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Planning Application Status

PLVAR20210001




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Summary
PLVAR20210001
Pioneer Mixed Use Landscape Variance
Variance
Variance
Canceled
12/13/2021
SIDHU FARMS LLC
Locations
Application Types
Variance
Hearing Examiner
Canceled
Reviews
Review Type Outcome Est. Completion Date Completed
Planning Review VOID 07/11/2022 07/01/2022
Julie Johnson ((253) 841-5482)   Send Email
Other/Miscellaneous
Outstanding
06/10/2022

Note to applicant: Full plan set redlines/mark ups will be published at the time of the final review from the Development Review Team (DRT). Comments with bracketed attribution to plan sheet names/sheet #s are related to redlines/mark ups.
Other/Miscellaneous
Outstanding
06/10/2022

PMC 20.30.030 (9) allows a 15’ buffer along the RM-20 / CBD zone change boundary. This applies to all of the southern property lines that are adjacent to the RM-20 zoning district, which includes the western and southern property boundaries adjacent to the southern portion of the hammerhead. The site plan denotes that a 20-foot 10-inch landscape buffer variance is proposed along the southern section of the hammerhead. Please continue to denote landscape buffer width but remove reference to “variance proposed.”
Other/Miscellaneous
Outstanding
06/10/2022

The landscape buffer reduction variance request is required for the proposed driveway location and on-site parking. Your variance criteria response only discusses the driveway placement and fire access and does not describe why the landscape buffer should be reduced for on-site parking. Sufficient building details , including proposed interior uses, dwelling units, etc. are required with your resubmittal to demonstrate the minimum parking spaces required so Staff can compare the minimum required parking spaces against the site plan design and parking count. Revise all documents to provide the necessary information to justify the landscape buffer reduction for on-site parking.
Other/Miscellaneous
Outstanding
06/10/2022

Please note that staff is unlikely to support the landscape buffer reduction for on-site parking without significant effort to reduce parking requirements, which includes considering a smaller building footprint. Other options include utilizing the low impact development parking reduction options in PMC 20.55.018.
Other/Miscellaneous
Outstanding
06/10/2022

Planning staff understands the need for the driveway approach location on 7th Street SE to be as far south of the Pioneer intersection as possible for the purposes of compliance with engineering traffic safety standards (driveway spacing from arterial intersections). Staff understands that would result in a landscape buffer reduction to roughly 1-foot, 7-inches at the driveway approach at the right of way line and slightly interior to the site as the driveway approach tapers to the interior private driveway. However, staff anticipated the site plan layout to taper the driveway north immediately after the ROW approach driveway to widen the landscaping back to the standard 15’ requirement. Elimination of the buffer for the 39’+ internal to the site appears to be the result of a bump out in the building footprint just north of the ADA parking stalls.
Other/Miscellaneous
Outstanding
06/10/2022

Without a detailed analysis from the applicant regarding interior floor layout, staff is not able to support the landscape buffer being reduced less than 15-feet for the entire 39-feet in length that is needed to accommodate a building bump-out. A detailed explanation of why the landscape buffer should be reduced to allow for the building bump-out and ADA parking stalls is required. Please note that City staff is unlikely to support any landscape buffer reduction as a result of the building bump-out since the building size could be reduced and ADA parking stalls could be placed elsewhere on site (where allowed by IBC). The site plan should be updated to show the landscape buffer tapering back to 15-feet that starts at the property line, and thus avoiding the need for a variance. The site plan may simply be shown to represent a footprint that is too large to accommodate needed landscaping, drives, parking and other site features, as oppose to a special condition based on the circumstances of the lot and its surroundings – such findings would result in a denial of the variance by the Examiner.
Other/Miscellaneous
Outstanding
06/10/2022

Please review and give significant consideration to traffic and fire comments. Both departments have voiced significant concerns regarding the site layout being approvable during later permits. While the variance request may continue without traffic and fire approvals, any future site changes may require significant changes to the site plan and, potentially, additional variances. It is strongly recommended that the applicant complete and submit the preliminary site plan and SEPA checklists prior to resubmitting on the variance permit.
Other/Miscellaneous
Outstanding
06/10/2022

To ensure that the proposed fence meets the intended screening requirements, a fence detail plan shall be submitted.
Engineering Traffic Review VOID 07/11/2022 07/01/2022
Julie Johnson ((253) 841-5482)   Send Email
Other/Miscellaneous
Outstanding
06/10/2022

To maximized intersection/Driveway spacing, 7th St SE access must be located as far south as possible (3ft from the south property line). The commercial driveway shall be 30ft wide at City ROW. Once on private property, the driveway shall re-align to meet 15ft buffer requirements. The re-alignment shall minimize the partial removal of the landscape buffer.
Other/Miscellaneous
Outstanding
06/10/2022

Approval of this variance does not guarantee full access at driveway location. Further analysis required to determine access feasibility. See previous pre-application notes for all traffic engineering requirements.
Building Review VOID 07/11/2022 07/01/2022
Julie Johnson ((253) 841-5482)   Send Email
Fire Review Revisions Required 07/11/2022 07/01/2022
Ray Cockerham ((253) 841-5585)   Send Email
Other/Miscellaneous
Resolved
07/01/2022

1. To determine code compliance with parking lot the following need to be shown on plan. Riser Room, FDC, PIV, and Fire Hydrants. These items can not be blocked by a parking stall. The Riser Room requires direct access from the parking lot. 2. Fire Truck turn-around needs dimensions on both sides of the hammer head. 3. 12c parking stall will impact the turn-around depending on what type of vehicle parks there. Parking spots can not encroach into fire lane. This spot may need to be removed.
Other/Miscellaneous
Outstanding
07/01/2022

1. To determine code compliance with the parking lot the following need to be shown on the plan. Riser Room, FDC, PIV, and Fire Hydrants. These items cannot be blocked by a parking stall. The Riser Room requires direct access from the parking lot. Notes: Site plan do not show (24) FDC and (25) PIV Please see - https://www.cityofpuyallup.org/1465/300---Water-System Standard 310.2 FDC and 310.3 PIV
Engineering Review No Comments 07/11/2022 06/29/2022
Anthony Hulse ((253) 841-5553)   Send Email
No comments from Engineering. Traffic and Fire's requirements are causing the landscape setback issues.
Engineering Traffic Review Revisions Required 02/17/2022 03/28/2022
Bryan Roberts ((253) 841-5542)   Send Email
Other/Miscellaneous
Carried Forward
06/10/2022

To maximized intersection/Driveway spacing, 7th St SE access must be located as far south as possible (3ft from the south property line). The commercial driveway shall be 30ft wide at City ROW. Once on private property, the driveway shall re-align to meet 15ft buffer requirements. The re-alignment shall minimize the partial removal of the landscape buffer.
Other/Miscellaneous
Carried Forward
06/10/2022

Approval of this variance does not guarantee full access at driveway location. Further analysis required to determine access feasibility. See previous pre-application notes for all traffic engineering requirements.
Fire Review Revisions Required 02/17/2022 02/22/2022
David Drake ((253) 864-4171)   Send Email
Other/Miscellaneous
Carried Forward
06/10/2022

1. To determine code compliance with parking lot the following need to be shown on plan. Riser Room, FDC, PIV, and Fire Hydrants. These items can not be blocked by a parking stall. The Riser Room requires direct access from the parking lot. 2. Fire Truck turn-around needs dimensions on both sides of the hammer head. 3. 12c parking stall will impact the turn-around depending on what type of vehicle parks there. Parking spots can not encroach into fire lane. This spot may need to be removed.
Planning Review Revisions Required 02/17/2022 02/14/2022
Chris Beale ((253) 841-5418)   Send Email
Planning Review Revisions Required 02/17/2022 02/14/2022
Chris Beale ((253) 841-5418)   Send Email
Other/Miscellaneous
Carried Forward
06/10/2022

Note to applicant: Full plan set redlines/mark ups will be published at the time of the final review from the Development Review Team (DRT). Comments with bracketed attribution to plan sheet names/sheet #s are related to redlines/mark ups.
Other/Miscellaneous
Carried Forward
06/10/2022

PMC 20.30.030 (9) allows a 15’ buffer along the RM-20 / CBD zone change boundary. This applies to all of the southern property lines that are adjacent to the RM-20 zoning district, which includes the western and southern property boundaries adjacent to the southern portion of the hammerhead. The site plan denotes that a 20-foot 10-inch landscape buffer variance is proposed along the southern section of the hammerhead. Please continue to denote landscape buffer width but remove reference to “variance proposed.”
Other/Miscellaneous
Carried Forward
06/10/2022

The landscape buffer reduction variance request is required for the proposed driveway location and on-site parking. Your variance criteria response only discusses the driveway placement and fire access and does not describe why the landscape buffer should be reduced for on-site parking. Sufficient building details , including proposed interior uses, dwelling units, etc. are required with your resubmittal to demonstrate the minimum parking spaces required so Staff can compare the minimum required parking spaces against the site plan design and parking count. Revise all documents to provide the necessary information to justify the landscape buffer reduction for on-site parking.
Other/Miscellaneous
Carried Forward
06/10/2022

Please note that staff is unlikely to support the landscape buffer reduction for on-site parking without significant effort to reduce parking requirements, which includes considering a smaller building footprint. Other options include utilizing the low impact development parking reduction options in PMC 20.55.018.
Other/Miscellaneous
Carried Forward
06/10/2022

Planning staff understands the need for the driveway approach location on 7th Street SE to be as far south of the Pioneer intersection as possible for the purposes of compliance with engineering traffic safety standards (driveway spacing from arterial intersections). Staff understands that would result in a landscape buffer reduction to roughly 1-foot, 7-inches at the driveway approach at the right of way line and slightly interior to the site as the driveway approach tapers to the interior private driveway. However, staff anticipated the site plan layout to taper the driveway north immediately after the ROW approach driveway to widen the landscaping back to the standard 15’ requirement. Elimination of the buffer for the 39’+ internal to the site appears to be the result of a bump out in the building footprint just north of the ADA parking stalls.
Other/Miscellaneous
Carried Forward
06/10/2022

Without a detailed analysis from the applicant regarding interior floor layout, staff is not able to support the landscape buffer being reduced less than 15-feet for the entire 39-feet in length that is needed to accommodate a building bump-out. A detailed explanation of why the landscape buffer should be reduced to allow for the building bump-out and ADA parking stalls is required. Please note that City staff is unlikely to support any landscape buffer reduction as a result of the building bump-out since the building size could be reduced and ADA parking stalls could be placed elsewhere on site (where allowed by IBC). The site plan should be updated to show the landscape buffer tapering back to 15-feet that starts at the property line, and thus avoiding the need for a variance. The site plan may simply be shown to represent a footprint that is too large to accommodate needed landscaping, drives, parking and other site features, as oppose to a special condition based on the circumstances of the lot and its surroundings – such findings would result in a denial of the variance by the Examiner.
Other/Miscellaneous
Carried Forward
06/10/2022

Please review and give significant consideration to traffic and fire comments. Both departments have voiced significant concerns regarding the site layout being approvable during later permits. While the variance request may continue without traffic and fire approvals, any future site changes may require significant changes to the site plan and, potentially, additional variances. It is strongly recommended that the applicant complete and submit the preliminary site plan and SEPA checklists prior to resubmitting on the variance permit.
Other/Miscellaneous
Carried Forward
06/10/2022

To ensure that the proposed fence meets the intended screening requirements, a fence detail plan shall be submitted.
Engineering Review No Comments 02/17/2022 02/09/2022
Anthony Hulse ((253) 841-5553)   Send Email
Other/Miscellaneous
Outstanding
02/09/2022

No comments from Engineering.
No comments from Engineering. Traffic and Fire's requirements are causing the landscape setback issues.
Building Review No Comments 02/17/2022 02/02/2022
David Leahy ((253) 435-3618)   Send Email
Planning Review VOID 12/22/2021 12/22/2021
Katie Baker ((253) 435-3604)   Send Email
See Document Markup
Outstanding
02/14/2022

15' landscape required by code [site plan, sheet 1 of 1]
See Document Markup
Outstanding
02/14/2022

Meets code. 15' required [site plan, sheet 1 of 1]
See Document Markup
Outstanding
02/14/2022

Reduce building dimension. Inset the building footprint to eliminate need for landscaping [site plan, sheet 1 of 1]
See Document Markup
Outstanding
02/14/2022

Are these ADA stalls required in this location per IBC or can they be relocated? [site plan, sheet 1 of 1]
See Document Markup
Outstanding
02/14/2022

Reduced landscaping here OK per engineering standards [site plan, sheet 1 of 1]
See Document Markup
Outstanding
02/14/2022

Staff concerns about this portion of the landscape reduction - see DRT notes [site plan, sheet 1 of 1]
See Document Markup
Outstanding
02/14/2022

Provide floor space break down to show required parking. [site plan, sheet 1 of 1]
Incorrect activity
Fees
Paid Fees Amount Paid Owing Date Paid
Variance Application Fee $770.00 $770.00 Paid 12/13/2021
Outstanding Fees Amount Paid Owing Date Paid
No outstanding fees.


Application(s) will not be processed until outstanding fees have been paid in full.

$0.00
Meetings

There are no hearings for this planning application.

Conditions
Condition Status Department Description Category Expiration Date Due Date
Sign Posted On Site Open Planning Division Sign Posted On Site must be provided.
Signed Affidavit Open Planning Division Signed Affidavit must be provided.
Related Permit & Planning Applications
Reference Number Status Type
P-21-0105 File Closed Pre-Application
Meeting Requests

There are no meeting requests for this planning application.

Documents & Images
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Should you need assistance, please contact the Permit Center at (253) 864-4165 option 1.