Nylander Report.pdfMichael S. Nylander, P.E.
P.O. Box 2921
Vashon, Washington 98070
May 21, 2013
Ms. Kim Pratt
Hanis Irvine Prothero, PLLC
6703 South 2341h Street, Suite 300
Kent, WA 98032-2903
Dear Ms. Pratt:
Re: 51h Avenue Condominiums Carport
1020 5'h Avenue South
Edmonds, WA 98020
Supplement to
Observation Report #10-310
On April 16, 2013, at the request of Mr. Stacey Hammond (Property Concepts, Inc.,
206.935.7951), Mr. David Nank (Fifth Avenue Board President, 425.771.3359), was met at the
referenced property to observe the detached carport due to increased cracking at the carport's
south concrete wall. The intent of this site visit was to observe the existing south concrete wall
cracks in comparison to the above referenced Observation Report dated November 22, 2011
and to document these observations as a supplemental report thereto. Photographs of the
subject carport herein were taken on April 16, 2013 during this most recent site visit with the
exception of photo numbers 4, 6, 11 & 12 taken on September 21, 2011 for comparison
purposes.
OBSERVATIONS
Detached Carport
A. Exterior/Interior Elevations & Roof Framina
1. Two large Sequoia trees were located adjacent to the south elevation of the carport
on the neighboring Boardwalk property (photo #1 & 2).
2. The carport's wood -framed south elevation cripple wall above the south concrete
wall was somewhat restrained from lateral movement by both the horizontal roof
diaphragm above and the perpendicular concrete wall to the east (photo #2 & 5).
The south concrete wall had moved approximately '/2' to the north near the wall's
midpoint (photo #3 & 4) and approximately 1" at the west end of the two walls (photo
#5 & 6) over the past year -and -a -half.
3. The subject carport's south concrete wall has continued to move to the north over
the past year -and -a -half as evidenced by both the documented south concrete wall
diagonal crack widening from approximately 1/16—inch or less to approximately 1/8—
inch and the propagation of additional cracks (photo #7 - 12).
5" Avenue Condominium Carport
Edmonds, Washington
May 21, 2013
Page 2
A. General
Based on observations cited herein and a reasonable degree of engineering certainty,
the following conclusions are drawn relative to the neighboring Sequoia trees and the
observed damage:
1. Since the September 2011 site visit, the two Sequoia trees planted along the
neighboring property to the south of the carport have continued to grow, imparting
lateral loads to the carport's concrete foundation/retaining wall that were never
accounted for in the original design and construction of same. Accordingly, the
subject south concrete wall has continued to move to the north with the added
movement propagating additional cracks and widening of the previously existing
cracks as evidenced by the attached photos.
B. Structurallntegrity
1. Based on the observations discussed herein, a reasonable degree of engineering
certainty, the intact temporary shoring of the roof diaphragm and the W14 girder's
top flange restraint, the subject carport's roof and south wall do not appear to be in a
state of imminent collapse. However, the two Sequoia trees and their root system
adjacent to the subject carport's south wall and adjacent rockery wall should be
timely removed to preclude further damage to same.
This report is not intended to be a complete building structural inspection summary or detailed
recommendation for repairs. The information contained in this report is limited to those areas of
the structure available for visual observation as specifically listed herein. No information is
inferred or should be implied regarding conditions not specifically described in writing within this
report. This report is being provided for PCI's, and their legal counsel's, use only and is not
intended for the benefit or use of any person or party and no benefit should be inferred to said
third parties. Third parties who undertake construction or repairs based on the information
contained in this report without first consulting with the undersigned do so at their own risk. Use
of this report by any other person or party for any purpose without the written consent of the
undersigned is prohibited. The undersigned reserves all rights without prejudice and makes no
warranty, expressed or implied regarding this report. Discussions regarding damage, cause
and any suggested repairs are for PCI's, and their legal counsel's, estimating purposes only.
Determination of insurance coverage is beyond the scope of this report.
I trust this report provides sufficient information to complete your own review. If you have any
additional questions, desire further data/design, site visits or field observation of subsequent
repairs, please do not hesitate to call 206.314.3650 at your convenience.
5`h Avenue Condominium Carport
Edmonds, Washington
May 21, 2013
Page 3
Sincerely,
Michael S. Nylander, P.E. ",
cc: file
Attachments: Photograph Log
5`h Avenue Condominium Carport
Edmonds, Washington
May 21, 2013
Page 4
Photograph Log
(Note that "up" for landscape photos is toward the top of the page and to the left for portraits.)
Photo No.
the subj
Looking north at the neighboring sequoia trees with the subject carport beyond. Note
Photo No. 2: Looking west at the eastern sequoia tree from photo #1. Note concrete wall offset
relative to the bevel sided cripple wall above.
Job No.: 10-310 Page 1 of 6
Michael S. Nylander, P.E.
P.O. Box 2921
Vashon, WA 98070
Insured: Hanis Irvine Prothero, PLLC Fifth Avenue Condominiums
Photo No. 3: Close-up of concrete wall/framed wall offset from photo #2. Note 2'/2' offset at bent
metal framing tab.
Photo No. 4: Same close-up from 9/21/2011. Note that the carport's concrete wall has been pushed
approximately'/2" to the north relative to the framed cripple wall over that time.
Job No.: 10-310 Page 2 of 6
Michael S. Nylander, P.E.
P.O. Box 2921
Vashon, WA 98070
Insured: Hanis Irvine Prothero, PLLC Fifth Avenue Condominiums
Photo No. 5: Looking east at the carport with the sequoia trees from Photo #1 to the right (south).
Note that the framed cripple wall offset from plumb and relative to the carport's
south concrete wall.
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Photo No. 6: Same close-up from 9/21/2011. Note that the carport's concrete wall has been pushed
further north relative to the framed cripple wall over that time.
Job No.: 10-310 Page 3 of 6
Michael S. Nylander, P.E.
P.O. Box 2921
Vashon, WA 98070
Insured: Hanis Irvine Prothero, PLLC Fifth Avenue Condominiums
Photo No. 7: Looking south at the south carport wall from photo #5. Note pre-existing shoring and
diagonal concrete cracks.
Photo No. 8: Close-up of concrete cracks from photo #7.
Job No.: 10-310 Page 4 of 6
Michael S. Nylander, P.E.
P.O. Box 2921
Vashon, WA 98070
Insured: Hanis Irvine Prothero, PLLC Fifth Avenue Condominiums
Photo No. 9:
location
Looking SW at the carport's south wall cracks from photo #7. Note vertical form seam
Photo No. 10: Close-up of diagonal crack from photo #9. Note that the crack width is approximately
1/8" along its length.
Job No.: 10-310 Page 5 of 6
Michael S. Nylander, P.E.
P.O. Box 2921
Vashon, WA 98070
Insured: Hanis Irvine Prothero, PLLC Fifth Avenue Condominiums
e,�
Photo No. 11: Same close-up of photo #7 from 9/21/2011. Note that the carport's concrete wall
cracks have increased in both number and their width over that time.
Photo No. 12: Same close-up of photo #10 from 9/21/2011. Note that the carport's concrete wall
cracks have increased in their width over that time.
Job No.: 10-310 Page 6 of 6
Michael S. Nylander, P.E.
P.O. Box 2921
Vashon, WA 98070
Insured: Hanis Irvine Prothero, PLLC Fifth Avenue Condominiums