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PLPSP20220049




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Summary
PLPSP20220049
Bradley Heights
Preliminary Site Plan
Preliminary Site Plan
Waiting for Revisions
04/08/2022
BRADLEY HEIGHTS LLC
Locations
Application Types
Preliminary Site Plan
Administrative
Waiting for Revisions
Reviews
Review Type Outcome Est. Completion Date Completed
Engineering Traffic Review Revisions Required 06/03/2022 07/06/2022
Bryan Roberts ((253) 841-5542)   Send Email
See Document Markup
Resolved
07/06/2022

Update Traffic Scoping worksheet to reflect the maximum number of units [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

274'-0"
See Document Markup
Resolved
07/06/2022

This section of curb alignment (blue) needs to be modified to meet City geometric standards. It is acceptable to remove the planter strip within this transition area as needed. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

During civil review, provide channelization design that matches the updated geometry/curvature. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

Commercial driveway must be 30ft wide. Based on posted speeds of 27th Ave SE, radius approach not recommended. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

Parking stalls are located too close to commercial access. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

Centerline of commercial access must be aligned with SHAG driveway across the street. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

Per previous comments, half-street improvements shall consist of curb, gutter, 34ft roadway, 8ft sidewalks, 7.5ft planter strip (0.5 curb), and streetlights. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

See Document Markup
Resolved
07/06/2022

Show location of PSD bus stop pad behind sidewalk. Sizing per PSD requirements (300 sqft minimum). Provide analysis that shows existing lighting across the street will be adequate. Photometric analysis needs to meet meet the RP-8 requirements [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

27th Ave SE streetlight required on the eastern edge of frontage. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

To prevent confusion for motorists traveling WB on 27th Ave SE, the gate should be fully reflectorized with vertical stripes alternately red and white at 16-inch intervals measured horizontally. This guidance comes directly from the MUTCD (Section 2B.68). [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

ADA ramp must be removed on the north side of 27th Ave SE. [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

AutoTurn analysis will be required to ensure the largest anticipated design vehicle can safely maneuver throughout site and driveways. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/05/2022

34.00 ft
See Document Markup
Outstanding
07/05/2022

16.00 ft
See Document Markup
Resolved
07/06/2022

Verify if additional ROW dedication is required along frontage to accommodate improvements [Preliminary Site Plan 1]
See Document Markup
Resolved
07/06/2022

Parking stalls are located too close to commercial driveway. There will be ~1,700 vehicles per day using this driveway (ingress + egress), parking stalls here will cause operational issues. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Other/Miscellaneous
Outstanding
07/06/2022

TIA review: Please verify how the number of existing mobile homes were calculated. There appears to be fewer than 52 units. Table 3 – Site access driveway is mislabeled . Per the preliminary site plan, the max number of units is 252. Please recalculation trip generation based on this number. Round vehicle trips to the nearest tenth. Please use a 3% annual growth rate.
Other/Miscellaneous
Outstanding
07/06/2022

General Comments: Sight distance analysis required at proposed 27th Ave SE driveway -City standards require 300ft of ESD, 250 of SSD (0.5ft object height). -Setback 14.5ft from face of curb to evaluate sight lines. -Identify street tree placement, monument signage, fences, etc. that could obstruct sight distance. AutoTurn analysis will be required to ensure the largest anticipated design vehicle can safely maneuver throughout site and driveways. -Analysis must include the following: -All movements need to start straight and end straight. -Make sure “Turn Wheels from Stop” is not selected. -Please include the template of the vehicles used -For clarity, wheel & overhang paths should be different colors. City standard commercial driveway required along frontage (30ft wide). This could change based on design vehicles used for the AutoTurn. Provide details on how a garbage truck will access collection area based on AutoTurn analysis. Must coordinate with service provider on preferred location and design. Traffic Impact fees (TIF) will be assessed in accordance with fees adopted by ordinance, per PMC 21.10. Impact fees are subject to change and are adopted by ordinance. The applicant shall pay the proportionate impact fees adopted at the time of building permit application Park impact fees shall be charged per new dwelling unit based on its size. Fees are assessed in accordance with fees adopted by ordinance, per PMC 21.10 School impact fees shall be paid directly to the school district in accordance with adopted fee at the time of collection by the district. For multifamily developments, impact fees are charged for all dwelling units (not separated) prior to building permit issuance. Per Puyallup Municipal Code Section 11.08.135, the applicant/owner would be expected to construct half-street improvements including curb, gutter, planter strip, sidewalk, roadway base, pavement, and street lighting. Any existing improvements which are damaged now or during construction, or which do not meet current City Standards, shall be replaced.
See Document Markup
Outstanding
07/06/2022

This section of curb alignment (blue) needs to be modified to meet City geometric standards. It is acceptable to remove the planter strip within this transition area as needed. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

During civil review, provide channelization design that matches the updated geometry/curvature. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Per previous comments, half-street improvements shall consist of curb, gutter, 34ft roadway, 8ft sidewalks, 7.5ft planter strip (0.5 curb), and streetlights. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Show location of PSD bus stop pad behind sidewalk. Sizing per PSD requirements (300 sqft minimum). Provide analysis that shows existing lighting across the street will be adequate. Photometric analysis needs to meet meet the RP-8 requirements [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Centerline of commercial access must be aligned with SHAG driveway across the street. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Commercial driveway must be 30ft wide. Based on posted speeds of 27th Ave SE, radius approach not recommended. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Parking stalls are located too close to commercial driveway. There will be ~1,700 vehicles per day using this driveway (ingress + egress), parking stalls here will cause operational issues. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

27th Ave SE streetlight required on the eastern edge of frontage. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

ADA ramp must be removed on the north side of 27th Ave SE. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

To prevent confusion for motorists traveling WB on 27th Ave SE, the gate should be fully reflectorized with vertical stripes alternately red and white at 16-inch intervals measured horizontally. This guidance comes directly from the MUTCD (Section 2B.68). [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Verify if additional ROW dedication is required along frontage to accommodate improvements [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

AutoTurn analysis will be required to ensure the largest anticipated design vehicle can safely maneuver throughout site and driveways. [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Update Traffic Scoping worksheet to reflect the maximum number of units [Preliminary Site Plan 1]
See Document Markup
Outstanding
07/06/2022

Planning Review Revisions Required 06/03/2022 06/23/2022
Rachael N. Brown ((253) 770-3363)   Send Email
See Document Markup
Outstanding
06/17/2022

School Bus Stop, min 300 ft hardscape with lighting (per Puyallup School District Comment) [Preliminary Site Plan, Pg. 1]
See Document Markup
Outstanding
06/21/2022

Street Trees: Shift location of street trees to between sidewalk and roadway [Preliminary Site Plan, pg. 1]
See Document Markup
Outstanding
06/22/2022

Site plan refers to 252 as the 'maximum' number of units. It then refers to 233 as the units proposed. In the RM-Core zone, there is no density maximum, please clarify what the 'maximum number of units' refers to? [Preliminary Site Plan, Pg. 1]
See Document Markup
Outstanding
06/22/2022

33,010 sf of centralized open space required. indicate the size in sq ft of each open space area called out on the site plan and then sum the total [Preliminary Site Plan, Pg. 1]
See Document Markup
Outstanding
06/22/2022

Is this a retaining wall? What is its height? Provide height for all retaining walls. Please label feature. [Preliminary Site Plan, Pg. 3]
See Document Markup
Outstanding
06/22/2022

Is this a retaining wall? Please label feature. [Preliminary Site Plan, Pg. 3]
See Document Markup
Outstanding
06/22/2022

No Comment
Other/Miscellaneous
Outstanding
06/22/2022

Tree Risk Assessment: The proposed site and the neighboring sites to the south and east, appear to include significant trees (trees larger than 15" in diameter at breast height (DBH)). All significant trees located in proposed landscape areas must be retained, unless a tree risk assessment is provided that demonstrates that a tree must be removed due to the tree poor health. Provide tree risk assessment if proposing removal of significant trees in designated planting areas.
Other/Miscellaneous
Outstanding
06/22/2022

Preliminary Landscape Plan: Preliminary landscape plan is missing several required elements, including the locations of existing significant trees. Please reference the landscape plan submittal standards sheet I have uploaded to the Puyallup Permits portal for your reference for a list of required elements for a complete preliminary landscape plan. At this time, a complete preliminary landscape plan review could not be achieved due to insufficient information.
See Document Markup
Outstanding
06/22/2022

Row of trees is missing from center parking landscape strip [landscape plan, Pg. 1]
See Document Markup
Outstanding
06/22/2022

Depict required site distance triangles at all driveway intersections [landscape plan, Pg. 1]
See Document Markup
Outstanding
06/22/2022

For retaining wall, call out and include setback from property line and height [Preliminary Site Plan, pg. 3]
See Document Markup
Outstanding
06/22/2022

Make south side landscaping Type II instead of Type III landscaping to provide more privacy to southern properties.
See Document Markup
Outstanding
06/22/2022

An additional public entrance needs to be added to the Rec building with a direct pedestrian connection to the sidewalk [landscape plan, Pg. 1]
See Document Markup
Outstanding
06/23/2022

While the buildings are technically meeting the building setback requirements of the RM-Core zone, the Downtown Design Guidelines also applicable to this parcel recommend that buildings be positioned at the street frontage where possible. Buildings E and D appear to be positioned quite far from the street frontage.
Other/Miscellaneous
Outstanding
07/13/2022

Downtown Design Review: As noted in DRT letter dated June 23, 2022, the associated downtown design review application (permit #PLDDG20220021) for this project is not complete enough to schedule a meeting with the Design Review and Historic Preservation Board (DRHPB) for either a pre-application meeting or a formal review at this time. Please review the PLDDG20220021 letter and the review table provided for that permit for required revisions and additional information needed. Once a resubmittal is received for that permit, staff will re-review the design submittal and work with the applicant to determine if the project is ready for either a pre-application meeting or a formal review by the DRHPB. A formal review by the board will be scheduled if no significant changes to the applicant's site plan are anticipated.
Other/Miscellaneous
Outstanding
07/13/2022

Downtown Design Review 3.B.5.2 Setbacks: The applicant team asked staff for their interpretation of Downtown Design Guideline 3.B.5.2 regarding building mass setbacks. While staff acknowledges that 3.B.5.2.b does reference 'porches' which by definition can only be on the first floor, we believe the intent of 3.B.5.2 when read in its entirety, is to require upper floor masses to be setback by 5-10 ft, not for vertical massing setbacks to be designed.
Engineering Review Revisions Required 06/03/2022 06/22/2022
Mark Higginson ((253) 841-5559)   Send Email
Other/Miscellaneous
Outstanding
06/22/2022

Water to this site is to be provided by Fruitland Mutual Water Company. The applicant shall provide a water availability letter prior to preliminary site plan approval.
External Agency Review Revisions Required 06/03/2022 06/21/2022
Rachael N. Brown ((253) 770-3363)   Send Email
Other/Miscellaneous
Outstanding
06/17/2022

Please see public comments available in documents and images cache available on the Puyallup Permits portal.
SEPA & NOA Please see public comments available in documents and images cache available on the Cityview portal. Puyallup School District See Puyallup School District Comment Letter in Documents and Images Cache on Puyallup Permits Portal SEPA & NOA Please see public comments available in documents and images cache available on the Puyallup Permits portal.
Fire Review Revisions Required 06/03/2022 06/06/2022
David Drake ((253) 864-4171)   Send Email
Other/Miscellaneous
Outstanding
06/06/2022

Provide the following locations on the site plans: Riser Room’s, F.D.C’s, P.I.V’s, and Fire Hydrants. • Riser Rooms will need direct access from fire lane. • Frontage Fire Hydrants will be required on the southside of 27th Ave SE. Show locations on Site Plan. • Do not block Fire Hydrants or FDC with parking stalls. All will be required to be in parking islands accessed from fire lane. • If an FDC is utilizing A Fire Hydrant in front of the building, there will need to be a separate Fire Hydrant available that reaches all points for the same structure within 400’ • This project requires a 26’ wide fire lane. Show all dimensions throughout project. Site Plan 3 does not show these dimensions. • Auto-turn or equivalent program required to demonstrate fire apparatus turning radiuses. Auto-turn design vehicle listed below. 2022 Straight Chassis Truck (SO19-1) Outside Turning radius 38' 0" Inside Turning radius 28’ 8” Outside Turning Diameter-"wall to wall" 43’ 0 Front bumper height, (lowest portion, winch box) 19" Rear bumper height, (lowest portion) 10" Center of front axle to center of rear axle assembly; 285" Center of rear axle assembly to front bumper; 393" Overall length; 484" Front Overhang is 90” Rear Overhang is 102” Overall Height is 133” • Round-about needs dimensions and radiuses to show Fire Apparatus maneuverability. Round about looks to be nonconforming. • Carports may impact ladder truck operations. Provide details on Heights, depths, and widths for approval. • Maximum grade throughout fire lane is 10%. Do not exceed 10%. • Trash enclosures are blocked by parking islands, parking spots, and carports. How will garbage trucks pickup trash without blocking the fire lane?
Building Review No Comments 06/03/2022 06/06/2022
David Leahy ((253) 435-3618)   Send Email
Fees
Paid Fees Amount Paid Owing Date Paid
SEPA Checklist Fee (with planning permit) $250.00 $250.00 Paid 04/11/2022
Preliminary Site Plan Fee $1,890.00 $1,890.00 Paid 04/11/2022
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 Resolved Planning Division Sign Posted On Site must be provided.
Signed Affidavit Resolved Planning Division Signed Affidavit must be provided.
Miscellaneous Condition Open Planning Division  Swimming Pools. All swimming pools having a depth of 12 or more inches shall maintain a protective fence, wall or enclosure not less than six feet in height, with no opening greater than four inches wide and equipped with self-closing gate surrounding said pool. Hot tubs or other manmade bodies of water shall maintain a similar enclosure or shall be covered when not in use so as to prevent access to the water. Standard Conditions
Miscellaneous Condition Open Planning Division Trash and Recycling Receptacles. Except on trash pick-up days, all trash receptacles shall be screened from neighboring properties and public rights-of-way by an opaque visual barrier no lower than the maximum height of the receptacles. Trash receptacles shall be permanently maintained within such opaque visual barrier. Proposed multifamily residential projects shall provide at least one on-site recycling area for each 25 dwelling units. Each recycling area shall be located not more than 200 feet from the intended user units and, at a minimum, shall include separate receptacles for glass, newspaper, aluminum and cardboard. All recycling areas shall be screened in the same manner. Standard Conditions
Miscellaneous Condition Open Engineering Division GENERAL: • Engineered plans must follow the latest regulations and standards set forth in the Puyallup Municipal Code (PMC), the City Standards for Public Works Engineering and Construction (design standards), and the current City adopted stormwater manual at the time of civil permit application [PMC 21.10.040]. • The comments provided below are intended to assist the applicant with incorporating City requirements into the project design documents, but should not be considered an exhaustive list of all necessary provisions from the PMC, design standards, or the Ecology stormwater manual. • Comments regarding design and construction of new utilities and road improvements are provided for the applicant’s information and use. Unless specifically noted, construction of these infrastructure improvements is not a condition of landuse approval. However, infrastructure improvements must be approved and permitted prior to issuance of the first building permit associated with the project. [RCW 58.17.120 and 19.07.080] Standard Conditions
Miscellaneous Condition Open Engineering Division WATER: • Refer to City Standards, Section 300 for Water System Requirements. [PMC 14.02.120] • Water to this site is to be provided by Fruitland Mutual Water Company. The applicant shall provide a water availability letter prior to preliminary site plan approval. [RCW 19.27.097 & PMC 14.02.130] • The proposed water system shall be designed and constructed to current City (Fire) and Fruitland Mutual Water Company (Domestic/Irrigation) standards. [PMC 14.02.120] • The domestic service line and fire system service line shall have separate, independent connections to the supply main. [PMC 14.02 & CS 302.3(4)] • A new water main shall be extended to, and through, the site sufficient to provide the necessary flows for the proposed fire system. The minimum water pipe size shall be 8-inch diameter for dead-end mains and 6-inch diameter for circulating mains. [PMC 16.08.040, 14.20.010 & CS 301.2] • The minimum distance between water lines and sewer lines shall be 10-feet horizontally and 18-inches vertically. If this criterion cannot be met, the applicant shall isolate the sewer and water lines by encasement, shielding, or other approved methods. [PMC 14.02.120(f) & CS 301.1(8)] • Water pipe and service connections shall be a minimum of 10-feet away from building foundations and/or roof lines. • The applicant shall verify the level of backflow protection required for the domestic water supply with Fruitland Mutual Water Company. However, if any of the proposed building uses are included under WAC 246-290-490 Table 9 facilities, then backflow protection shall be provided using a reduced pressure backflow assembly (RPBA). [PMC 14.02.220(3) & CS 302.2] [PMC 14.02.220(3) & CS 302.2] • Fire hydrants and other appurtenances such as DDCVA and PIV shall be placed as directed by the Puyallup Fire Code Official. Fire hydrants shall be placed so that there is a minimum of 50-feet of separation from hydrants to any building walls. [PMC 16.08.080 & CS 301.2, 302.3] • Maximum hydrant run is 20-feet. • The fire sprinkler double detector check valve assembly (DDCVA) may be located either inside, or outside, of the building(s). At the time of Civil permit application, the fire sprinkler supply line shall be designed, and shown on the plan, into the building to the point of connection to the interior building riser. Provide plan and elevation detail(s) where the riser enters the building with dimensions, clearances, and joint restraint in accordance with NFPA 24. [CS 302.3, CS 303] • The Fire Department Connection (FDC) shall be located no closer than 10-feet and no further than 15-feet from a fire hydrant. (NOTE: If the project is utilizing a fire booster pump, the FDC must connect to the sprinkler system on the discharge side of the pump in accordance with NFPA regulations.) A post indicator valve (PIV) shall be provided for the fire sprinkler system in advance of the DDCVA. [CS 302.3] • Water connection fees and systems development charges shall be in accordance with Fruitland Mutual Water Company requirements. Standard Conditions
Miscellaneous Condition Open Engineering Division SANITARY SEWER: • Refer to City Standards, Section 400 for Sewer System Requirements. [PMC 17.42] • The applicant shall connect into the existing public sewer main located within 27th Ave SE. As of this writing, there are no known sewer constrictions in this system within ¼-mile of the proposed project. However, based on the size of the proposed project and the existing apartment complex to the north, at the time of civil application the applicant will be responsible to confirm available sewer capacity of the existing main based on the tributary sewer basin and make any upgrades necessary to support the proposed project, if any. [PMC 14.08.070] • A separate and independent side sewer will be required from the public main to the project site. Side sewers shall be 6-inch minimum diameter with a 0.02 foot per foot slope. Side sewers shall have a cleanout at the property line, at the building, and every 100 feet between the two points. [PMC 14.08.110 & CS 401(6)] • If the proposed side sewer is greater than 6-inches, a sanitary sewer manhole shall be provided at the property line. • Prior to reuse of any existing side sewer, the City Collections Division must conduct a visual inspection of the side sewer to determine whether it can be used again. Existing laterals must meet current standard to be used again. The applicant shall be responsible to expose the line as necessary for the City inspection. The City reserves the right to request video inspection of the side sewer to assist in this determination. • Sewer main pipe and service connections shall be a minimum of 10-feet away from building foundations and/or roof lines. • The construction of a trash enclosure will require the enclosure pad to be elevated to prevent stormwater run-on. If a sewer area drain is proposed for any trash enclosure, then the entire enclosure shall be covered to prevent stormwater run-on and inflow into the sewer system. • If any buildings on site are connected to septic tanks, the applicant shall abandon the existing septic systems per Pierce County Health Department regulations. A Septic/Pump Tank Decommissioning Certification form must be completed and submitted to the Source Protection Program Department at (253) 798-6470. Verification of certification must be provided PRIOR to final city approvals. [PMC 14.08.070] • For each building, a sanitary sewer system development charge (SDC) will be assessed based on the number of “residential” units in the facility. Current SDC’s as of this writing are $5,890.00 for the first residential unit and $4,417.50 for each additional unit. [PMC 14.10.010, 14.10.030] • For any commercial building, including common/administrative facilities associated with a residential use (office, clubhouse, hallways, pool areas, etc.), a sewer system development charge (SDC) will be assessed based on the number of plumbing fixture units as defined in the Uniform Plumbing Code. Current SDC’s as of this writing are $5,890.00 for the first 15 fixture units and an additional charge of $394.63 for each fixture unit in excess of the base 15 plumbing fixture units. [PMC 14.02.040] • Sewer connection fees and systems development charges are due at the time of building permit issuance and do not vest until time of permit issuance. [PMC 14.10.010, 14.10.030] • To obtain credit towards System Development Fees for any existing fixture units, the applicant shall provide the City evidence of the existing plumbing fixtures prior to demolition or removal. A written breakdown of the removed fixture types, quantities, and associated fixture units shall accompany the building permit application and be subject to review and approval by the City. [PMC 14.10.010] Standard Conditions
Miscellaneous Condition Open Engineering Division STORMWATER/ EROSION CONTROL: • Stormwater design shall be in accordance with PMC Chapter 21.10 and the Department of Ecology (Ecology) Stormwater Management Manual for Western Washington (aka “Ecology Manual”) as adopted by the City Council at the time of project application. The City will be adopting the 2019 Ecology Manual July 1, 2022. Since a Preliminary Site Plan application is not a vesting tool, the proposed stormwater design shall be in accordance with the 2019 Ecology Manual. • Refer to City Standards, Section 200 for Stormwater System Requirements. [PMC 17.42] • The applicant shall complete the stormwater flowchart, Figure 3.1, contained in Ecology’s Phase II Municipal Stormwater Permit, Appendix I. The completed flowchart shall be submitted with the preliminary stormwater site plan and highlight the Minimum Requirements (MR) triggered by the project thresholds. The link below may be used to obtain the flowchart: Western Washington PH II Stormwater Permit • NOTE: Areas of disturbance within the public ROW must be included in the project area as part of the stormwater thresholds and calculations. • Public right-of-way runoff shall be detained and treated independently from proposed private stormwater facilities. This shall be accomplished by enlarging the private facilities to account for bypass runoff; providing separate publicly maintained storm facilities within a tract or dedicated right-of-way; or, other methods as approved by the City Engineer. [PMC 21.10.190(3)] • Development and redevelopment projects are required to employ, wherever feasible, Low Impact Development (LID) Best Management Practices (BMPs) to meet the design criteria set forth in PMC 21.10.190, the Ecology Manual Volume I, Minimum Requirement 5; Volume III, Chapter 3; and Volume V, Chapter 5. Please see additional comments at the end of this section associated with the submitted preliminary storm report. • If infiltration facilities/BMPs are anticipated, the number of infiltration tests shall be based on the area contributing to the proposed facility/BMP, e.g., one test for every 5,000 sq. ft of permeable pavement, or one test for each bioretention cell. • Preliminary feasibility/infeasibility testing for infiltration facilities/BMPs shall be in accordance with the site analysis requirements of the Ecology Manual, Volume I, Chapter 3, specifically: - Groundwater evaluation, either instantaneous (MR1-5), or continuous monitoring (MR1-9), during the wet weather months (December 21 through April 1). - Hydraulic conductivity testing: i. If the development meets the threshold to require implementation of Minimum Requirement #7 (flow control); or, if the site soils are consolidated; or, if the property is encumbered by a critical area, then Small Scale Pilot Infiltration Testing (PIT) during the wet weather months (December 21 through April 1) is required. ii. If the development does not meet the threshold to require implementation of Minimum Requirement #7; or, is not encumbered by a critical area; and is located on soils unconsolidated by glacial advance, grain size analyses may be substituted for the Small Scale PIT test at the discretion of the review engineer. - Testing to determine the hydraulic restriction layer. - Mounding analysis may be required in accordance with Ecology Volume III Section 3.3.8. • Upon submission of the geotechnical infiltration testing, appropriate long-term correction factors shall be noted for any areas utilizing infiltration into the underlying native soils in accordance with the Ecology Manual, Volume III, Chapter 3. Provide the long-term infiltration rate calculation in the stormwater report. • At the time of civil permit application, the applicant is responsible for submitting a permanent storm water management plan which meets the design requirements provided by PMC Section 21.10. [PMC 21.10.190, 21.10.060] - When using WWHM for analysis, provide the following WWHM project files with the civil permit application: - Binary project file (WHM file extension) - ASCII project file (WH2 file extension) - WDM file (WDM file extension) - WWHM report text (Word file) • Each section of the TIR/SSP shall be individually indexed and tabbed with each permit application and every re-submittal prior to review by the City. [PMC 21.10.060] • Overflow facilities shall be provided for any proposed detention/retention (R/D) facilities in accordance with the City Standards. This includes a downstream analysis a minimum of ¼ mile downstream from the site. • Any above-ground stormwater facility shall be screened from public right-of-way and adjacent property per the underlying zoning perimeter buffer requirements in the PMC. • Stormwater R/D facilities shall be a minimum of 20-feet from any public right-of-way, tract, vegetative buffer, and/or property line measured from the toe of the exterior slope/embankment/exterior face of the facility. [PMC 21.10 & DOE Manual, Vol. V, Pg 10-39 and Pg 10-9] • A minimum of 5-feet clearance shall be provided from the toe of any exterior slope/embankment to any tract, property line, fence, or any required vegetative buffer. [PMC 21.10 & CS 206] • The 2-yr, 10-yr, and 100-yr water surface elevation (WSE) shall be shown on the R/D facility cross-section(s). • Water quality treatment of stormwater shall be in accordance with the Ecology Manual, Volume 1, Minimum Requirement 6; and Volume 5, Runoff Treatment. • If the applicant proposes to use bioretention cells for water quality treatment, the following notes shall be added to the civil design plans: - “At the completion of the bioretention cells construction, the engineer-of-record shall provide a written statement to the City of Puyallup that the bioretention cells were built per the approved design.” - “The bioretention soil media (BSM) supplier shall certify in writing that the bioretention soil media meets the guidelines for Ecology-approved BSM including mineral aggregate gradation, compost guidelines, and mix standards as specified in the 2012 Low Impact Development Technical Guidance Manual for Puget Sound. And, if so verified, no laboratory infiltration testing, cation exchange, or organic content testing is required.” • Trench dams shall be provided at the property line for utilities located below infiltrative facilities including, but not limited to, permeable pavements and bioretention facilities. Reference City Standard Detail 06.01.10. • Overflow facilities shall be provided at the low points of any proposed permeable pavement areas to allow safe discharge to the downstream public storm system. • Construction of frontage improvements associated with this project will require either extension of the stormwater main or new storm crossings to accommodate road runoff. • At the time of civil permit application, all pipe reaches shall be summarized in a Conveyance Table containing the following minimum information and included in the TIR: Pipe Reach Name Design Flow (cfs) Structure Tributary Area Pipe-Full Flow (cfs) Pipe Diameter (in) Water Depth at Design Flow (in) Pipe Length (ft) Critical Depth (in) Pipe Slope (%) Velocity at Design Flow (fps) Manning’s Coefficient (n) Velocity at Pipe-Full Flow (fps) Percent full at Design Flow (%) HGL for each Pipe Reach (elev) • At the time of civil permit application, the applicant shall provide a conveyance capacity analysis of the existing 27th Ave SE storm system between the project site and Meridian to ensure adequate capacity assuming existing conditions for any contributing offsite areas, and developed conditions for the project site. • All storm drains shall be signed as follows: a) Publicly maintained stormwater catch basins shall be signed using glue-down markers supplied by the City and installed by the project proponent. b) Privately maintained stormwater catch basins shall be signed with pre-cut 90ml torch down heavy-duty, intersection-grade preformed thermoplastic pavement marking material. It shall read either “Only Rain Down the Drain" or “No Dumping, Drains to Stream”. Alternatively, the glue-down markers may be purchased from the City for a nominal fee. • All private storm drainage facilities shall be covered by a maintenance agreement provided by the City and recorded with Pierce County. Under this agreement, if the owner fails to properly maintain the facilities, the City, after giving the owner notice, may perform necessary maintenance at the owner’s expense. • Erosion control measures for this site will be critical. A comprehensive erosion control plan will be required as part of the civil permit application. • A Stormwater Systems Development fee will be assessed for each new equivalent service unit (ESU) in accordance with PMC Chapter 14.26. Each ESU is equal to 2,800 square feet of ‘hard’ surface. The current SDC as of this writing is $3,560.00 per ESU. • Stormwater Systems Development fees are due at the time of site development permit or in the case where no site development permit is required, at the time of building permit issuance for the individual lot(s); and the fees do not vest until the time of site development permit issuance, or at the time of building permit issuance in the case where a site development permit is not required. • A Construction Stormwater General Permit shall be obtained from the Department of Ecology if any land disturbing activities such as clearing, grading, excavating and/or demolition will disturb one or more acres of land, or are part of larger common plan of development or sale that will ultimately disturb one or more acres of land. The link below may be used to obtain information to apply for this permit: Construction Stormwater General Permit • The following comments are associated with the March 29, 2022 preliminary stormwater report. The applicant is not required to respond to these comments at this time and Engineering is satisfied that appropriate documentation has been provided to allow the project to move forward to the public hearing. However, these comments must be thoroughly addressed at time of civil permit application: - The applicant has proposed a stormwater detention facility to serve the project which is a conservative assumption in terms of the viability of the overall project. However, the City still has reservations that the feasibility/infeasibility criteria for implementing Minimum Requirement 5 (MR5) BMPs has been adequately addressed. - Specifically, the geotechnical report dated February 10, 2022 indicates that the site consists of both recessional outwash and recessional glaciolacustrine soils with the majority of the site consisting of the outwash soils, yet only one small-scale PIT test was conducted in an area of the site where 97% of the soil particles pass the #200 sieve. Additional infiltration testing or additional clarification is needed to justify a determination of BMP infeasibility for the central and eastern portions of the project site. - There may be other BMP infeasibility criteria available to the applicant outlined in the Ecology Manual. For example, downstream impacts associated with lateral flow or potential erosion hazards due to infiltrated stormwater, but the current application materials do not appear sufficient to support a definitive project-wide infeasibility determination for the BMPs listed in Minimum Requirement 5. - For offsite basin inflow and onsite unconverted vegetation areas: document compliance with 2019 Ecology Manual, Vol III, Sec III-2.4 (2014 Manual, Vol. III, Appendix III-B, Section 6). Standard Conditions
Miscellaneous Condition Open Engineering Division STREET: • Half-street improvements shall be completed along the entire property frontage and include curb, gutter, sidewalk, roadway base, pavement, street lighting, and drainage. Dedication of right-of-way may be required to provide for adequate roadway section. [PMC 11.08.120, 11.08.130, 19.12.050(1)] • Existing public utilities that are in conflict with proposed frontage improvements shall be relocated as necessary to meet all applicable City, State, and Federal requirements. • Existing private utilities (gas, telcom, cable, etc…) that are in conflict with City maintained right-of-way and utilities shall be relocated outside of the travelled road section, i.e., behind the curb under the sidewalk area. • Upon civil permit application, the following items shall be provided: - Road plans shall include a plan and profile view of the roadway indicating both the centerline and flow line elevations. [PMC 17.42 & CS 2.2] - A separate street lighting and channelization plan shall be provided in accordance with City Standards. - Commercial and Multi-family projects shall provide an autoturn analysis for the largest anticipated vehicle that would access the site. Curb radii and entrance dimensions shall be increased as necessary to allow vehicles to access the site without encroaching into adjacent lanes of traffic. - Root barriers in accordance with City Standard Detail 01.02.03 shall be installed for all street trees within ten (10) feet of the public ROW. - Wheel chair ramps, accessible routes, etc. shall be constructed in accordance with City Standards and current ADA regulations. If there is a conflict between the City Standards and ADA regulations, the ADA regulations shall take precedence over the City’s requirements. [PMC 17.42] - Any surface area proposed for parking, drive aisle, or outdoor storage shall be paved with asphalt or concrete. [PMC 20.30.045(3), 20.35.035(3), 20.44.045(2)] • Any curb, gutter, sidewalk, or other existing improvements which currently do not meet City Standards, or are damaged during construction, shall be replaced. [PMC 11.08.020] • Upon review of the required, submitted traffic report, additional off-site improvements may be required as directed by the Traffic Engineering Department. [PMC 17.42] Standard Conditions
Miscellaneous Condition Open Engineering Division GRADING: • A Grading Plan conforming to all requirements of PMC Section 21.14.120 will be required for this project. The Plan shall be prepared by a Civil Engineer licensed in the State of Washington. [PMC 21.14.070] • A geotechnical report conforming to all requirements PMC Sections 21.14.150 and 21.14.160 will be required for this project. The Report shall be prepared by a Civil Engineer or Engineering Geologist licensed in the State of Washington. Prior to final acceptance of this project, the author of the Report shall provide certification to the City the project was constructed in accordance with the recommendations contained in the report. • Cross sections will be required at various points along the property lines in accordance with City Standards Section 502 and 503 to ensure no impact from storm water damming or runoff. [PMC 17.42 & CS 502.1] • At the time of civil permit application, the following notes shall be added to the first sheet of the TESCP: -“At any time during construction it is determined by the City that mud and debris are being tracked onto public streets with insufficient cleanup, all work shall cease on the project until this condition is corrected. The contractor and/or the owner shall immediately take all steps necessary to prevent future tracking of mud and debris into the public ROW, which may include the installation of a wheel wash facility on-site.” -“Contractor shall designate a Washington Department of Ecology certified erosion and sediment control leadperson, and shall comply with the Stormwater Pollution Prevention Plan (SWPPP) prepared for this project.” -“Sediment-laden runoff shall not be allowed to discharge beyond the construction limits in accordance with the Project’s NPDES General Stormwater Permit.” • RCW 19.122 requires all owners of underground facilities to notify pipeline companies of scheduled excavations through the one-number locator service if proposed excavation is within 100 feet. Notification must occur in a window of not less than 2 business days but not more than 10 business days before beginning the excavation. If a transmission pipeline company is notified that excavation work will occur near a pipeline, a representative of the company must consult with the excavator on-site prior to excavation. Standard Conditions
Miscellaneous Condition Open Engineering Division MISC: • All proposed improvements shall be designed and constructed to current City Standards. [PMC 14.08.040, 14.08.120, 17.42] • Civil engineering drawings cannot be accepted until Planning Department requirements have been satisfied, including but not limited to, SEPA, Preliminary Site Plan approval, CUP, and/or Hearing Examiner conditions. • Civil engineering drawings will be required for this project prior to issuance of the first building permit. Included within the civil design package shall be a utility plan overlaid with the proposed landscaping design to ensure that potential conflicts between the two designs have been addressed. - At the time of civil application, submit electronic files in PDF format, through the City’s Permit Portal. Contact the Permit staff via email at PermitCenter@ci.puyallup.wa.us for the initial project submittal. • Civil engineering plan review fee is $470.00 (plus an additional per hour rate of $130.00 in excess of 5 hours). The Civil permit shall be $300.00 and the inspection fee shall be 3% of the total cost of the project as calculated on the Engineering Division Cost Estimate form. [City of Puyallup Resolution No. 2098] • Benchmark and monumentation to City of Puyallup datum (NAVD 88) will be required as a part of this project / plat. • Engineering plans submitted for review and approval shall comply with City Standards Section 1.0 and Section 2.0, particularly: - Engineering plans submitted for review and approval shall be based on 24 x 36-inch sheets. - The scale for design plans shall be indicated directly below the north arrow and shall be only 1”=20’ or 1”=30’. The north arrow shall point up or to the right on the plans. - Engineering plan sheets shall be numbered sequentially in this manner: Sheet 1 of 20, Sheet 2 of 20, etc. ending in Sheet 20 of 20. • All applicable City Standard Notes and Standard Details shall be included on the construction plans for this project. A copy of the City Standards can be found on the City’s web site under City Engineering, Development Engineering. • Prior to Acceptance/Occupancy, Record Drawings shall be provided for review and approval by the City. The fee for this review is $200.00. Record Drawings shall be provided as follows: - In accordance with City Standards Manual Section 2.3. - Electronic version of the record drawings in the following formats: 1. AutoCAD Map 2007 or newer in State Plane South Projection 2. PDF • Prior to permit approval for this project, the applicant shall provide documentation that the United States Post Office has been contacted to coordinate mail box locations for this project. Standard Conditions
Related Permit & Planning Applications
Reference Number Status Type
P-21-0098 File Closed Pre-Application
PLDDG20220021 Waiting for Revisions Downtown Design Review
Meeting Requests

There are no meeting requests for this planning application.

Documents & Images
Date Uploaded File Type Document Name
07/15/2022 Other cover letter 4-6-2022 (Flattened)
04/08/2022 Other Geotech Report-Timberlane_BradleyHeights_RG (signed)
07/15/2022 Other P-21-0098 PRE APP NOTES (Flattened)
07/15/2022 Drawing Landscape - 21140LSC BH LS SET 02 16 2022 (Flattened)
07/15/2022 Form Traffic Study - Bradley Heights - Puyallup TIA - 1-5-22 (Flattened)
07/15/2022 Form Bradley Heights SEPA CHECKLIST - SIGNED (Flattened)
07/15/2022 Study Stormwater - Bradley Heights Prelim Drainage Report 20220329 (Flattened)
07/15/2022 Study Drainage Plan - PRE-1 (Flattened)
07/15/2022 Study Prelim SS and Water (Flattened)
07/15/2022 Plans SITE 4-6-2022 - site plan-Existing Conditions (Flattened)
07/15/2022 Plans SITE 4-6-2022 - site plan-Preliminary Site Plan 2 (Flattened)
07/15/2022 Plans SITE 4-6-2022 - site plan-Preliminary Site Plan 3 (Flattened)
07/15/2022 Plans SITE 4-6-2022 - site plan-Preliminary Site Plan (Flattened)
07/15/2022 Form Preliminary Site Plan_Review - SIGNED (Flattened)
04/11/2022 Receipt Receipt for transaction:2022-000663
04/11/2022 Letter Initial Submittal Incompleteness Letter (Generate/Send Initial Submittal Incompleteness Letter)
04/11/2022 Letter Initial Submittal Incompleteness Letter (Generate/Send Initial Submittal Incompleteness Letter)
07/15/2022 Form Crical-Area-ID-Form5 (Flattened)
07/15/2022 Report Geotech Report-Timberlane_BradleyHeights_RG (signed)0 (Flattened)
04/12/2022 Report Geotech Report-Timberlane_BradleyHeights_RG (signed)
04/19/2022 Letter Complete Application Letter
05/04/2022 PLPSP20220049 Notice of Application Mailer - English
05/04/2022 PLPSP20220049 Notice of Application Mailer - Spanish
05/16/2022 DECLARATION OF NOA SIGN POSTING 05092022
05/16/2022 NOA Sign Posted 05092022
05/16/2022 Email Public Comments: Dept. of Ecology
05/16/2022 Email Public Comments: Puyallup Public School District
05/17/2022 Report Public Comments: Pre-Application Vicinity Meeting Notes & Public Comments
05/17/2022 Report Public Comments
06/17/2022 Email FW: Notice of Complete Application - Project #PLPS
06/22/2022 Form Landscape Plan Submittal Requirements
07/15/2022 Letter DRT Letter
07/21/2022 Drawing Markups (Site Plan) - Traffic 1st Review - Bradley Heights
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