17-105827 Building - Multi Family
City of Federal Way FILE Permit #:17-105827-00-MF
Community Development Dept.
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 APARMENTS BLD R UNITS 203, 204
Project Address: 31719 50TH TR SW Parcel Number: 112103 9129
Project Description: REP-Deck repair to include framing,sheathing,siding repairs to dry rot to units R203 and
R204
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: J #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: 12,881.65
No Fixtures Associated With This Permit fi4,441- f a
CONDITIONS:
***SUBJECT 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:
EXHIBIT A .
DEI STRUCTURAL REPORT
DIBBLE ENGINEERS INC RECEIVED
November 2,2017 DEC 0 5 2017
The ConAm Group
COMMUNNITY DEVELOPMENT
Attn: Steve Huson, Regional Maintenance Director
16000 Christensen Road, Suite 250
Seattle, WA 98188
Re: Park at Dashpoint Apartments—Deck Review
31736 50th Ln SW, Federal Way, WA
DEI Project No.: 17-459/300
Dear Mr. Huson:
Dibble Engineers, Inc. (DEI)completed a site visit on Monday, October 23rd, 2017 to observe 4 decayed decks on
buildings R, U, and V at Park at Dashpoint Apartments. Representatives from the ConAm Group and DEI were
present during the site visit.The original cladding had been removed to completely observe the extent of decay for
each deck. Each deck is pictured below.
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DIBBLE ENGINEERS INC 11029 Market Street, Kirkland WA 98033 1 425.828.4200 j dibbleengineers.com
•
Park at Dashpoint Apartments
DEI
DIBBLE ENGINEERS INC
Project Description
Building R, U,and V are three story, wood framed apartment buildings.Temporary shoring was constructed to
support the framing of the decks above. Cladding was removed to expose the sheathing substrate and framing
components.Wall cladding was not removed to expose potential spread of decay to exterior wall framing.
UUservati:
Extensive decay has deteriorated various components of the deck framing.Typical deck framing consists of the
following:
2x8 joists at 16"on center with hangers to 2x8 beam.
2x8 beam toenailed to 6x6 pressure treated post and 2x8 edge joist.
g 2x8 ledger with(2) nails at 16"on center to exterior wall.
6x6 pressure treated post with a standoff base to concrete patio.
Plywood sheathing
Building R has two decks which exhibit severe decay. Deterioration of 2x8 beams and joists have created an
incomplete load path, shown in Photo 1 and Photo 2. The decay does not spread along the joists to the deck ledger.
Deck sheathing is completely deteriorated at the corner over the 6x6 posts. The posts do not exhibit decay. Nailing
from the sheathing to the joists are exposed in some locations and exhibit corrosion,shown in Photo 3. The patio
below the right deck is cracked below the 6x6 post,evident in photo 4.
Building U and building V each have one deck that exhibits similar decay and deterioration in the same components
and locations to building R.The deck at building R has discolored and decayed sheathing and beam.There is an
incomplete load path over the post due to the deterioration of the 2x8 beam,evident in Photo 5.The third level deck
at building V exhibits decayed sheathing and a 2x8 beam has been removed.The guardrail has also been removed
at this deck. There are 3 stitch nailed 2x beams which have rotated over the 6x6 post,shown in Photo 7. Sheathing
has also deteriorated to create a hole in the substrate.There is no positive connection between the rotated joists and
post at this deck.
conclusions & keconrnenaation:
Load path for the gravity system is currently incomplete for the three decks at building R and V due to deterioration of
beams and sheathing.We believe the deck framing components can be replaced in similar kind, in coordination with
a building envelope consultant to provide improved waterproofing details. DEI recommends completely replacing
deck joists and beams as well as all sheathing. General wood remediation techniques should be followed and notes
on these methods have been attached.
DEI recommends providing a footing below the post at the right deck of building R,featured in Photo 4. No footing
was seen at this locations which is most likely why there is a crack at the patio. DEI recommends replacing the beam
at the deck at building V and installing hardware to establish a positive connection between the beam and post.
PAGE 2 OF 5
•
Park at Dashpoint Apartments
DEL
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, s S. COL&
DIBBLE ENGINEERS, INC. $'. OF WAs*j O
/-4A'" •02-"4 4k,'44' AIK t;st)
Carson Zednick, EIT .g s� 39519
Design Engineer ��bb+�,tRAL eks,s,
email(@,dibbleengineers.com "ZONAL
11/02/2017
Disclaimer
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: Travis Colliander, PE, SE
Attachments: General Wood Remediation Notes
PAGE 3 OF 5
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Photo 1 Photo 2
Building R Deteriorated 2x8 Deck Beam. Building R Deteriorated 2x8 Deck Beam.
Right Deck. Left Deck.
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Photo 3 Photo 4
Exposed Nailing from Sheathing to Joist at Cracked Patio Below Right Deck at
Building R. Building R.
PAGE 4 OF 5
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ParI<a„.at Dashp oiri t Apartments
DEI
DIBBLE ENGINEERS INC
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Photo 5 Photo 6
Deteriorate Beam and Sheathing at Corroded Fasteners and Decayed
Building U 2x8 Beam
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Photo 7 Photo 8
Rotated Beam Over Post at Building V.
Decayed Sheathing and Missing Joist at
V
Building V.
PAGE 5 OF 5
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.
•
Y THIS CARD IS TO REMAIN ON-SITE '
CITY OF ' Construction Inspection Record
Federal Way INSPECTION REQUESTS: (253)835-3050
PERMIT#: 17 105827 00 Address: 31719 50TH TR SW Bldg R
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.
e® Initial Erosion Control(4365) El 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
•
❑ Drainage/Downspout(4040) 0 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
•
'0 Underfloor Framing(4285) a® Floor Sheathing(4105) 0 Shear Walls(4245)
Approved to sheath floor Approved to install flooringii Approved to install siding
a By Date By Date 1 z # 1 i•-' a By Date
0 Roof Sheathing(4220) 0 Fire/Draft Stops(4095) III Interim Erosion Control(4370)
Approved to install roofing Approved Approved
By Date aBy Date By Date
Prior to scheduling a Framing inspection; 1 'i3 Framing(4120) 111 Insulation(4150)
Electrical,Plumbing&Mechanical Rough-in I Approved to insulate Approved to install wallboard
and Fire/Draft Stop inspections must be signed
off and approved IBC 109 3 4 By !1 Date )11./1/7 By Date
•
0 Gypsum Wallboard Nailing(4130) 0 Suspended Ceiling Grid(4265) El Final-SK F&R(4060)
Approved to install mud&tape Approved to drop tile Approved
By Date _ By Date By Date
ffi Final Erosion Control(4375) CI Final-Building(4050)
Approved Approved
By Date By Date 1 \I' I lc
Rough Electrical0 Final Electrical LI Right of Way
Approved Approved Approved
a By Date By Date a By Date
PERMIT APPLICATION
CITY of PERMIT CENTER+33325 8th Avenue South+Federal Way,WA 98003-6325
Federal Way253-835-2607 + FAX 253-835-2609 +permitcenter@cityoffederalway.com
I7-- ( 0 G-c9 2 _ f--
, DEC U 5 201/
PERMIT NUMBER _ _ TARGET DATE CITY OF FFOERAL.WAY
:AMMUNITY DEVELOPMENT
SITE ADDRESS n SUITE/UNIT#
3 9 5 O� <e_vt—Pkce.5\►\1 etu SW-Ay 61&04-317-2Q3 2�
PROJECT VALUATION ZONING ASSESSOR'S TAX/PARCEL#
4 1 z- ( --� _ 9 ci
2 girl .1v5
TYPE OF PERMIT )(BUILDING 0 PLUMBING 0 MECHANICAL 0 DEMOLITION 0 ENGINEERING 0 FIRE PREVENTION
NAME OF PROJECT 704-i1( -1 A.5 o 1 yot fLc R— _ r `.
Ll_ �s Q1,tw1e f-rte YY . WAS 4 c vi ,' �..o cJl ti q
PROJECT DESCRIPTION
Detailed description of work to 0,....- jZ 2)3 2 0 I
be included on this permit only
NAMPRIMARY PHONE
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PROPERTY OWNER MAILING ADDS E-MAIL
3709 coAlV y s4r 41 2 c Sus, (kia@slawAssoc.ial.,f
CI STATE ZIP //�� 1 '� 1
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PHONE G +a O +Z
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CONTRACTOR CITY/) c ' 1 ST T,E ZIP 4,p4
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STE�T�CONTRACTOR'S LIE H - �IODATE FEDERAL WAY BUSINESS LICENSE C
11-1 i
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NAME S tick
a PRIMARY PHONE
J_'��, 2-0,_71— 60 Z.0
MAILING ADDVMS E-MAIL
APPLICANT I p 1 S �%�J g 2 56 S iria 7'1 vi,carA
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PROJECT CONTACT A1rk.1 - 2O&. -T1.0 0 Z-6
J 1�ING j D�i s�{/Pv u s o �V) I 2.S •' a
(The individual to receive and �P �(r� l�f►'i ,
respond to all correspondence
concerning this application) c'T s,TorbzIPCr r,)�c FAX
NAME OWNER-FINANCED
PROJECT FINANCING
When value is$5,000 or more MAILING ADDRESS,CITY,STATE,ZIP PHONE
(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 laws regulating
construction or environmental laws. incurred in
I further agree to hold harmless the City of Federal Way as to any claim(including costs,expenses,and attorneys'fees
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 , i• - ,.f the city, including its officers and employees, upon the accuracy of the
information supplied to the city as a part • his '• ,•tion. 7
/,f': DATE C 2/5 d/ 1
SIGNATURE:
PRINT NAME: ...lir,/10. I' 6,4 •-J/l/
Bulletin#100—January 29,2016 Page 1 of 2 k:\Handouts\Permit Application
1 VALUE OF HANICAL WORK
MECHANICAL PERMIT $
Indicate how many of each type of fixture to be installed or relocated as part of thisproject.Do not include existing fixtures to remain.
AIR HANDLING UNITS FANS GAS PIPE OUTLETS OTHER(Describe)
AIR CONDITIONER FIREPLACE INSERTS HOODS(commeraail
BOILERS FURNACES HOT WATER TANKS(Gas)
COMPRESSORS GAS LOG SETS REFRIGERATION SYST
DUCTING GAS PIPING WOODSTOVES
' llt ll lla
PLUMBING PERMIT v
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/Unity) 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?
❑Yes ❑ No ❑Yes 0 No
•
a 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 ( l Construction ` rr of
AREA DESCRIPTION Square Feet Occupancy Group(s) Type Stories Additional Information
NEW BUILDING
ADDITION
COMMERCIAL—REMODEL/TENANT IMPROVEMENTS
AREA DESCRIPTION Area m Occupancy Group(s) Construction # of Additional Information
Square Feet Type Stories
TOTAL BUILDING
TENANT AREA ONLY
PROJECT AREA ONLY
Bulletin#I00—January 29,2016 Page 2 of 2 k:\Handouts\Permit Application