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Planning Application Status

PLPSP20220132




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Summary

PLPSP20220132
Genesee Propane Bulk Plant
Preliminary Site Plan
Preliminary Site Plan
Waiting for Revisions
08/11/2022
GENESEE MONROE LLC
Proposal for a 30,000 gallon propane bulk plant on a undeveloped 1.13 acre parcel. Proposal includes a 4,000 sq/ft office-warehouse-shop building, 30,000 gallon propane storage tank, paved driveway, parking, landscaping, and proposed offsite stormwater infrastructure.

Locations

Application Types

Preliminary Site Plan

Administrative
Waiting for Revisions

Reviews

Review Type Outcome Est. Completion Date Completed
Engineering Traffic Review Revisions Required 12/17/2022 01/17/2023
Mieco Hutchens ((253) 841-5430)   Send Email
See Document Markup
Outstanding
01/11/2023


Show preliminary locations for street lighting and service cabinet {Site Plan Sheet 1.1p}
See Document Markup
Outstanding
01/11/2023


Not at ROW Centerline {Site Plan Sheet 1.1p}
See Document Markup
Outstanding
01/11/2023


Per previous comment, Face of Curb shall be 17ft from ROW centerline. {Site Plan Sheet 1.1p}
See Document Markup
Outstanding
01/11/2023


Per previous comment, Planter strip must be 7.5ft per city standard. {Site plan sheet 1.1P}
See Document Markup
Outstanding
01/11/2023


Per previous comment, Provide Auto-turn analysis for largest anticipated design vehicle. Show proposed driveway design can accommodate largest anticipated design vehicle {Site plan sheet 1.1p}
See Document Markup
Outstanding
01/11/2023


Gates must meet Peirce County standard and comply with Fire Code {Site Plan sheet 1.1p}
See Document Markup
Outstanding
01/11/2023


Has a Sight Distance analysis been done? What type street trees planned? Potential to limit sight distance {Site Plan Sheet 1.1P}
Other/Miscellaneous
Outstanding
01/11/2023


Traffic Scoping - Is a Dispenser planned for retail sales?
Engineering Review Revisions Required 12/17/2022 12/14/2022
Lance Hollingsworth ((253) 770-3337)   Send Email
See Document Markup
Outstanding
12/14/2022


If list approach is used for BMP selection, document BMP considerations by citing feasibility criteria in the Manaul. [Drainage Report, Page 1]
See Document Markup
Outstanding
12/14/2022


Design Storm using the 2019 Ecology Manual adopted by the City in July 2022. All storm comments will refer to the 2019 Manual as the "Ecology Manual." [Drainage Report, Page 1]
See Document Markup
Outstanding
12/14/2022


Format drainage report per the Ecology Manual Volume III Section 3.2 Preparing a Stormwater Site Plan. Include all Sections. If section is inapplicable, document reasoning for inapplicability. If a Section is not needed for Preliminary Site Plan submittal, state the section will be provided in Civil Submittal. Sections to be completed for preliminary feasibility: a. Project Overview, b. Existing Conditions Summary, c. Offsite Analysis Report, d. Permanent Stormwater Control Plan, e. Construction Stormwater Pollution Prevention Plan, f. Special Reports and Studies [Drainage Report, Page 1]
See Document Markup
Outstanding
12/14/2022


Provide a Table to reasonably estimate the quantity of existing and proposed hard surface areas. Include off-site areas. Use Impervious_Surface_Table included in CityView as a guide for what is needed to determine storm feasibility. [Drainage Report, Page 1]
See Document Markup
Outstanding
12/14/2022


Use Ecology Manual Figure I-3.1 Flowchart for determining requirements and include in the Drainage Report. All minimum requirements are anticipated to be required for all hard surfaces and converted vegetation areas. [Drainage Report, Page 2]
See Document Markup
Outstanding
12/14/2022


•Preliminary feasibility/infeasibility testing for infiltration facilities shall be in accordance with the site analysis requirements of the Ecology Manual, Volume III, Chapter 3.2, specifically: -Groundwater evaluation, continuous monitoring well during the wet weather months (December 1 through April 1). -Hydraulic conductivity testing: o If the development triggers Minimum Requirement #7 (flow control), if the site soils are consolidated, or is encumbered by a critical area a Small Scale Pilot Infiltration Tests (PIT) during the wet weather months (December 1 through April 1) is required. o If the development does not trigger Minimum Requirement #7, 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 V Section 5.2.7. [Drainage Report, Page 1]
See Document Markup
Outstanding
12/14/2022


Site plan says 4,000 SF. Confirm total account of hard surface (Ie. Roof, sidewalks, pavements, gravel), [Drainage Report, Page 2]
See Document Markup
Outstanding
12/14/2022


Storage tanks are not shown on plans. [Drainage Report, Page 2]
See Document Markup
Outstanding
12/14/2022


Expand on how proposed storm design meets minimum requirements. [Drainage Report, Page 2]
See Document Markup
Outstanding
12/14/2022


Reconsider BMPs for roof runoff. Stormwater will not be permitted to discharge directly onto City roads or into a City system without the prior approval of the City. [Drainage Report, Page 2]
See Document Markup
Outstanding
12/14/2022


Place north arrow in top right hand corner. but scale bar underneath north arrow per City Design Standards Section 2.1 [Site Plan]
See Document Markup
Outstanding
12/14/2022


Include and label existing and proposed contours [Site Plan]
See Document Markup
Outstanding
12/14/2022


show general drainage features like catch basins, pipes, BMPs, storm facilities. treatment and flow control systems, etc. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show offsite improvements. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Callout pavement types. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Add existing and proposed surface area quantities. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show preliminary Grading [Site Plan]
See Document Markup
Outstanding
12/14/2022


Trash enclosure required for new commercial facilities. See Design Standards Section 208 for storm related requirements. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show approximate locations of all existing and proposed utilities. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Add Vicinity Map to lower right hand side of Site Plan. [Site Plan]
See Document Markup
Outstanding
12/14/2022


label and dimension property/ROW lines and easements. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Add brief legal description including quarter, section, range under vicinity map [Site Plan]
See Document Markup
Outstanding
12/14/2022


Add lot size in square feet and acres. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show adjacent property zoning. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show owner/developer's name, address, and phone number in the title block. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show owner/developer's name, address, and phone number in the title block. [Site Plan]
See Document Markup
Outstanding
12/14/2022


Show flowpath arrows. [Site Plan]
Fire Review Revisions Required 12/17/2022 12/14/2022
David Drake ((253) 864-4171)   Send Email
Other/Miscellaneous
Outstanding
12/14/2022


As per the pre-application requirements, please show new fire hydrant on site plans. Permit # PLPRE20220046 item number one and four. 1. A fire hydrant will be required on 23rd street SE. 2. Propane tanks will need to comply with NFPA, IBC, and IFC. 3. Comply with all State codes. 4. A fire sprinkler system will be determined by water availability at the new fire hydrant. 5. Electronic gates will require battery backup and KNOX override for fire department access. 6. Propane tank will be required to be anchored to a footing or slab. 7. If the Propane tank is underground an engineered design will be required for securing the tank. 8. Propane tank is in Lahar Zone.
Building Review Revisions Required 12/17/2022 12/08/2022
David Leahy ((253) 435-3618)   Send Email
Other/Miscellaneous
Outstanding
12/08/2022


Would need to provide the required electrical vehicle charging spots per WAC 51-50-0429 and all related items for both the accessible parking and regular parking spots.
Planning Review Revisions Required 12/17/2022 12/06/2022
Rachael N. Brown ((253) 770-3363)   Send Email
See Document Markup
Outstanding
12/05/2022


Irrigation not allowed in ROW Planter Strips [Irrigation Plan, Sheet I1]
See Document Markup
Outstanding
12/05/2022


Label North, South, and East perimeter landscaping areas at "Type III Landscaping" [Landscape Plan, Sheet L1}
See Document Markup
Outstanding
12/05/2022


Label planter strips in ROW as "Planter Strip" [Landscape Plan, Sheet L1]
See Document Markup
Outstanding
12/05/2022


Label west perimeter landscape area directly abutting building as "Type SLD-01 Landscaping" [Landscape Plan, Sheet L1]
See Document Markup
Outstanding
12/05/2022


What will the area around the tank be used for? Please identify on the site plan [Landscape Plan, Sheet L1]
See Document Markup
Outstanding
12/05/2022


Label and show all existing and proposed utilities on the preliminary landscape plan. No utility lines shall pass under required landscape planters unless justification is provided demonstrating that no feasible alternative exists [Landscape Plan, Sheet L1]
See Document Markup
Outstanding
12/05/2022


Irrigation missing from east perimeter landscaping area [Irrigation Plan, Sheet I1]
See Document Markup
Outstanding
12/05/2022


Sidewalk must be shifted to abut property line. Landscape planter shall be widened where necessary to fill in the roadway section [Site plan, Sheet 1.1p]
See Document Markup
Outstanding
12/05/2022


Perimeter parking lot landscape islands must be 12ft in width and the depth of the abutting parking stall [Landscape Plan, Sheet L1]
See Document Markup
Outstanding
12/05/2022


The max building height shall be equal to the proposed building setback within the first 35 ft of setback from the adjoining public street. The max building height may be increased by 1.5 ft for each additional foot of setback in excess of 35 ft up to the max. Building heights withing required setbacks shall be measured from the grade of the public sidewalk or centerline of the public street adjoining the site. [Elevations, Sheet 2.1P]
See Document Markup
Outstanding
12/05/2022


What is the area to the north of the building to be used for? [Site Plan, Sheet 1.1P]
Other/Miscellaneous
Outstanding
12/05/2022


6 ft tall wood or opaque fence shall be added 20ft from the front property line extending across the entire frontage (except where driveways conflict), to obscure the view from the ROW of the tank storage areas. The fence shall further extend around the rest of the perimeter of the site to further obscure the tanks from adjacent properties.
Other/Miscellaneous
Outstanding
12/06/2022


All portions of a lot not devoted to building, future building, parking, access drives, walks, storage or accessory uses shall be landscaped in a manner consistent with the VMS and PMC 20.58.
Other/Miscellaneous
Outstanding
01/23/2023


Contact at Pierce County Department of Emergency Management is Joshua Atkins, his email is Joshua.atkins@piercecountywa.gov. Puyallup lahar evacuation routes are available at https://www.epiceoc.com/pages/lahar.
External Agency Review Revisions Required 12/17/2022 12/02/2022
Rachael N. Brown ((253) 770-3363)   Send Email
Other/Miscellaneous
Outstanding
12/02/2022


Exemption from Construction Prohibition Request: The subject property is located within a volcanic hazard area. Per Puyallup Municipal Code 21.06.1260 hazardous facilities such as bulk propane plants are not allowed in these areas without an exemption from the Development & Permitting Services Director. Submitted exemption request letter requires additional changes and supporting information to be processed.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption request letter: provide calculations for how you determined that the propane tanks will not move during a lahar event. Please provide evidence that an acceptable engineering method was used for these calculations. Provide sources for physics forces used.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption request letter: Provide clarification as to how the propane tanks will be 'surrounded by water' during a lahar event.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption Request Letter: The project appears to propose storage area for smaller propane tanks. Will these tanks be stored while full or empty? These smaller tanks will need to be anchored or stored in such a way as to prevent them from floating away during a lahar event.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption Request Letter: Provide FEMA, USGS, or other regulatory guidance on Lahar or other equivalent natural disaster physics forces used in calculations.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption Request Letter: Per PMC 21.06.1260 (a) one of the findings for approval of a hazardous facility construction exemption is "That the critical facility has a satisfactory critical alert notification system in place which coordinates with local and regional emergency monitoring systems". Please provide Letters of acknowledgement from the Pierce County Department of Emergency Management and/or Washington State Emergency Management Division regarding coordination of the on-site emergency notification system with one or both of these agencies.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption Request Letter: Provide a written evacuation plan which is coordinated with the City of Puyallup adopted emergency evacuation plan to provide a route from the site to the City’s adopted evacuation routes. The City Emergency Manager will review this plan to ensure conformance with City standards.
Other/Miscellaneous
Outstanding
12/02/2022


Exemption Request Letter: Provide all manuals and plans referenced in the exemption request letter for City Review. Provide details of how evacuation drills will be conducted.

Fees

Paid Fees Amount Paid Owing Date Paid
SEPA Checklist Fee (with planning permit) $250.00 $250.00 Paid 08/18/2022
Preliminary Site Plan Fee $1,890.00 $1,890.00 Paid 08/18/2022
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 Category Expiration Date Due Date
Sign Posted On Site Resolved Planning Division Public Noticing
: Sign Posted On Site must be provided.
Signed Affidavit Resolved Planning Division Public Noticing
: Signed Affidavit must be provided.
Miscellaneous Condition Open Planning Division Standard Conditions
: Trash and Recycling Receptacles. In the MP and ML zones, trash and recycling receptacles shall be screened from adjacent properties and public rights-of-way by an opaque visual barrier no lower than the highest point of the receptacles.
Miscellaneous Condition Open Planning Division Standard Conditions
: Performance Standards: Hazardous Materials. All users of hazardous materials shall notify the city fire chief and public works director of the type and quantities of such materials generally on the premises. No emission which would be demonstrably injurious to human health, animal or plant life in the vicinity, on the ground or beyond any lot line on which the use is located shall be permitted. Where such an emission could be produced as a result of accident or equipment malfunction, adequate safeguards consistent with industry standards and applicable regulations shall be implemented. This provision shall not be interpreted to prohibit the use of herbicides or pesticides. Odor: No use shall be permitted which creates annoying odor in such quantities as to be perceptible, without instruments, at the boundaries of the lot in which the use is located.
Miscellaneous Condition Open Engineering Division Submit With Civil Permit Application
: Provide Survey of site at Civil permit submittal. The City adopted the 2019 Department of Ecology’s Stormwater Management Manual for Western Washington which requires a survey prepared by a registered land surveyor (or other qualified professional) for projects that add or replace 2,000 square feet or more of hard surface. See 2019 Ecology Manual Section III-3.2 Preparing a Stormwater Site Plan Step 1 for minimum requirements needed for this survey.

Related Permit & Planning Applications

Reference Number Status Type
P-21-0089 File Closed Pre-Application
PLPRE20220046 File Closed Pre-Application

Documents & Images


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