APPROVED BLD2021-1018+Architectural_Plan+7.22.2021_11.47.21_AM+2315894ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
DEI CODE COMPLIANCE
DIBBLE ENGINEERS INC
June 17, 2021
Montclair Condominiums F
Care of: CDK Construction
Attn: Nahshon Graumann
P.O. BOX 1767
DUVALL, WA 98019
APPROVED
PLANS MUST BE
ON JOB SITE
Approved by Fire
Do not block emergency access
STRUCTURAL
EVALUATION REPORT
City Of Edmonds
Building Department
__________________
Work EXTERIOR FRAMING REPAIR
---------------------------------
Address 8510 MAIN ST A-106
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Approved Date8/11/2021
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Owner MONTCLAIR CONDOMINIUMS_RAFTERY
i-oa - - - -------------------
Building Offcial Er
I is - - --Fer
Permit Numberi BLD2021-1018
Re: Montclair Condominiums HOA — Unit A106 & A202 Repair
Site Address: 8502 Main St Edmonds, WA 98026
DEI Project # 20-279 Phase 602
Dear Mr. Graumann:
Dibble Engineers Inc. (DEI) completed a site visit at the Montclair Condominiums on June 81h, 2021, to review
damaged framing at units Al06 and A202. DEI's engineer onsite was Michael Miller II and was accompanied by Dan
Ross with CDK Construction. The purpose of this letter is to summarize DEI's review and provide written
recommendations for repair.
Project Description
The Montclair Condominium consists of six multifamily residential buildings, labeled A through E, constructed in
2001. Building A is a two-story wood framed structure with wood -structural -panel shear walls and diaphragms.
IINIT A106
^hservations, Conclusions, & Recor-mendations
DEI reviewed the exposed exterior wall framing on the south elevation of Unit Al06. DEI observed the
following damage:
Strap -Tie Holdown with visible and significant deterioration and material loss on the west end of
the shear wall.
■ DEI recommends cutting and removing the exposed portion of strap -tie. The spalled
concrete around the strap -tie shall be patched with SikaRepair-224 mortar to reduce
continued corrosion of the strap portion embedded in the foundation. Install a new HDU4
holdown with 5/8"0 threaded rod @ 10" embed w/ Simpson Set-3G epoxy.
Strap -Tie Holdown with surface rust on the east end of the shear wall.
DEI recommends removing the rust from the strap -tie holdown through mechanical
means. The holdown shall be re -attached to the framing with 0.148"0 x 3.25" long nails in
each available fastener hole.
Floor -to -Floor Strap with surface rust on the west end of the second -floor shear wall.
■ DEI recommends removing the rust from the strap through mechanical means. The strap
shall be re -attached to the framing with 0.148"0 x 2.5" nails in each available fastener
hole.
RECEIVED
Jul 23 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
It DEI
DIBBLE ENGINEERS INC
UNIT A202
Montclair Condominiums HOA — Unit A106 & A202 Repair
June 17, 2021
Wall Studs with visible and significant deterioration.
DEI recommends removal and replacement of the deteriorated stud. All abutting framing,
whether wet or not is to be treated with an approved wood preservative.
Double Top Plate with visible and significant deterioration.
■ DEI recommends removing and replacing a minimum 4' section from the upper member
on the double top plate extending from the western corner towards the east direction. The
new and existing portion of plates shall be attached with MSTA48 strap centered over the
splice.
On the return wall, DEI recommends removing and replacing the double top plate in full
length, approximately 3' long. The new double top plate shall be attached to the
intersecting wall plates with a DTT1z tension tie.
Wall Sheathing with swelling and discoloration at the east end of the shear wall.
■ DEI recommends removing the damaged section of wall panel, locating the splice at the
center of a stud. All removed sheathing panels shall be replaced in similar kind with %"
plywood and re -attached to the framing with 8d nails @ Tbc at edges and 6"6c in the
field.
Truss Tail with visible and significant deterioration at the overhang.
■ DEI recommends cutting the truss tail at the face of the exterior wall to remove the
damaged portion. The truss shall be supplemented with a new LVL 1.75" x 3.5" nailed to
the existing truss with 8d @ 4"oc staggered. Reference SK-01 for additional information
on installation.
Observations, Conclusions, & Recommendations
DEI reviewed the exposed exterior framing at the second -floor bump out on the east elevation of Unit A202.
DEI observed the following damage:
Double Joist with visible and significant deterioration to the outside joist member along the
overhang.
■ DEI recommends cutting the outside joist member at the face of the exterior wall to
remove the damaged portion. The removed portion of joist shall be replaced with 2x full
depth blocking. Reference the attached SK-02 for additional information on installation.
Rim Board with visible and significant deterioration.
■ DEI recommends removing and replacing the damaged rim board across two joist bays.
Locate the splice at the center of the joist end, attaching the new and existing rim sections
to the joist with (3) 10d end nails each. Fasten the new rim section to each additional joist
with (3) 10d end nails.
Floor Sheathing
■ The deterioration on the damaged joist and rim board was present the full depth,
indicating potential water exposure to the framing above. The horizontal surfaces between
PAGE 2OF6
Montclair Condominiums HOA — Unit A106 & A202 Repair
it DEI June 17, 2021
II.DIBBLE ENGINEERS INC
the floor sheathing and bottom plate can trap water where it is not readily visible. DEI
recommends inspecting the floor sheathing and bottom plate for additional damage.
Dibble Engineers appreciates your business. We invite you to please contact us with any questions or for
clarifications to our work, and we will be happy to assist.
Sincerely,
DIBBLE ENGINEERS, INC.
Michael H. Miller II, EIT
Design Engineer II
mmiller a()dibbleengineers.com
DiscdaimP
06/17/2021
Dibble Engineers review is limited to the areas accessible and readily visible. Dibble Engineers did not conduct a
building analysis for either vertical or lateral loads other than described above. Our review and discussion summary
does not provide warranty either expressed or implied to the existing conditions or work completed subsequent our
visit.
Attachments: DEI Sketches SK-01 and SK-02
PAGE 3OF6
UNITA106 - Damaged Strap -Tie Holdown
@ West End of Shear Wall
UNIT Al06 - Damaged Floor -to -Floor Strap
@ West End of Shear Wall
UNIT Al06 - Damaged Strap -Tie Holdown
@ East End of Shear Wall
UNIT Al06 - Damaged Wall Studs
It DO
jj.DIBBLE ENGINEERS INC
Montclair Condominiums HOA — Unit A106 & A202 Repair
June 17, 2021
PAGE 5OF6
It DO
jj.DIBBLE ENGINEERS INC
Montclair Condominiums HOA — Unit A106 & A202 Repair
June 17, 2021
PAGE 6OF6
PROJECT NAME MONTCLAIR HOA
SHEET #
SK-01
DEI
DIBBLE ENGINEERS INC
(N) LVL 1.75x3.5 WI
NAILS @ 4"(
STAGGER
PROJECT# 20-279 PHASE 602
DATE 06/2021
SUBJECT TRUSS OVERHANG REPAIR BY MHM
PROJECT NAME MONTCLAIR HOA
SHEET #
SK-02
DEI
DIBBLE ENGINEERS INC
PROJECT# 20-279 PHASE 602
SUBJECT DBL JOIST REPAIR @ BUMPOUT
(E) WALL SHEATHING, VERIFY
DAMAGE DOES NOT EXTEND
TO BOTT PLATE
PLYWOOD FILLER, ATTACH TO
BLOCKING W/ (2) ROWS OF 8d
NAILS @ 4" OC
REMOVE DAMAGED
CANTILEVER SECTION FROM
OUTSIDE MEMBER.
REPLACE WITH 2x BLOCKING
FULL DEPTH.
FASTEN TO JOIST W/ (3) ROWS
OF #12 SCREWS @ 4"OC
DATE 06/2021
BY MHM
(E) WALL FRAMING
PROVIDE 16d NAILS @ 4"OC
TO BLOCKING, (3) MINMUM
INSPECT FLOOR
SHEATHING FOR DAMAGE,
NOTIFY DEI IF DAMAGE IS
DISCOVERED