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:

	Spans from 8' - 10'	Doubled 2" x 8"
	Spans from 10' - 12'	Doubled 2" x 10"
	Spans from 12' - 16'	Doubled 2" x 12"

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.

The City of Ferndale, Michigan
300 East Nine Mile Road
Ferndale, Michigan 48220
(248) 546-2525

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