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17-105826 Building - Multi Family City of Federal Way Permit #:17-105826-00-MF Community Development Dept. r 33325 8th Ave S Federal Way,WA 98003 -- Inspection Request Line: (253) 835-3050 Ph:(253)835-2607 Fax:(253)835-2609 Project Name: PARK AT DASHPOINT APARTMENTS BLDG E UNITS E101, E201, E301 Project Address: 4915 SW 319TH LN Parcel Number: 112103 9129 Project Description: REP-Deck repair to include framing,sheathing,siding repairs to dry rot to units E101,E201, E301 Owner Applicant Contractor Lender K N L VISION WA LLC HOLLAND BROOKS BUILDERS HOLLAND BROOKS BUILDERS OWNER IS LENDER 3709 CONVOY ST SUITE 300 INC INC SAN DIEGO,CA 92111 4075 NELSON AVE UNIT G 4075 NELSON AVE UNIT G CONCORD CA 94520 CONCORD CA 94520 USA USA Census Category: 437- Commercial alt/add/conversion Includes: #1 #2 #3 #4 Occupancy Class: Construction Type: Occupancy Load: _ Floor Area(sq.ft.) 0.00 0.00 0.00 Additional Permit Information Mechanical to be Included? No Number of Stories 2 Is this an Online or O.T.C.application? Yes Permit for Building Shell Only? No Plumbing to be Included? No Total Valuation:21,349.66 �N� ,3 ftit-.Fixtures Associated With This hermit II 3 �„f �X'�"'. ,13».I. CONDITIONS: ***SUBJEC TO FIELD INSPECTION W/O PLANS,ENGINEERING ATTACHED*** PERMIT EXPIRES Sunday,3 June,2018 Permit Issued on Tuesday,December 5,2017 I hereby certify that the above information is correct and that the construction on the above described property and the occupancy and the use will be in accordance with the laws, rules and regulations of the State of Washington and the City of Federal Way. Owner or agent: Date: gibAtJ FILE . . DEI STRUCTURAL REPORT DIBBLE ENGINEERS INC September 14, 2017 The ConAm Group Attn: Steve Huson, Regional Maintenance Director 16000 Christensen Road, Suite 250 Seattle,WA 98188 Re: Park at Dashpoint Apartments—Exterior Wall Review DEI Project No.: 17-459 Dear Mr. Huson: Dibble Engineers, Inc. (DEI)completed a site visit on Tuesday, September 5th, 2017 to observe the decayed exterior wall framing at the front of Building E of Park at Dashpoint Apartments. Paul Brumm of Refino Services and Steve Huson of The ConAm Group were present to accompany Carson Zednick of DEI during the site visit.The original cladding had been stripped off to completely to observe the extent of decay among the existing three stories of wood framing. Each floor level is pictured below , 000 - , R r 5 r { I °Iroject Description Building E of Park at Dashpoint Apartments is a three story,wood framed apartment building. The exterior wall decay extends from the bottom level to the roof. The two upper floors' sheathing was removed to observe the existing studs, gypsum and wall insulation.The adjacent wall was also stripped of its cladding to observe any possible decay of the framing.A ladder was provided to observe each story. Plumbing for the kitchen is within the walllittittivrtD along the height of the wall. DEC 0 5 2017 CITY OF FEDERAL WAY COMMUNITY D •-„ DIBBLE ENGINEERS INC 11029 Market Street.. Kirkland WA 98033 425.828.4200 1 dibbleengineers.com DEI DIBBLE ENGINEERS INC Observati: Extensive decay has completely deteriorated numerous components of the wall framing. Decay was observed at every level between the face of the adjacent wall and into the window framing. The existing framing components consists of the following: Floor framing consists of 2x10 joists at 16"on center and run parallel with the exterior wall with 2x10 rim joist at floor levels. Wall framing consists of 2x6 studs at 16"on center. Window headers consist of multiple 2x6. Roof trusses bear on exterior wall. The exterior sheathing,studs,top and bottom plates, and rim members exhibit significant deterioration. Lower level sheathing exhibits surface discoloration and flakes off when probed with a screwdriver as seen in Photo 1.The bottom and top plates along with the rim members are completely deteriorated and have exposed the insulation and floor joist,as seen in Photo 2. King and trimmer studs exhibit significant decay, shown in Photo 3, which occurs at every level. Roof trusses can be seen where the top plate has completely deteriorated which can be seen in Photo 4. New sheathing over the eaves has been installed recently. The adjacent return wall was stripped of its cladding for observation and was not observed to exhibit any decay. fnnrI!€Soren R Pe'r ,mmendatioi°. The existing conditions indicate a collapse condition. DEI recommends constructing shoring immediately to complete the load path from the roof to the foundation. Load path for gravity and lateral systems is currently incomplete due to the deterioration of the aforementioned framing components.We believe a majority of the wall can be replaced in similar kind, in coordination with a building envelop consultant to provide improved waterproofing details.The return wall which did not exhibit decay may also be constructed in similar kind. General wood remediation techniques shall be followed and notes on these methods have been attached. PAGE 2 OF 4 DEI DIBBLE ENGINEERS INC 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, 41sp WA LL, g. DIBBLE ENGINEERS, INC. ��A,' `r o�',� Carson Zednick, EIT s4, 39519 �0- Design Engineer �^r�,� car son(,dibbieengrneers.com IONAL 34$ Disclaimer 09/14/2017 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 Dibble PE,Travis Colliander PE SE Attachments:General Wood Remediation Notes PAGE 3 OF 4 DEI DIBBLE ENGINEERS INC : a. m r, Y. ` 4 ¢ R4 fib, 'iii i�y ^ n *" rr ..4''.C.'':"' c, Photo 1 Photo 2 Surficial Discoloration at Exterior Sheathing Deterioration in Top and Bottom Plate, Rim, and Exposed Floor Framing F Jo 1,4 Photo 3 Photo 4 Severe Decay at King and Trimmer Studs Deteriorated Top Plate at Roof Truss Bearing Point PAGE 4 OF 4 GENERAL WOOD REMEDIATION GUIDELINES • • These guidelines outline provide general recommendations for the repair of untreated structural wood frame members that have limited wood decay and deterioration due to water infiltration. Temporary Shoring: Any structural framing that is unstable or suspect of collapse shall be shored immediately. Safety of the occupants are first priority on the project site. The contractor is responsible for all temporary shoring of the structure. Determine the magnitude of decay that penetrates into the structural framing members using a small flathead screwdriver or an awl as a test probe. Expose the wood rot and decay to the fullest extent possible. Structurally competent wood should be resistant to the insertion of the tool. Remove all decay from the wood framing or structural member. Wood Treatment: All structural framing that has had decay removed or has been exposed to significant moisture (with a moisture content above 19%)or is currently wet should be treated for both 1. one-time surface growth cleaner and 2. to limit future growth. A good surface treatment cleaner to kill surface growth should include a 50/50 water/bleach mixture that is spray or roller applied. A second treatment for a longer term fungicide and growth inhibitor should then be applied. A wood preservative treatment such as the Woodlife Coppercoat should be generously applied by brush or roller in accordance with the recommendations of the manufacturer. Surface Growth: Framing members that have not experienced decay and are structural competent based upon test probing, but exhibit surface growth may remain in place provided that the mold is removed through chemical treatment. Replacement: Framing members that require removal and replacement based on the criteria below shall be replaced with new wood Framing with exterior exposure and/or in contact with concrete shall be pressure-treated.All metal hardware and fasteners in contact with pressure treated lumber be stainless steel Type 316L. At the Owner's risk and discretion, hot- dipped galvanized metal hardware and fasteners may be investigated for use in lieu of stainless steel provided that the finish has a minimum zinc content of at least 1.85 oz. /SF and its use is coordinated by the Contractor and Wood Supplier for the expected environment and moisture exposure for appropriate use based on the method of preservative treatment of the wood. Special Conditions: Where questions arise regarding the extent of deterioration or the mitigation, the structural EOR will make the final determination. For unique conditions and areas of significant deterioration the structural EOR is to be contacted to assist in generating detailed recommendations. PROJECT AND FRAMING SPECIFIC RECOMMENDATIONS STUDS Minor deterioration on the surface of the stud (up to 3/16"deep)will require removal of the surface rot through a mechanical effort treated with an appropriate fungicide and with a wood preservative. The addition of a matching stud nailed alongside (sistered) with 10d (0.148"-diameter x 3"-long)common nails @ 12"oc. may be necessary to achieve a plumb surface for proper nailing of sheathing and wallboard. Significant deterioration to the stud (more than 3/16"deep by up to one-quarter of its length) requires sistering or the removal and replacement of the deteriorated stud.All abutting framing, whether wet or not is to be treated with an approved wood preservative.All studs with significant deterioration at holdowns must to be addressed by the structural EOR on a case-by-case basis. If studs are removed and replaced at a double-sided shearwall (ie: plywood on interior and exterior faces), 10d (0.148"-diameter x 3"-long)common shearwall sheathing nails must be added to new studs from the interior. TOP AND BOTTOM PLATES Replace all plates at bearing walls and/or shearwalls which show signs of deterioration with new material. All framing lumber in contact with concrete shall be replaced with treated framing with an approved wood preservative. The degree of visible deterioration alone should not determine whether a plate is to be replaced since the plate can trap water between surfaces where it is not readily visible. If decay is suspected, subsurface explorations should be performed or the plate should be removed and replaced. Splice Sill plates to concrete by butting members together and strapping across the joint with a Simpson LSTA24 strap. Provide a minimum of two 5/8"diameter anchor bolts in each section of the bottom plate. Provide one bolt within 12"of each end of the sill plate and provide a maximum bolt spacing of 48"on center. . An acceptable retrofit anchor bolt is a 5/8"-diameter x 8"-long Simpson TITEN HD with a 3x3 plate washer. Site specific conditions should be reviewed by the structural EOR. Top and Bottom Plates at shearwalls that are replaced are to be strapped to adjacent plates with a minimum Simpson LSTA24. Stagger the splice location of the double top plates. New sections of top and bottom plates should be plate nailed to the rim joist with 16d (0.161"-diameter x 3.5"-long) nails at 4"(minimum, or to match existing)on center. If top and bottom plates are removed and replaced ata double-sided shearwall (ie: plywood on interior and exterior faces), 10d (0.148"- diameter x 3"-long)common shearwall sheathing nails must be added to the sheathing at new studs from the interior. Site specific conditions should be reviewed by the structural EOR. PERIMETER HEADERS AND RIM JOISTS Minor deterioration on the surface of the rim joist or header(up to 3/16"deep)will require removal of the deteriorated portions, treating the retained material with a fungicide, an approved wood preservative and infilling the voids as required. Significant deterioration to the rim joist or header(more than 3/16" into any surface) requires removal and replacement of the deteriorated member. Consult the structural EOR for specific cases with limited area. All abutting framing, whether wet or not is to be treated with an approved wood preservative. New section of rim joist should be plate nailed to the at the top and bottom plates with 16d (0.161"-diameter x 3.5"-long) nails at 4" (minimum, or to match existing)on center. Built-Up Headers: In locations where the deterioration is limited to the exterior member of built-up headers, the removal and replacement of only the exterior member is acceptable. The entire length of the header section of the member is to be removed and replaced. (Do not splice) SOLID SAWN FLOOR JOISTS AND BEAMS Minor deterioration on the surface of the joist or beam (up to 3/16"deep) will require removal of the deteriorated portions, treating the retained material with a fungicide, an approved wood preservative and infilling the voids as required. Significant deterioration to the joist or beam (more than 3/16"into any surface) requires removal and replacement of the deteriorated member. Consult the structural EOR for specific cases with limited area. All abutting framing, whether wet or not is to be treated with an approved wood preservative. PLYWOOD FLOOR, ROOF, AND WALL SHEATHING AND GYPSUM WALL SHEATHING Deteriorated Floor and Roof Sheathing shall be removed and replaced in minimum 4-ft x 4-ft sections. Provide blocking at new sheathing edges, and nail both new and existing sheathing to the blocking. Nail sheathing with 8d (0.131"-diameter x 2.5"-long) nails at 6"on center at all edges and 12"on center at field framing. Deteriorated Wall Sheathing shall be removed and replaced in minimum 4-ftx4-ft sections. The new and existing sheathing shall be nailed to new blocking at all panel edges to match the stud depth at the sheathing edges. Nail plywood sheathing with 10d (0.148"-diameter x 3"-long)common shearwall sheathing nails. Where sheathing edge nail spacing cannot be determined from existing drawings or existing conditions, use at minimum 10d common nails at 3"on center for floors 1 and 2, and 10d common nails at 4"on center for floor 3. m§(/|2| E. ƒ§- Q ,$ 22o-o ■ $ # . . § w ,§§ A |. # \ _ \2 E| Mj - ( §¢ ) % \ | 7 . ) 0 E. § * > � — r k 1 § 3|$ ! �« /§ 1P1 . f § > - .„..... 1 E� ■ E EEEEEEff ! § ; - - -------- ;Ja In / & alt.,.o,,o f HI \ § g,q|&2 f { - -------- !E i A 8 §@§A§/§§ 2 3 m - -l / i/{{/§i§ e . / _ E /I \ /\\\\\\\ f I ( �® � f §)% 5 `880800/ 2 (})masa 8 88888888 t • § �/k�) ƒ ( ' j • QjQ( |\ �} i }: ! f ( ki III ) . j ! 3 f $ \\ \ I dlIJ , , _ E EH1Il 2 'al - ...... —33 320 7 tia � 1 5§ gii.n } £fl } a f On. _ . m.mmm. - g§= § \ 3 #.- | ƒ»E ¢ o !©&a4 k § 2 §888888 a - L. 1. k O. 0060§( § s ° ,Ii:,,p in ■ k R)\d(\ I k | DATE INSPECTOR AREA AND TYPE OF INSPECTION ` THIS CARD IS TO REMAIN ON-SITE Construction Inspection Record Federal Way INSPECTION REQUESTS: (253)835-3050 PERMIT #: 17 105826 00 Address: 4915 SW 319TH LN Bldg E Project: K N L VISION WA LLC FEDERAL WAY WA 98023 Scheduled inspections may be failed if this card is not on-site. DO NOT LOSE THIS CARD. Inspections are listed as close to sequential order as possible (read left to right,top to bottom). Please schedule inspections as appropriate. Work must not be covered until it is approved. Check with your inspector if you are unsure about any of the inspections or the inspection sequence. On-going inspections are logged on the back of this card. r r ® Initial Erosion Control(4365) ® Footings/Setback(4110) ❑ Foundation Wall(4115) To be done PRIOR to breaking ground Approved to place concrete Approved to place concrete By Date By Date By Date t, Drainage/Downspout(4040) W Re-steel(4215) ® Slab/Concrete Floor(4255) Approved to backfill Approved to place concrete or grout Approved to place concrete By Date By Date By Date r ® Underfloor Framing(4285) W Floor Sheathing(4105) ® Shear Walls(4245) Approved to sheath floor Approved to install flooring Approved to install siding By Date By Date By Date • 3 Roof Sheathing(4220) 0 Fire/Draft Stops(4095) El Interim Erosion Control(4370) Approved to install roofing Approved Approved By Date By Date21 1g i� By Date Prior to scheduling a Framing inspection; 0 Framing(4120) t4 Insulation(4150) Electrical,Plumbing&Mechanical Rough-in Approved to insulate Approved to install wallboard and Fire/Draft Stop inspections must be signed- in off and approved. IBC 109.3.4By Date ZI p1By79. ' Date 1 1^1 ( /'-Ill 0Gypsum Wallboard Nailing(4130) Suspended Ceiling Grid(4265) El Final-S K F&R(4060) Approved to ud&tape Approved to drop tile Approved ` By Date By Date By Date ® Final Erosion Control(4375) H Final-Building(4050) Approved Approved AiN:By Date Byt Date t 11`7 1 I i r 111 Rough Electrical H Final ElectricalH Right of Way Approved Approved Approved By Date By Date 1 By Date PERMIT APPLICATION CITY OF "-�,- °' Federal Way 4.. ■ay PERMIT CENTER+ 33325 8th Avenue South+Federal Wq 7� 03-632 5 253-835-2607 + FAX 253-835-2609 +permitcentet@eity o ralway.com 2C�.� — DEC 0 5 2017 PERMIT NUMBER _ 1 - TARGET DATE CITY OF FEDERAL WAY — — COMMUNITY DEVELOPMENT SUITE/UNIT# SITE ADDRESS g r S 5,1,.) 51 Lye feS4ASW,6,1 O -c=-/01/2.09/30/e PROJECT ALUATION ZONING ASSESSOR'S TAX/PARCEL# r-,-. 2,1, 349, Coco TYPE OF PERMIT XBOILDING 0 PLUMBING 0 MECHANICALr0 DEEM�MOL,��IITION ❑ ENGINEERING 0 FIRE PREVENTION NAME OF PROJECTTar& (Ak -1/4540;Ai M.1�;/-I . r11/4Mi w. S, S► 1 Waw -MAL "To 9rtt Zit. PROJECT DESCRIPTION r n Detailed description of work to i f� be included on this permit only . NAMEPRIMARY PHONE 4�J L ® U,�St WA, L L c_ is-56S g333 PROPERTY OWNER MAILING ADD SE-MAIL 3709 ciao Nay .S- rr'.ci- ,30Z) SIasAwlew@.slawasso�.ta ciAtoN ... STATE ZIP � a CA.� 9,a/! r TO te. SAL, PHONE -Z 55- 6 y Q MAILING ADDRESS 0 75 (.a ! fartvoLitip adtart111404.4 CONTRACTORCITY �Jr / SinFAX Glit Sze) Wip•TpT� ���LIE# IRA17514 / TION DATE�� FEDERAL WAY BUSINESS LICENSE# 1146 I 1513 NAME S/ PRIMARY 206PHONE MAILING// ADD S /' -� L E-MAIL APPLICANT I Ie 1 s ►5.w� oo.e) cLa tk. 266 s hitxt�h.4"da 'I, car1'I 4 //, 8 A E A" Z 04 gg-i l� N -- — PRIMARY P ONE AM PROJECT CONTACT 1 I be O ING L oda, $V i U G-' ,51,1‘0,4 �4 )1 c�vnz IL (The individual to receive and eS��-�- respond to all correspondence FAx concerning this application) CITY Se j U a Farb �G��I8,'0.4•C t.� — NAME FINANCING PHONE When value is$5,000 or more MAILING ADDRESS,CITY,STATE,ZIP (RCW 19.27.095) I certify under penalty of perjury that I am the property owner or authorized agent of the property owner.I certify that to the best of my knowledge, the information submitted in support of this permit application is true and correct.I certify that I will comply with all applicable City of Federal Way regulations pertaining to the work authorized by the issuance of a permit.I understand that the issuance of this permit does not remove the owner's responsibility for compliance with local, state, or federal Iaws regulating construction or environmental laws. expenses,and attorneys'fees incurred in I further agree to hold harmless the City of Federal Way as to any claim(including costs,exp , y ' the investigation and defense of such claim),which may be made by any person,including the undersigned,and filed against the city, but only where such claim arises out of the reliance.of the city, including its officers and employees, upon the accuracy of the information supplied to the city as a p'• • / ataon. SIGNATURE: - PRINT NAME: Af%, DATE r 4. I(. I/ Page 1 of 2 k:�Handouts\Permit Application Bulletin#100-January 29,2016 VALUE OF HANICAL WORK MECHANICAI, PERMIT � Indicate how many of each type offixture to be installed or relocated as part of this project.Do not include existing fixtures to remain. AIR HANDLING UNITS FANS GAS PIPE OUTLETS OTHER(Describe) AIR CONDITIONER FIREPLACE INSERTS HOODS(cammeraai BOILERS FURNACES HOT WATER TANKS(Gas) COMPRESSORS GAS LOG SETS REFRIGERATION SYST DUCTING GAS PIPING WOODSTOVES _ i ii.v... i vv vv vnri PLUMBING PERMIT Indicate how many of each type offixture to be installed or relocated as part of this project.Do not include existing fixtures to remain. BATHTUBS(or Tub/Shower Combo) LAVS(Hand Sinks) TOILETS WATER PIPING DISHWASHERS RAINWATER SYSTEMS URINALS OTHER(Describe) DRAINS SHOWERS VACUUM BREAKERS DRINKING FOUNTAINS SINKS(Kitchen/Utility) WATER HEATERS(Electric) HOSE BIBBS SUMPS WASHING MACHINES TOTAL FIXTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR SEWER PURVEYOR VALUE OF EXISTING IMPROVEMENTS EXISTING/PREVIOUS USE LOT SIZE(In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? PROPOSED FIRE SUPPRESSION SYSTEM? 0 Yes❑ No 0 Yes ❑ No • RESIDENTIAL - NEW OR ADDITION AREA DESCRIPTION(in square feet) EXISTING PROPOSED TOTAL FOR OFFICE USE BASEMENT FIRST FLOOR(or Mobile Home) SECOND FLOOR COVERED ENTRY DECK GARAGE 0 CARPORT 0 OTHER(describe) EXISTING PROPOSED TOTAL Area Totals **NEW HOMES ONLY** ESTIMATED SELLING PRICE$ #OF BEDROOMS COMMERCIAL—NEW/ADDITION Area in Construction # of AREA DESCRIPTION Square Feet Occupancy Group(s) ;Ys Stories Additional Information NEW BUILDING ADDITION COMMERCIAL—REMODEL/TENANT IMPROVEMENTS AREA DESCRIPTION Area in Occupancy Group's) Construction # of Additional Information Square Feet Type Stories TOTAL BUILDING TENANT AREA ONLY PROJECT AREA ONLY Bulletin 1#I00—January 29,2016 Page 2 of 2 k:\Handouts\Permit Application