CITY OF PUYALLUP PERMITTING PORTAL

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Both 409 and 433 43rd Ave SW are currently owned by HC Homes per the Pierce County Auditor and provided quit claim deed, revise accordingly.

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City of Puyallup Staff discussed fee in lieu for the proposed development. The City is not in favor of utilizing the fee in lieu program for the proposed development. 43rd Ave SW is considered a minor collector and would benefit from increased pedestrian infrastructure. Per the provided exhibits emailed 7/28/23, the city can accept exhibit 3 with a few modifications. 1. Shift the back of the sidewalk to abut the property line. 2. The proposed sidewalk must be ADA compliant. Due to the location of the hydrant, the sidewalk can be stopped just short of the western property line to avoid re-location. Additionally, the planter strip can be shortened to provide additional sidewalk width to provide a minimum 4' ADA pathway. 3. The planter strip width should vary along the western property line to avoid the sidewalk being placed on private property and require additional right of way dedication. The planting strip design will need to account for the roadway runoff. 4. Show the proposed street light on the south side of 43rd Ave SW. Show preliminary frontage improvements on the next submittal. [short plat, pg 2]

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The city is requiring frontage improvements for the proposed development. The requirement of curb and gutter makes this interceptor trench redundant an can likely be removed. [Storm Site Plan, pg 2]

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Full dispersion requires a 100' flow path to be preserved in a separate tract. Show the preserved area within an independent tract. [Storm Site Plan].

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Provide a legend for this sheet. [Storm Site Plan, pg 2]

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It does not appear that the proposed dispersion trench is sized correctly for minimum requirement #5. Provide a sizing calculation for the proposed roof area with the preliminary drainage report. [Storm Site Plan]

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Show required curb, gutter and sidewalk along the plat frontage and inherent stormwater mitigation within the public right of way. Public and Private stormwater facilities shall be separate. [Storm Site Plan, pg 2]

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The storm site plan and preliminary site plan do not match. The preliminary storm report states that "other hard surfaces" are being mitigated per full dispersion whereas the plans show the driveway infiltrating via a trench. Infiltration for the driveway is not an option for list #2, revise to another BMP or meet the LID performance standard. [Storm Site Plan, pg 3]

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Is this private storm drainage easement to allow lot 2 to discharge stormwatwer from there driveway approach onto lot 1? [short plat, pg 2]

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Show the proposed boundary line change per PLBDJ20220164 for the parking lot. The boundary line adjustment will need to be recorded prior to the short plat amendment being approved. [short plat, pg 2]

See Document Markup

City of Puyallup Staff discussed fee in lieu for the proposed development. The City is not in favor of utilizing the fee in lieu program for the proposed development. 43rd Ave SW is considered a minor collector and would benefit from increased pedestrian infrastructure. Per the provided exhibits emailed 7/28/23, the city can accept exhibit 3 with a few modifications. 1. Shift the back of the sidewalk to abut the property line. 2. The proposed sidewalk must be ADA compliant. Due to the location of the hydrant, the sidewalk can be stopped just short of the western property line to avoid re-location. Additionally, the planter strip can be shortened to provide additional sidewalk width to provide a minimum 4' ADA pathway. 3. The planter strip width should vary along the western property line to avoid the sidewalk being placed on private property and require additional right of way dedication. The planting strip design will need to account for the roadway runoff. 4. Show the proposed street light on the south side of 43rd Ave SW. Show preliminary frontage improvements on the next submittal. [short plat, pg 2]

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WWHM calculations for dispersion trenches are used to model the flow control standard. Provide a design based on 10' of trench length per 700SF of roof area. [storm plan, pg 42]

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Show easement for interceptor drains. [short plat, pg 2]

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The draft easement and the short plat show different easement dimensions. The current draft easement does not include the dispersion flow path, make mention that the owners of lot 1 and lot 2 will be responsible for maintaining the flow path. [short plat, pg 2]

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Provide the names and addresses of the owners of the existing lots. This appears to be HC homes for parcels 0419095003 and 0419095022. David Artz appears to own 0419095004, revised accordingly. [short plat, pg 1]

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Include permit application number: PLSHP20220104 [short plat, pg 1]

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The original tract owner has not been updated as part of the 2nd re-submittal. [short plat, pg 1]

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Create an additional Engineering note that mentions septic systems locations have been preliminarily approved per P-19-0061 for 409 and 433 43rd Ave SW. [short plat, pg 1]

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How is stormwater going to be mitigated as part of development? There is not an existing storm system along this property frontage. If each building site cannot mitigate stormwater accordingly, the project will be required to extend the storm main within 116th St E and connect. Note this may be challenging as the grade increases as the right of way heads east. Provide a preliminary storm drainage site plan, geotech report with site specific infiltration testing and groundwater monitoring and drainage report stating how the project will feasibly mitigate stormwater runoff as part of this development. [short plat, pg 2]

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Submit a formal request for fee in lie via email to the following city staff: hhunger@puyallupwa.gov, kcook@puyallupwa.gov, and ahulse@puyallupwa.gov. Be sure to reference this short plat amendment application number. [short plat, pg 2]

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A preliminary stormwater report and plan was not received as part of this re-submittal. Additionally, the geotech report was not received as specified by the comment response letter. Provide this information per the 2019 Ecology Manual regulations during the next submittal. [short plat, pg 2]

Other/Miscellaneous

Per meeting with City Staff, compile several alternative frontage designs for review.

See Document Markup

Provide the names and addresses of the owners of the existing lots. This appears to be HC homes for parcels 0419095003 and 0419095022. David Artz appears to own 0419095004, revised accordingly. [short plat, pg 1]

See Document Markup

Include permit application number: PLSHP20220104 [short plat, pg 1]

See Document Markup

How is stormwater going to be mitigated as part of development? There is not an existing storm system along this property frontage. If each building site cannot mitigate stormwater accordingly, the project will be required to extend the storm main within 116th St E and connect. Note this may be challenging as the grade increases as the right of way heads east. Provide a preliminary storm drainage site plan, geotech report with site specific infiltration testing and groundwater monitoring and drainage report stating how the project will feasibly mitigate stormwater runoff as part of this development. [short plat, pg 2]

See Document Markup

The original tract owner has not been updated as part of the 2nd re-submittal. [short plat, pg 1]

See Document Markup

Create an additional Engineering note that mentions septic systems locations have been preliminarily approved per P-19-0061 for 409 and 433 43rd Ave SW. [short plat, pg 1]

See Document Markup

Submit a formal request for fee in lie via email to the following city staff: hhunger@puyallupwa.gov, kcook@puyallupwa.gov, and ahulse@puyallupwa.gov. Be sure to reference this short plat amendment application number. [short plat, pg 2]

See Document Markup

A preliminary stormwater report and plan was not received as part of this re-submittal. Additionally, the geotech report was not received as specified by the comment response letter. Provide this information per the 2019 Ecology Manual regulations during the next submittal. [short plat, pg 2]

See Document Markup

Both 409 and 433 43rd Ave SW are currently owned by HC Homes per the Pierce County Auditor and provided quit claim deed, revise accordingly.

See Document Markup

City of Puyallup Staff discussed fee in lieu for the proposed development. The City is not in favor of utilizing the fee in lieu program for the proposed development. 43rd Ave SW is considered a minor collector and would benefit from increased pedestrian infrastructure. Per the provided exhibits emailed 7/28/23, the city can accept exhibit 3 with a few modifications. 1. Shift the back of the sidewalk to abut the property line. 2. The proposed sidewalk must be ADA compliant. Due to the location of the hydrant, the sidewalk can be stopped just short of the western property line to avoid re-location. Additionally, the planter strip can be shortened to provide additional sidewalk width to provide a minimum 4' ADA pathway. 3. The planter strip width should vary along the western property line to avoid the sidewalk being placed on private property and require additional right of way dedication. The planting strip design will need to account for the roadway runoff. 4. Show the proposed street light on the south side of 43rd Ave SW. Show preliminary frontage improvements on the next submittal. [short plat, pg 2]

See Document Markup

The city is requiring frontage improvements for the proposed development. The requirement of curb and gutter makes this interceptor trench redundant an can likely be removed. [Storm Site Plan, pg 2]

See Document Markup

Full dispersion requires a 100' flow path to be preserved in a separate tract. Show the preserved area within an independent tract. [Storm Site Plan].

See Document Markup

Provide a legend for this sheet. [Storm Site Plan, pg 2]

See Document Markup

It does not appear that the proposed dispersion trench is sized correctly for minimum requirement #5. Provide a sizing calculation for the proposed roof area with the preliminary drainage report. [Storm Site Plan]

See Document Markup

Show required curb, gutter and sidewalk along the plat frontage and inherent stormwater mitigation within the public right of way. Public and Private stormwater facilities shall be separate. [Storm Site Plan, pg 2]

See Document Markup

Provide an easement on the short plat that allows lot 2 to discharge stormwater from the driveway to the infiltration trench located on lot 1. [Storm Site Plan, pg 3]

See Document Markup

The storm site plan and preliminary site plan do not match. The preliminary storm report states that "other hard surfaces" are being mitigated per full dispersion whereas the plans show the driveway infiltrating via a trench. Infiltration for the driveway is not an option for list #2, revise to another BMP or meet the LID performance standard. [Storm Site Plan, pg 3]

See Document Markup

Is this private storm drainage easement to allow lot 2 to discharge stormwatwer from there driveway approach onto lot 1? [short plat, pg 2]

See Document Markup

Show the proposed boundary line change per PLBDJ20220164 for the parking lot. The boundary line adjustment will need to be recorded prior to the short plat amendment being approved. [short plat, pg 2]

Other/Miscellaneous

Minimum lot depth in RM-Core zone is 70 ft. as measured from the midpoint of the front lot line to the midpoint of each rear lot line of each lot. Add this measurement to the plat map. If wetland tract would result in a non-conforming lot measurement, adjust wetland tract to create a conforming lot configuration and add hatching in the adjusted wetland area to indicate that while area is not within the wetland tract it is still a regulated wetland buffer. Required wetland buffer signs will still be erected at the correct wetland buffer boundary.

Other/Miscellaneous

Correct "Existing Zoning" on face of plat to "RM-Core". It appears the 'existing zoning' now says 'RMC' which is also incorrect.

Other/Miscellaneous

Per meeting with City Staff, compile several alternative frontage designs for review.

Other/Miscellaneous

Several parties responded to the notice of application and SEPA notice for this project and have provided public comments. Each comment is available for review on the City's public permits portal under the 'documents and images tab. Please review the comments and concerns addressed in the attached letters and emails and provide written responses to each.

See Document Markup

Provide the names and addresses of the owners of the existing lots. This appears to be HC homes for parcels 0419095003 and 0419095022. David Artz appears to own 0419095004, revised accordingly. [short plat, pg 1]

See Document Markup

Add 43rd Ave SW to the vicinity map. 116th St E is the county's road. [short plat, pg 1]

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Show the existing lot lines using a heavy dashedline, and the proposed lot lines shown using a heavy solid line. Add these linetypes to the legend. [short plat, pg 2]

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Show the existing and proposed easements being relinquished and created on this map based on the title report. [short plat, pg 2]

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Illegible typo. [short plat, pg 2]

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Update engineering note 2 to read 43rd Ave SE/116th St E. As 116th St E is a county road. [short plat, pg 1]

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Provide topography contours for the site. The contours should be shown in 5 foot intervals unless it has slopes greater than 15 percent, otherwise use 2 foot intervals. [short plat, pg 2]

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Where is the proposed septic system? The previous short plat mentioned lots 2 and 4 didn't have adequate soil for sewer, but lots 1 and 3 may have adequate soils for sewer. Provide a utility easement as necessary. [short plat, pg 2]

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Include the following engineering note: Any subdivision of land as part of a short plat or formal platting process shall require curb,gutters, planter strips, street trees, sidewalks, storm drainage, street lighting, and one-half street paving (only required if the existing pavement condition is poor) in accordance with the citys Public Works Engineering and Construction Standards and Specifications.The frontage improvements shall be required along all street frontage adjoining the properties created by the land division process. Frontage improvements shall also be required where any reasonable access to the property connects to the public right-of-way,although the primary access isl ocated on another parcel. [short plat, pg 1]

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Include permit application number: PLSHP20220104 [short plat, pg 1]

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Is a shared septic system still proposed on the western lot (433 43rd Ave SW)? Show this on the short plat and provide the agreement letter/show the private easements. [short plat, pg 2]

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Show Fruitland Mutual's Water Main in 116th st E [short plat, pg 2]

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City records show Fruitland Mutual Water is the purveyor rather than Tacoma Water. [Short plat, pg 1]

See Document Markup

How is stormwater going to be mitigated as part of development? There is not an existing storm system along this property frontage. If each building site cannot mitigate stormwater accordingly, the project will be required to extend the storm main within 116th St E and connect. Note this may be challenging as the grade increases as the right of way heads east. Provide a preliminary storm drainage site plan, geotech report with site specific infiltration testing and groundwater monitoring and drainage report stating how the project will feasibly mitigate stormwater runoff as part of this development. [short plat, pg 2]

See Document Markup

Provide the 116th St E right of way width. [short plat, pg 2]

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Update Engineering note 2 to state Access to lots 1 and 2 shall be via a shared access easement. The access will be maintained equally by lots 1 and 2 [short plat, pg 1]

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Update Tract note 4 to read "maintenance of the said tract" [short plat, pg 1]

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The original tract owner has not been updated as part of the 2nd re-submittal. [short plat, pg 1]

See Document Markup

Create an additional Engineering note that mentions septic systems locations have been preliminarily approved per P-19-0061 for 409 and 433 43rd Ave SW. [short plat, pg 1]

See Document Markup

Tract A is landlocked by lots 1 and 2, extend the shared access easement to abut the Tract. [short plat, pg 2]

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Submit a formal request for fee in lie via email to the following city staff: hhunger@puyallupwa.gov, kcook@puyallupwa.gov, and ahulse@puyallupwa.gov. Be sure to reference this short plat amendment application number. [short plat, pg 2]

See Document Markup

A preliminary stormwater report and plan was not received as part of this re-submittal. Additionally, the geotech report was not received as specified by the comment response letter. Provide this information per the 2019 Ecology Manual regulations during the next submittal. [short plat, pg 2]

Other/Miscellaneous

Several parties responded to the notice of application and SEPA notice for this project and have provided public comments. Each comment is available for review on the City's public permits portal under the 'documents and images tab. Please review the comments and concerns addressed in the attached letters and emails and provide written responses to each.

Plat Note: Wetland or buffer

The site contains wetland areas and protective wetland buffers. A note shall be included on the face of the plat for each affected lot indicating: “This lot contains a wetland and wetland buffer that is protected by federal, state and local regulations. A wetland is a permanently, semi-permanently, or seasonally flooded area of land with a distinct ecosystem based on hydrology, hydric soils, and vegetation adapted for life in water saturated soils. Wetlands provide numerous benefits to the natural environment including water quality, flood control, wildlife habitat, shoreline stability, and aesthetic values. Since the 1780s, Washington has lost 31 percent of its wetland areas, from 1.35 million acres to 938,000 acres, contributing to loss of flood storage and habitat areas. Wetlands are critical to the overall health of watersheds and property owners are key for protecting, restoring, and managing our state's remaining wetland resources. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior government approval.”

Other/Miscellaneous

Tract “A” must be re-named as a “Native Growth Protection Area” the description of the tract shall read: “This tract contains wetland and wetland buffer that is protected by federal, state and local regulations. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior approval from the City's Planning Division; and, It is the right of the City to enforce the terms of the restriction in the tract area. All lots in the short plat shall have an equal and undivided interest in the maintenance of said tract”

Other/Miscellaneous

Other/Miscellaneous

Minimum lot depth in RM-Core zone is 70 ft. as measured from the midpoint of the front lot line to the midpoint of each rear lot line of each lot. Add this measurement to the plat map. If wetland tract would result in a non-conforming lot measurement, adjust wetland tract to create a conforming lot configuration and add hatching in the adjusted wetland area to indicate that while area is not within the wetland tract it is still a regulated wetland buffer. Required wetland buffer signs will still be erected at the correct wetland buffer boundary.

Other/Miscellaneous

Correct "Existing Zoning" on face of plat to "RM-Core". It appears the 'existing zoning' now says 'RMC' which is also incorrect.

Other/Miscellaneous

Remove 10 ft building setback from plat map

Plat Note: Wetland or buffer

The site contains wetland areas and protective wetland buffers. A note shall be included on the face of the plat for each affected lot indicating: “This lot contains a wetland and wetland buffer that is protected by federal, state and local regulations. A wetland is a permanently, semi-permanently, or seasonally flooded area of land with a distinct ecosystem based on hydrology, hydric soils, and vegetation adapted for life in water saturated soils. Wetlands provide numerous benefits to the natural environment including water quality, flood control, wildlife habitat, shoreline stability, and aesthetic values. Since the 1780s, Washington has lost 31 percent of its wetland areas, from 1.35 million acres to 938,000 acres, contributing to loss of flood storage and habitat areas. Wetlands are critical to the overall health of watersheds and property owners are key for protecting, restoring, and managing our state's remaining wetland resources. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior government approval.”

Other/Miscellaneous

Tract “A” must be re-named as a “Native Growth Protection Area” the description of the tract shall read: “This tract contains wetland and wetland buffer that is protected by federal, state and local regulations. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior approval from the City's Planning Division; and, It is the right of the City to enforce the terms of the restriction in the tract area. All lots in the short plat shall have an equal and undivided interest in the maintenance of said tract”

Other/Miscellaneous

Other/Miscellaneous

Minimum lot depth in RM-Core zone is 70 ft. as measured from the midpoint of the front lot line to the midpoint of each rear lot line of each lot. Add this measurement to the plat map. If wetland tract would result in a non-conforming lot measurement, adjust wetland tract to create a conforming lot configuration and add hatching in the adjusted wetland area to indicate that while area is not within the wetland tract it is still a regulated wetland buffer. Required wetland buffer signs will still be erected at the correct wetland buffer boundary.

Other/Miscellaneous

Correct "Existing Zoning" on face of plat to "RM-Core"

Other/Miscellaneous

Remove 10 ft building setback from plat map

Other/Miscellaneous

Several parties responded to the notice of application and SEPA notice for this project and have provided public comments. Each comment is available for review on the City's public permits portal under the 'documents and images tab. Please review the comments and concerns addressed in the attached letters and emails and provide written responses to each.

See Document Markup

Provide the names and addresses of the owners of the existing lots. This appears to be HC homes for parcels 0419095003 and 0419095022. David Artz appears to own 0419095004, revised accordingly. [short plat, pg 1]

See Document Markup

Add 43rd Ave SW to the vicinity map. 116th St E is the county's road. [short plat, pg 1]

See Document Markup

Show the existing lot lines using a heavy dashedline, and the proposed lot lines shown using a heavy solid line. Add these linetypes to the legend. [short plat, pg 2]

See Document Markup

Show the existing and proposed easements being relinquished and created on this map based on the title report. [short plat, pg 2]

See Document Markup

Illegible typo. [short plat, pg 2]

See Document Markup

Update engineering note 2 to read 43rd Ave SE/116th St E. As 116th St E is a county road. [short plat, pg 1]

See Document Markup

Provide topography contours for the site. The contours should be shown in 5 foot intervals unless it has slopes greater than 15 percent, otherwise use 2 foot intervals. [short plat, pg 2]

See Document Markup

Where is the proposed septic system? The previous short plat mentioned lots 2 and 4 didn't have adequate soil for sewer, but lots 1 and 3 may have adequate soils for sewer. Provide a utility easement as necessary. [short plat, pg 2]

See Document Markup

Include the following engineering note: Any subdivision of land as part of a short plat or formal platting process shall require curb,gutters, planter strips, street trees, sidewalks, storm drainage, street lighting, and one-half street paving (only required if the existing pavement condition is poor) in accordance with the citys Public Works Engineering and Construction Standards and Specifications.The frontage improvements shall be required along all street frontage adjoining the properties created by the land division process. Frontage improvements shall also be required where any reasonable access to the property connects to the public right-of-way,although the primary access isl ocated on another parcel. [short plat, pg 1]

See Document Markup

Include permit application number: PLSHP20220104 [short plat, pg 1]

See Document Markup

Is a shared septic system still proposed on the western lot (433 43rd Ave SW)? Show this on the short plat and provide the agreement letter/show the private easements. [short plat, pg 2]

See Document Markup

Show Fruitland Mutual's Water Main in 116th st E [short plat, pg 2]

See Document Markup

City records show Fruitland Mutual Water is the purveyor rather than Tacoma Water. [Short plat, pg 1]

See Document Markup

How is stormwater going to be mitigated as part of development? There is not an existing storm system along this property frontage. If each building site cannot mitigate stormwater accordingly, the project will be required to extend the storm main within 116th St E and connect. Note this may be challenging as the grade increases as the right of way heads east. Provide a preliminary storm drainage site plan, geotech report with site specific infiltration testing and groundwater monitoring and drainage report stating how the project will feasibly mitigate stormwater runoff as part of this development. [short plat, pg 2]

See Document Markup

Provide the 116th St E right of way width. [short plat, pg 2]

See Document Markup

Update Engineering note 2 to state Access to lots 1 and 2 shall be via a shared access easement. The access will be maintained equally by lots 1 and 2 [short plat, pg 1]

See Document Markup

Update Tract note 4 to read "maintenance of the said tract" [short plat, pg 1]