Deck Permit on Home Rehab

Cover Sheet

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Project Identification#

Field	Value
Project Name	Deever Deck Reconstruction
Permit Number	DECKR2611750
Project Address	Redacted from public repo — supplied on the permit submission cover (the deck project lives in a public GitHub repository for workflow reasons, and the owner’s home address is intentionally not committed to source control)
Parcel / Lot #	Redacted from public repo — supplied on the permit submission cover
Property Owner	Chris Deever
Owner Contact	chris.deever@gmail.com
Jurisdiction	City of Columbus, Franklin County, Ohio
Zoning District	SR (Suburban Residential), H-35; Case Z75-010 (8/20/1975)
Revision	2
Revision Date	2026-04-16

Contractor / Design Responsibility#

Field	Value
Designer	Owner (DIY, owner-occupied residence)
General Contractor	Owner (DIY, owner-occupied residence) — self-performed
Electrical Contractor	N/A — no electrical in this scope

Project Description#

Full reconstruction of the existing rear deck at the above address. The existing deck — including ledger, posts, beams, joists, decking, railings, stairs, and footings — will be demolished in its entirety and rebuilt from the footings up with new pressure-treated lumber on new concrete pier footings. No existing material is being reused: on-site inspection has confirmed the framing has deteriorated beyond salvage, and the existing ledger does not meet current IRC R507.9 attachment / flashing requirements. Overall footprint (14’-0" deep × 13’-10" wide with the two outside corners clipped diagonally by 23"), height above grade, point of attachment to the house, and use (private residential rear deck) are unchanged. The reconstruction brings the assembly into compliance with current IRC / Franklin County Deck Guide provisions.

Scope of Work

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Existing Conditions#

Existing deck attached to the rear of the house.
Dimensions: 14’-0" deep (N–S, out from house) × 13’-10" wide (E–W, along house), matching the measured existing footprint — unchanged in reconstruction.
Shape: square footprint with the two outside corners (opposite the house) clipped diagonally by 23".
Existing construction: pressure-treated lumber on concrete piers; ledger-attached to rim joist.
Existing ledger does not meet current IRC R507.9 attachment / flashing requirements and must be fully replaced.
The new ledger will be installed continuous with no utility penetrations.
Structural condition of remaining framing (posts, beams, joists, decking) has deteriorated to the point where none of it can be reused; owner has confirmed by on-site inspection that the entire assembly will be demolished and rebuilt from footings up.
Height above grade: measured at 28" at reference point; grade variation at the deck perimeter could reach 30" at the highest differential point. Design treats the deck as ≥30" above grade, triggering IRC R312 guardrail requirements — guardrail is included as part of this scope regardless of exact measurement.

Work To Be Performed#

Demolition. Remove existing decking, railings, stairs, joists, beams, ledger, and the (3) existing buried 4×4 posts. The existing posts are set directly in the ground (post-in-ground method) — this is not a code-compliant footing under RCO R507 and they carry no bearing credit toward the new structure. Pull or cut the 4×4s below grade; excavate and dispose of any deteriorated wood and loose backfill. Dispose of all demolished materials off-site.

Corrections Addressed

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This page responds point-by-point to the corrections listed in the City of Columbus Department of Building & Zoning Services Correction and Information Letter / Adjudication Order for DECKR2611750, dated April 2, 2026 (plan examiner: Mike R. French). All comments reference the Residential Code of Ohio (RCO) 2019 and apply to the sheet A-Deever Deck Reconstruction. Each item below identifies where in this resubmission package the correction has been addressed.

Response Table#

#	RCO Section	City Correction	Response / Where Addressed
1	RCO 507.4	Indicate the size of the deck posts. Post size must comply with RCO Table 507.4.	(3) 6×6 Southern Pine #2, PT (UC4A ground-contact), at ~6’-11" o.c. along the beam. Max post height is well under the 14 ft limit of RCO Table 507.4. See Framing Plan — Posts and Scope of Work — Step 3.
2	RCO 507.5	Indicate the size of the deck beam. Deck beams must comply with RCO Table 507.5.	2-ply 2×8 Southern Pine #2 PT, 13’-10" long, ~7’-0" tributary. RCO Table 507.5 permits this beam to span up to 8’-9" between posts; design specifies 6’-11" o.c., well within the allowable. See Framing Plan — Beams and Scope of Work — Step 4.
3	RCO 507.6	Indicate the size of the deck joists. Joists must comply with RCO Table 507.6.	2×8 Southern Pine #2 PT at 16" o.c. RCO Table 507.6 permits this joist to span up to 11’-10"; actual back-span is 11’-9". See Framing Plan — Joists and Scope of Work — Step 6.
4	RCO 507.5.1	Provide the method of connection for the deck posts to the deck beams. Must comply with RCO Figure 507.5.1(1) or 507.5.1(2).	Post tops connect to the beam via Simpson AC6Z (or PCZ) post cap engaging both plies of the beam — corresponds to RCO Figure 507.5.1(1) (post cap) for a multi-ply beam bearing on top of the post. No notched-post detail is used. See Framing Plan — Posts and Materials & Connectors — Connectors.
5	RCO 507.6	Provide the length of the joist cantilever. Must comply with RCO Table 507.6.	Joist cantilever = 2’-3". RCO Table 507.6 permits a 2’-3" cantilever for 2×8 SP joists at 16" o.c. with an 11’-9" back-span (also ≤ ¼ of the back-span per R507.6, i.e., ≤ 2’-11¼"). See Framing Plan — Joists.
6	RCO 507.9.1.3	Provide details on the connection of the deck ledger to the house band board. Must comply with RCO Table 507.9.1.3(1), Table 507.9.1.3(2), Figure 507.9.1.3(1) and Figure 507.9.1.3(2).	2×8 PT SP #2 ledger with a positive mechanical connection into the solid sawn lumber band joist (also called the rim joist — not sheathing, not OSB/LVL rim board; owner to verify and replace rot-compromised lumber before install). Fasteners: ½" HDG through-bolts with washers at 23" o.c. (preferred), or ½" lag screws at 15" o.c. where through-bolt access is impractical — spacing per RCO Table 507.9.1.3(1) for 2×8 SP joists at the 11’-9" back-span with 40 psf LL + 10 psf DL. Edge/end distances per RCO Figures 507.9.1.3(1) and 507.9.1.3(2). Corrosion-resistant Z-flashing continuous over the ledger top; step flashing where ledger meets wall cladding; integrated with the existing WRB. Lateral load: (2) Simpson DTT2Z tension ties at approximately the ¼-points along the ledger, tied through the band joist into interior floor framing per RCO 507.9.2. See Framing Plan — Ledger Attachment and Scope of Work — Step 5.
7	RCO 507.3.1	Indicate the size and spacing of deck footings. Footing size must comply with RCO Table 507.3.1. Footings must extend below the frost depth of 32 inches.	(3) concrete pier footings along the beam line, 18" diameter × 8" thick minimum, bearing on undisturbed soil at 32" minimum below finished grade (Franklin County frost depth). Footings spaced ~6’-11" o.c. over the 13’-10" beam length, sized per RCO Table 507.3.1 for a tributary area of ~48 sq ft per post at 1,500 psf presumptive soil bearing. Concrete 3,000 psi @ 28 days; reinforcement per the Franklin County Deck Guide (unreinforced is acceptable at this scale). See Framing Plan — Footings and Scope of Work — Step 2.

Narrative Summary#

This resubmission addresses all seven plan-examiner items by replacing the original one-sheet schematic with a full permit package that specifies sizes, connections, spans, cantilevers, and footing details with direct references to RCO 507 and the Franklin County Deck Guide tables. The structural design has also been re-confirmed against a 2×8-ledger constraint (the house’s existing 2×8 band joist caps joist depth): 2×8 SP #2 PT joists at 16" o.c. span 11’-9" from ledger to a single 2-ply 2×8 SP beam, with a 2’-3" cantilever to the outer edge (total deck depth 14’-0") — all within RCO Table 507.6 limits. Additional work not originally drawn but now included: clipped-corner framing at the two outer corners (angled rim joists with Simpson LSSU210 skewed hangers), stair and paver landing on the east side (RCO 311.7 compliant), full-perimeter guardrail (RCO 312), and the ⅛"-per-foot deck slope.

Site Plan

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Lot Dimensions#

Property Line	Length
West side (principal dwelling left side)	121.31 ft
East side (principal dwelling right side — stair side)	124.05 ft
Rear (north)	69.32 ft total — platted in two segments (21.65 ft + 47.67 ft) where the adjacent neighbor’s lot lines meet the rear line
Front (south)	~69 ft (approximate, per recorded plat)

Approximate lot area: ~8,500 sq ft (~0.195 ac.), based on average depth 122.68 ft × rear width 69.32 ft. Exact acreage per the recorded plat and county auditor record.

Framing Plan

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All framing per 2018 IRC Section R507 and the Franklin County Deck Guide. Design live load 40 psf + dead load 10 psf.

Overall Framing Layout#

Deck footprint: 14’-0" deep (N–S, out from house) × 13’-10" wide (E–W, along house), with the two outer corners (opposite the house) clipped diagonally — cut length = 23" (hypotenuse), legs = ~16.3".
Joists run perpendicular to the house. Ledger on the house wall, single beam near the outer edge.
Joist back-span (ledger to beam) = 11’-9". Joist cantilever past beam to outer edge = 2’-3". Total deck depth = 14’-0".
Beam runs parallel to the house, length = 13’-10" (matches deck width), supported by (3) 6×6 posts.
Deck surface slope: ⅛" per foot (~1%) away from the house — ~1¾" total drop across the 14’-0" depth. Not code-required (IRC R507 does not mandate deck surface slope for PT gapped-board decks), but added as best practice for moisture management. Achieved by setting the top of the beam 1½" below the top of the ledger (matches ⅛" × 11’-9" back-span = 1.47"); joists then carry the same slope through the 2’-3" cantilever so the outer rim sits ~1¾" below the ledger top.

Footings#

Parameter	Value
Footing type	Concrete pier, bearing on undisturbed soil
Minimum depth below grade	32 in. (frost depth for Franklin County)
Footing diameter	18" dia. (sized for tributary area ≈ 48 sq ft per post at 1,500 psf presumptive bearing — FCDG Sheet 2, Table R507.3.1)
Footing thickness	8 in. min.
Concrete strength	3,000 psi minimum at 28 days
Reinforcement	Per Franklin County Deck Guide (unreinforced pier is acceptable at this scale; owner may include (4) #4 vertical bars for robustness, optional)

Posts#

Parameter	Value
Post size	6×6 Southern Pine #2, PT, ground-contact rated (UC4A min.)
Post count	(3) along the beam line
Post spacing	~6’-11" o.c. (13’-10" beam length ÷ 2 spaces)
Post-to-footing connector	Simpson ABU66Z standoff post base
Post-to-beam connector	Simpson AC6Z or PCZ post cap
Max post height	14 ft per FCDG Sheet 5, Table R507.4 — tallest post on this deck well under limit

Post / Footing Layout (plan dimensions)#

Post	Offset east from west deck edge	Offset north from house wall (beam latitude)
P1 (west)	0" (centerline at west rim)	11’-9"
P2 (middle)	6’-11" (83")	11’-9"
P3 (east)	13’-10" (166"; centerline at east rim)	11’-9"

End post centerlines are on the rim line; in construction they may be inset ~3" inboard of the outer face of the rim joist so the full 6×6 section sits below the deck — builder discretion, does not affect the dimensions above.

Materials & Connectors

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Lumber#

Item	Species / Grade	Size / Configuration	Treatment
Posts	Southern Pine #2	6×6, (3) posts at ~6’-11" o.c.	PT, UC4A (ground-contact)
Beam	Southern Pine #2	2-ply 2×8, 13’-10" long	PT, UC3B minimum
Joists	Southern Pine #2	2×8 at 16" o.c.	PT, UC3B minimum
Ledger	Southern Pine #2	2×8, full width of house-side edge	PT, UC4A (ground-contact)
Angled rim joists (clipped corners)	Southern Pine #2	2×8, 23" long, 45° miter each end	PT, UC3B minimum
Decking	Southern Pine	5/4×6 radius-edge decking	PT, UC3B minimum
Railing framing	Southern Pine #2	Per Railing detail	PT
Stair stringers	Southern Pine #2	(3) 2×12, notched	PT, UC4A (ground-contact)
Stair kicker plate	Southern Pine #2	2×4 or 2×6, at base of stringers	PT, UC4A
Stair treads / risers	Southern Pine #2 or decking stock	5/4×6 or 2×6 to match deck; closed risers	PT

All lumber tags / grade stamps to remain visible for inspection.

Code Compliance

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Design conforms to the 2018 International Residential Code (IRC) as adopted by the State of Ohio, and the Franklin County Deck Guide (referenced throughout).

Loads (IRC Table R301.5)#

Load	Value	Notes
Live load (exterior balcony / deck)	40 psf
Dead load	10 psf
Snow load (ground, Columbus area)	20 psf	Not additive to live
Guardrail — concentrated	200 lbf	Applied at top rail
Guardrail — infill	50 lbf over 1 sq ft

Key IRC Sections Referenced#

Topic	IRC Section
Deck footings	R403 / R507.3
Posts	R507.4
Beams and joist spans	R507.5, R507.6
Ledger attachment	R507.9
Lateral load connection	R507.9.2
Guardrails	R312
Stairs — risers, treads, nosing	R311.7.5
Stair width	R311.7.1
Stair handrails	R311.7.8
Stair landings	R311.7.6
Stair guardrail	R312.1.2
Decking material	R507.7

Franklin County Deck Guide Cross-References#

The guide is structured as four sheets. Tables cited in this package:

References

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Source Documents#

The following PDFs are retained in the project folder at deck-permit/ (not included in this submission package, but available on request and referenced throughout):

File	Purpose
`A-Deever Deck Reconstruction.pdf`	Original permit submission (2026-03-27)
`Correction Letter - DECKR2611750 - 4_2_2026.PDF`	City correction letter (2026-04-02)
`decks-with-illustrations-form.pdf`	Franklin County standard deck form with illustrations
`Franklin-Country-Deck-Guide.pdf`	Franklin County Deck Guide (prescriptive design guide)
`online-graphics-submission-instructions.pdf`	Franklin County online graphics submission requirements

Codes & Standards#

Reference	Edition / Version
International Residential Code (IRC)	2018, as adopted by State of Ohio
Ohio Residential Code (OBC Appendix)	Current
Franklin County Deck Guide	Current edition
ASTM A653 (galvanized steel connectors)	Latest
ASTM C94 (ready-mix concrete)	Latest
AWPA U1 (wood preservative treatments)	Latest

Connector / Fastener Catalogs#

Simpson Strong-Tie Wood Construction Connectors (latest edition) — all connector model numbers in this submission reference this catalog.