REV1 APPROVED BLD BLD2024-1106+STRUCTURAL INFO +9.27.2024_3.11 (2)MS2
McCann Structural
Solutions
REVISED PLAN APPROVED
CITY OF EDMONDS BUILDING DIVISION
Vo'7LVILiL OVfka.(L
September 11, 2024 BUI Oct08200F4CIAL
APPROVED DATE
Ms. Stephanie Bates, Delegate for
Whalen Remodel
18823 94`h Ave. W.
Edmonds, WA 98020
STRUCTURAL REVIEW
LETTER
BLD2024-1106
THE FOLLOWING DOCUMENTATION SHALL BE
AVAILABLE ON SITE FOR THE BUILDING INSPECTOR: REVISION
❑ COE APPROVED ARCHITECTURAL PLAN SET Sep 27 2024
❑ COE APPROVED STRUCTURAL PLAN SET " D'l ..T" es
[]COE REVIEWED CALCULATION PACKET
❑ ENERGY CREDIT WORKSHEET
❑SITE PLAN RECEIVED
❑ CIVIL PLAN Sep 27 2024
® Original approved plans of
❑ V-LoEPAR,MEN,
Subject: Verification of Existing and Proposed Wood Framing
MS2 Project #: 24-145 at 18829 94th Ave. W, Edmonds, WA 98020
Dear Ms. Bates:
On September 6, 2024, a site visit was made by Michael McCann of McCann Structural
Solutions to the existing structure at the above address to review the existing and proposed
wood framing of the roof structure. Mr. McCann is a licensed Civil and Structural Engineer
in the State of Washington. During the site visit, Mr. McCann was accompanied by Ms.
Bates, and the contractor, Phil Whalen. No existing drawings or Geotechnical Report were
available for review during or after the site visit. Pictures were taken of the interior and
exterior of the residence, and a selected few are included in this report.
PROJECT DESCRIPTION
The existing structure is a wood framed rambler with a stick framed roof and ceiling. At the
time of the site visit, all the interior sheetrock had been removed exposing the existing
framing of the roof structure and the walls, both interior and exterior. The floor is a slab -on -
grade — there is no crawlspace. The contractor pointed out five areas where new beams or
ceiling joists are proposed to be installed. The structure was constructed in 1941 according
to Ms. Bates, and there is evidence of many remodels over the years.
STRUCTURAL ISSUES REQUIRING CALCULATIONS (See attached Calculations)
Item #1: 2X6 Ceiling Joists Spanning 16 Feet
Item #2: 14 foot 2X6 Ceiling Joists With New 4X10 Beam
Item #3: Double 2X6 Ceiling Joists Spanning 10 Feet With Roof Point Load
Item #4: 4X10 Beam Over Eight Foot Window With Roof And Ceiling Load
Item #S: Eight -Foot -Long Beam Over Eight Foot Window Centered on Ridge Above
STRUCTURAL OBSERVATIONS
• The center bearing wall top plate is discontinuous.
• In many areas, due to many remodels over the years, the framing is less than standard.
• There is less than six inches of clearance between the wood sill plate of the exterior
wall and the exterior finish grade.
0 There are many areas of wood deterioration noted in the plates and studs.
STRUCTURAL CONCLUSIONS
• As outlined in the attached calculations, the solutions given are structurally adequate.
• The top plate of the center bearing wall is not structurally functional.
• The existing framing, in many areas of the structure, is sub -standard.
• The lack of vertical clearance between the exterior wall bottom plate and the finish
grade encourages rot of the wood and water intrusion onto the existing slab -on -grade.
RECOMMENDATIONS FROM CALCULATIONS
Item #l: 2X6 ceiling joists *16" on center are structurally insufficient.
Item #2: New 2X8 ceiling joists turned 90 degrees to span 14 feet are sufficient
structurally. Additionally, the use of a 4X10, ten -foot -long new beam to support the 14
foot ceiling joists is structurally adequate.
Item #3: It is structurally acceptable to use (2) 2X6 ceiling joists @ 16" on center to
support the new vertical 2X4's supporting the 2X rafters above. Due to the difference
in spacing between the rafters and ceiling joists, it will be necessary to add a 4X4 over
the ceiling joists to catch the new 2X vertical members.
Item #4: It is structurally acceptable to add a new 4X10 over the existing new eight -foot
-wide window supporting a tributary area of four feet of roof and ceiling load.
Item #S: It is structurally acceptable to add a new 4X10 over the new eight -foot -long
window at the northwest wall of the residence.
ADDITIONAL STRUCTURAL RECOMMENDATIONS
• All new wood framing shall be Hem -Fir # 1 unless otherwise noted.
• The center wall double top plate needs to be made continuous with normal framing.
• All non-standard or substandard wood framing needs to be repaired.
• There needs to be a minimum of six inches of vertical clearance between the exterior
wall bottom sill plate and the top of finish grade. Adjust the existing finish grade as
necessary to accomplish this, grading the finish grade away grom the residence to
create positive drainage.
• If structural conditions are found in the field that differ from the information stated
above, please contact McCann Structural Solutions for guidance before proceeding
with any repairs
McCann Structural Solutions makes no stated or implied warranties or claims beyond what is
contained in this document. No destructive testing was used during the review process.
McCann Structural Solutions will not be held liable for structural conditions not directly
observed or observable. Only the dames, j stated area of concern was observed during
the site visit. "Ps . P_M'11
Sincerely,
Michael P. McCann, PE,
#18311
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CIVIL & STRUCTURAL ENGINEERING
4621 West View Drive
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OFFICE: (425) 879-7949
MICHAEL P. MCCANN P.E., & E.
Email: miguared43iiyahoo.com
WA
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MICHAEL P. MCCANN P.E., S.E.
WA
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