Residential Guest House: 16 Issues Found

Summary: Three different stair stringer specifications are called out across the drawing set. The Upper Level Notes specify (4) 1X12 stringers; the East Elevation specifies (3) 2X14; the Floor Framing Notes specify (3) 2X12. Quantity and member size conflict.

Why it matters: A plan checker will reject conflicting structural specifications. A 1X12 is a board (3/4" thick), while 2X14 and 2X12 are dimension lumber—these have vastly different structural capacity. Construction cannot proceed until a single specification is confirmed.

Suggested next step: Clarify the correct stair stringer quantity, size, and grade for the exterior stair. Provide a single consistent specification across all sheets.

RFI draft: Please clarify the correct stair stringer quantity and size. Revise all affected drawings to show a consistent specification.

Summary: MPE Notes specify a gas dryer (STACK WASH 110 / DRY GAS). Same sheet states NO GAS APPLIANCES and NO GAS LINES. New Apartment Load Calculations list clothes dryer as quantity 0 with 0 VA.

Why it matters: If a dryer is intended, electrical service/load calculations should account for it. Adding the dryer load could materially impact demand and panel/service sizing.

Suggested next step: Confirm whether a clothes dryer is intended and whether gas is permitted. Resolve conflict between DRY GAS and NO GAS notes. Update load calculations or revise notes.

RFI draft: Please confirm dryer intent and gas scope. Update ME1 load calculations to include dryer load or revise notes to reflect no dryer.

Summary: Upper Level Notes specify exterior stair stringers as (4) 1X12; East Elevation specifies (3) 2X14 STRINGERS. Both describe the same exterior stair. Number and member size conflict.

Why it matters: This conflict impacts structural adequacy, material procurement, and code compliance. Using the wrong specification could result in an under-designed stair. The building department cannot verify structural adequacy until a single specification is provided.

Suggested next step: Clarify the exterior stair stringer specification. Confirm correct number and member size; revise all affected drawings.

RFI draft: Please clarify the exterior stair stringer specification and revise all drawings for consistency.

Summary: Garage Level Floor & Foundation Plan labels the continuous beam as 5.125" wide; Floor Framing plan calls out 5.25" wide for the same beam.

Why it matters: 5-1/8" is a standard manufactured glulam width; 5-1/4" is not. A plan checker will question the non-standard dimension and may reject until clarified.

Suggested next step: Confirm the correct glulam beam width. Standard manufactured widths are 3-1/8", 5-1/8", 6-3/4". Revise drawings for consistency.

RFI draft: Please confirm the correct glulam beam width and revise all references.

Summary: Roof Framing Note R1 specifies 5/8" OSB; Note R5 specifies 1/2" OSB on the same sheet.

Why it matters: Roof sheathing thickness affects structural span capacity, fastener schedules, and wind/seismic resistance. Conflicting notes prevent verification of compliance.

Suggested next step: Clarify the correct roof sheathing thickness. Confirm whether 5/8" OSB or 1/2" OSB with PSCL clips applies; update notes for consistency.

RFI draft: Please clarify roof sheathing thickness and align all notes.

Summary: Roof Framing Note R4 specifies 5/12 SCISSORS TRUSSES. Plan annotations and building section show 3.5/12 pitch.

Why it matters: A 5/12 pitch is significantly steeper than 3.5/12, resulting in different ridge height and truss geometry. Trusses manufactured to the wrong pitch will not match the building.

Suggested next step: Clarify the correct exterior roof pitch for the scissors trusses. Update Note R4 or plan annotations for consistency.

RFI draft: Please confirm correct roof pitch (3.5/12 or 5/12) and revise conflicting references.

Summary: Wall Schedule for WL-EXT1 specifies GROUT ALL CELLS; plan note specifies grouting at 4' OC. Conflicting requirements for garage-level CMU walls.

Why it matters: Grouting all cells versus selective grouting represents a significant difference in wall structural capacity and rebar placement. Must be resolved for permit.

Suggested next step: Clarify whether garage-level CMU walls require full grouting or selective grouting at 48" OC. Revise schedule or plan notes.

RFI draft: Please clarify CMU grouting requirement and align Wall Schedule with plan notes.

Summary: Wall schedule lists WL-EXT2 at 24" OC; Detail F1 specifies exterior stud wall at 16" OC.

Why it matters: Stud spacing affects structural design, shear/bracing assumptions, fastening, and insulation compliance. Conflict must be resolved before construction.

Suggested next step: Confirm the required exterior stud spacing for WL-EXT2. Revise either the wall schedule or Detail F1 for consistency.

RFI draft: Please confirm exterior stud spacing and align wall schedule with detail.

Summary: East Elevation specifies (3) 2X14 STRINGERS; Floor Framing Note 7 specifies (3) 2X12 STAIR STRINGER for the same stair.

Why it matters: A 2X14 stringer provides significantly greater capacity than a 2X12. This discrepancy affects structural adequacy and must be resolved for permit.

Suggested next step: Confirm the correct stair stringer size—(3) 2X14 or (3) 2X12—and revise all affected drawings.

RFI draft: Please confirm stair stringer size and revise drawings for consistency.

Summary: Building Section specifies scissors trusses at 3.5/12 outer pitch. Framing plan note specifies 5/12. Elevations show 3.5/12.

Why it matters: If trusses are manufactured to 5/12 they will not match the 3.5/12 roof profile shown on elevations and section.

Suggested next step: Confirm the correct roof pitch for the scissors trusses. Revise framing note or section to match.

RFI draft: Please confirm roof pitch and align framing notes with section and elevations.

Summary: Exterior Elevations identify support columns as 16"x16" CMU. Another sheet specifies wood columns. Direct contradiction in material and structural design.

Why it matters: Fundamental conflict in material and structural design. CMU columns require different foundations and connections than wood. Must be resolved for permit.

Suggested next step: Clarify exterior column construction. Confirm whether 16"x16" CMU or wood columns; revise all sheets for consistency.

RFI draft: Please clarify exterior column construction and align all drawings.

Summary: Foundation notes require slab to slope away from building at .5"/12"; lower level plan notes require 1/4" per 12".

Why it matters: Conflicting slope requirements can cause grading/drainage disputes and inspection issues.

Suggested next step: Confirm the correct slab slope away from the building. Revise notes so a single slope requirement is shown.

RFI draft: Please confirm slab slope and align foundation and plan notes.

Summary: Upper level notes and elevation state railing height as 42' AFF; building section calls out 42" H'RAIL. Likely inches vs feet notation error.

Why it matters: Conflicting guard/rail height callouts can trigger plan review comments and field rework.

Suggested next step: Confirm the intended guard/railing height (inches vs feet). Correct all occurrences for consistency.

RFI draft: Please confirm guard/railing height and correct notation across all sheets.

Summary: Garage plan labels a window as WT.01; window schedule lists the mark as W1.01.

Why it matters: Mismatched window mark can lead to ordering/installing the wrong unit and causes plan review comments.

Suggested next step: Confirm whether the intended window mark is W1.01 or WT.01. Update plan tag and/or schedule so they match.

RFI draft: Please align window tag on plan with window schedule mark.

Summary: Exterior Elevations specify roof sheathing as 1/2" OSB W/ PSCL CLIPS; Roof Framing Note specifies 5/8" OSB.

Why it matters: Roof sheathing thickness affects structural capacity of the roof diaphragm and allowable rafter/truss spacing.

Suggested next step: Confirm the correct roof sheathing thickness—1/2" OSB with PSCL clips or 5/8" OSB. Revise drawings for consistency.

RFI draft: Please confirm roof sheathing thickness and align elevations with framing notes.