BUILDING PERMIT REQUIREMENTS FOR: RESIDENTIAL

BUILDING PERMIT REQUIREMENTS FOR:INFORMATIONGUIDELINERESIDENTIAL DECKS9January 2017CITY OF ESCONDIDO BUILDING DIVISION 201 N. BROADWAY, ESCONDIDO, CA 92025 (760) 839-4647This information bulletin describes the minimum requirements for obtaining residential deck permits using the City ofEscondido standard plan; ICC-ES approved plans, or other conventionally framed plans. For clarification of the permitprocess, visit the Building Division, 201 N. Broadway, or call 760-839-4647.High or Very High Fire Severity Zone: YES NO Decks located in High or Very High FireSeverity Zones shall be of ignition-resistant construction. Refer to Ignition Resistant Guidelines fromthe County of San Diego for alternative construction methods. Owner acknowledgement:I.II.III.foundation plan, elevations, cross-sections,and connection details.WHEN IS A PERMIT REQUIRED?A building permit is required for any residentialdeck more than 30 inches above grade, measuredvertically to the floor or grade below at any pointwithin 36” horizontally to the edge of the openside, and not over any basement or story below.(See Page 3 Section A-A)C. Floor PlanFor decks adjacent to a residential building,include a floor plan and show the followinginformation:1. Use and dimensions of all roomsopening onto the deck.2. Location and size of all windows anddoors from those rooms.3. Location of smoke, and CO alarms.YOUR OPTIONS FOR SERVICEDeck permits may be obtained "over-the-counter"when using the City of Escondido standard plan orICC-ES approved plans. Plans not meeting thecriteria for over-the-counter plan check must besubmitted for plan review.DRAWINGS TO PROVIDE/FORMS TOCOMPLETEPlans must be drawn to scale and must be ofsufficient clarity to indicate the location, nature andextent of the work proposed. Be sure to clearlylabel all existing and proposed construction.Plans must show, in detail that the proposed workwill conform to the provisions of the CaliforniaBuilding Code, Zoning Ordinances, and all otherrelevant laws, ordinances, rules and regulations.Zoning information is available at the PlanningDivision, 201 N. Broadway, 760-839-4671.Three sets of plans are required and must include:D. Permit ApplicationAll projects must be submitted with a PermitApplication. If you intend to obtain your permiton the same day as plan review, theapplication must be fully completed. Note:there are no exceptions to the Workers'Compensation Insurance requirements. If theproperty owner is doing the construction workor is hiring a number of different contractors, aseparate Owner-Builder Verification form mustbe signed by the owner at the BuildingDivision before the permit can be issued.IV.A. Plot PlanSee Figure 1 for requirements.B. Foundation and Framing PlansProvide one of the following:1. One copy of the City of Escondido standardplan (specifications in this InformationGuideline) with the proposed footing sizes,joist sizes and beam sizes highlighted, OR2. One copy of an International Code Council(ICC-ES) approved plan available fromyour material supplier, OR3. Three copies of any other plan. Theseplans should include a framing plan,Guideline #9 (10-15).docPage 1 of 7ADDITIONAL REGULATIONSA. If deck posts are to be located less than 5'-0"from the property line and zoning regulationsare permitting, the deck must have a one-hourfire-resistive wall extending to the underside ofthe deck sheathing on the property line side toprovide fire protection.No openings arepermitted in this wall and a parapet may berequired. See CRC R302.B. A deck which is cantilevered beyond anexterior wall can project no closer than 24inches to the lot line where openings areprohibited if zoning regulations are permitting.Combustible projections must be of one-hourfire-resistive or heavy timber construction.See Table R302.1(1) of the CRC.

If a ledger is not used, deck joists should benotched and placed directly on the bottomplate of the dwelling unit. Proper flashing andweather protection must be provided.C. No fire protection is required for the commonwall between the dwelling unit and deck asthey fall under the same occupancyclassification.E.D. All electrical wiring and equipment .CONSTRUCTION ecifications for decks.A. The concrete mix for footings must meet acompressive strength of f'c 2,000 psiminimum or the following proportions byvolume:1 part Portland cement3 parts sand4 parts 3/4 inch maximum-size gravel7 1/2 gallons of water maximum per sackof cementF. Specify deck covering when submitting plans.Note that the panel span rating for plywoodsubfloor must be appropriate for the joistspacing (i.e., the second number in the panelspan rating must be equal to or greater thanthe deck joist spacing called out in Table 1).Adequate drainage must also be provided.Minimum 1/4":12"VI.B. Lumber must be Douglas fir-larch No. 2 orbetter. All lumber must be grade-marked.Joists, girders and posts may be required tobe protected against decay and termites. SeeChapters 4 and 5 of the California ResidentialCode for details. All posts must be a minimumof 4x4.Guideline #9 (1-17).docINSPECTIONSAn Inspection Record Card is issued at the timethe permit is obtained. The inspector signs thiscard as the construction is inspected andapproved. The approved plans, the InspectionRecord Card and the permit are important recordsand should be retained.A combination permit is active for 180 days. Eachinspection scheduled and passed extends thepermit 180 days. Permits approaching expirationcan be extended under special circumstances.Inspections are required at the following times:C. The post anchorage and bracing detailsshown on the following sheets are acceptablefor decks.1. Posts must be anchored at the lower endand must be braced at the upper endusing either of the details shown in Figure3.Decorative-type bracing may besubstituted if the same resistance tolateral loading is provided.2. Post anchorage to footings may beaccomplished with a standard approvedpost base installed per manufacturer'sinstructions.The footing must beadequate for the load applied.SeeSection VII and Table 4.D. When it is desired to connect and support oneside of the deck structure by attaching itdirectly to the house, the joist spacing andgirder sizes may be as shown in Tables 1 and3. However, the main girder may be replacedon the side attached to the dwelling unit with a2x8 minimum ledger the same size as thejoists or larger and fastened to the studs withtwo 1/2-inch diameter by 5-inch long lag boltsspacing per CRC Table R507.2 and R507.2.1.Where the deck is supported by a ledgerattached to the exterior wall, decks shall bedesigned for vertical and lateral loads. Thelateral load connection shall be per Figure 7 or8, holdown tension devices shall be installedat not less than two locations per deck andeach device shall have an allowable stressdesign capacity of not less than 1500 pounds.A. When footings have been excavated,hardware in place, but before concrete isplaced,B. When ledgers are attached to an existingstructure, andC. When work is complete. Note that the projectis not legally complete until there is anapproved final inspection. Call 839-4646 toschedule inspections.VII.Page 2 of 7TABLESThe tables provided are for simple-span residentialdecks and include span tables for deck joists andgirders, minimum pad footing sizes and a nailingschedule.The following assumptions have been made:Deck live load is 40 psf, deck dead load is 10 psf.

All lumber is to be Douglas fir-larch No. 2 or betterwith minimum design stresses specified in thetables.All posts are to be 4x4 minimum.Soil bearing pressure is 1,000 psf minimum.When the above assumptions do not apply to theproposed design, values in the tables must beadjusted.Figure 1/Requirements for deck plot plan andpartial floor planContact the Planning Division at 839-4671 foryard setback and other requirements beforedrawing the plot plan.Three copies of a Plot Plan are required for apermit. Information on each of the followingitems must be included on the plot plan:1.Name of owner.2.Address and Assessor's Parcel Numberwhere deck is to be built.3.Legal description of property.4.North arrow and scale. Suggested scale:1 inch equals 20 feet. Information on lotdirection is available from the Planningand Building Division, 839-4671 or 8394647.5.Boundaries and dimensions of property.*6.Names of bordering street(s).*7.Width of alley(s), if any.*8.Location, width and type of easements.Private easements should be shown onthe property's deed.*9.Location and dimensions of existingbuildings, structures, retaining walls,septic tanks and leach field, pavedparking and driveways. Include distancefrom property line.10. Location and dimensions of proposeddeck. Include distance to property line.11. Location and spacingsupporting deck.ofallposts12. Existing survey hubs, pipes and similarpermanently installed property lineidentification.Guideline #9 (1-17).docPage 3 of 7*This information is available fromEngineering Department, 760-839-4651.the

For ledger attachment,see Section V, Item Dand E and Figure 7Guideline #9 (10-15).docPage 4 of 7

Figure 4/Typical deck elevation looking parallel to rear of dwellingFor ledger attachment,see Section V, Item Dand E and Figure 7Guideline #9 (10-15).docPage 5 of 7

Figure 7/ Deck attachment for lateral loadsFigure 8/ Deck attachment for lateral loadsGuideline #9 (1-17).docPage 6 of 7

Table 1/Allowable residential deck joist spans 1216241216241216241216242x62x82x102x122x14Table 2/Nailing schedule for decks 1Allowable spans(feet and inches)DF/L 7'-10"14'-7"22'-7"19'-7"16'-0"Nails(Box or 20'-2"17'-5"14'-3"Joist to girder,toenail3-8d1x6 subfloor to joist –face nail (only for joists16 inches on center)2-8d2 inch subfloor to joist,blind and face nail2-16d3/4 inch exterior plywoodto joist28d common6 inches o.c. edge12 inches o.c. field31 1/8 inch exterior tongueand groove plywoodto girders at 4 feetmaximum on center10d common6 inches o.c. edge12 inches o.c. field31 If joists are within 18 inches of grade, use pressure-treated Douglas fir-larch orFoundation Grade redwood.2Assume a live load of 40 psf and a dead load of 10 psf.1 Decking within 18 inches of grade should be Foundation-Grade redwood orpressure-treated material.2 Second number in panel span rating must be equal to or greater than the3Assume F(b) 825 psi, F(v) 90 psi and E 1,200,000 psi for D.F. #2.4Assume F(b) 925 psi, F(v) 80 psi and E 1,200,000 psi for Redwood.deck joist spacing called out in Table 1.3 Nailing must be at 6 inches at all intermediate supports where spans are 48inches or more.Table 3/Minimum Girder Sizes (inches)PostSpacing(Feet)Joist Span x126x84x126x104x146x104x146x124x146x12Table 4/Minimum Square Footing Sizes (inches) 1, 2PostSpacing(Feet)46810Joist Span 8202426302024283222283034243032361Assume 1,000 psf soil bearing capacity.2The minimum depth for all footings is 12 inches into natural gradeGuideline #9 (10-15).docPage 7 of 7

Building Code, Zoning Ordinances, and all other relevant laws, ordinances, rules and regulations. Zoning information is available at the Planning Division, 201 N. Broadway, 760-839-4671. Three sets of plans are required and must include: A. Plot Plan See F