edges.
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Fire Protection
On garages attached to a residence or a breezeway, all walls and
ceilings separating the garage space shall be not less than 3/4 hour
approved type fire resistant material. Entrances to living
quarters and breezeways shall have not less than 3/4 hour fire
resistant doors. Scuttle doors through ceiling shall be fire
resistant.
Note:
- No garage shall be occupied as a dwelling.
- No garage shall be built on an alley or easement.
- Two inspections are required:
a. Open trench, ratwall or foundation before pouring.
b. Final upon completion of garage.
- Height elevations of all garages shall be subject to the
approval of the Building Department.
The Building Inspector is in his office between the hours of 8:00am and 9:00am and 4:00pm and 5:00pm, Monday through
Friday, and will accept calls for inspection if the street address
and building permit number are given.
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Ordinance No. 525, Section 4.18 Accessory Buildings
| a. |
Where the accessory building is
structurally attached to a main building, it shall be subject
to and must conform to all regulations of this Ordinance
applicable to main or principal buildings. |
| b. |
Accessory buildings shall not be
erected in any required yard except a rear yard, providing
further that in no instance shall such a building be nearer
than three (3) feet to any adjoining lot line except that on a
corner lot, the entrance to a garage shall not be less than
eight (8) feet from the lot line adjacent to the side street,
and except as provided in paragraph g and h below. |
| c. |
an accessory building, not
exceeding one(1) story or fifteen feet in height, may occupy
not more than twenty-five (25) percent of a required rear
yard, plus forty (40) percent of any non-required rear yard;
provided, that in no instance shall the accessory building
exceed that ground floor area of the main building; and
provided further, that in R1-A, R1-B and R-2 Districts, the
accessory building shall not exceed six hundred (600) feet in
floor area and fifteen (15) feet in height. |
| d. |
An accessory building shall be
located in the rear yard except when structurally attached to
the main building. |
| e. |
No detached accessory building
shall be located closer than ten (10) feet to any main or
principal building. |
| f. |
In the case of double frontage
lots, accessory buildings shall observe front yard
requirements on both street frontages wherever there are any
principal buildings fronting on said streets in the same block
or adjacent blocks. |
| g. |
When an accessory building is
located in the rear yard area on a corner lot, the side lot
line of which is substantially a continuation of the front lot
line of the lot to its rear, said accessory building shall be
the necessary three (3) feet side yard space along the side
lot line opposite the street lot line and a minimum of twelve
(12) feet clear yard space along the street lot line. |
| h. |
Garages: In any residence
zone, no garage shall be erected closer to the side lot line
than the permitted distance for the dwelling unless the garage
shall be completely to the rear of the dwelling in which event
the garage may be erected three (3) feet from the side lot
line. No garage or portion thereof shall extend into the
required front yard area.
Attached garages of fireproof construction may be erected
to extend beyond the front line of the house in those areas
which are being developed according to a common plan that
includes the construction of attached garages extending beyond
the front line of the house, except that such garages shall
not encroach in or upon the minimum front yard area as
required by this Ordinance, and provided the cornice, eaves or
overhang shall not extend for more than six (6) inches into
the required side yard area. |
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The City of Ferndale, Michigan
300 East Nine Mile Road
Ferndale, Michigan 48220
(248) 546-2525
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This page last modified
06/30/08
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