CITY OF PUYALLUP PERMITTING PORTAL

Other/Miscellaneous

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

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

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

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

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

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

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

To ensure that the proposed fence meets the intended screening requirements, a fence detail plan shall be submitted.

Other/Miscellaneous

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

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.

Other/Miscellaneous

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

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

Other/Miscellaneous

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

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.

Other/Miscellaneous

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

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

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

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

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

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

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

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

To ensure that the proposed fence meets the intended screening requirements, a fence detail plan shall be submitted.

Other/Miscellaneous

No comments from Engineering.

See Document Markup

15' landscape required by code [site plan, sheet 1 of 1]

See Document Markup

Meets code. 15' required [site plan, sheet 1 of 1]

See Document Markup

Reduce building dimension. Inset the building footprint to eliminate need for landscaping [site plan, sheet 1 of 1]

See Document Markup

Are these ADA stalls required in this location per IBC or can they be relocated? [site plan, sheet 1 of 1]

See Document Markup

Reduced landscaping here OK per engineering standards [site plan, sheet 1 of 1]

See Document Markup

Staff concerns about this portion of the landscape reduction - see DRT notes [site plan, sheet 1 of 1]

See Document Markup

Provide floor space break down to show required parking. [site plan, sheet 1 of 1]