190133 FR 03 21-0302Architectural Field Report # 3
Site Visit Dates: 2-10-21 and 2-17-21
Report By: Nate Sobotta
Project: Sunrise at Edmonds Condominiums
Attachment(s): DEI Site Visit Report 21-0223
A. GENERAL NOTES & CONDITIONS:
1. General:
a. Site Visit(s): This Field Report documents Ibrahim's site visits on 2-10-21 and 2-17-21 to
review construction progress. The weather was sunny on 2-10-21 and rainy on 2-17-21.
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 2-10-21 and 2-17-21, framing repairs by RCI were ongoing. Refer to
Photo 1.
B. DISCUSSIONS:
1. DEI Site Visit (2-10-21): On 2-10-21, Lindsey was onsite to review the existing framing at the
exterior stair, the existing rim joists perpendicular to double joists, and the temporary shoring
installed by RCI. Direction by DEI at the existing exterior stair is forthcoming in ASI #1. Lindsey's
observations at deck framing repairs are outlined below. Refer to Item C, 1 for additional
information regarding Lindsey's site visit observations and direction to repair existing damaged
framing.
Existing Rim Joist Perpendicular to Double Joists: On 2-10-21, Lindsey reviewed the existing
rim joist perpendicular to the double joists to determine if modifications are required for
guardrail attachments. After review, Lindsey determined modifications were required and
provided two options (Structural SK7 and Structural SK8) regarding blocking installations to
accommodate guardrail knife plate attachments. Via email on 2-18-21, 1 forwarded
Structural SK7 and Structural SK8 to Marcus and followed up with a teleconference to
discuss. In lieu of shifting the existing soffit location approximately 1-1/2" down and
removing more siding above existing garage doors to accommodate required fastener
coverage at guardrail knife plate attachments, Structural SK7 is formally incorporated into
the 100% CDs. Refer to Item C, 1 for additional information regarding blocking
modifications at guardrail knife plates to accommodate existing conditions.
b. Existing Rim Joist Parallel to Double Joists: On 2-10-21, Lindsey reviewed the existing rim
joist parallel to double joists at decks. To accommodate modifications noted in Item B, 1, a,
Structural SK9 was provided for modifications to guardrail knife plates required at deck
710 2nd Avenue Suite 400, Seattle WA 98104 A M E N T O G R O U P
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return locations. Refer to Item C, 1 for additional information regarding blocking
modifications at guardrail knife plates to accommodate existing conditions.
c. Existing Cantilevered Rim Joist at Unit 11: On 2-10-21, Lindsey reviewed the existing
cantilevered rim joist at Unit 11. Refer to Photo 2. Following Lindsey's departure from site,
RCI cut the damaged portion of the existing rim joist per direction provided by DEI and
existing electrical wiring was observed by Ibrahim. Refer to Photo 3. Via email on 2-10-21, 1
sent Lindsey photos of the existing condition and followed up with a teleconference. Refer
to Item C, 1 for additional information regarding repairs at the existing cantilevered rim
joist at Unit 11.
d. Damaged Sill Plate at Garage #3: On 2-10-21, Lindsey reviewed the existing sill plate
anchors at Garage #3. Refer to Photo 4. Per Field Report #2, Item C, 1, Lindsey provided
direction to repair existing damaged sill plates. Where existing sill plate anchors cannot be
reused, Lindsey provided additional direction. Refer to Item C, 1 for direction to replace
existing anchors at select exposed sill plate locations.
2. Existing Roof to Wall Interface at Unit 14/15 (2-10-21): On 2-10-21, Ibrahim documented the
demolition status at the damaged framing at the roof to wall interface at Unit 14/15. Refer to
Photo S. Existing framing, sheathing, and WRB will be removed and replaced up to the existing
header above the window. RCI will provide plywood furring strips, sized as needed to achieve a
plumb and level reinstallation of existing vinyl siding. Additional direction provided within
Sketches to properly flash and waterproof the roof to wall interface is forthcoming by AG.
3. Existing Rough Opening Framing at Unit 7 Sliding Glass Door (2-10-21): On 2-10-21, RCI
removed the existing sliding glass door at Unit 7 for Ibrahim to review the rough opening
framing. Based on initial review, the framing looked to be in adequate condition. Refer to
Photo 6.
4. Double Joist Replacement at Garage #3 (2-17-21): On 2-17-21, Ibrahim and Shane discussed
the double joist replacement at the underside of existing floor sheathing in Garage #3. The
double joist is currently glued to the underside of the existing floor sheathing with joist hangers
at each end. Refer to Photo 7. Via email on 2-18-21, 1 asked Lindsey if A35 clip installations
were acceptable to attach the double joist to the underside of the existing floor sheathing in
lieu of fastening through the top of the sheathing. Lindsey confirmed A35 clips were
acceptable. Refer to Item C, 1 for additional information regarding double joist attachment to
underside of existing floor sheathing.
5. Existing Framing Damage at Garage #9 Door (2-17-21): On 2-17-21, Ibrahim documented
existing framing damage at Garage #9. Refer to Photos 8 and 9. Via email on 2-17-21, 1 sent
Lindsey photos of the existing framing condition and followed up with a teleconference.
Lindsey confirmed framing should be replaced in like -kind. New vertical framing installations
shall be held 4" above the existing asphalt parking lot to mitigate risk of damage.
6. Glulam Beam Installation at Garage #3 and #9 (2-17-21): On 2-17-21, Shane and Ibrahim
discussed tie-in requirements at new glulam to adjacent 2x framing above Garage #3 and #9.
Refer to Photo 10. Via email on 2-17-21, 1 sent Lindsey photos of the existing framing
installations and followed up with a teleconference. Lindsey provided verbal direction to install
LTP4 brackets spaced 16" on center at the top edge of glulam beams to tie-in to existing
framing above.
190133 FR 02 21-0302
Page 2
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
7. Shoring by RCI at Existing Storage Closets (2-17-21): On 2-17-21, Ibrahim documented
temporary shoring installed by RCI at select storage closet locations. Refer to Photo 11.
Temporary shoring currently installed at storage closet locations was not directed by DEI. Via
email on 2-17-21, 1 sent Lindsey photos of the temporary shoring and followed up with a
teleconference to discuss. Refer to Item C, 1 for additional information regarding shoring
requirements at existing storage closet locations.
8. Cracked Joist at Unit 13 Deck (2-18-21): Via email on 2-18-21, Shane informed me of a cracked
joist at Unit 13 deck. Refer to Photo 12. Via email on 2-18-21, 1 forwarded the reference photo
provided by Shane to Lindsey. Via a teleconference on 2-22-21, Lindsey confirmed the cracked
joist should be repaired per Structural SK5. Via a teleconference on 2-22-21, 1 informed Marcus
of this direction provided by Lindsey.
C. FOLLOW UP & MISCELLANEOUS:
1. DEI Site Visit Report 21-0223: Attached is DEI's site visit report from Lindsey's site visit on 2-10-
21 to review existing framing and temporary shoring installed by RCI. Via email on 2-23-21,
DEI's site visit report was distributed to the Project Team. Formally attached in Field Report #3
is DEI's site visit report for reference. RCI shall conform to all requirements outlined in Site Visit
Report 21-0223.
2. MTL #4 Sample: On 2-17-21, the metal sill pan with step sample was reviewed onsite. MTL #4
sample is approved for installations at sliding glass door rough openings with steps.
190133 FR 02 21-0302
Photo 1
Framing repairs ongoing by RCI on 2-10-21
and 2-17-21.
Page 3
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
190133 FR 02 21-0302
Photo 2
Existing cantilevered rim joist at Unit 11
reviewed by DEI on 2-10-21.
Photo 3
Existing electrical wiring observed at Unit 11
cantilevered rim joist on 2-10-21.
Photo 4
Existing anchors at damaged sill plate at
Garage #3 reviewed by DEI on 2-10-21.
Page 4
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
190133 FR 02 21-0302
Photo 5
Demolition ongoing at damaged framing at
the roof to wall interface at Unit 14/15 on 2-
10-21.
Photo 6
Existing sliding glass door temporarily
removed at Unit 7 for review of existing rough
opening framing on 2-10-21.
Photo 7
Double joist observed replaced at underside
of existing floor sheathing in Garage #3 on 2-
17-21.
Page 5
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
190133 FR 02 21-0302
Photo 8
Rot observed at existing horizontal 2x framing
above Garage #9 on 2-17-21.
Photo 9
Rot observed at existing 2x vertical framing at
Garage #9 on 2-17-21.
Photo 10
Glulam beam observed installed above
Garage #9 on 2-17-21.
Page 6
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
Photo 11
Temporary shoring installations by RCI at
select storage closet location. RCI shall
confirm shoring installed meets DEI's
requirements per Item C, 1.
Photo 12
Cracked joist at Unit 13 observed by RCI on 2-
18-21.
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 21-0302
Page 7
710 2nd Avenue Suite 400, Seattle, WA98104
amentogroup.com 206.682.9722
AMENTOGROUP
RDEI
DIBBLE ENGINEERS INC
February 23, 2021
Sunrise at Edmonds HOA
Care of: Amento Group
Attn: Tina Ray, Amento Group
tray amentogroup.com
720 Second Avenue, Suite 400
Seattle, WA 98104
Nicole Lemons, Emerald Management & Consulting
Nicole. lemons(a.emerakmc.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 February 1011, 2021 to review the exposed
framing conditions at the south elevation of Building 1 and Building 2, and the exterior stairs at the northwest corner
of Building 2. Present during the site visit were Mr. Ibrahim Karsem 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.
Prnipr.t f1P¢rrlDtlOn
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: REPLACED DOUBLE RIM AT SOUTHEAST CORNER OF UNIT 1
At the southeast corner of Unit 1, DEI observed two new 2x8 rim joists installed along the exterior wall. The rim
cantilever approximately four feet past the south elevation exterior wall, and back -span at least six feet along the east
elevation exterior wall. The members of the new rim appear to be stitched together with two 10d common nails
spaced at approximately 12 inches on center. The splice between the existing double rim and the new section occurs
where the members were originally spliced prior to repairs. DEI did not observe SDS screws through either the top
plate or the bottom plate and floor sheathing into the new double rim. DEI recommends that one -quarter inch
diameter by six-inch long SDS screws are installed at six inches on center through the top plate and through the
bottom plate and floor sheathing into the new rim. Once the SDS screws are installed, the Contractor should provide
photo documentation of the fasteners.
It DO
jj.DIBBLE ENGINEERS INC
ITEM #2: SILL PLATE REPAIRS AND ANCHORS
Sunrise at Edmonds Condominium Repair
February 23, 2021
i
Photo
New Double Rim at Southeast Corner of
Unit 1
At the southeast and the southwest corners of the south elevation garages, the sill plate is substantially damaged in
several locations. Reference the General Wood Remediation Guidelines on sheet S1.0 and Item #5e of DEI Report
dated 02/05/2021 for more information about repairs to damaged sill plate sections. Where the existing sill plate
anchors cannot be reused due to excessive corrosion or there are no sill plate anchors, DEI recommends that the
replaced sill plate section is fastened to the concrete foundation with five -eighths inch diameter by eight inch long
TITEN HD anchors with three inch square plate washers. The retrofit TITEN HD anchors should be spaced at 48
inches on center, with one bolt within 12 inches of each end of the plate and located at least one and a half inches
away from any existing anchors. A minimum of two anchors should be provided for each section of the sill plate
repaired. The TITEN HD should be installed per manufacturer recommendations.
ITEM #3: DAMAGED CANTILEVERED RIM AT SOUTHEAST CORNER OF UNIT 11
Along the east elevation of Unit 11, the outermost member of the cantilevered double rim was evidently damaged
and was removed. The inner member is substantially notched to accommodate electrical wiring and the cantilevered
end is damaged. DEI recommends that the cantilevered end of the inner member is removed. The cut inner member
should bear a minimum two inches on the beam below. The outer member should be replaced in kind, with a four
foot cantilever and a minimum eight foot back -span and fastened to the inner member with two 10d common nails at
12 inches on center along the full length of the back -span. The new outer rim member can be notched up to one half
of an inch deep along the full member height approximately one foot inset of the south elevation exterior wall for the
wiring. DEI recommends that the above floor sheathing and bottom plate is fastened to the new outer rim member
with one -quarter inch diameter by six inch long SDS screws spaced at six inches on center.
PAGE 2 OF 5
It DEI
II.DIBBLE ENGINEERS INC
ITEM #4: DECK STORAGE SHORING
Sunrise at Edmonds Condominium Repair
February 23, 2021
Photo 4
The Contractor provided photo documentation of the installed shoring at the deck storage areas. The shoring
appears to consist of angled 2x4 knee braces between the storage roof corners and the interior wall. The top of the
angled 2x4 appears to be flush with the above double top plate. The bottom of the angled 2x4 is supported by a 2x
nailer fastened to the interior wall. The Contractor should confirm that each 2x nailer is fastened with at least eight
10d common nails, and each end of the angled 2x should be toe nailed with at least two 10d common nails. Once the
nailing is confirmed, the shoring generally conforms with the structural requirements.
PAGE 3 OF 5
It DEI
II.DIBBLE ENGINEERS INC
ITEM #5: FLOOR SHEATHING CONNECTION TO NEW JOISTS
Sunrise at Edmonds Condominium Repair
February 23, 2021
Where the existing floor joists are removed and replaced in like kind with new double 2x8 joists, the floor sheathing
should be retrofit fastened to the new joists. DEI recommends that the floor sheathing is tied to the new joists with
A35 angles with six PH6121 screws to the existing floor sheathing and six 0.131 inch diameter by one and one half
inch long nails to the joist spaced at 12 inches on center along one side of the joist.
Photo 7
PAGE 4 OF 5
JDE1
DIBBLE ENGINEERS INC
ITEM #6: REVISED DECK GUARDRAIL CONNECTIONS
Sunrise at Edmonds Condominium Repair
February 23, 2021
The existing deck joists are ripped to slope with a minimum framing depth at the perimeter of the deck of
approximately six inches. The depth of the deck framing along the edge does not allow the guardrail fasteners to be
installed per details 8/S3.0 and 12/S3.0. To address this, DEI recommends that the vertical gage of the guardrail
fasteners is reduced to three and one half inches. Reference SK-7 and SK-9 for more information about the fastener
and blocking requirements for the perpendicular and parallel joist conditions, respectively.
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
Lindsey(a.dibbleengineers.com
cc: Melissa White, PE
Attachments: SK-7 & SK-9
PAGE 5 OF 5
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