20230131 Ver 1_Major Variance_20230114

CITY/COUNTY OF DURHAM
ORDER GRANTING, UPON CERTAIN CONDITIONS, A REQUEST FOR A VARIANCE
FROM THE RIPARIAN BUFFER USE STANDARDS
(B2200044)
PID: 107858
The Board of Adjustment ("Board") of the City/County of Durham, having conducted a hearing
on "1706 Ward Street Riparian Buffer Variance" (Case B2200044) on December 13, 2022 and
having considered all written and oral evidence presented at such hearing, hereby determines
that the Ordinance requirements for the granting of a variance in this case have been met, and
that the variance should be granted upon certain conditions.
THE BOARD HEREBY MAKES THE FOLLOWING FINDINGS AND CONCLUSIONS, based on the
evidence presented at the public hearing:
The proposed use, as described in the application, with such further conditions as may be
described below, meetsthe requirements of Section 3.9 of the Unified Development Ordinance,
and:
1. Is in harmony with the area and not substantially injurious to the value of properties
in the general vicinity;
2. Conforms with all general and special requirements applicable to the use and the
General Findings and Review Factors identified in Section 3.9.8A, B, and C;
3. Will not adversely affect the health or safety of the public.
IN SUPPORT OF THESE FINDINGS AND CONCLUSIONS, THE BOARD finds as fact that the
descriptions and statements of fact set forth in the staff report presented as evidence to the
Board are the facts describing the proposed use, surrounding conditions, and Ordinance
requirements and the Board adopts by reference and includes in this decision and order all such
facts and, in particular, the conclusions in the staff report entitled "Staff Analysis" as if set forth
herein.
THEREFORE, THE BOARD HEREBY GRANTS THE VARIANCE WITH TH1E CONDITIONS THAT MAY
BE SET FORTH BELOW:
1. The improvements shall be substantially consistent with all information submitted to
the Board as part of the application
2. Necessary digging will be done by hand-held tools and materials will be hand carried
into the site.

WRITTEN CONSENT TO CONDITIONS IMPOSED THROUGH A DEVELOPMENT PERMIT
N.C. GEN. STAT. § 160D-1403.2
Type of development permit: Variance
Case # (B2200044): 1706 Ward Street Riparian Buffer Variance
Applicant Information (should mirror the application):
Name: Elinor Landess and Katie Loebner
Firm: N/A
Phone: [phone]
Email: [e-mail]
Mailing address: 1706 Ward Street, Durham, NC, 27707
As the applicant for this Case, I am providing my written consent to the following conditions or
committed elements (The wording of conditions or text committed elements stated below shall
match the language approved by the decision -making body. If committed elements are graphic,
the documents that present the graphical committed elements shall be attached to this form or
clearly included by reference to a specific set of documents identified below):
1. The improvements shall be substantially consistent with the plans submitted to the Board
as part of the application.
2. Necessary digging will be done by hand-held tools and materials will be hand carried into
the site.
(Applicant's signature and date of execution)
(Planning staff signature and date of execution)
IN ADDITION, as indicated in Section 3.9.14 of the Ordinance this permit will become null and
void in the following cases:
1. If a site plan is not approved within 12 months of the date of permit approval.
2. Where an approved site plan or building permit expires.
3. Where a building permit is not issued within two years of the date of approval, in
cases where a site plan is not required.

4. If a substantial violation of the conditions of the permit, as determined by the
Planning Director or designee occurs.
IN WITNESS WHEREOF, the Board of Adjustment of the City/County of Durham has caused this
Minor Special Use Permitto be issued in its name, together with all conditions, as binding on the
applicant, and their successors in interest.
An appeal of a Board of Adjustment Order can be filed pursuant to procedures noted in the
North Carolina General Statutes, Chapter 160D, Sections 406, 1402, and 1405, with the Durham
County Superior Court within 30 days (as defined by N.C. Gen. Stat. §160D-1405(d)).
IEW
Ordered this the 131h day of December, 2022
Staff Planner
Clerk Date Mailed

19:0
VARIANCE STAFF REPORT
CITY OF DURHAM
DURHAM COUNTY 1706 WARD STREET RIPARIAN BUFFER VARIANCE
(B2200044)
Planning
Meeting Date: December 13, 2022
1706 Ward Street Riparian Buffer
Reference Name
Jurisdiction
City
Variance (B2200044)
A Variance to the riparian buffer protection standards in order to construct a
Request
porch.
Tier
Urban
Zoning District
Residential Urban — 5 (RU-5)
Site Characteristics
Overlays
N/A
Site Acreage
.69 Acres
Elinor Landess and
Applicant
Submittal Date
October 13, 2022
Katie Loebner
Location
1706 Ward Street
PI D(s)
107858
A. Summary
Elinor Landess and Katie Loebner, the owners/applicants, request a variance from the riparian
buffer standards. Unified Development Ordinance (UDO) Section 8.5.12 requires any person
who wishes to undertake a prohibited use in a riparian buffer apply for a variance. UDO
Section 8.5.9C requires that any buildings or other features that require grading and
construction shall be set back at least ten feet from the edge of the riparian buffer. The
applicants are requesting a variance from UDO Section 8.5.413 in order to construct a
screened -in porch attached to the rear of the primary structure; the proposed porch will
replace an existing deck at a 1:1 scale. In order to meet the requirements for a riparian buffer
variance all requirements found in UDO Section 8.5.12B.3 must be met in addition to the four
findings below. This property is located in a Residential Urban — 5 (RU-5) zoning district and
in the Urban Development Tier.
Summary of Issue
None at this time.
Recommended Conditions of Approval
1. The improvements shall be substantially consistent with the plans and all information
submitted to the Board as part of the application.
2. Necessary digging will be done by hand and materials will be hand carried into the site.
Page 1 of 6

B2200044
1706 Ward Street Riparian Buffer Variance
Variance Staff Report
B. UDO Section 3.14 Variance
The Board of Adjustment may vary certain requirements of this Ordinance, in harmony with the
general purpose of these regulations, where special conditions applicable to the property in
question would make the strict enforcement of the regulations impractical or result in a hardship
in making reasonable use of the property.
UDO Section 3.14.8 establishes the findings listed below that the Board of Adjustment must
make in granting any variance.
1. Unnecessary hardship would result from the strict application of the Ordinance. It
shall not be necessary to demonstrate that, in the absence of the variance, no
reasonable use can be made of the property.
Staff Analysis. According to the Durham County Tax Administration records, the
existing single-family dwelling was constructed in 1979, which predates the adoption
of the riparian buffer standards within the UDO. It could therefore be argued that
the strict application of the Ordinance, and disallowance of the replacement of the
existing deck with a porch that does not further encroach into the buffer, could
render the owner unable to reasonably utilize the site for the residential uses for
which it is zoned.
Refer to Attachment 3, Application, for the applicant's response to this finding.
2. The hardship results from conditions that are peculiar to the property, such as
location, size, or topography. Hardships resulting from personal circumstances, as
well as hardships resulting from conditions that are common to the neighborhood
or the general public, may not be the basis for granting a variance.
Staff Analysis. The property is 0.69 acres, zoned Residential Urban — 5 (RU-5), and
currently has an existing primary structure with a deck attached to the rear of the
structure. According to the Durham County Tax Administration records, the existing
single-family dwelling was constructed in 1979, which predates the adoption of the
riparian buffer standards within the UDO. While the parcel is larger than many of the
neighboring properties, the configuration of the lot varies from the rectilinear nature
of the surrounding properties; additionally, while the stream flow largely affects the
rear of the lots for the parcels to the north (lots which front along James Street and
Blount Street), this parcel's orientation towards Ward Street (combined with its
unique shape) creates a situation in which the riparian buffer and 10' no -build
setback occupies approximately 87% of the subject property (see Attachment 4:
Survey). This disproportionally affects the allowable development of this parcel.
Refer to Attachment 3, Application, for the applicant's response to this finding.
Page 2 of 6

B2200044
1706 Ward Street Riparian Buffer Variance
Variance Staff Report
3. The hardship did not result from actions taken by the applicant or the property
owner. The act of purchasing property with knowledge that circumstances exist
that may justify granting a variance shall not be regarded as a self-created
hardship.
Staff Analysis. The owner/applicant has not taken any action on this property that
imposes a hardship; the subject parcel was purchased in 2016 with the existing
conditions in place at that time. The applicant is seeking to replace an existing deck
with a screened -in porch at a 1:1 scale. The existing deck is constructed of spaced
vinyl planks and, therefore, does not meet the definition of built -upon area (i.e.,
impervious surface), per North Carolina General Statute (N.C.G.S.143-214.7(b2)). The
proposed covered porch will, therefore, increase impervious surface on -site, but the
amount of disturbance within the riparian buffer will remain approximately the
same. The applicant also states while the deck is slatted, water still pools on the deck
due to the small distance between slats.
Refer to Attachment 3, Application, for the applicant's response to this finding.
4. The requested variance is consistent with the spirit, purpose, and intent of the
Ordinance, such that public safety is secured, and substantial justice achieved.
Staff Analysis. The intent of the Ordinance is to promote the health, safety and
general welfare of the residents of Durham City and County. In this spirit, the
Ordinance provides development standards and, when necessary, aims to prescribe
uniformity for specific types of development. The proposal to replace the deck with
a screened -in porch of the same size is in keeping with the intent of the Ordinance
to achieve substantial justice, as it provides the applicants with a continuation of the
existing use of the subject property which was built in accordance with UDO
standards at the time of its construction.
Refer to Attachment 3, Application, for the applicant's response to this finding.
C. UDO Section 8.5.1213.1 Additional Findings
a. There are practical difficulties or unnecessary hardships that prevent compliance with
the riparian buffer protection requirements.
1. If the applicant complies with the provisions of this section, he/she can secure no
reasonable return, nor make reasonable use of, his/her property. Merely proving
that the variance would permit a greater profit from the property shall not be
considered adequate justification for a variance. Moreover, the variance shall be
the minimum possible deviation from the terms of the ordinance shall make
reasonable use of the property possible;
Page 3 of 6

B2200044
1706 Ward Street Riparian Buffer Variance
Variance Staff Report
Staff Analysis. The size of the proposed porch will be the same as the existing deck.
The existing nonconformity of the site will not be increased from the existing site
conditions, which is the minimum possible deviation from the current terms of the
Ordinance.
2. The hardship results from application of this section the property rather than from
other factors such as deed restrictions or other hardship;
Staff Analysis. The hardship results from the location of the existing primary
structure, which was established within the riparian buffer before riparian buffer
requirements were enacted.
3. The hardship is due to the physical nature of the applicant's property, such as its
size, shape, or topography, such that compliance with provisions of this section
would not allow reasonable use of the property;
Staff Analysis. The existing configuration of the lot, the delineation of the stream, and
the built improvements on the property were all in existence at the time of purchase
of the property and were in compliance at the time of construction.
4. The applicant did not cause the hardship by knowingly or unknowingly violating
this Ordinance; and
Staff Analysis. The applicant has not brought the subject property into violation of
the ordinance; there have been no unlawful changes to the site conditions since the
purchase of the property in 2016.
b. The hardship is rare or unique to the applicant's property.
Staff Analysis. The existing conditions of the parcel (shape, orientation, and location
of the stream throughout), combined with the existing site improvements being
constructed prior the adoption of the ordinance, does present a unique hardship that
would not apply in the same fashion to the neighboring properties.
c. The requested variance is in harmony with the general purpose, spirit and intent of the
state riparian buffer protection requirements and/or this section
Staff analysis. The variance should not affect wildlife habitats, water quality, or any
other environmental concern more than the current conditions of the site, which
should not change as a result of the proposed variance request. However, precedent
exists for the Board of Adjustment to include a Condition of Approval that would limit
the type of disturbance within the riparian buffer or the 10' no -build setback during
construction. By conditioning an approval with the restriction that "necessary digging
will be done by hand and materials will be hand carried into the site", the proposed
porch should not result in an increase in the area of disturbance within the riparian
buffer (outside of the minimal disturbance typically associated with the construction of
Page 4 of 6

B2200044
1706 Ward Street Riparian Buffer Variance
Variance Staff Report
a porch). This condition of approval would further limit any environmental concerns
regarding disturbance of the riparian buffer and erosion control during the
construction of the proposed screened -in porch. Additional restrictions ("Vegetation in
undisturbed portions of the buffer shall not be compromised", "At the completion of
the project any disturbed area is stabilized with native vegetation", etc.) are also
precedented conditions in the Riparian Buffer Protection Standards within the UDO and
could further protect the riparian buffer in accordance with the purpose, spirit, and
intent of the State/UDO riparian buffer protection requirements.
Additionally, per the Stormwater Ordinance, single-family residential sites within the
Jordan Lake Basin that are adding less than 2,000 square feet of impervious surface and
disturbing less than 1 acre of land are exempt from stormwater review. Given that the
proposed screened -in porch would be 10' by 15' in size and the parcel is less than 1
acre, approval of this request should not trigger stormwater review standards.
d. In granting the variance, the public safety and welfare have been assured, water
quality has been protected, and substantial justice has been done.
Staff analysis. The overall proposed improvements to the property should not have
any negative effect public safety, welfare, or water quality.
D. Notification
Staff certifies that letters to property owners and residents within 600 feet of the site and the
posting of a sign on the property has been carried out in accordance with UDO Section 3.2.5
of the UDO. In addition, email notice was provided per the Durham Planning Public
Notification Service.
E. Staff Contact
Robin Schultze, 919-560-4137 ext. 28201, or [e-mail]
Attachments
Attachment 1—
Context Map
Attachment 2
— Aerial Map
Attachment 3
— Application
Attachment 4
— Survey
Attachment 5
— Proposed Plans
F. Possible Motion
MOTION TO GRANT APPLICATION WITH CONDITIONS
Page 5 of 6

B2200044
1706 Ward Street Riparian Buffer Variance
Variance Staff Report
I hereby make a motion that case number B2200044, an application for a request for a Variance
from riparian buffer standards, on property located at 1706 Ward Street, has successfully met
the applicable requirements of the Unified Development Ordinance and is hereby granted
subject to the following conditions:
The improvements shall be substantially consistent with the plans and all
information submitted to the Board as part of the application.
Necessary digging will be done by hand and materials will be hand carried into
the site.
Page 6 of 6

B2200044 —1706 Ward Street Riparian Buffer Variance Context Map
Attachment 1:
Context Map

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Attachment 3: Application
M:0 Minor Special Use Permit (mSUP), Variance,
and Reasonable Accommodation Application
CITY OF DURHAM City -County Planning Department
DURHAM COUNTY Download and open PDF document file before entering information
Planning Application Guide and Submittal Portal: https://dsc.durhamnc.gov/264
Application Questions: [e-mail] 1 919-560-4137
PROJECT INFORMATION:
Application Type: ❑ mSUP EVariance ❑ Reasonable Accommodation
Site Address:1706 Ward St
Total Site Area (in acres): 0.6
Zoning District(s): RU-5
Zoning Overlay(s): none
Jurisdiction: ■ City ❑ County ❑ Both
Development Tier(s): Urban
PIN(s): 0821-22-11-4389
Associated Site Plan Case Number:
PID(s): 107858
Current Use(s): residential
Proposed Use(s): residential
APPLICATION REQUIREMENTSSUBMITTAL)
This application is oform of written testimony and is used to provide evidence that the required findings for approval con be mode.
The applicant has the burden of proof and must provide sufficient evidence in orderfor the required findings to be mode.
ALL EVIDENCE PRESENTED IN RELATION TO EFFECT ON REAL ESTATE VALUE ANDIOR TRAFFIC IMPACTS SHOULD BE PROVIDED BY
EXPERT WITNESSES. EVIDENCE PRESENTED BY NON -EXPERT WITNESSES CANNOT BE RELIED UPON BY THE BOARD. G.S 16OD-1402
NOTE: Attendance at the Board of Adjustment hearing is required. Applicants may represent themselves or may be represented by
someone oppropriate for quasi-judicial public hearings. Decisions con be oppeoled to Superior Court within 30 days.
1. Documentation of the Pre -submittal Meeting (Required) 4. Floor Plan, Elevations, and Plot Plan or Site Plan, as applicable
(Additional supporting documents may be requested by the Case
2. Payment Receipts
Planner and/or may be provided by the applicant)
3. For mSUPs: Responses to General Findings and Review Factors (UDO Section 3.9.8A and B), Additional Findings and/or Review
Factors (if applicable), and Responses to Limited Use Standards (if applicable)
For Variances: Responses to General Findings and Review Factors (UDO Section 3.14.8)
For Reasonable Accommodations: Responses to General Findings (UDO Section 3.24)
ACKNOWLEDGEMENTS•
I, the undersigned, acknowledge that the application is complete and that all information included is accurate to the best of my
knowledge. Applications are considered accepted only after they have been determined to be complete according to paragraph 3.2.4
of the Unified Development Ordinance, not upon submission.
Owner
Applicant
Agent (if applicable)
Name:
Elinor Landess & Katie Loet
Elinor Landess & Katie Loeb
Firm:
Phone:
704-756-1708
704-756-1708
Email:
[e-mail]
[e-mail]
Address:
1706 Ward St, Durham, NC
1706 Ward St, Durham, NC:
Digital Signature:
�
C�_
Date Signed:
Form 1054, April 2021 Page 1 of 3

In granting a Minor Special Use Permit, Variance, or Reasonable Accommodation request, the Board of
Adjustment may prescribe reasonable and appropriate conditions provided that the
conditions are reasonably related to the request. The conditions shall become part of the approval. Violations
of any of the conditions shall be treated in the same manner as other violations of the Ordinance.
The Board of Adjustment may prescribe whether a reasonable accommodation is granted to the applicant or
shall be allowed to pass with transfer of property.
Furthermore, Special Use Permits and Variances shall become null and void in any of the following cases
(Section 3.9.14 or 3.14.8 of the UDO):
All applications:
A. If a site plan or architectural review, as applicable, is not approved within 12 months of the date of permit
approval.
B. If an approved site plan, architectural review application, or building permit expires.
C. If a building permit is not issued within two years of the date of approval, in cases where a corresponding
site plan or architectural review is not required. In the case of a Variance, also if the Ordinance standard
subject to the variance has been amended prior to the issuance of a building permit.
D. If a substantial violation of the conditions of the permit, as determined by the Planning Director or
designee occurs. The addition of language to the special use permit regarding such voiding shall not be
required.
Digital Signature: Date Signed:
I, Elinor Landess and Katie Loek , hereby petition the Durham Board of Adjustment for a Minor
For mSUPs:
Special Use Permit to allow use of the property as described in material submitted with this request.
Digital Signature: Date Signed:
I, Elinor Landess and Katie Loek , hereby petition the Durham Board of Adjustment for a Variance
from the literal provisions cited to allow use of the property as described in material submitted with this
For Variances:
request.
Digital Signature: — Date Signed:
I, Elinor Landess and Katie Loebner. , do hereby petition the City of
For Reasonable
Durham/County of Durham for a Reasonable Accommodation to the Unified Development Ordinance
provisions described in material submitted with this request to allow use of the property also as described in
Accommodations:
this request.
Digital Signature: Date Signed:
RESPONSES REQUIRED
(PLACE RESPONSES IN A SEPARATE WORD DOCUMENTFOR SUBMITTAL)
1. Ordinance provision(s) that require an mSUP for this project
2. What is proposed?
General Findings: Applications for minor special use permits shall be approved only if the Board of
Adjustment finds that the use as proposed, or the use as proposed with conditions, is:
1. In harmony with the area and not substantially injurious to the value of properties in the
general vicinity;
2. In conformance with all special requirements applicable to the use;
3. Will not adversely affect the health or safety of the public; and
4. Will adequately address the review factors identified below
Minor Special Use Permit
Review Factors: The applicant shall demonstrate that the review factors listed below have been
Responses:
adequately addressed:
1. Circulation: Number and location of access points to the property and the proposed structures
and uses, with particular reference to automotive, bicycle, mass transit and pedestrian safety
and convenience, traffic flow and control, and access in case of fire or catastrophe.
2. Parking and Loading: Location of off-street parking and loading areas.
3. Service Entrances and Areas: Locations of refuse and service areas with particular reference to
ingress and egress of service vehicles.
4. Lighting: Locations of exterior lighting with reference to glare, traffic safety, economic effect
and compatibility with other property in the area.
5. Signs: Appropriateness of signs considering location, color, height, size, and design within the
context of other property in the area.
Form 1054, April 2021 Page 2 of 3

6. Utilities: Location and availability of utilities.
7. Open Spaces: Location of required yards and other open spaces and preservation of existing
trees and other natural features
8. Environmental Protection: Preservation of tree coverage, Durham Inventory Sites, floodplain,
stream buffers, wetlands, steep slopes, open space, and other natural features, and protection
of water quality.
9. Screening, Buffering, and Landscaping: Installation of screening, buffering, fencing, and
landscaping where necessary to protect adjacent property.
10. Effect on Adjacent Property: Effects of the proposed use on nearby properties, including, but
not limited to, the effects of noise, odor, lighting, and traffic.
11. Compatibility: The level of general compatibility with nearby properties and impacted
neighborhoods, including but not limited to the appropriateness of the scale, design, and use in
relationship to other properties.
12. Consistency with Policy: Consistency with the Comprehensive Plan and applicable development
tier guidelines, overlay purposes, and zoning district intent statements in Article 4, Zoning
Districts.
13. Other Factors: Any other factors that the approving authority considers to be appropriate to
the property in question.
Also address Limited Use Standards, as applicable
1. Ordinance provision(s) from which a variance is requested
Variance Responses:
2. What is proposed?
3. What the Ordinance provision(s) require
General Findings: The Board of Adjustment must make these findings in order to grant any variance.
Burden of Proof: The
1. Unnecessary hardship would result from the strict application of the Ordinance. It shall not be
applicant seeking the
necessary to demonstrated that, in the absence of the variance, no reasonable used can be
variance shall have the
made of the property.
burden of presenting
enti
2. The hardship results from conditions that are peculiar to the property, such as location, size, or
to allow
evidence sufficienttopography.
Hardships resulting from personal circumstances, as well as hardships resulting
the Board of Adjustment or
from conditions that are common to the neighborhood or the general public, may not be the
Governing Body to reach
basis for granting a variance.
the conclusions set forth
3. The hardship did not result from actions taken by the applicant or the property owner. The act
below, as well as the
of purchasing property with knowledge that circumstances exist that may justify granting a
burden of persuasion on
variance shall not be regarded as a self-created hardship.
those issues.
4. The requested variance is consistent with the spirit, purpose, and intent of the Ordinance, such
that public safety is secured, and substantial justice achieved.
General Findings: Applications for Reasonable Accommodations shall be approved only if the Board
of Adjustment finds based on competent, material, and substantial evidence, that the proposed
accommodation:
1. Will be used by an individual or individuals with a disability or handicap protected under federal
law;
Reasonable
2. Is "reasonable." An accommodation is reasonable if it will not undermine the legitimate
Accommodation
purposes and effects of existing zoning regulations, and if it will not impose significant financial
Responses:
and administrative burdens upon the city or county and/or constitute a substantial or
fundamental alteration of the ordinance provisions;
3. Is "necessary." An accommodation is necessary if it will provide direct or meaningful
therapeutic amelioration of the effects of the particular disability or handicap, and it will afford
handicapped or disabled persons equal opportunity to enjoy and use housing in residential
districts in the city or county.
Form 1054, April 2021 Page 3 of 3

Elinor Landess & Katie Loebner
1706 Ward St
Variance Application
1. Ordinance provision from which a variance is requested:
Durham UDO paragraph 8.5.4, Riparian Buffers Protected.
2. What is proposed?
We are proposing to build a screened in porch onto the footprint of our existing deck. The deck
is made of vinyl and is impervious, so no additional impervious surface will be added. The deck
has been on the property at least since 1994 according to arial photos on the Durham GIS map;
prior to 1994, the photo quality is too grainy to distinguish features of the house. Our property
was built in 1979, many years prior to the riparian buffer ordinance being in place, and much of
the property is now included in what is now the riparian buffer zone. This is no fault of ours (we
bought the property in 2016) and prevents us from enjoying our property in the same way our
neighbors can.
3. What the ordinance provision(s) require.
The ordinance requires that building happen outside of the 50 foot riparian buffer and 10 foot
no build zone. The intermittent stream that runs through our property is located within the 60
foot riparian buffer + no build zone, so we are requesting a variance from the ordinance.
General Findings: The Board of Adjustment must make these findings in order to grant any variance.
1. Unnecessary hardship would result from the strict application of the Ordinance. It shall not be necessary
to demonstrated that, in the absence of the variance, no reasonable used can be made of the property.
The strict application of the ordinance will prevent us from being able to build the screened in porch onto the
existing footprint and enjoy our property like our neighbors are able to. The specifications of the ordinance and the
specific layout of our property mean that nearly all of our house is in the riparian buffer/no build zone.
2. The hardship results from conditions that are peculiar to the property, such as location, size, or
topography. Hardships resulting from personal circumstances, as well as hardships resulting from
conditions that are common to the neighborhood or the general public, may not be the basis for granting
a variance.
The ordinance was put in place after the property was built (1979) and the conditions of the ordinance and of the
property mean that nearly the entire house is in the riparian buffer/no build zone. We cannot bring the existing
deck into conformity with the variance because of these conditions, therefore the porch would not be able to
either.
3. The hardship did not result from actions taken by the applicant or the property owner. The act of
purchasing property with knowledge that circumstances exist that may justify granting a variance shall not
be regarded as a self-created hardship.
The existing deck needs to be replaced due to the age of the structure and resulting mold/rot. We have also been
told that it is not in compliance with current city building codes. The site conditions have not changed since we
moved in in 2016.
4. The requested variance is consistent with the spirit, purpose, and intent of the Ordinance, such that public
safety is secured, and substantial justice achieved.
Because the deck is already impervious and we are building on the existing footprint, no
additional impervious surface will be added to our property. Further, there is no other option on
the property for where to add a deck because of the conditions of the property and the
ordinance. The current deck is 10'x15' and our plan is to build the porch onto the exact
footprint of the deck. Note: Our proposal includes a plan for the deck that shows it expanding.
This is an old plan that was drawn prior to our permit being denied and learning about the
riparian buffer ordinance, but we included it to give a sense of what we're planning to do
(minus the expansion by 1 foot of width and one foot of depth).

Elinor Landess & Katie Loebner
1706 Ward St
Variance Application
Additional Findings Specific to Stream Variances per Durham UDO 8.5.12B:
1. There are practical difficulties or unnecessary hardships that prevent compliance
with the riparian buffer protection requirements. The following criteria must all be
met in order to make such finding:
a. If the applicant complies with the provisions of this section, he/she can secure
no reasonable return from, nor make reasonable use of, his/her property. Merely
proving that the variance would permit a greater profit from the property shall
not be considered adequate justification for a variance. Moreover, the variance
shall be the minimum possible deviation from the terms of this Ordinance that
shall make reasonable use of the property possible,
There is no way for us to replace the existing deck (or build anything at all) on the property
without a variance because the buffer zone encompasses the entire property. The variance will
allow us to replace and modify the existing deck using the exact footprint. Additionally, no
impervious surface will be added since the deck is vinyl.
b. The hardship results from application of this section to the property rather
than from other factors such as deed restrictions or other hardship,
The property was drawn and the house built in 1979, long before the stream buffer ordinance
was in place. Because of the conditions of the property, the majority of the house and yard are
in the buffer/no build zone.
c. The hardship is due to the physical nature of the applicant's property, such as
its size, shape, or topography, such that compliance with provisions of this section
would not allow reasonable use of the property,
The property was drawn and the house built in 1979, long before the stream buffer ordinance
was in place. Because of the conditions of the property, the majority of the house and yard are
in the buffer/no build zone.
d. The applicant did not cause the hardship by knowingly or unknowingly
violating this Ordinance; and
We have not changed the conditions of the property since we purchased it in 2016.
e. The hardship is rare or unique to the applicant's property.
The property was drawn and the house built in 1979, long before the stream buffer ordinance
was in place. Because of the conditions of the property, the majority of the house and yard are
in the buffer/no build zone.

Elinor Landess & Katie Loebner
1706 Ward St
Variance Application
2. The requested variance is in harmony with the general purpose, spirit and intent
of the state riparian buffer protection requirements and/or this section; and
Because we are proposing building the porch onto the existing footprint of a deck, and no
additional impervious surface will be added on the property since the deck is made of vinyl, our
request is in harmony with the general purpose, spirit, and intent of the state riparian buffer
protection.
3. In granting the variance, the public safety and welfare have been assured, water
quality has been protected, and substantial justice has been done.
Because the deck is already impervious and we are building on the existing footprint, no
additional impervious surface will be added to our property. We are also committed to
protecting the health of the stream by taking measures such as installing rain barrels at the end
of the downspouts coming off of the porch. Further, there is no other option on the property for
anywhere to build anything because of the conditions of the property and the ordinance. The
current deck is 10'x15' and our plan is to build the porch onto the exact footprint of the deck.

Attachment 4: Survey
N
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VICINITY MAP (not to scale or bearing)
REFERENCES:
PB. 94 PG. 186
PB. 43 PG. 26
PB. 19 PG. 98
PB. 11 PG. 33
DB. 2185 PG. 685
DB. 1232 PG. 13
DB. 2687 PG. 231
DB. 2288 PG. 427
W. G. AUTRY
1708 SIX GABLES ROAD
I, William Gregory Autry, certify that this plat was drawn, under my supervision
From an actual survey made under my supervision (Deed/Plat recorded in
Book 94 Page 186 ) and is in every respect correct to the best of my
knowledge and belief ; that the lines not surveyed are indicated as drawn from
information found in References as listed ; that the ratio precision as
calculated by coordinate method is 1: 16,000+
Witness my original signature, registration number and seal
this 13 day of MARCH A-D., 2013
W ,_ � �nW�,_
William Gregory Autry, P.L.S. If 4267
To the best of my knowledge and interpretation (by ,scaling 2008 FEMA
maps) A PORTION OF this property is located in a 100 year flood hazard area.
---------------
Curve Table Listing
---------------
CURVE TABLE
# Radius Delta Length Chord Tangent Chord Bearing
1 225.88' 17057' 46" 70.82' 70.53' 35.70' S 54012' 56" E
2 448.26' 15031' 25" 121.45' 121.08' 61.10' N 53015' 54" W
WALLACE ST `'
MAN
\HOLE
021,
PO
�'�8__2��4\16„
LOT 1
4•o�F`0
GAO � �F•p
LOT 2 to'
LOT 3
LOT 4
LAND SURVEYOR
DURHAM NC. 27712 PHONE/FAX:[phone]
Lot 1 -Blockk
Plot Title FE E. WARD
Pb. / Db. 94 Pg. 186
THIS DOCUMENT ORIGINALLY ISSUED AND SEALED
BY WILLIAM GREGORY AUTRY, P.L.S. L-4267,
ON 03-13-2013. THIS MEDIUM SHALL NOT BE
CONSIDERED A CERTIFIED DOCUMENT
J / F
LOT 1 ; D Pc
30466.58 sq.ft.
(0.69942 acres) /
I
LOT 2
�c
I MAN I
HOLE I
—Iron found 0 Iron set O Mon. O Math Point + Nail x
—No true lines cut. Property lines traversed.
—This is a class A survey. (No useable horz. Control found within 2,000
—This survey is a representation of conditions existing at this time and is
not for recording purposes.
—Location of utilities, if shown, ore based on visible evidence or information
provided to the surveyor. Location of utilities may vary from shown
locations. Additional utilities may exist. Local utility companies should
be consulted for information affecting this property.
—This survey was done without benefit of a title search which could disclose
zoning, restrictive covenants, easements, building setbacks, or other
information which could affect this property.
—No subsurface or environmental considerations affecting this property
have been investigated by surveyor-
-This survey is not valid for subsequent owners or transactions.
—® copyright by William Gregory Autry Land Surveyor. Reproductions
or alterations of any part of this document, without written consent of
the surveyor, are prohibited.
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*NOTE:
—RIPARIAN BUFFER ADDED TO DRAWING 04-12-2022
—THIS IS NOT A UPDATED SURVEY OR A REVISION
—SURVEYOR MAKES NO CLAIMS THIS DRAWING REPRESENTS
CURRENT CONDITIONS OF PROPERTY
—SURVEY IS NOT VALID FOR SUBSEQUENT OWNERS OR TRANSACTIONS
AFTER THE ORIGINAL DATE AND OWNER.
*NOTE:
—"AE" FLOOD LINE SCALED
FROM F.E.M.A. MAPS
CLIENT or OWNER :
ROSEMARY L. HOLLAND
Property Address: 1706 WARD STREET
City or Township: DURHAM County: DURHAM State: NC
Scale: 1 = 40' Date: MARCH 13, 2013
0' 40' 80, 120'
Ordered by: KENDALL PAGE Job # 031313B

6AFETY FIR6T111
{project l)sscr i pt i on:
REMOVAL OF EXISTING DECK; CONSTRUCTION OF
ALL NEW 16'X11' COVERED, SCREENED PORCH AT
110ro WARD ST., DURHAM, NC
5u i ldsr:
Benitez Carpentry & Renovation, Inc.
ANTONIO SENITEZ
5510 CARET' PLACE, DURHAM, NC 2-1712
County: DURHAM
Telephone: ((Blg) 133-1-413-16
NOTE:
Familiarize yourself with Local Codes
and all plan pages and specifications
to meet Local Codes,
NOTE:
ALL HEADERS TO SE (2) 2XIOs WITH
(1) 2x4 JACKa ENDS PLUS (2) KING STUDS
UNLESS NOTED OTHERW16E
-ROOF IN ACCORDANCE CHAPTER 'E� WITH
CODE -COMPLIANT FIELD FRAMING TO FILL
IN SHED SECTIONS, IF NEEDED.
Print to Scale: 24x18
FRAMING LUMBER TO SE
(UNLESS OTHERWISE SPECIFIED)
SOUTHERN PINE #2 WITH
MIN Fb OF SOO PSI, or
other U.S. Code -Approved lumber,
DESIGN LOADS:
DEAD 20 PSI
LIVE 40 PSI
WIND SPEED 115 MPH
DRAWING SCH EDU LEI
COVER PAGE
11
SITE MAPS
2
CLEAN SITE
3
GENERAL NOTES
4
AS -BUILT EXISTING
5
FLOOR SYSTEM
6
ROOF FRAMING LAYOUT_
7
FRAMING DIMENSIONS_
8
ELECTRICAL
9
ELEVATIONS 2
10
REAR ELEVATION
11
DECK REQ - 1 OF 2
12
DECK REQ 2 OF 2
13
1)(98i en Consultant:
Kelvin Sell
(102) roSS-3229
01/13/2022
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The Importance Of A Clean Jobsite — Will Johnson Building Company
Page 1 of 4 The Importance Of A Clean Jobsite — Will Johnson Building Company
' Y�inM'0'N1 9f 9MUE O F A C L E A N•
JOB SITE
April 4, 2014
Construction is messy, there is just no getting around it. No matter what
it is you're building, what system, what materials, there is always a
residual mess that is created after the process finishes. This is true of just
about every phase of a typical construction project. Consider the site
clearing and prep; all of the topsoil is removed, the stumps pulled from
the ground, and the underbrush cleared resulting in a nice space for
digging your foundation, but all of that debris has to be taken care of.
Framing: raw materials are cut to fit their spaces, but the leftover scraps
have to be handled. Drywall ... you know what a mess that can be. The end
result of all this mess is a great thing, but the problem many contractors
run into is not handling the leftover mess every day. Creating a clean
jobsite will benefit you in three major ways: happier clients, improved
efficiency, and increased likelihood of contact from potential clients who
saw your work in progress.
First, let's consider the effects of and how a messy jobsite makes your
clients feel. Especially if we are talking about remodeling inside their
existing home! Keeping a clients home neat and tidy is a simple courtesy
that must be extended if you want to maintain a good relationship
throughout the project. Additionally, a messy jobsite is the quickest way
to ruin an otherwise excellent walkthrough with a client. From
https:Hwilljohnsonbuilding.COM/journal-1/2017/8/9/the-importance-of-a-clean jobsite
The Importance Of A Clean Jobsite — Will Johnson Building Company
6/18/2018
Page 4 of 4
7 r YourG site i om- on a ob interview for you every day,
itJeohnsor�' '�II�'Ing so mac sure it looks ready for that interview.
So, how do you go about achieving a cleaner jobsite? Start with yourself.
If you happen to create trash or debris on a jobsite, make sure you are
setting a good example by putting it where it belongs. I would also from
time to time, take out a broom and clean up other people's messes on the
site yourself. The impression that will leave on others who see the boss
cleaning up is worth the effort and will pay dividends. Second, before a
project starts, review your expectations with all of the tradesmen
involved so they know you expect a clean jobsite after they finish every
day. Last, at the end of meetings you have on site with your employees
or tradesmen, remind them about the importance of a clean jobsite.
f VGbV
Previous
1)0N'T PO116HT TIIE GARAGE: DOOR
\cst
THREE COMMON ExTERIOR DESIGN ERRORS & HOW TO AVOID TI-IENI
Home About Gallery Services Our Process journal Contact
Page 2 of 4
�q1 tit •u 'tion is es, y zhci,js ust no etting around it. No matter what
VV I�l ,�o�insonr�ut�YC�lI1g C,U'inpan� 000
it is you're building, what system, what materials, there is always a
residual mess that is created after the process finishes. This is true of just
about every phase of a typical construction project. Consider the site
clearing and prep; all of the topsoil is removed, the stumps pulled from
the ground, and the underbrush cleared resulting in a nice space for
digging your foundation, but all of that debris has to be taken care of.
Framing: raw materials are cut to fit their spaces, but the leftover scraps
have to be handled. Drywall...you know what a mess that can be. The end
result of all this mess is a great thing, but the problem many contractors
run into is not handling the leftover mess every day. Creating a clean
jobsite will benefit you in three major- ways: happier clients, improved
efficiency, and increased likelihood of contact from potential clients who
saw your work in progress.
First, let's consider the effects of and how a messy jobsite makes your
clients feel. Especially if we are talking about remodeling inside their
existing home! Keeping a clients home neat and tidy is a simple courtesy
that must be extended if you want to maintain a good relationship
throughout the project. Additionally, a messy jobsite is the quickest way
to ruin an otherwise excellent walkthrough with a client. From
experience, I have found that clients are much more likely to criticize or
find fault in a project if the jobsite is messy. This is very apparent if that
mess is garbage. And we should distinguish between garbage and
construction debris. Construction debris are those pieces of scrap
lumber or drywall left over at the end of the day. Garbage is your lunch
paper and napkins. Garbage should be thrown away immediately, not at
https://willjohnsonbuiIding.com/journal-1/2017/8/9/the-importance-of-a-clean-jobsite 6/18/2018
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The Importance Of A Clean Jobsite — Will Johnson Building Company Page 3 of 4 M Z
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the professional you are. Q
10-
A clean jobsite is an efficient jobsite. Is it easier to work in a clean space,
or a cluttered space? By keeping your project site in good order and clear
of debris, you will find tasks not only happen faster, but with improved
quality. You don't like to work with asphalt shingle scraps lying all over
your desk do you? Why would a siding contractor or grader want to?
Also, remodeling projects in particular can be very detail oriented.
Remembering where _you need blocking in the wall, where chases go,
where the new plumbing drops go are easy to lose track of if the site is
messy. The attractiveness of a clean jobsite cannot be overstated.
Consider the following scenarios: A potential client drives by a house
under construction with Tyvcc paper flapping in the wind, garbage lying
around, and lumber scraps strewn about the site, versus, a spotless site
with everything in its place. Which site is a prospect more likely to take
an interest in? A clean jobsite translates into a profession builder or
remodeler in the mind of a prospect. Not convinced? Who is more likely
to win a job interview, the person who looks like he just got out of bed S
minutes ago and didn't comb his hair, or the one who shoNys up put
https://wilijohnsonbuilding.com/journal-1/2017/8/9/the-importance-of-a-clean jobsite 6/18/2018
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CONSTRUCTION
1. IT IS THE CONTRACTORS RESPONSIBILITY TO VERIFY ALL
DIMENSIONS PRIOR TO CONSTRUCTION. FURTHERMORE
CONTRACTOR IS ULTIMATELY RESPONSIBLE FOR
CONSTRUCTION MEANS, METHODS, AND SAFETY ON SITE.
NOTIFYJDS CONSULTING & DESIGN, PLLC IMMEDIATELY IF
DISCREPANCIES ON PLAN EXIST.
2. ALL INTERIORAND EXTERIOR BEARING HEADERS TO BE
MINIMUM (2) 2x6 #2 SPF WITH (1)JACK AND (1) KING STUD AT
EACH END U.N.O.
3. ALL ENGINEERED WOOD PRODUCTS (LVL, PSL, LSL, ETC.) SHALL
BE INSTALLED WITH CONNECTIONS PER MANUFACTURER
SPECIFICATIONS.
4. ALL STEEL BEAMS TO BE SUPPORTED AT EACH END WITH A MIN.
BEARING LENGTH OF3112"AND FULL FLANGE WIDTH. BEAMS
MUST BE ATTACHED AT EACH END WITH A MINIMUM OF FOUR
16d NAILS OR TWO 1i2" x 4" LAG SCREWS U.N.O.
5. ALL BEAMS TO BE CONTINUOUSLY SUPPORTED LATERALLY
AND SHALL BEAR FULL WIDTH ON THE SUPPORTING WALLS OR
COLUMNS INDICATED WITH A MINIMUM OF THREE STUDS U.N.O.
6. SOLID BLOCKING TO BE PROVIDED AT ALL POINT LOADS
THROUGH FLOOR LEVELS TO THE FOUNDATION OR TO OTHER
STRUCTURAL COMPONENTS.
7. ENGINEERED WOOD FLOOR SYSTEMS AND ROOF TRUSS
SYSTEMS TO BE PROVIDED FOR REVIEW AND COORDINATED
WITH THE ENGINEER OF RECORD. INSTALLATION TO BE IN
ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS.
ROOF TRUSS DRAWINGS TO BE SIGNED AND SEALED BY THE
MANUFACTURER AND REVIEWED BY THE ENGINEER OF RECORD
PRIOR TO CONSTRUCTION.
8. STEEL FLITCH BEAMS TO BE BOLTED TOGETHER USING (2)
ROWS OF 1?2" DIAM. BOLTS (ASTM307) WITH WASHERS PLACED
UNDER THE THREADED END OF THE BOLT. BOLTS TO BE
SPACED AT 24" o.c. (MAX), AND STAGGERED TOP AND BOTTOM
OF BEAM (2" EDGE DISTANCE), WITH TWO BOLTS TO BE
LOCATED AT 6" FROM EACH END OF FLITCH BEAM.
9. BRICK LINTELS TO BE 3 112 x 3 112 x 114 STEEL ANGLE FOR UP TO
6'-0" SPAN AND 6 x 4 x 5116 STEEL ANGLE FOR SPANS GREATER
THAN 6'-0" AND UP TO 10'-0" U.N.O.
10. BRICK LINTELS AT SLOPED AREAS TO BE 4 x3 1:2 x 1:4 STEEL
ANGLE WITH 16d NAILS IN 3116" HOLES IN 4" ANGLE LEG AT 12"
o.c. TO TRIPLE RAFTER. WHEN THE SLOPE EXCEEDS 4:12 A
MINIMUM OF 3 x 3 x 1A PLATES SHALL BE WELDED AT 24" o.c.
ALONG THE STEEL ANGLE.
11. ATTACH PORCH COLUMNS TO SLABIFDN WALL USING ABA -OR-
ABE SIMPSON POST BASES TO FIT COLUMN SIZES CALLED ON
PLAN -OR-ANY OTHER COLUMN CONNECTION WITH 500# UPLIFT.
11. ATTACH PORCH COLUMNS TO UPPER PORCH BANDS USING AC
-OR- BC SIMPSON POST CAPS TO FIT COLUMN SIZES GALLED ON
PLAN -OR-ANY OTHER COLUMN CONNECTION WITH 500# UPLIFT.
12. ALL METAL HANGERS, STRAPS,AND HOLD-DOWNS TO BE
SIMPSON STRONG TIE OR EOUIV.
ROOF SYSTEM
STRUCTURAL ROOF NOTES
1. FRAMING SHALL BE #2 SPF OR BETTER
U.N.O.
2. PROVIDE 2x4 COLLAR TIES AT 48" o.c. AT
UPPER
THIRD OF RAFTERS U.N.D. ON PLAN.
3. FUR RIDGES FOR FULL RAFTER
CONTACT
4. PROVIDE CONTINUOUS BLOCKING
THROUGH STRUCTURE FOR ALL POINT
LOADS.
S. DENOTES OVERFRAMED AREA
6. MIN.7;'16" OSS ROOF SHEATHING
PROVIDE 2x4 RAFTER TIES AT 16" o.c. AT 45"
BETWEEN RAFTERS AND CEILING JOISTS.
USE (4) 16d NAILS AT EACH CONNECTION.
RAFTER TIES MAY BE SPACED AT 48" ox. AT
LOCATIONS WHERE NO KNEE WALLS ARE
INSTALLED. 11
1. 1.INTERIOR;'TRIMMED FRAMING LUMBERSHALL BE #2
SPRUCE PINE FIR (SPF) WITH THE FOLLOWING DESIGN
PROPERTIES:
Fb=875PSI Fv=70PSI E=1AE6PSI
2. FRAMING LUMBER EXPOSED TO WEATHER OR IN CONTACT
WITH THE GROUND, CONCRETE, OR MASONRY SHALL BE
PRESSURE TREATED #2 SOUTHERN YELLOW PINE (SYP)
WITH THE FOLLOWING DESIGN PROPERTIES:
Fb=975PS1 Fv=95PS1 E=1.6EGPS1
3. LVL STRUCTURAL MEMBERS TO BE LAMINATED VENEER
LUMBER WITH THE FOLLOWING MINIMUMDESIGN
PROPERTIES:
Fb=2600PS1 Fv=285PS1 E=1.9E6PS1
4. PSL STRUCTURAL MEMBERS TO BE PARALELL STRAND
LUMBER WITH THE FOLLOWING MINIMUMDESIGN
PROPERTIES:
Fb=290OPS1 Fv=29OPS1 E=2.OE6PS1
5. LSL STRUCTURAL MEMBERS TO BE LAMINATED STRAND
LUMBER WITH THE FOLLOWING MINIMUMDESIGN
PROPERTIES:
Fb=225OPS1 Fv=40OPS1 E=1.55E6PS1
6. STRUCTURAL STEEL WIDE FLANGE BEAMS SHALL
CONFORMTOASTMA36. Fy=50 KSI
7. REBAR SHALL BE DEFORMED STEEL CONFORMING TO
ASTM A615 GRADE 60.
S. SEE TABLE R602.3(1) FOR STRUCTURAL MEMBER
FASTENING REQUIREMENTS.
9. POURED CONCRETE TO BE MINIMUM0000 PSI AT 28 DAYS.
MATERIALS USED TO PRODUCE CONCRETE SHALL COMPLY
WITH THE APPLICABLE STANDARDS LISTED IN AC1318 OR
ASTM C 1157.
10. CONCRETE LOCATED PER TABLE R301.2(1) SHALL BE AIR
ENTRAINED PER TABLE R402.2.
11. MASONRY UNITS SHALL CONFORM TO ACI 5301ASCE 5+7MS
402 AND MORTAR SHALL COMPLY WITH ASTM C 270.
STRUCTURAL ROOF TRUSS NOTES
1. FRAMING SHALL BE #2 SPF OR BETTER
U.N.O.
2. PROVIDE CONTINUOUS BLOCKING
THROUGH STRUCTURE FOR ALL POINT
LOA D S .
3. DENOTES OVERFRAMED AREA
4. MIN. 716" OSB ROOF SHEATHING
5. TRUSS LAYOUT AND PLACEMENT BY
MA NU FACTURERTO COINCIDE WITH THE
SUPPORT LOCATIONS SHOWN. TRUSS
PROFILES SHALL BE SEALED BY THE
TRUSS MANUFACTURER. TRUSS PLANS
SHALL BE PROVIDED FOR REVIEW AND
COORDINATED WITH THE ENGINEER OF
RECORD AS REOUIRED BY THE BUILDING
CODE OFFICIALS. INSTALLATION SHALL BE
IN ACCORDANCE WITH THE
MANUFACTURER'S INSTRUCTIONS.
DESIGN LOADS
LIVE LOAD
TABLE R301.5
(PSF)
DWELLING UNITS
40
SLEEPING ROOMS
30
ATTICS WITH STORAGE
20
ATTICS WITHOUT STORAGE
10
ROOF SNOW
20
STAIRS
40
DECKS
40
EXTERIOR BALCONIES
60
PASSENGER VEHICLE GARAGES
50
FIRE ESCAPES
40
GUARDRAILS AND HANDRAILS
200
TABLE R301.2(4) -DESIGN POSITIVE AND NEGATIVE PRESSURE FOR
DOORS AND WINDOW FORA MEAN ROOF HEIGHT OF 35 FEET OR LESS
SHALL BE 25 PSF
TABLE R301.2(2)-COMPONENTAND CLADDING LOADS FORA BUILDING
LOCATED IN EXPOSURE B
ROOF VALUES BOTH POSITIVE AND NEGATIVE SHALL BE
DESIGNED BASED ON ROOF PITCHES AND MEAN ROOF HEIGHT
AS FOLLOWS:
MEAN ROOF HEIGHT
ROOF PITCH 0.30 FT 35 FT 40 FT
0: 12 TO 2.25:12 45.4 PSF 47.7 PSF 49.5 PSF
2.25:12 TO7:12 04.8 PSF 36.5 PSF 37.9 PSF
7:12 TO 12:12 21.0 PSF 22.1 PSF 22.9 PSF
WALL CLADDING SHALL BE DESIGNED FOR A 24.1 PSF POSITIVE
AND NEGATIVE PRESSURE
1. MINIMUM ALLOWABLE SOIL BEARING CAPACITY IS ASSUMED TO BE
2000 PSF. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY SOIL
BEARING CAPACITY IF UNSATISFACTORY CONDITIONS EXIST.
2. CONCRETE AND MASONRY FOUNDATION WALLS TO BE SELECTED AND
CONSTRUCTED IN ACCORDANCE WITH THE PROVISIONS OF SECTION
R404 OR IN ACCORDANCE WITH AC1318, NCMA TR68-A. ORACI
5301ASCE 5;TMS 402.
3. MASONRY AND POURED CONCRETE WALL REINFORCEMENT TO BE IN
ACCORDANCE WITH TABLES R404.1.1 (1 THROUGH 4) OF THE NORTH
CAROLINA RESIDENTIAL CODE.
A. PER R404.1.3, TABLES ASSUME THAT WALLS HAVE
PERMANENT LATERAL SUPPORT AT THE TOP AND BOTTOM
B. WALL REINFORCING SHALL BE PLACED ACCORDING TO
FOOTNOTE (c) OF THE TABLES (REINFORCING IS NOT
CENTERED IN WALL).
C. FOUNDATION DRAINS ARE ASSUMED AT ALL WALLS PER
R405.
4. WOOD SILL PLATES TO BE ANCHORED TO THE FOUNDATION WITH 112"
ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT SPACED A MAXIMUM
OF 6'-0" o.c.(3'-0" FOR BASEMENT WALLS) AND WITHIN 12" FROM THE
ENDS OF EACH PLATE SECTION. INSTALL MIN. (2) ANCHOR BOLTS PER
SECTION.
5. THE UNSUPPORTED HEIGHT OF SOLID MASONRY PIERS SHALL NOT
EXCEED TEN TIMES THEIR LEAST DIMENSION . UNFILLED HOLLOW
PIERS MAYBE USED IF THE UNSUPPORTED HEIGHT IS NOT MORE THAN
FOUR TIMES THEIR LEAST DIMENSION.
G. CENTERS OF PIERS TO BEAR IN THE MIDDLE THIRD OF THE FOOTINGS,
AND GIRDERS SHALL CENTER IN THE MIDDLE THIRD OF THE PIERS.
7. ALL FOOTINGS TO HAVE MINIMUM 2" PROJECTION ON EACH SIDE OF
FOUNDATION WALLS.
ROOF TRUSS SYSTEM (IF USED)
TRUSS LAYDUTAND PLACEMENT BY MANUFACTURERTO COINCIDE
WITH THE SUPPORT LOCATIONS SHOWN. TRUSS PROFILES SHALL BE
SEALED BY THE TRUSS MANUFACTURER. TRUSS PLANS SHALL BE
PROVIDED FOR REVIEW AND COORDINATED WITH THE ENGINEER OF
RECORD AS REOUIRED BYTHE BUILDING CODE OFFICIALS.
INSTALLATION SHALL BE IN ACCORDANCE WITH THE MANUFACTURER'S
INSTRUCTIONS.
UPLFrNOM-
1. NFTR TO PRDVME REQUIRED UPLFT CONNECTION,
Z PROVIDE HZ$A OR EOUNALENT AT EACH RAFTER TO TOP PLATE CMIECMM (UNO) AT
OVER -FRAMED AREAS.
�TtU'r�hid+:: �yl:+l Cfi+l3�d:1:7: 40h; 'I
ABBREVIATIONS
CANT
CANTILEVER
GONG
CONCRETE
CONT
CONTINUOUS
DEL
DOUBLE
DIAM
DIAMETER
DJ
DOUBLE JOIST
DR
DOUBLE RAFTER
DT
DOUBLE TRUSS
DSP
DOUBLE STUD POCKET
EA
EACH
EE
EACH END
FL PT
FLAT PLATE
FTG
FOOTING
HGR
HANGER
JS
JACK STUD COLUMN
KS
KING STUD COLUMN
LVL
LAMINATED VENEER LUMBER
MFTR
MANUFACTURER
NTS
NOT TO SCALE
OC
ON CENTER
PT
PRESSURE TREATED
RS
RAFTER SUPPORT
SC
STUD COLUMN
SJ
SINGLE JOIST
SP
STUD POCKET
TJ
TRIPLE JOIST
TR
TRIPLE RAFTER
TYP
TYPICAL
UNO
UNLESS NOTED OTHERWISE
xi
EXTRA JOIST
BALLOON WALL FRAMING SCHEDULE: 100 MPH
FRAMING MEMBER SIZE
MAX HEIGHT (PLATE TO PLATE)
2x4 ;uj 16" o.c.
10' - 0"
2x4 L 12" o.c.
12'-0"
2x6 L 16" o.c.
151.0..
2% rk 12" o.c.
17' - 9"
2x8 L 16" o.c.
19' - 0"
2x8 rd) 12" o.c
22' - 0"
(2) 2x4 ;a 16" o.c.
14' - 6"
(2) 2x4 tq,' 12" o.c.
17' - 0"
(2)2x6 q, IS" o.c.
21' -6"
(2) 2x6 to 12" o.c.
25' - 0"
(2)2x8L_ IS" o.c.
27' -0"
(2) 2x8 (a' 12" o.c
31. - 0"
'=ALL HEIGHTS ARE MEASURED SUBFLOORTO TOP OF WALL PLATE.
"WHEN SPLIT FRAMED WALLS ARE USED FOR HEIGHTS OVER 12'THE
CONTRACTOR SHALL ADD MIN. 6' OF CS16 COIL STRAPPING (FULLY NAILED)
CENTERED OVER THE WALL BREAK.
"FINGER JOINTED MEMBERS MAY BE USED FOR CONTINUOUS HEIGHTS
WHERE TRADITIONALLY MILLED LUMBER LENGTHS ARE LIMITED.
I STRUCTURAL FRAMING NOTES
1. ALL FRAMING TO BE #2 SPF MINIMUM.
2. ALL BEARING HEADERS TO BE (2) 2"x 6" SUPPORTED WI MIN.
(1) JACK AND (1) KING EACH END U.NO.
3. ALL NON BEARING HEADERS TO BE (2)2"x4' U.NO.
4. PROVIDE CONTINOUS BLOCKING THROUGH STRUCTURE FORALL
POINT LOADS.
6. ALL HANGERS AND CONNECTORS SPEC'D ARE TO BE SIMPSON
STRONG TIE OR EQUIVALENT.
6. ALL BEAMS SPEC'D ARE MINIMUM SIZES ONLY. LARGER MEMBERS
MAY SUBSTITUTED AS NEEDED FOR EASE OF CONSTRUCTION.
7. ALL EXTERIOR WALLS TO BE FULLY SHEATHED WITH 7116" OSB
8. FRONT PORCH COLUMNS TO BE MIN. 4X4 PT ATTACHED AT TOP
AND BOTTOM USING SIMPSON (OR EQUIV) COLUMN BASE OR SST
A24 BRACKETS. TRIM OUT PER BUILDER,
9. REAR PORCH COLUMNS TO BE MIN. 4X4 PT ATTACHED AT BOTTOM
USING SIMPSON (OR EQUIV) ABA44 AND AT TOP USING CS 16
STRAPPING (12" MIN.) TO PORCH HEADERIBAND.
10. WHEN A 4 PLY LVL IS USED ATTACH WITH (1) 1M" 0 BOLT 12" O.C.
STAGGERED TOP AND BOTTOM, 1 112" MIN. FROM ENDS. ALERNATE
ATTACHMENT EQUIVALENT METHOD MAY BE USED SUCH AS SIDS OR
TRUSSLOK SCREWS ( SEE MANUFACTURERS SPECIFICATIONS)
R602.10 Wall braciijg,
Buildinas, and portions thereof, shall be braked in accordance vAth one car more
of the foll&xing sections usincg bracincg materials and methads complying tiAfll
Section R6, 2.10.1 and load path detailing in accordance vvithl Section R602.1 a.4
1. Isclated panel Bracing in Accordance with Section R602.10 2.
2. C-O t [ILIDLIS sheathing in accordance -vdth Section R602.10.3:
3- Enginaered design in accordance vpith Section R602.10 5:
4. 2015 �'nternatiunar Code -'IRC), Section RI 132 10 or (Designer's Choice)
5. 3R-192 as published b, .APA. The Engineered Wood P�ssociatiori vJth
limitations indicated in this dOCI.i lent.
.'e','here a building or portion thereof does rol comply vdth Section R502 10 2_
R602.103. or R802.103.4. those lanrtions shall be designed and constrL,Cted in
accordance vvitl7 Section R,51,12.10.:5.
R602.10.1 Bracing materials and methods,
materials and rnethods shall comply with Table RFA2'_10-1 _
Source: 2018 North Carolina State Building Code: Residential Code
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APPENDIX M
WOOD DECKS
This appendix is a North Carolina addition and not part of the 2015 Intemational Residential Code.
There will be no underlined text.
(The provisions contained in this appendix are adopted as part of this code.)
SECTION AM101
GENERAL
AM101.1 General. A deck is an exposed exterior wood floor
structure that is permitted to be attached to the structure or
freestanding. Roofed porches (open or screened -in) are per-
mitted to be constructed using these provisions.
AM101.2 Deck design. Computer deck design programs are
permitted to be accepted by the code official.
SECTION AM102
FOOTINGS
AM102.1 Footings. Support posts shall be supported by a
minimum footing in accordance with Figure AM102.1(1) and
Table AM102.1. Minimum footing depth shall be 12 inches
(305 mm) below finished grade in accordance with Section
R403.1.4. Tributary area is calculated as shown in Figure
AM102.1(2).
RfC 16..
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FIGURE AM102.1(1)
SUPPORT POST FOOTING
TABLE AM102.1
FOOTING TABLE', b,,
SIZE
(inches)
TRIBUTARY AREA
(square feet)
THICKNESS
(inches)
A x A
B x C
Precast
Cast -In -Place
8x16
8x16
36
4
6
12x12
12x12
40
4
6
16x16
16x16
70
8
8
16x24
100
8
-
24 x 24
150
-
8
For SI: 1 inch = 25.4 rum, 1 square foot = 0.0929 m`.
a. Footing values are based on single floor and roof loads.
b. Support post must rest in center one-third of footing.
c. Top of footing shall be level for full bearing support of post.
APPENDIX M
TOP OF POST
JOIST
MOUNTED -
GIRDER
f
2 x 2 LEDGER STRIP OR
�
DECKS LESS THAN
JOIST HANGER REQUIRED
48"FROM GRADE
CAN USE 3-16d
TOENAILED FOR
ATTACHMENT OF
DECKS 48"OR GREATER FROM
WOOD POST.
GRADE REQUIRING LATERAL
BRACING SHALL BE ANCHORED AT
TOP OF WOOD POSTS WITH
APPROVED STRAP OR POST
For SI: 1 inch = 25.4 mm.
FIGURE AM105.1(1)
TOP MOUNT/FLUSH GIRDER
Floor joist
Connector bock at each
I�
max D.C.
spacing
joist nailed to side of
joist with 3-8d nails and
face nailed through each
2-1/g" bogs
girder ply with 2-16d Deck post
with nuts
nails. Block must fill gap
and washers
between girder plies.
split girder limited to floor loads only and
cantilever girder ends allowed per AM105.1(4).
For SI: I inch = 25.4 mm.
FIGURE AM105.1(3)
SPLIT GIRDER
SECTION AM106
JOIST SPANS AND CANTILEVERS
AM106.1 Joist spans for uncovered porches and decks.
Maximum allowable spans for wood deck joists, as shown in
Figure AM106.1, shall be in accordance with Table
AM106.1. Deck joists shall be permitted to cantilever not
greater than one-fourth of the actual, adjacent joist span.
AM106.1.1 Lateral restraint at supports. Joist ends and
bearing locations shall be provided with lateral restraint to
prevent rotation. Where lateral restraint is provided by
2- 5/8'GALV.
THROUGH BOLTS
WITH NUTS AND
WASHER
For SI: 1 inch = 25.4 mm
FIGURE AM105.1(2)
SIDE MOUNT DROPPED GIRDER
GIRDER CAN HAVE
DECORATIVE CLIP. CLIP NOTTO
EXCEED D/4. D=DEPTH OF
MEMBER 14
For SI: 1 inch = 25.4 rum.
FLOORJOISTS
APPENDIX M
0
CV
For SI: 1 inch = 25.4 mm, 1 square foot = 0.0929 m2
�1 1
r
.............
....•........
Note: Tributary area of shaded section on the free standing deck shown is 5' x 6' = 30 square feet (2.79 m2). Code will require a minimum footing of 8" x 16"
(203 mm x 406 mm) in accordance with Table AM102.1.
FIGURE AM102.1(2)
CALCULATED TRIBUTARY AREA
SECTION AM103
FLASHING
AM103.1 Flashing. When attached to a structure, the struc-
ture to which it is attached shall have a treated wood band for
the length of the deck, or corrosion -resistant flashing shall be
used to prevent moisture from coming in contact with the
untreated framing of the structure. Aluminum flashing shall
not be used in conjunction with deck construction. The deck
band and the structure band shall be constructed in contact
with each other except on brick veneer structures and where
plywood sheathing is required and properly flashed. Siding
shall not be installed between the structure and the deck band.
If attached to a brick structure, neither the flashing nor a
treated band for brick structure is required. In addition, the
treated deckband shall be constructed in contact with the
brick veneer. Flashing shall be installed in accordance with
Figure AM103.1.
SECTION AM104
DECK ATTACHMENT
AM104.1 Deck attachment. When a deck is supported at the
structure by attaching the deck to the structure, Tables
AM104.1(1) and AM104.1(2) shall apply for attaching the
deck band to the structure.
AM104.1.1 Masonry ledge support. If the deck band is
supported by a Ininimum of 112 inch (13 nun) masonry
ledge along the foundation wall, 5/8-inch (16 rum) hot -dip
galvanized bolts with washers spaced at 48 inches (1219
mm) o.c. are permitted to be used for support.
AM104.1.2 Other means of support. Joist hangers or
other means of attachment are permitted to be connected
to the house band and shall be properly flashed.
SECTION AM105
GIRDER SUPPORT AND SPAN
AM105.1 General. Girders shall bear directly on the support
post with the post attached at top to prevent lateral displace-
ment or be connected to the side of the posts with two 5/8-
inch (16 mm) hot -dip galvanized bolts with nut and washer.
Girder support is permitted to be installed in accordance with
Figure AM 105.1(1) for top mount; Figure AM 105.1(2) for
side mount and Figure AM105.1(3) for split girders. See Fig-
ure AM105.1(4) for cantilevered girders.
AM105.2 Girder span for uncovered porches and decks.
Maximum allowable spans for wood deck girders, as shown
in Figure AM105.2, shall be in accordance with Table
AM105.2. Girder plies shall be fastened with two rows of 10d
(3-inch x 0.128-inch) nails minimum at 16 inches (406 mm)
on center along each edge. Girders shall be permitted to canti-
lever at each end up to one-fourth of the actual beam span.
Splices of multispan beams shall be located at interior post
locations.
AM105.3 Girder span for roofed porches and decks.
Girder spans for covered decks shall be in accordance with
Tables R602.7(1) and (2).
APPENDIX M
TABLE AM105.2
DECK GIRDER SPAN LENGTHS,, b
(feet - inches)
SPECIES`
SIZEd
DECK JOIST SPAN LESS THAN OR EQUAL TO:
(feet)
6
a
10
12
14
16
18
2- 2 x 6
6-11
5-11
5-4
4-10
4-6
4-3
4-0
2- 2 x 8
8-9
7-7
6-9
6-2
5-9
5-4
5-0
2 - 2 x 10
104
9-0
8-0
7-4
6-9
64
6-0
Southern
2-2 x 12
12-2
10-7
9-5
8-7
8-0
7-6
7-0
pine
3- 2 x 6
8-2
7-5
6-8
6-1
5-8
5-3
5-0
3- 2 x 8
10-10
9-6
8-6
7-9
7-2
6-8
6-4
3-2 x 10
13-0
11-3
10-0
9-2
8-6
7-11
7-6
3-2 x 12
15-3
13-3
11-10
10-9
10-0
9-4
8-10
3 x 6 or 2- 2 x 6
5-5
4-8
4-2
3-10
3-6
3-1
2-9
3 x 8 or 2- 2 x 8
6-10
5-11
5-4
4-10
4-6
4-1
3-8
3 x 10 or 2- 2 x 10
8-4
7-3
6-6
5-11
5-6
5-1
4-8
Douglas fir -larch`,
3 x 12 or 2- 2 x 12
9-8
8-5
7-6
6-10
6-4
5-11
5-7
hem -fir',
4 x 6
6-5
5-6
4-I1
4-6
4-2
3-11
3-8
spruce -pine -fir`,
redwood,
4 x 8
8-5
7-3
6-6
5-11
5-6
5-2
4-10
western cedars,
4 x 10
9-11
8-7
7-8
7-0
6-6
6-1
5-8
ponderosa pinef
4 x 12
11-5
9-11
8-10
8-1
7-6
7-0
6-7
red pinef
3- 2 x 6
7-4
6-8
6-0
5-6
5-1
4-9
4-6
3- 2 x 8
9-8
8-6
7-7
6-11
6-5
6-0
5-8
3- 2 x 10
12-0
10-5
9-4
8-6
7-10
7-4
6-11
3 -2 x 12
13-11
12-1
10-9
9-10
1 9-1
8-6
8-1
For SI: 1 inch = 25.4 rum, 1 foot = 304.8 rum, I pound per square foot = 0.0479 kPa, 1 pound = 0.454 kg.
GIRDER a. Ground snow load, live load = 40 psf, dead load = 10 psf, L/A = 360 at main span, L/A = 180 at cantilever with a 220-pound point load applied at the end.
b. Girders supporting deck joists from one side only.
CANTILEVERED GIRDER IS LIMITED TO c. No. 2 grade, wet service factor.
FLOOR LOADS ONLY, ROOF LOADS
PROHIBITED ON CANTILEVERED d. Girder depth shall be greater than or equal to depth of joists with a flush beam condition.
GIRDERAPPUCA71ON e. Includes incising factor.
I. Northern species. Incising factor not included.
FIGURE AM105.1(4)
CANTILIEVERED DROPPED GIRDER
joist hangers or blocking between joists, their depth shall
equal not less than 60 percent of the joist depth. Where lat-
eral restraint is provided by rim joists, they shall be
secured to the end of each joist with not less than (3) 10d
(3-inch x 0.128-inch) nails or (3) No. 10 x 3-inch (76 Turn)
long wood screws.
AM106.2.Roofed porches and decks. Joists spans shall be
in accordance with Table R502.3.1(2) with 40-pounds per -
square -foot live load and 10-pounds per -square -foot dead
load. Cantilevered floor joists shall be in accordance with
Table R502.3.3(1).
.rolsrs
.I u
POST Po91
0"'o i fiEUI BPAN -oc.I OPTiONLL EEMA SPAN OPTpxAL
CANTEEVER r./wrnEVER EANTIEEVER GNIrtEVER
DROPPED BEAM FLUSH BEAM
FIGURE AM105.2
TYPICAL DECK GIRDER SPANS
HOU
TOc.ATED BANDS ON BOTH
HOUSE AND DECK
4 BE IN CONTACT WITH
FLASHING.
DECK HOUSE
FLASHING SHALL BE
BETWEEN BANDS FC
DEPTH AND KICK OU
UNDERNEATH IF SID
BELOW. FLASHING S
EXTEND UNDERNEA
SIDING ABOVE A MIN
NO FLASHING -TREATED FLASHING BETWEEN
For SI: l inch = 25.4 mm
FIGURE AM103.1
FLASHING FOR DECK ATTACHED TO STRUCTURE
TABLE AM104.1(1)
DECK ATTACHMENT FOR ALL STRUCTURES EXCEPT BRICK VENEER
APPENDIX M
=CK
FASTENERS
S' MAX JOIST SPAN'
16' MAX JOIST SPAN'
5/8" Hot -dip galvanized bolts with nut and washerb
and
12d Common hot -dip galvanized nails'
1 @ 3'-6" o.c.
and
2 @ 8" o.c.
1 @ V-8" o.c.
and
3 @ 6" o.c.
OR
Self -drilling screw fastener 12" o.c. staggered 6" o.c. staggered
For SI: 1 inch = 25.4, 1 foot = 304.8 mm
a- Attachment interpolation between 8 foot and 16 foot joists span is allowed.
b. Minimum edge distance for bolts is 21/2 inches.
c- Nails must penetrate the supporting structure band a minimum of 11/2 inches.
d. Self -drilling screw fastener having a minimum shank diameter of 0.195 inches and a length long enough to penetrate through the supporting structure band.
The structure band shall have a minimum depth of 11/s inches. Screw shall be evaluated by an approved testing agency for allowable shear load for Southern
Pine to Southern Pine lumber of 250 pounds and shall have a corrosion -resistant finish equivalent to hot dip galvanized. Minimum edge distance for screws is
17/16 inches. A maximum of 1/2 inch thick wood structural panel is permitted to be located between the deck ledger and the structure band.
TABLE AM104.1(2)
DECK ATTACHMENT FOR BRICK VENEER STRUCTURES
FASTENERS
8' MAX JOIST SPAN'
16' MAX JOIST SPAN'
5/8" Hot -dip galvanized bolts with nut and washerb
1 @ 2'-4" o.c.
1 @ l'-4" o.c.
For SI: 1 inch = 25.4, 1 foot = 304.8 rum.
a. Attachment interpolation between 8 foot and 16 foot joist span is allowed.
b. Minimum edge distance for bolts is 21/2 inches.
APPENDIX M
TABLE AM106.1
DECK JOIST SPANS FOR COMMON LUMBER SPECIESf
(feet - inches)
SPECIES'
SIZE
SPACING OF DECK JOISTS WITH NO CANTILEVERb
(inches)
SPACING OF DECK JOISTS WITH CANTILEVERS*
(inches)
12
16
24
12
16
24
2 x 6
9-11
9-0
7-7
6-8
6-8
6-8
Southern
2 x 8
13-1
11-10
9-8
10-1
10-1
9-8
pine
2 x 10
16-2
14-0
11-5
14-6
14-0
11-5
2 x 12
18-0
16-6
13-6
18-0
16-6
13-6
2 x 6
9-6
8-8
7-2
6-3
6-3
6-3
Douglas fir-lazchd,
hem -find,
2 x 8
12-6
11-1
9-1
9-5
9-5
9-1
spruce-pine-fird
2 x 10
15-8
13-7
11-1
13-7
13-7
11-1
2 x 12
18-0
15-9
12-10
18-0
15-9
12-10
Redwood,
2 x 6
8-10
8-0
7-0
5-7
5-7
5-7
western cedars,
2 x 8
11-8
10-7
8-8
8-6
8-6
8-6
ponderosa pine'.
2 x 10
14-I1
13-0
10-7
12-3
12-3
10-7
red pine'
2 x 12
17-5
15-1
12-4
16-5
15-1
12-4
For SI: 1 inch = 25A mm, I foot = 304.8 rum, I pound per square foot = 0.0479 kPa, I pound = 0.454 kg.
a. No. 2 grade with wet service factor.
b. Ground snow load, live load = 40 psf, dead load = 10 psf, L/A = 360.
c. Ground snow load, live load = 40 psf, dead load = 10 psf, L/A = 360 at main span, L/A = 180 at cantilever with a 220-pound point load applied to end.
d. Includes incising factor.
e. Northern species with no incising factor.
I. Cantilevered spans not exceeding the nominal depth of the joist are permitted.
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FIGURE AM106.1
TYPICAL DECK JOIST SPANS
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SECTION AM107
FLOOR DECKING
AM107.1 Floor decking. Floor decking shall be No. 2 grade
treated Southern Pine or equivalent. The minimum floor deck-
ing thickness shall be in accordance with Table AM107.1.
TABLE AM107.1
FLOOR DECKING THICKNESS
SPACING
DECKING
(nominal)
12" o.c.
I" S4S
16" o.c.
1" T&G
19.2" o.c.
1 /4" S4S
24"-36" o.c.
2" S4S
For SI: I inch = 25.4, 1 toot = 304.8 rum.
SECTION AM108
POST HEIGHT
AM108.1 Post height. Maximum height of deck support
posts shall be in accordance with Table AM 108.1.
TABLE AM106.1
DECK SUPPORT POST HEIGHT
POST SIZE-
MAXIMUM POST HEIGHTb•-
4" x 4"
8'-0"
6" x 6"
2.0'-0"
For SI: 1 inch = 25.4, 1 toot = 304.8 mm.
a. This table is based on No. 2 Southern Pine posts.
b. From top of footing to bottom of girder.
c. Decks with post heights exceeding these requirements shall be designed
by a registered design professional.
SECTION AM109
DECK BRACING
AM109.1 Deck bracing. Decks shall be braced to provide
lateral stability. Lateral stability shall be provided in accor-
dance with one of the methods in Sections AM109.1.1
through AM109.1.5.
AM109.1.1 Lateral bracing not required. When the
deck floor height is less than 4 feet (1219 min) above fin-
ished grade as shown in Figure AM109.1(1) and the deck
is attached to the structure in accordance with Section
AM104, lateral bracing is not required. Lateral bracing is
not required for freestanding decks with a deck floor
height 30 inches (762 min) or less above finished grade.
AM109.1.2. Knee bracing. 4 x 4 wood knee braces are
permitted to be provided on each column in both direc-
tions. The knee braces shall attach to each post at a point
not less than 1/3 of the post length from the top of the post,
and the braces shall be angled between 45 degrees (0.79
rad) and 60 degrees (1.05 rad) from the horizontal. Knee
braces shall be bolted to the post and the girder/double
band with one 5/8-inch (16 min) hot -dip galvanized bolt
with nut and washer at both ends of the brace as shown in
Figure AM109.1(2)
2. The headroom for spiral stairways shall be in
accordance with Section R311.7.10.1.
R311.7.3 Vertical rise. A flight of stairs shall not have a
vertical rise larger than 147 inches (3734 min) between
floor levels or landings.
R311.7.4 Wakkline. Deleted.
R311.7.5 Stair treads and risers. Stair treads and risers
shall meet the requirements of this section. For the pur-
poses of this section, dimensions and dimensioned sur-
faces shall be exclusive of carpets, rugs or runners.
R311.7.5.1 Risers. The riser height shall be not more than
$14 inches (210 rum). The riser shall be measured verti-
cally between leading edges of the adjacent treads. The
greatest riser height within any flight of stairs shall not
exceed the smallest by more than 3/8 inch (9.5 rpm). The
too and bottom riser of interior stairs shall not exceed the
smallest riser within that stair run by more than 414 inch
(19 min). The height of the too and bottom riser of the
interior stairs shall be measured from the permanent fin-
ished surface (carnet excluded). Where the bottom riser of
an exterior stair adjoins an exterior walk. porch. drive-
way. Patio. garage floor. or finish grade. the height of the
riser may be less than the height of the adjacent risers.
R311.7.5.2 Treads. The minimum tread depth shall be
not less than 9 inches (229 rum). The tread depth shall
be measured horizontally between the vertical planes of
the foremost projection of adjacent treads and at a right
angle to the tread's leading edge. The greatest tread
depth within any flight of stairs shall not exceed the
smallest by more than 3/8 inch (9.5 rum).
R311.7.5.2.1 Winder treads. Winder treads shall
have a tread depth of not less than 9 inches (229 min)
measured between the vertical planes of the foremost
projection of adjacent treads at the intersections with
the walkline. Winder treads shall have a tread depth of
not less than 4 inches (102 min) at any point within the
clear width of the stair. Within any flight of stairs, the
largest winder tread depth at the walkline shall not
exceed the smallest winder tread by more than 3/g inch
(9.5 mm).
R311.753 Nosings. The radius of curvature at the nos-
ing shall be not greater than 9/16 inch (14 rum). A nosing
projection not less than 3/4 inch (19 min) and not more
than 11/4 inches (32 min) shall be provided on stairways
with solid risers. The greatest nosing projection shall not
exceed the smallest nosing projection by more than
inch (9.5 min) between two stories, including the nosing
at the level of floors and landings. Beveling of nosings
shall not exceed 1/2 inch (12.7 rum).
Exceptions:
L A nosing projection is not required where the
tread depth is not less than 11 inches (279 mm).
2 The opennng between adjacent treads is not
limited on stairs with a total rise of 30 inches
(762 min) or less.
APPENDIX M
AM109.13. Post embedment. For free standing decks
without knee braces or diagonal bracing, lateral stability is
permitted to be provided by embedding the post in accor-
dance with Figure AM109.1(3) and Table AM109.1.
TABLE AM109.1
POST EMEBEDMENT FOR FREE STANDING DECKS
MAXIMUM
MAXIMUM
EMPEDMENT
CONCRETE
POST SIZE
TRIBUTARY
POST
DEPTH
DIAMETER
AREA
HEIGHT
4" x 4"
48 SF
4'-0"
2'-6"
1'-0"
6" x 6"
120 SF
6-0"
T-6"
F-8"
For SI: 1 inch = 25.4 mm, I square foot = 0.0929 m`.
Grade
Less than 4' (decking to grade) and
attached to structure no bracing required
For SI: 1 inch = 25A, 1 foot = 304.8 mm.
FIGURE AM109.1(1)
NO LATERAL BRACING
Freestanding decks
Decks attached to
requiring bracing
structure require
shall be installed in
diagonal bracing
both directions oft
only at outside girder
each post
line parallel with
Attached not Braces shall
Less than 1/3 of
be between
Post length
45 and 6D
degrees
For SI: 1 inch = 25.4, 1 foot = 304.8 mm.
FIGURE AM109.1(2)
KNEE BRACING
BUILDING PLANNING
R311.7.5.4 Exterior plastic composite stair treads.
Plastic composite exterior stair treads shall comply
with the provisions of this section and the requirements
of ASTM D7032.
R311.7.6 Landings for stairways. There shall be a floor
or landing at the tW and bottom of each stairway. A flight
of stairs shall not have a vertical rise larger than 12 feet 3
inches (3734 min) between floor levels or landings. The
width of each landing shall not be less than the width of
the stairway served. Every landing Shall have a minimum
dimension of 36 inches (914 min) measured in the direc-
tion of travel.
Exception: A floor or landing is not required at the top
of an interior flight of stairs, including stairs in an
enclosed garage, provided that a door does not swing
over the stairs
R311.7.7 Stairway walking surface. The walking surface
of treads and landings of stairways shall be sloped not
steeper than one unit vertical in 48 inches horizontal (2-per-
cent slope).
R311.7.8 Handrails. Handrails shall be provided on not
less than one side of each continuous run of treads or flight
with four or more risers.
R311.7.8.1 Height. Handrail height, measured veftj-
cally from the sloped plane adjoining the tread nosing, or
finish surface of ramp slope, shall be not less than 34
inches (864 min) and not more than 38 inches (965 rum).
Exceptions:
1. The use of a volute, turnout or starting easing
shall be allowed over the lowest tread.
2. Where handrail fittings or bendings are used to
provide continuous transition between flights,
transitions at winder treads, the transition from
handrail to guard, or used at the start of a flight,
the handrail height at the fittings or bendings
shall be permitted to exceed 38 inches (956
mm).
R311.7.8.2 Continuity. Handrails for stairways shall
be continuous for the full length of the flight, from a
point directly above the top riser of the flight to a point
directly above the lowest riser of the flight. Handrail
ends shall be returned or shall terminate in newel posts
or safety terminals. Handrails adjacent to a wall shall
have a space of not less than 11/2 inches (38 min)
between the wall and the handrails.
Exceptions:
1. Handrails shall be permitted to be interrupted
by a newel post at the turn.
2. The use of a volute, turnout, starting easing or
starting newel shall be allowed over the lowest
tread.
2 Two or more separate rails shall be considered
continuous iftbe termination ofthe rails
within 6 inches (152 min) of each other. If tran-
sitioning between a wall -mounted handrail and
APPENDIX M
AM109.1.4. Cross bracing. 2 x 6 diagonal vertical cross
bracing is permitted to be provided in two perpendicular
directions for free standing decks or parallel to the struc-
ture at the exterior column line for attached decks. The 2 x
6 bracing shall be attached to the posts with one 5/,-inch
(16 mm) hot -dip galvanized bolt with nut and washer at
each end of each bracing member in accordance with Fig-
ure AM109.1(4).
AM109.1.5. Piles in coastal regions. For embedment of
piles in coastal regions, see Chapter 46.
DECKS
ATTACHED TO
STRUCTURECAN
ALSO BE BRACED
ON EXTERIOR
GIRDER LINE WITH
EMBEDMENT
OPTION
For SI: I inch = 25.4, 1 foot = 304.8 mm.
FIGURE AM109.1(3)
POSTEMBEDMENT
IF SPAN BETWEEN
MAX POST
HEIGHT FOR
4x41S4'
FROM TOP OF
FOOTER, 6'
FOR6x6
POST IS GREATER
THAN CENTER
BLOCKING AND
ONE 518"BOLT
WITH NUTAND
WASHER REQUIRED
For SI: 1 inch = 25.4, 1 foot = 304.8 rum.
BUILDING PLANNING
SECTION AM110
STAIRS
AM110.1 Stair construction. Stringer spans shall be no
greater than 7 feet (2134 nun) between supports. Spacing
between stringers shall be based upon decking material used in
accordance with AM107.1. Each stringer shall have a mini-
mum of 31/2 inches (89 rum) between step cut and back of
stringer. If used, suspended headers shall be attached with 3/8-
inch (9.5 mm) galvanized bolts with nuts and washers to
securely support stringers at the top. See Figure AM 110.1.
MAX SPACING
BETWEEN STRINGERS
36". F
MIN
T MAX. STRINGER SPAN
BETWEEN SUPPORTS
For SI: I inch = 25.4, 1 foot = 304.8 mm.
FIGURE AM110.1
STAIR STRINGER
FIGURE AM109.1(4)
CROSS BRACING
a guardrail/handrail, the wall -mounted rail
shall return into the wall.
R311.7.83 Grip -size. Required handrails shall be of
one of the following types or provide equivalent grasp -
ability.
1. Type I. Handrails with a circular cross section
shall have an outside diameter of not less than 11/4
inches (32 min) and not greater than 2 inches (51
mm). If the handrail is not circular, it shall have a
perimeter dimension of not less than 4 inches (102
min) and not greater than 61/4 inches (160 min)
with a cross section of dimension of not more than
21/4 inches (57 nun). Edges shall have a radius of
not less than 0.01 inch (0.25 rum).
2. T�pe II. Handrails with a perimeter greater than
6 /4 inches (160 min) shall have a graspable finger
recess area on both sides of the profile. The finger
recess shall begin within a distance of 3/4 inch (19
min) measured vertically from the tallest portion
of the profile and achieve a depth of not less than
5/16 inch (8 min) within 7/8 inch (22 min) below
the widest portion of the profile. This required
depth shall continue for not less than 3/g inch (10
nun) to a level that is not less than 13/4 inches (45
min) below the tallest portion of the profile. The
width of the handrail above the recess shall be not
less than 11/4 inches (32 mm) and not more than
23/4 inches (70 mm). Edges shall have a radius of
not less than 0.01 inch (0.25 min).
Exception: Exterior handrails (garages andand
areas exposed to the weather) shall not be
more than 3'-(2 inches (89 mm) in cross-section
dimension.
R311.7.8A Exterior plastic composite handrails.
Plastic composite exterior handrails shall comply with
the requirements of ASTM D7032.
R311.7.9 Illumination. Stairways shall be provided with
illumination in accordance with Section R303.7.
R311.7.10 Special stairways. Spiral stairways, bulkhead
enclosure stairways and bowed tread stairways shall com-
ply with the requirements of Section R311.7 except as
specified in Sections R311.7.10.1 through R311.7.10.3.
R311.7.10.1 Spiral stairways. Spiral stairways are
permitted, provided that the clear width at and below
the handrail is not less than 26 inches (660 rum) and the
walkline radius is not greater than 241/2 inches (622
min). Each tread shall have a depth of not less than 61/4
inches (171 mm) at the walkline. All treads shall be
identical, and the rise shall be not more than 9'/2 inches
(241 min). Headroom shall be not less than 6 feet 6
inches (1982 rum).
R311.7.10.2 Bulkhead enclosure stairways. Stair-
ways serving bulkhead enclosures, not part of the
required building egress, providing access from the out-
side grade level to the basement shall be exempt from
the requirements of Sections R311.3 and R311.7 where
the height from the basement finished floor level to
ONE 5/8"BOLT
TOP AND BOTTOM
END WITH NUT
AND WASHER
grade adjacent to the stairway is not more than 8 feet
(2438 min) and the grade level opening to the stairway
is covered by a bulkhead enclosure with hinged doors
or other approved means.
R311.7.10.3 Bowed tread stairways. Bowed tread
stairways are permrttect provt0eu mey are unlrorm in
bowed tread depth along the entire width of the tread
with not more than 14-inch (9.5 rum) variance from
greatest to smallest tread in the stairway flight. At no
point shall the tread be less than 9 inches (229 min)
with a nosing as listed in Sections R311.7.5.2 and
R 11 7... qp tiv lv
R311.7.10.3.1 Standard stairway application. The
bottom three treads in a standard straight rim stair-
way application as listed under Section R311.7.5.2
are permitted to bow provided that. at no Point along
the width of the tread, they are less than 9 inches
(229 min) as measured under Section R311.7.5.2
and each bowed tread is uniform with other bowed
treads with no more than }/a inch (9.5 min) variance
from greatest to least. Nosing is required as listed in
Section R311.7.5.3.
R311.7.10.3.2 Bowed tread circular stairways.
Bowed treads in a circular stairway are permitted
provided they are uniform. as per winder treads as
listed in Section R311.7.5.2. measured at a point 12
inches (305 trim) from the side where the treads are
narrower. At this walk line. bowed treads must be
uniform with other circular stairway treads with the
greatest tread not to exceed the smallest by more
than 34 inch (9.5 rum). Nosing is required as listed in
Section R311.7.5.3.
R311.7.11 Alternating tread devices. Deleted,
R311.7.12 Ships ladders. Ships ladders shall not be used
as an element of a means of egress. Ships ladders shall be
permitted provided that a required means of egress stair-
way or ramp serves the same space at each adjoining level
or where a means of egress is not required. The clear width
at and below the handrails shall be not less than 20 inches.
R311.7.12.1 Treads of ships ladders. Treads shall
have a depth of not less than 5 inches (127 rum). The
tread shall be projected such that the total of the tread
depth plus the nosing projection is not less than 81/2
inches (216 trim). The riser height shall be not more
than 91/2 inches (241 rum).
R311.7.12.2 Handrails of ships ladders. Handrails
shall be provided on both sides of ships ladders and
shall comply with Sections R311.7.8.2 to R311.7.8.4.
Handrail height shall be uniform, not less than 30 inches
(762 nun) and not more than 34 inches (864 min).
R311.8 Ramps.
R311.8.1 Maximum slope. Ramps serving the egress
door required by Section R311.2 shall have a slope of not I
more than 1 unit vertical in 12 units horizontal (8.3-per-
cent slope). All other ramps shall have a maximum slope I
of 1 unit vertical in 8 units horizontal (12.5 percent).
SECTION AM111
HANDRAILS, GUARDS AND GENERAL
AM111.1 Handrails, guards and general. Deck handrails,
guards and general construction shall be as shown in Figure
AM111.1.
Guards at a minimum 36" height required in
accordance with R312.1.2 with 30' drop and
opening limits per R312.1.3, top rail and post to
support 2001hs with infill to meet 50 Ibs in
accordance with Table R301.5 and footnotes.
Rail Dos ls cannot exceed
fro.c, spacing and shall
be attached with 2-318'
galy_ bolts with nut &
washer to outer bands.
Stair handrail/Guard.
Height between 34--38" in
accordance with
R311.7.8.1 & R312.1.
Openings on side of stairs
requiring guards shall not
allow a sphere 4 316' to
pass in accordance with
R312.1.3 exceotion #2.
Stairs treads and risers
per R311.7.5.1 (8 ''/," max
riser) & R311.7.5.2 (9"
minimum tread depth).
Stairways min 36' width per
R311.7.1 (rail projections
allowed).
risers
Riser openings. Stairs with a 30"
or more vertical rise must have solid
or opening restricted to
prevent a 4' sphere From passing
per R311.7.5.1.
APPENDIX M
Attachment to structure based upon
SectionsAM104.t AM104.1.1 and
AM104.1.2.
Decking per AM107 for #2 SYP and
attached with 2-8d galv nails at each joist
or approved screws. Other materials per
mfg installation based upon joists o.c.
spacing, Alternate material attached per
mfg installation instructions.
Deck post
per AM108
Footers per Table
AM102.1. Minimum base
of footers 12' below
grade.
Exterior Girder Clear Spans
See Table AM105.2 for uncovered decks and
Tables R602.7(1) and (2) for covered decks.
Lateral Bracing per AM 109.
Floor Joist cantilevers allowed per
AM109.1.1 height required;
Section Al for uncovered
AM109.1.2 knee bracing; AM109.1.3
decks and Table R502.3.3(1) for
freestanding embedment; AM109.1.4
covered decks
diagonal bracing; AM109.1.5 Coastal
embedment.
For SI: 1 inch = 25.4, 1 foot = 304.8 mm.
FIGURE AM111.1
DECK CONSTRUCTION
B. Encroachments into Required Yards
Unless otherwise regulated within this Ordinance, the following encroachment standards shall
apply:
Commentary: Easements, other ordinances, or other legally established restrictions may
limit encroachments otherwise allowed by this Ordinance.
1. Chimneys, pre -fabricated chimneys, flues, or smokestacks can extend into yard spaces
but shall not occupy more than 30 square feet of the required yard space.
2. Fire escapes can project up to eight feet into any required yard. Fire escapes in the DD
District are permitted to extend beyond the property line.
3. Cornices, eaves, ornamental features, and awnings can extend up to five feet into any
required yard, but shall remain at least two feet from the property line, except on zero lot
line homes.
4. Marquee signs can extend into yard spaces in conformance with standards found in the
Sec. 11.6, Signs Requiring Permits.
5. Pedestrian bridges, breezeways, and supports of these structures can extend into required
yards for transit access.
6. Security gates and guard stations can be located within any required yard.
7. For residential uses: decks, uncovered terraces, and at -grade patios can extend up to four
feet into any required side yard, or up to eight feet into any required street yard, or within
four feet of a rear property line. For nonresidential uses, such features can be located
within any yard.
8. Surface parking and associated lighting, uncovered steps, and handicapped access ramps
can be located within any yard.
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