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APPROVED BLD2023-1453+Structural_Analysis_or_Calculations+11.14.2023_10.55.46_AM+3898874APPROVED ALL WORK SUBJECT TO FIELD PLANS MUST BE INSPECTION FOR CODE COMPLIANCE ON JOB SITE October 19, 2023 CITY OF EDMONDS BUILDING DIVISION APPROVED PLAN 11 /15/2023 Eri.& Cla -40— Mr. David Gardoni FIRST ONSITE 21522 - 84' Avenue South Kent, Washington 98032 Subject: Water Damage Repair BRACKETT APARTMENTS - UNITS B201 & BI01 9501 - 244t' Street Southwest Edmonds, Washington 98020 IFACIF'IJC RECEIVED Nov 14 2023 BLD2023-1453 Dear Mr. Gardoni: Consulting services Since 1969 As you requested, we performed a site visit to assess the water damage from a reported plumbing leak at Principals the northwest corner of Building B, Unit B201 and provide general repair recommendations. Our site Michael Smith, PE, SE Kyle J.. Bozick, PE, SE visit was made on October 2, � 2023 when I met with Mr. Lance Barkman with First Onsite and Mr. Nathan L. Fritz, AIA Ricardo Andrade with building maintenance. Photographs were taken during our site visit and several Ryan P. Barrett, PE Jeffrey M. Bozick, PE photographs pertaining to the discussion are bound at the end of this report. Christian E. Juenke, PE, SE GENERAL DESCRIPTION The Brackett Apartments are located on the north side of 244th Street Southwest in Edmonds, Washington and the complex was constructed in approximately 1987 according to the Snohomish County Online Property Information. The subject building, Building B, is located in the southwest quadrant of the property and faces south towards the parking lot and street (Photograph No. 1). The exterior walls have cedar lap siding over building paper installed over gypsum sheathing board (GSB) attached to 2x6 wood studs spaced at 16 inches on -center (o.c.). The floors are 1.5-inch gyperete over 15/32-inch oriented strand board (OSB) sheathing attached to 2x10 wood floor joists spaced at 16 inches o.c. The interior walUceiling finish is typically 5/8-inch gypsum wallboard (GWB). OBSERVATIONS During our site visit, we observed decay damage behind the refrigerators in Units B 101 and B201 at the west end of the north exterior wall. The refrigerators were moved out of the way and plastic sheeting was peeled back for our assessment (Photograph No. 2). We observed that portions of the exterior wall framing in Unit B101 are decayed and the GSB sheathing is distressed (Photograph No. 3). In Unit B201, we observed that portions of the wood floor framing and sheathing are decayed adjacent to the exterior wall (Photograph No. 4). GENERAL REPAIR RECOMMENDATIONS We have prepared general repair recommendations to restore the structural integrity of the decayed exterior wall and floor assemblies in accordance with the 2018 International Existing Building Code (IEBC). Our recommended repairs do not include full replacement of all damaged wood framing but provide a repair approach that restores the full function of the assemblies while maintaining certain wood framing elements that are decayed. Specifically, this approach repairs the floor joists in place without additional shoring or intrusion further into the units for the repairs. Our general repair recommendations are as follows: 1. Remove and replace the distressed 5/8-inch exterior GSB shear wall sheathing at Units B 101 and B201. Provide solid blocking along all panel edges. The GSB should be attached to the wood studs with 2-inch-long Type `W' drywall screws spaced at 4-inches o.c. This will require the removal and replacement of the exterior siding, building paper, and flashing assemblies. For estimating purposes, assume a repair area of 4 feet wide by 12 feet tall. 2. Remove and replace the decayed portions of the double 2x6 wall top and bottom plates and the 2x10 rim joist at the Unit B201 floor line. Stagger the cuts in the upper and lower top plates a minimum of 16-inches and provide eight (8) 1 Od nails at the overlap splice. The cuts in the plates should align with the studs below. As an alternate, the upper and lower top plate may be 2150 NORTH 107Tu STREET, SUITE 320 1 SEATTLE, WASHINGTON 98133 23231rptbrackett 10/19/23 1 www.Bacenatech.com I Ph:206.281-7500 cut at the same location and a Simpson LSTA30 strap can be installed across the splice with (22) 0.148-inch by 1.5-inch-long nails. For estimating purposes, assume a repair length of up to 32- inches. 3. Remove any decay from the surface of the remaining wood framing and treat with a fungicide, such as Bor-a-Care. 4. Install 2x10 sister blocks alongside the ends of the two decayed 2x10 floor joists extending over the exterior wall. The blocks should be approximately 2-feet-long and be nailed to the joists with (18) 1Od nails each. 5. Remove and replace the decayed 15/32-inch OSB floor sheathing in Unit B201. This will require the removal and replacement of the flooring and gyperete above. For estimating purposes, assume a repair area of up to 4-feet-long by 1-foot into the unit. 6. Remove and replace the wall insulation with faced R-21 batt insulation. Also, provide R-21 insulation behind the rim joist. 7. Install interior GWB shear wall sheathing and GWB ceiling finish where removed. Provide solid blocking along all panel edges. The GWB should be attached to the wood studs and/or joists with 2-inch-long Type `W' drywall screws spaced at 4-inches o.c. 8. Restore the interior and exterior finishes to theipre-damaged condition to match the existing. ITEMS NOT REVIEWED Our scope of services was limited to a structural assessment of the building. The following were excluded from our assessment and the serviced authorized. - Architectural components: fire -resistive assemblies, windows, vapor barriers, waterproofing, flashing, paint, etc., - Hazardous materials, mold, odor abatement, and - Plumbing. Please let us know if you have any questions or require additional information. Sincerely, PACIFIC ENGINEERING TECHNOLOGIES, INC. �. i01 � c Written by:� x c NleIt, Principal .g 41970 Reviewed by: J.triian E. Jue e,Prinl Disclaimer The information contained in this report is for the exclusive use of FIRST ONSITE. Pacific Engineering Technologies, Inc. assumes no responsibility or liability for any use of this report by other parties. The conclusions are based on limited visual observations at the site. No destructive testing or monitoring was performed. The design of the specific construction details necessary to repair the structure exceeds the scope of this report and the services authorized. Notice All information on this document is the exclusive property of Pacific Engineering Technologies, Inc. © Copyright 2023. 23231 rptbrackett 10/19/23 2 APPENDIX PHOTOGRAPHS The Brackett Apartments are located on the north side of 244' Street Southwest in Edmonds, Washington. The reported plumbing leak occurred at the northwest corner of Building B, Unit B201 (arrow). 2. During our site visit, we observed decay damage behind the refrigerators in Units B 101 and B201 at the west end of the north exterior wall. The refrigerators were moved out of the way and plastic sheeting was peeled back for our assessment. Unit B 101 is shown in the photograph. 23231 Brackett 3. We observed that portions of the exterior wall framing in Unit B 101 are decayed and the GSB sheathing is distressed. 4. In Unit B201, we observed that portions of the wood floor framing and sheathing are decayed adjacent to the exterior wall. 23231 Brackett