APPROVED BLD BLD2021-1631+Structural_Plan+12.3.2021_8.25.56_AM+2551250�DEI
DIBBLE ENGINEERS INC
December 2, 2021
RECEIVED
Montclair Condominiums HOA
Care of: CDK Construction
Attn: Nahshon Graumann
P.O. BOX 1767
DUVALL, WA 98019
Re
Dec 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
APPROVED
PLANS MUST BE
ON JOB SITE
Montclair Condominiums HOA — Building F Structural Review
Site Address: 8500 Main St Edmonds, WA 98026
DEI Project # 20-279 Phase 601
Dear Mr. Graumann:
STRUCTURAL REPORT
City Of Edmonds
Building Department
Work ENTRY ROT REPAIR
Address, 8500 MAIN ST
--------------------------------
Owner
--------------------
Approved Date; 12/071/2021
Building Official Eri. Cu-rfer
Permit Number BLD2021-1631
Dibble Engineers Inc. (DEI) completed a site visit at the Montclair Condominiums on November 11 th, 2021. The
purpose of the site visit was to review damage found at two corner units in Building F. DEI's engineer onsite was
Derek Olson and was accompanied by Dan Ross from CDK. The purpose of this letter is to summarize DEI's
observations and recommend next steps for repair.
Project Description
The Montclair Condominium consists of six multifamily residential buildings, labeled A through F. Building F is a
three-story wood framed structure with wood -structural -panel shear walls and diaphragms constructed in 2002. The
Contractor removed exterior wall finishes in select areas where the Contractor suspected damage. DEI's onsite
review was focused on the building's main entry, where damaged shear wall framing, and hardware were exposed at
the corner walls. At the request of the contractor, DEI reviewed the framing to document the extent of damage and
provide repair direction.
Observatiol
DEI reviewed the exposed shear wall framing and hardware on the corner walls at the main entry to building F. DEI
observed the following issues:
Item #1: Strap -Tie Holdown with moderate surface rust
Item #2: Strap -Tie Holdown with compression fold at foundation
Item #3: Wall Studs with visible and significant structural damage and deterioration
Item #4: Shear Wall Sheathing with visible and significant structural damage
Conclusions, & RecomillenUauUns
ITEM #1: STRAP -TIE HOLDOWN WITH MODERATE SURFACE RUST
DEI recommends removing loose rust or scale from the strap -tie holdown through mechanical means. Then, liberally
apply a corrosion inhibiting sealant such as Hammerite metal paint, over the exposed metal surfaces.
It DEI
II.DIBBLE ENGINEERS INC
RECEIVED
Dec 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Montclair Condominiums HOA
December 2nd, 2021
ITEM #2: STRAP -TIE HOLDOWN WITH COMPRESSION FOLD (a) FOUNDATION
DEI recommends straightening the strap then re -attaching to the framing with 0.148"0 x 3" long nails per the
manufacture recommendations. The strap -tie holdowns are intended to bend one full cycle during initial installation.
The additional bending may reduce the strap's capacity to resist tension loads. DEI recommends supplementing the
remediated straps with a new HDU2 holdown fasten to the corner studs with screws per the manufacture
recommendations. The holdown shall have a 5/8" threaded rod embedded six -inches into the foundation with set-3G
epoxy.
ITEM #3: WALL STUDS WITH VISIBLE AND SIGNIFICANT STRUCTURAL DAMAGE AND DETERIORATION
Studs yielding greater than 3/16" to the probe are significantly deteriorated. DEI recommends removal of significantly
deteriorated studs and replacement in similar kind. Studs yielding 3/16" or less shall be considered minor damage.
Minor damage studs and all abutting framing, whether wet or not is to be treated with a surface growth cleaner, such
as a 50/50 water -bleach mixture that is sprayed or roller applied to the structural framing. A secondary wood
preservative treatment that includes a long-term fungicide and growth inhibitor, such as Woodlife Coppercoat, should
then be generously applied to the structural framing. The wood preservative treatment should be applied in
accordance with the manufacturer recommendations. Replacement fasteners for bundled studs should include (2)
rows of 10d at 6" on center.
ITEM #4: SHEAR WALL SHEATHING WITH VISIBLE AND SIGNIFICANT STRUCTURAL DAMAGE
OSB wall sheathing has limited tolerance to moisture and deterioration. OSB panels yielding greater than 1/16" to the
probe or with swollen edges shall be removed. Replacement panels shall be in minimum 4'x4' sections that align and
splice over wall studs or blocking that matches the stud depth. Nail both new and existing sheathing edges to match
existing size and spacing. Where existing nail pattern cannot be determined, re -attach with 10d nails @ 2"oc at
edges and 6"oc in the field. The wall framing beyond damaged sheathing panels shall be inspected for deterioration.
Notify DEI if additional conditions are discovered. DEI suspects the rim and wall plates beyond the damaged
sheathing may have some level of deterioration.
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. �gLiL,
Sincerely,
Off$ A. DI88
WAs$r
DIBBLE ENGINEERS, INC.
a
Michael H. Miller II, EIT
Design Engineer
mmiller(c�dibbleengineers.com
.C�, 37445
Disclaimer
l UNAL 12/02/2021
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.
cc: Robb A. Dibble, PE
Attachments: DEI Sketch SK-1
PAGE 2OF4
it DEI
II.DIBBLE ENGINEERS INC
RECEIVED
Dec 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Montclair Condominiums HOA
December 2°d, 2021
PAGE 3OF4
it DEI
II.DIBBLE ENGINEERS INC
RECEIVED
Dec 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Montclair Condominiums HOA
December 2°d, 2021
PAGE 4OF4
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