Architecture - apartment over garage...

I've read some good answers to other similar questions. I hoping for the same :o) I have an existing 24 X 32 garage with 10 ft ceiling and 2X6 construction. I want to place an apartment on top for myself. I have made two sketches to show what I would like the building to look like. Please view them. My obvious question is the best way to span the garage. I will consider all, floor trusses, TJIs, LVL, Lams, steel, etc. I have my ideas, but I'm not the professional in this area. If you want any more information, just ask.

http://pic4.picturetrail.com/VOL731/2966983/8230565/255828722.jpg

http://pic4.picturetrail.com/VOL731/2966983/8230565/255828713.jpg

The garage must be sheathed in 5/8 firecode drywall. @x6 are likely not adequate for the floor. You could sister larger standard lumber, but engineered beams are better, span farther. Local code will tell you more than we can here.

the existing garage walls ( lower walls) are built from 2 X 6. I'm not trying to span the 24' with a 2 X 6 :o) I'm thinking 230 series TJIs, but wanted to see what other thought.

Can the foundation support what you plan to do? Your best bet is to present your plans to the local building code office and the inspector will tell you if this project is possible. If he is not knowledgeable enough, he will likely recommend a structural engineer. The result tends to state that building 'up' is less expensive than building 'out', but if the foundation and walls beneath can not support the weight, then the project is not possible.

PetesPonies,

Take you drawings to the local bldg. dept. that has jurisdiction where you live. THEY are the one's who will have to approve the plans, issue the permit, and it's their inspectors who will be inspecting the progress at various points. Their plan checker or plan check engineer will tell you what is needed for the joists.