The following requirements shall be applicable to all residential garages:
(A) The maximum size of a garage shall be 576 square feet. The size of the garage shall be measured from the exterior faces of the exterior walls (studs) or post supporting the roof.
(B) A minimum six-inch soffit or overhang will be constructed over each wall of the garage.
(C) The maximum height of any detached garage shall be thirteen feet. The height shall be measured from the average grade to the highest point or ridge of the garage, excluding cupolas, air vents, or other similar structures.
(D) Trenched foundations shall be a minimum of eight inches in width and belled (at a 45° angle) to twice the wall thickness at the bottom of the trench. The trench shall be a minimum of 42 inches below grade and must be thoroughly cleaned.
(E) Formed foundations shall have a minimum wall thickness of eight inches for framed construction and ten inches for masonry veneer construction. Footing shall have a minimum depth equal to the wall thickness and a width equal to twice the wall thickness. The base of the footing shall be a minimum be 42 inches below grade.
(F) Monolithic slabs (slab and grade beam) shall have a minimum four-inch thick concrete slab, with a minimum ten-inch thickened outer edge a width of twenty inches around the perimeter of the slab. Grade beam construction shall only be permitted on detached framed garages. A minimum of two #4 reinforcement bars shall be placed continuous at a point 4 inches above the bottom of the grade beam, around the entire perimeter of the grade beam.
(G) All slopes shall have a granular base with a minimum thickness of five inches.
(H) The top of the concrete slab shall be a minimum of six inches above the finished grade.
(I) Wire mesh (10 ga. 6x6 wwf) will be used in all garage slabs.
(J) Sill plates shall be wolmanized wood, or other specific wood classified as a rot resistant.
(K) Top plates shall be a minimum double two by four.
(L) Wall studs shall be a minimum two by four, 24-inch on center.
(M) All corner post will be a minimum full length double two by four.
(N) Anchor bolts shall be a minimum 15 inches in length and one-half inch in diameter located at a maximum spacing of eight feet, with a minimum of two bolts for each sill plate over four feet in length and one bolt for walls less than four feet in length.
(O) Wind bracing shall be placed on each corner.
(P) Rafter ties shall be a minimum two by six, 48 inches on center. Rafter ties shall be placed at the level of the top plate and may not be spliced.
(Q) A single two by six shall be placed above and perpendicular to the rafter ties running the full span of the garage.
(R) Roof sheathing shall be of a type, thickness, and exposure that has been approved by an acceptable testing agency for the use intended.
(S) Roofing shall be either Class A fiberglass shingles or 235 lbs. asphalt shingles applied over 15 pound felt.
(T) A minimum of two air vents at least one square foot in area, shall be installed not more than two feet from the ridge or continuous ridge vent shall be used.
(U) Continuous gutters, and downspouts discharging onto splash blocks or other impervious areas shall be installed.
(V) At least one exterior service door a minimum two feet, eight inches in width shall be installed.
(W) All roofs will be defined to support a minimum snow load of thirty pounds per square foot.
(X) Headers shall be designed and constructed to support the intended loads and to meet good engineering practices.
(Y) A minimum of two wall outlets, equipped with ground-fault-interrupter protection shall be located on opposite walls of the garage.
(Z) At least one ceiling fixture shall be installed, switched three-way or four-way at each service door and at the overhead door.
(AA) One ceiling outlet, located a minimum of 18 inches from where a automatic door opener would be located, will be installed for each overhead door.
(BB) Detached garages will have installed at least one exterior light, switched three-way at the garage and at the principal structure.
(CC) The electrical service to the garage shall be placed in conduit 18 inches in depth. All wiring shall be type THHN or equivalent.
(DD) Attic spaces will have an interior access panel a minimum 22 inches by 30 inches, with a light. Access panels will have the same rating as the ceiling that they are in.
(EE) For homes constructed prior to Ordinance 87-11 being effective (where the first story above grade must be entirely face brick), attached garages located to the side of or behind the principal structure will be constructed of a similar material as those existing wall faces parallel to the wall being constructed. If the garage is located in front of the primary structure then those walls facing the street and those walls adjacent to the access way for the main entrance will be entirely face brick.
(FF) No garage shall be constructed without having a paved driveway.
(GG) Attached garages will be constructed having a minimum one-hour wall and/or ceiling separating the garage and all living spaces. Doors in a one-hour rated wall shall either be 1¾ inch solid wood or "B" label. All interior service doors will be equipped with self- closers.
(HH) Attached garages that have an interior entrance to a living space or basement will have a six- inch high curb or step separating the two spaces. The garage slab is required to be at the lower elevation.
(II) No permanent house heating units or other fuel burning applicants shall be permitted in the garage space.
(JJ) Access to rooms directly adjacent to the garage having appliances with open flames or pilot lights will not be permitted.
(KK) Access to a room used for sleeping purposes from a garage will not be permitted.
(LL) Hot air duct openings shall be a minimum of four feet above the garage floor and equipped with a fusible link fire damper.
(MM) No portion of any detached garage shall be within ten feet of any portion of any principal structure. No portion of any garage shall encroach upon or overhang an easement. No portion of any detached garage, shall be within three feet of any interior side property line, except for eaves or overhangs, including gutters, not exceeding a two foot projection. No portion of any attached garage shall be within five feet of an interior side property line, except for eaves or overhangs, including gutters, not exceeding a two-foot projection.
(Ord. 90-39, passed 7-11-90)