190133 FR 02 21-0211Architectural Field Report # 2
Site Visit Date: 2-3-21
Report By: Nate Sobotta
Project: Sunrise at Edmonds Condominiums
Attachment(s): DEI Site Visit Report 21-0205
A. GENERAL NOTES & CONDITIONS:
1. General:
a. Site Visit(s): This Field Report documents Ibrahim's site visit on 2-3-21 to review
construction progress. The weather was sunny on 2-3-21.
b. Follow -Up Communication: Follow-up conversations and emails between Marcus, Shane,
Tina, Max, Ibrahim, and myself may also be included in this field report for the purpose of
documentation.
c. RFIs and ASIs: Refer to RFI and ASI responses for additional direction regarding specific
items.
d. Note: Direction provided in this Field Report with associated costs must be approved by the
Construction Manager prior to execution.
2. Construction Status: On 2-3-21, RCI demolition continued at existing unit deck and sliding glass
door locations. Refer to Photo 1.
B. DISCUSSIONS:
1. Shoring by RCI at Existing Storage Closets (2-3-21): On 2-3-21, Ibrahim documented temporary
shoring installed by RCI at select storage closet locations. Refer to Photo 2. Temporary shoring
currently installed at storage closet locations was not directed by DEI. Via email on 2-3-21, 1
sent Lindsey photos of the temporary shoring and followed up with a teleconference to discuss
further. Lindsey will review temporary shoring installations during her site visit scheduled for 2-
10-21 to review the existing exterior stair. Lindsey will provide direction as needed to ensure
temporary shoring meets structural requirements.
2. Existing Deck Joist to Rim Joist Perpendicular Interface (2-3-21): On 2-3-21, Ibrahim reviewed
the existing deck joists perpendicular to the existing rim. On site, Ibrahim documented the
existing rim joist extends 1-1/2" below the bottom of the perpendicular deck joists. Refer to
Photo 3. Via email on 2-3-21, 1 sent Lindsey photos of the existing condition and followed up
with a teleconference to discuss further. Lindsey will review existing joists during her site visit
scheduled for 2-10-21. Lindsey will provide direction as needed to ensure blocking for guardrail
attachments meets structural requirements. Subsequent soffit panel installation modifications
by AG to be determined following DEI review.
3. Deck Sheathing Installations (2-3-21): On 2-3-21, Marcus noted his concerns with deck
sheathing installations as detailed in the 100% Construction Documents.
Deck Sheathing Termination at Edge: On 2-3-21, Marcus informed AG that he would prefer
to extend deck sheathing installations over top of plywood furring strips and SID-1 to
710 2nd Avenue Suite 400, Seattle WA 98104 A M E N T O G R O U P
amentogroup.com 206.682.9722
ensure a secure installation of MTL #7 at deck edge locations. Marcus will provide an RFI
forthcoming for AG review prior to deck sheathing installations.
b. Exposure 1 Deck Sheathing: Via a teleconference on 2-3-21, Marcus informed me he is
unable to purchase the specified 1-1/8" exterior grade AC plywood. Via email on 2-4-21, 1
confirmed with DEI that 2 layers of plywood sheathing to meet the necessary 1-1/8" was
acceptable. Via email on 2-5-21, DEI confirmed this was an acceptable equivalent. On 2-5-
21, Marcus noted he could purchase 1-1/8" exposure 1 deck sheathing in lieu of 1-1/8"
exterior grade or the two (2) layer deck sheathing system. Via email on 2-5-21, 1 confirmed
exposure 1 deck sheathing was an acceptable equivalent to exterior grade plywood
sheathing at scheduled deck locations. RCI is approved to install either 1-1/8" exposure 1
sheathing or two (2) layers of sheathing to make up the required thickness with the top
layer being exterior grade AC plywood.
4. Demolition at Existing Exterior Stair (2-3-21): On 2-3-21, Ibrahim observed exposed framing at
the existing exterior stair at the southwest corner of Building 2. Ibrahim documented rot at the
existing framed wall at the exterior stair stringer location. Refer to Photo 4. Via email on 2-3-21,
1 sent Lindsey photos of the existing framing condition and followed up with a teleconference
to discuss further. I provided Lindsey with our remediation intent to remove the damaged
framed wall and stringer at the exterior side and replace the stringer with the appropriate size
to accommodate a fascia mounted aluminum guardrail with handrail. The existing framed wall
supporting the roof above the landing will remain installed while the half guardrail wall with
top mounted rail will be replaced with a fascia mounted aluminum guardrail to match the deck
guardrail installations. Lindsey will conduct a site visit on 2-10-21 to review the existing exterior
stair and provide necessary structural direction following. AG will provide direction to
remediate the existing exterior stair at Building 2 in forthcoming ASI #1.
C. FOLLOW UP & MISCELLANEOUS:
1. DEI Site Visit Report 21-0205: Attached is DEI's site visit report from Lindsey's site visit on 1-26-
21 to review existing damaged framing and emergency shoring installations. Via email on 2-5-
21, DEI's site visit report was distributed to the Project Team. Formally attached in Field Report
#2 is DEI's site visit report for reference.
L —
190133 FR 02 21-0211
Photo 1
Demolition by RCI ongoing at existing unit
sliding glass doors and decks on 2-3-21.
Page 2
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
ft
401
190133 FR 02 21-0211
Photo 2
Shoring installations observed installed by RCI
at select storage closet locations. Temporary
shoring currently installed at storage closet
locations was not directed by DEI.
Photo 3
Existing rim joist observed 1-1/2" below the
bottom of the perpendicular deck joists.
Modifications to blocking details provided by
DEI to be determined following DEI review.
Subsequent soffit panel installation
modifications by AG to be determined
following DEI review.
Page 3
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
Photo 4
Existing framing exposed at exterior stair at
southwest corner of Building 2. Rot observed
by AG at existing framing on 2-3-21.
REFERENCES: AG is Amento Group, Inc.; Tina is Tina Ray of AG; Max is Maxwell Maloney of AG; Nate is
Nate Sobotta of AG; Ibrahim is Ibrahim Kasem of AG; RCI is Ruff Construction, Inc.; Marcus
is Marcus Parks of RCI; Shane is Shane Azbill of RCI; DEI is Dibble Engineers, Inc.; Melissa is
Melisa White of DEI; Lindsey is Lindsey Peterson of DEI.
COPY TO: Tina Ray, Max Maloney, Nate Sobotta, Ibrahim Kasem, Marcus Parks, Shane Azbill, and
Nicole Lemons.
190133 FR 02 21-0211
Page 4
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
RDEI
DIBBLE ENGINEERS INC
February 5, 2021
Sunrise at Edmonds HOA
Care of: Amento Group
Attn: Tina Ray, Amento Group
traygamentogroup.com
720 Second Avenue, Suite 400
Seattle, WA 98104
Nicole Lemons, Emerald Management & Consulting
Nicole. lemons(a.emeral-mc.com
Re: Sunrise at Edmonds HOA
8512 242°d St SW
Edmonds, WA 98026
DEI Project #18-342
Dear Ms. Tina Ray and Ms. Nicole Lemons:
STRUCTURAL
EVALUATION REPORT
Dibble Engineers, Inc. performed a site visit to Sunrise at Edmonds on January 261", 2021 to review the emergency
shoring installed at the southeast corners of Units 2 and 6, and the exposed deck and wall framing damage. Present
during the site visit were Mr. Nate Sobotta of Amento Group, Mr. Marcus Parks of Ruff Construction, members of the
Ruff Construction crew, and Ms. Lindsey Peterson of DEI. The purpose of this letter is to summarize our observations
and provide repair recommendations.
Project Description
The Sunrise at Edmonds condominium complex consists of two two-story wood -framed buildings with daylight
garages along the east elevation. There are 19 garage stalls at the east elevation. Above the garages, there are
cantilevered unit decks. Between the unit decks for each pair of units, there is a shared storage area divided by a
wood -framed partition wall.
ITEM #1: EMERGENCY SHORING INSTALLATION
At the southeast corners of Units 2 and 6, DEI observed an LVL ledger installed along the east elevation spanning
above the garage opening. The ledger appears to be fastened to the wall studs with at least two SDWS screws at
each stud. DEI observed a shorter, perpendicular ledger at the corner that is similarly fastened to the wall studs and
connected to the longer ledger with two angle connectors. At Unit 2, the ledger spans between three 6x6 posts
bearing on 4x flat. At Unit 6, the ledger spans between two 6x6 posts, one at each end. DEI recommends that a third
middle shoring post is installed to support the ledger before the beam above the garage opening is removed. Please
reference SK-I and SK-3, reattached for reference, for more information. Once the additional middle shoring post is
installed at the Unit 6 shoring, the emergency shoring appears to conform with the structural requirements.
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Returning/Perpendicular Shoring Ledger
Sunrise at Edmonds
February 5, 2021
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Sunrise at Edmonds
JDE1 February 5, 2021
DIBBLE ENGINEERS INC
ITEM #2: DAMAGED CANTILEVERED DECK JOISTS
DEI observed multiple damaged cantilevered deck joists along the south elevation. Typically, the deck joists are
double M spaced at approximately 16 inches on center with an approximately four foot long cantilever at the south
end. The joists bear on the beams above the garage openings and back span into the garage interior. The Contractor
should verify the extent of the damage to each of the joists by prodding the surface with a flathead screwdriver to
determine the depth of the damage. DEI recommends that the Contractor removes the damaged deck sheathing to
verify the extent of damage at the topside of the deck joists.
a. If the depth of the damage is less than three -sixteenths of an inch, the damage should be mechanically
removed, and the framing should be treated per the general wood remediation guidelines on sheet S1.0.
b. If the depth of the damage is three -sixteenths of an inch or greater, the cantilevered joists should be
supplemented per the permit drawings.
i. If the damage to the cantilevered joists extends 16 inches or less from the exterior end,
the joists should be repaired per detail 7/S3.0.
ii. If the damage extends more than 16 inches from the end, the joists should be repaired
per detail 11/S3.0. Alternatively, the joists can be supplemented per SK-5 and fastened
with 10d common nails instead of SDS screws.
At the southeast corner of Unit 10, the damaged deck joists are not cantilevered and bear on an exterior wall. DEI
recommends that these members are replaced in kind with at least two inches of bearing at each end.
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Damaged Cantilevered Deck Joists
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JJ.DIBBLE ENGINEERS INC
ITEM #3: DAMAGED DECK SHEATHING
Sunrise at Edmonds
February 5, 2021
Along the south elevation, the deck sheathing above the cantilevered deck joists is frequently discolored and
severely damaged. DEI recommends that the damaged sheathing is removed and replaced in minimum of four foot
square sections. The replacement sheathing should be 1 118 inch exterior grade APA rated plywood sheathing and
fastened with 10d common nails spaced at six inches on center at the edges and 12 inches on center field.
Alternatively, the replacement deck sheathing can consist of 314 inch nominal exterior grade APA rated plywood
fastened with 10d common nails spaced at six inches on center at the edges and 12 inches on center field overlain
by 112 inch nominal ACX sheathing per the Architect.
ITEM #4: DAMAGED BEAMS AT GARAGE OPENINGS
Above each of the garage openings, there are 5'h"x12" glued laminated timber (glulam) beams spanning
approximately eight feet. At multiple locations along the south elevation, the garage glulam beams are evidently
damaged. DEI recommends that the damaged beams are removed and replaced in like kind. The beams should be
supported by a minimum of three studs at each end. The each of the bundled studs should be stitch nailed together
with two 10d common nails spaced at 12 inches on center.
PAGE 4 OF 9
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Damaged Garage Beam
ITEM #5: GENERAL WALL FRAMING DAMAGE
Sunrise at Edmonds
February 5, 2021
4
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Damaged Garage Beam
a. At multiple locations near the unit decks, the exterior wall framing and wall sheathing is severely damaged.
The Contractor should verify the depth of the damage to the framing members by prodding the surface with
a screwdriver. If the depth of the damage exceeds three -sixteenths of an inch, DEI recommends that the
wall stud is replaced with a new full height stud.
b. Where the bottom plate is damaged and the depth of the damage exceeds three -sixteenths of an inch, DEI
recommends that the damaged plate section is removed and replaced. The new bottom plate section should
be fastened to the floor sheathing and rim below with one -quarter inch diameter by six inch long SDS
screws spaced at six inches on center along the extent of the repair.
c. The Contractor should verify that the floor sheathing is not damaged during the process of repair. If the floor
sheathing is damaged, the sheathing should be replaced in kind in a minimum of four -foot by four -foot
square sections. The replaced sheathing should either be fastened to match the existing conditions, or, if
the existing fasteners cannot be determined, fasten with 8d common nails at six inches on center edge and
12 inches on center field. Refer to the general structural notes for more information. Contact DEI for
alternate floor sheathing repairs.
d. If the double top plate is damaged and the depth of the damage exceeds three -sixteenths of an inch, DEI
recommends that the damaged portion of the top plate is removed and replaced in kind. The top plate splice
should be centered above a wall stud and each member should be spliced with at least an LSTA24 centered
at the joint.
PAGE 5 OF 9
It DEI
JJ.DIBBLE ENGINEERS INC
Sunrise at Edmonds
February 5, 2021
e. Where the sill plate is damaged, namely at the southeast and southwest corners of the garages, DEI
recommends that the damaged sill plate is removed and replaced with a pressure treated M. The replaced
section of the sill plate should be strapped to the adjacent plate with a galvanized LSTA24 strap centered at
the splice. The existing anchors and hardware should be abraded to remove surface corrosion, treated with
a cold galvanizing spray primer to protect the exposed steel, and reused. Once the anchors are abraded
and cleaned, new plate washers and new nuts should be securely fastened at each of the existing anchors.
f. If the depth of the damage to either the wall studs, bottom plate, or double top plate is less than three -
sixteenths of an inch deep, the damage should be mechanically removed, and the member should be
treated per the general wood remediation guidelines on sheet S1.0.
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II.DIBBLE ENGINEERS INC
ITEM #6: DECK STORAGE WALL FRAMING
Sunrise at Edmonds
February 5, 2021
Between the unit decks, there are covered wood -framed storage closets. Along the exterior deck edge, there is a 2x4
stud -framed wall partially enclosing the storage space. The storage wall framing is significantly damaged. Based on
the extent of the damage to the wall studs and bottom plate, DEI recommends that the damaged framing is removed
and replaced in like kind. The replaced bottom plate should be fastened to the below deck joists with two 16d nails
per joist.
During the process of repairs to the storage wall framing, the Contractor should evaluate the condition of the deck
storage double top plate and roof framing. The framing condition should be evaluated per the general wood
remediation guidelines on sheet S1.0.
PAGE 7OF9
JDEI
DIBBLE ENGINEERS INC
Sunrise at Edmonds
February 5, 2021
PAGE 8 OF 9
Sunrise at Edmonds
JDE1 February 5, 2021
DIBBLE ENGINEERS INC
ITEM #7: DAMAGED GYPSUM WALL SHEATHING
At multiple locations, the existing gypsum wall sheathing is discolored and damaged. DEI recommends that the
damaged gypsum wall sheathing is removed and replaced in minimum four -foot by four -foot square sections and
fastened per the project specific framing repair recommendations per sheet S1.0.
ITEM #8: FLOOR SHEATHING AT THE SOUTHEAST CORNER OF UNIT 2
At the southeast corner of Unit 2, the first floor sheathing is not connected to the western exterior wall. The floor
sheathing appears to have been replaced recently, and sits on a flat, pressure treated 2x4 block. DEI did not observe
a connection between the floor sheathing or pressure treated blocking and the wall below. DEI recommends that the
floor sheathing is connected to the wall per SK-6. Where the previously repaired floor sheathing abuts the original
sheathing, the splice should be supported and connected per SK-6.
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Photo 19
Photo 20
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.
Lindsey Peterson, EIT
Design Engineer
indsey@dibbleenpineers.com
cc: Melissa White, PE
Attachments: SK-5 & SK-6
PAGE 9OF9
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