Garage with loft under 20ft high

[Kamrud]

My father and I are planning a stick built 24 ft x 30 ft garage with a loft above it. Now we have the concrete poured and the building code has come back telling me my structure can only be a maximum of 20ft tall. Are there any techniques to get my roof down? My original plan had the roof peak at 27 ft. We would like a pontoon to fit in the garage. My dad is thinking to not put in floor trusses and instead run two byes to a center beam. We are also considering a gambrel roof to get us the most ceiling height in the loft above. If someone has already done this, plans would be great . Of course I'm really just asking for any tips or tricks to keep my roof height below 20 ft but yet still have headroom in the loft. Thanks!

 

[Innovate1]

Where do they measure the 20 ft to? Some places do it to the peak but I have heard some places go halfway between peak and eave or other places somewhat less than the peak. How high is the pontoon?You could do scissor trusses or attic trusses and have a smaller loft.

 

[NUTTSGT]

Like innovate says, find out where they measure to. Not knowing that information, it's hard to give good advice.

 

[Youngandfree]

Do you want the loft over the entire garage? I think the gambrel is the best option if it suits.

 

[PoorUB]

The city I live in has a 15 foot average roof height. That said, I see garaged with bonus rooms above them all over the city. There mush be some way around the height restriction.

Could it be that frost footings are required for a two story building?

You need to sit down with the city inspections office and talk. I can not believe this can not happen, but there might be some requirements, might need water and sewer, or proper footings, not a floating slab.

 

[BillK]

Did they approve your permit before you poured the slab and then came back and changes it ??? Sounds strange. Find out if you can apply for a variance ? It might set you back time wise but might also let you build what you originally wanted.

Bottom line though you need to talk with your permit department.

 

[jblnut]

I've been in more than a few flat roofed structures over the years. It's usually more of a commercial building style of roof but it may get you 18' or more inside the shop.

I'm not sure how the permit process works where you are but usually construction isn't allowed to start until all the code related stuff has been squared away. If they let you begin before that was all squared away and then throw a curve ball your way that's a really ****** deal !!!

 

[rburke65]

Apply for a variance... never hurts to ask.

 

[Ders]

Had same situation with my 20 x 30 build last year. Full loft put me above hieght restriction for the city I live in. And it was measured halfway between peak and eave. Had to apply for a variance. Cost me a few hundred and was able to build what I wanted.

 

[1320stang]

Flat roof or low slope.

 

[dcg9381]

It's just geometry (if you can't get a variance).

The "lowest" option is to go with something like a 2-12 pitch to the peak. That's give you a 20' peak on that building with an 18' eve.... You just need to decide how much height you want downstairs.

Note: It doesn't snow much here, so if you're way up north please factor "snow load" into my advice..

 

[aallison28]

After approval from my HOA, and construction of the building, I had to educate them that a building sized 24x36x9 means the 9 is the "box" hight or sidewall height. They assumed the overall height would only be 9 feet tall. It is actually 12 at the peak.

I agree with talking to the zoning. Sounds like you need the exact point of measurement.

 

[egdede]

Flat roof or low slope.

I wish I knew those were 2 different things when I bought my home. I have a low sloped roof on a dormer addition. It's the kind of roof everyone calls a 'flat roof'. When first insuring our home, I checked a box that said 'flat roof'. Our insurance policy was 50% higher than the initial estimate. It took a while to figure out why. True flatroofs require much engineering (from framing to draining).

 

[firebirdparts]

Flat roofs do leak like hell. I work for a company that makes a million dollars profit every 8 hours. If they can't keep them from leaking, I don't know how you ever would at your own house. If I ever retire, I want my side gig to be the ceiltex tile supply contract here.

 

[Denwood]

We have the same 15 foot limit, however, I've been in a few local garages with the room above. They applied for a variance. It was a PITA by all accounts, but they got their permits.

 

[u2slow]

Gauge your neighbourhood carefully before applying for a variance. It can backfire, and draw unwanted attention for years to come. (I.e. noise, allegations of home-based business, improper zoning for activities, pollution, illegal suite, etc)

 

[ace10]

OP hasn't been back in a week.

Just sayin'

 

[1320stang]

An EPDM roof shouldn't leak.