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Planning Application Status

PLPSP20220152




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Summary

PLPSP20220152
Bell Place Apartments - 5 Story Building
Preliminary Site Plan
Preliminary Site Plan
Complete Application
10/12/2022
BELL PLACE LLC
Proposed five (5) story, 89-unit multi-family residential development proposal. Project is located in the RM-CORE (high density residential) zone district. Bedroom totals; 18 studios, 48 one-bedroom units, 15 two-bedroom units, eight three-bedroom units. Project will include street improvements, landscaping, off-street parking (89 stalls), recreational amenities for residents, storm water controls, and utility connections. The project will require architectural design review approval by the Design Review Board.

Locations

Application Types

Preliminary Site Plan

Administrative
Complete Application

Reviews

Review Type Outcome Est. Completion Date Completed
Engineering Review Revisions Required 12/05/2022 12/14/2022
Jamie Carter ((253) 435-3616)   Send Email
Other/Miscellaneous
Outstanding
12/14/2022


STORM • The “direct discharge” that is enabled by the Planned Action SEPA effectively allows the applicant to utilize the TDA Exemption to Flow Control Exempt Receiving Waters provided by the manual (I-3.4.7). Without a properly sized, man-made conveyance system in between the project and the exempt receiving water, there is no way to support a direct discharge. As discussed, if the City Stormwater CIP project (ST-2) that serves this particular development has project elements secured, such as: viable funding options, design work completed, and a tentative schedule, then the city would be comfortable with moving forward with no on-site detention system. Should the City’s project be delayed or otherwise not built, then the applicant would be responsible for complying with the manual through their own design. Recognizing that this could delay or alter the project significantly, the city will work closely and communicate openly with this and other developers in the basin. Part of the plan is to have developers that can benefit from the system through the TDA exemption "buy in" to the project at a pre-negotiated rate that is commensurate with the size and impact of the development. To this end the City Council has made this Capital Improvement project a priority for the near future. It is our intent to have this issue resolved before the end of this Preliminary Site Plan process. • R-tank system not reviewed. The city is reasonably confident that this type of system will not be installed. If that is incorrect, then a thorough review of the R-Tank system will be performed during the 2nd submittal of the Preliminary Site Plan. • The sidewalks adjacent to the project range from fair to poor in condition. The city is assuming that all of the sidewalks will be redesigned and replaced. These offsite improvements will trigger Minimum Requirements 1-5, but the project is working to become flow control exempt. State in report what the new plus replaced is triggering (1-5) and then explain why the project will be flow control exempt. o Include all impervious frontage in the threshold determination. New + replaced are part of the threshold determination. • Ensure that all refences are changed to and the design itself is compatible with the 2019 version of the Storm Water Management Manual for Western Washington.
Other/Miscellaneous
Outstanding
12/14/2022


ACCESS • Highly suggest revising the garage entrance to be on W Meeker Ave in order to avoid conflicts and congestion resulting from the Police Department activity that is pervasive on 4th St SW. This change will require revisions to the traffic scoping memo. • A Preliminary Site Plan should include ‘Proposed traffic access, circulation and paved areas’. Much of this is included but ensure that the following have been addressed: dimensions of parking stalls, aisles, driveways, and sidewalks: show type of pavement; show wheel stops and curbs; show provisions for handicapped parking and ADA access and ADA ramps.
Other/Miscellaneous
Outstanding
12/14/2022


ILLUMINATION • A Preliminary Site Plan should include proposed lighting if applicable to the project. Review the illumination standards and include draft hardware specifications and locations for street lighting.
Other/Miscellaneous
Outstanding
12/14/2022


WATER • Fire flow requirements will likely trigger the upsizing of the 1923 4-inch cast-iron water main in W Meeker to an 8-inch ductile iron pipe. If this upgrade is not made, then the fire suppression system is recommended to be installed from the 10-inch cast iron pipe in W Pioneer Ave. • According to the Downtown Puyallup Planned Action Mitigation Document the water main in W Pioneer Ave is slated for replacement by the city in 2036 (Water Main Replacement Project Number D-20). It is currently a 10-inch cast iron pipe, and a 12-inch DI pipe is specified by the replacement project. Connection to this water main may trigger upgrades to the water system.
Other/Miscellaneous
Outstanding
12/14/2022


SEWER • The City’s preference would be for the sewer to connect to the public system within W Pioneer Ave. This pipe and the other possible candidate on W Meeker Ave are both vitrified-clay pipes that are approximately 75 years old. Should the contractor be unable to connect to these mains properly due to their age, then the project will be responsible for upgrades to the system that will enable the connection to be made and retain the integrity of the system.
Planning Review Revisions Required 12/05/2022 12/12/2022
Chris Beale ((253) 841-5418)   Send Email
Other/Miscellaneous
Outstanding
12/12/2022


CULTURAL RESOURCES: The city has received two comment letters from tribal agencies requesting on site cultural resource survey at the land use or civil review phase due to a high probability area for encountering cultural resources. This will be a condition of approval.
Other/Miscellaneous
Outstanding
12/12/2022


BUILDING ACCESS: Police have provided specific feedback as follows. Staff is requesting modifications to the garage access consistent with this feedback to ensure conflicts with police service at the station are addressed and mitigated. The applicant shall revise the garage entrance location to Meeker frontage, consistent with Traffic Engineering and city standards: “Our main concern remains the location of the driveway to the parking garage of Bell Place. Their driveway would be directly across from the entrance to the police parking lot and the entrance to the Sally Port, the Puyallup Jail drive-in garage. We are concerned about the congestion at the key point as it may delay emergency vehicles getting into the facility. There is a frequent response to the Puyallup Jail by the Fire Department and medic rigs as they routinely respond for emergency medical care for the inmates in our facility (52 bed capacity). We are also concerned about the loss of on-street parking spots in the police parking only zone on the west side of 4th ST SW. That area is a regularly used space for parking Jail transport vans and occasionally the police department Mobile Command Post. There are supply and food delivery trucks that double park in that area of 4th ST SW to offload pallets as well, several times a week. If we had recommendation, it would be for them to have the entrance on Meeker. Deputy Chief Dave McDonald, Puyallup Police Department”
Other/Miscellaneous
Outstanding
12/12/2022


SITE PLAN: 20.25.020 Property development standards – RM zones. (9) Maximum lot coverage by percentage of net lot area – 90%. Please provide calculations that show this standard is being met.
Other/Miscellaneous
Outstanding
12/12/2022


SITE PLAN: 20.25.020 Property development standards – RM zones. (13) Minimum landscaped area by percentage of net lot area for attached units 10%. Please provide calculations that show this standard is being met. Rooftop gardens could apply. If rooftop garden space is provided, and the landscaped areas are part of a green roof (LID storm facility), a 10% off street parking reduction may apply
Other/Miscellaneous
Outstanding
12/12/2022


SITE PLAN: 20.25.020 Property development standards – RM zones. (16) Private open space per upper story dwelling unit dimensions (on east, west and south elevations). Please show on floor plans how this standard is being met.
Other/Miscellaneous
Outstanding
12/12/2022


SITE PLAN: 20.25.0215 Front yard and side-street setback in RM-Core zone and RM-20 zone when in downtown planned action area. (1) Ten-foot minimum setback. (2) Five-foot minimum setback, subject to the following requirements: (a) Entrances serving single units shall have either a minimum 50-square-foot outdoor entrance landing or an entrance threshold that is at least seven inches above the abutting sidewalk level. (b) Entrances serving multiple units shall have an outdoor entrance landing that is at least 50 square feet per unit served by said entrance or 100 square feet, whichever is less. (c) Entrance landings are at least three feet higher than the elevation of the street or street sidewalk level and do not extend into the required setback. (d) Entrance steps may extend into the required setback to give visual emphasis to entries and to connect entrance landings with the right-of-way sidewalk. (e) The area between the front or side-street lot line and the building shall be landscaped with a mixture of shrubbery and trees sufficient to achieve 75 percent ground coverage within a three-year period. At least 20 percent of the vegetation necessary to achieve required coverage shall consist of deciduous and/or evergreen trees. (Ord. 3193 § 1, 2019; Ord. 3172 § 1, 2018; Ord. 2851 § 4, 2006). Building entrance shown on the site plan and the elevation plan does not match what is shown on the landscape plan. The landscape plan shows a building entrance on the southeast corner of the building with a 115 sq ft entrance landing and a second entrance on the northwest corner with a 120 sq ft entrance landing. The site plan and elevation show the secondary entrance in the northwest corner however the primary entrance is shown from 4th St SW (east elevation) near the elevators and stairwell. We cannot count the area in front of a roll up door for the trash service to count toward the entrance requirements – a more pedestrian oriented plaza space serving the NW corner stair well access is needed. CPTED needs to be considered for this entrance and the trash service aisle – please provide a response as to how this area is designed with CPTED in mind. Please show consistency between the site plan, elevations, and landscape plans and demonstrate how the above standard is being met. The angled entrance shown on the landscape sheets is preferred and will allow for the Pioneer and 4th frontages to be allowed to use the five foot setback provision for those sides of the building. Street frontages without a building entrance meeting the standards of the five-foot minimum setback requirements must have a 10’ setback. Portions of the building on Pioneer appear to be proposed at a zero lot line.
Other/Miscellaneous
Outstanding
12/12/2022


SITE PLAN: For the west side of the development, special attention needs to be provided to scaling the development to the lower single story structures to the west. An additional landscaped setback (such as a narrow outdoor garden space or dog run) and additional setbacks and bulk reduction/modulation on upper floors of west side of the structure are anticipated to be needs to incorporate into the site and architectural design. See section 3.2.B of the DDGs. On the ground floor, standard parking stalls of 20’ depth are shown along the west wall of the garage – 15’ stalls would allow additional open space to the west landscape yard outside of the garage
Other/Miscellaneous
Outstanding
12/12/2022


PARKING: 20.55.011 Number of parking spaces required – Downtown planned action area. Within the downtown planned action area, the following minimum parking standards shall apply except where joint use of parking is permitted pursuant to PMC 20.55.050. (1) Dwellings, multiple-family, including apartments, condominiums, duplexes and townhouses: one parking space per dwelling unit. Staff review: It is unclear how many units are in the proposed development as the floor plan for level 3 has not been provided. Please include the level 3 floor plan with resubmittal.
Other/Miscellaneous
Outstanding
12/12/2022


TRANSIT: City staff has reached out to Pierce Transit Planning Dept. for feedback – covered shelters are warranted at the existing stop locations (2) which are located one block east (on the north AND south side of Pioneer at 3rd Street) – this development will impact that stop locations further by drawing additional ridership. The applicant would be responsible to install covered shelters at those locations. Possible replacement of panels off site to accommodate concrete thickness for bolt hardware may be required. Exact placement will need to be reviewed at civil stage (off-site) based on available ROW and sight distance/loading areas
Other/Miscellaneous
Outstanding
12/12/2022


STREET TREES AND FRONTAGE ZONE: Integrate 18’ of pedestrian street frontage requirements on West Pioneer per city standards for arterials. Standards for arterials is 10’ planter + 8’ walk, we have been modifying the standard in downtown on other projects to be an 18’ walk with 6’x 10’street tree boxes next to curb line for downtown developments. The Meeker and 4th Street frontages need to include a 12’ walk with 6’ x 10’ street tree boxes. Two (2) benches and two (2) bike rack loops shall be provided on the Meeker frontage and two (2) benches and two (2) bike rack loops on the Pioneer frontage are required. Street benches shall be the following model, (the full back model with arms): https://www.landscapeforms.com/en-us/product/Pages/Parc-Vue-Bench.aspx . For bike rack loops, this model: https://www.landscapeforms.com/en-US/product/Pages/Key-Bike-Rack.aspx . Pedestrian scaled street lighting shall be provided in the ROW consistent with city standard detail 01.05.08, one per 50’ linear feet, in addition to city standard street lighting.
Other/Miscellaneous
Outstanding
12/12/2022


LOT COMBO: Required prior to building permit. Apply for a lot combination through city DPS.
Other/Miscellaneous
Outstanding
12/12/2022


DESIGN REVIEW: See the attached design review spreadsheet. When resubmitting, respond under PLDDG20220153. The review is consolidated here.
Fire Review Revisions Required 12/05/2022 12/06/2022
David Drake ((253) 864-4171)   Send Email
Other/Miscellaneous
Outstanding
11/30/2022


1. Provide Riser Room, FDC, PIV, and Fire Hydrant locations on plan. FDC and PIV will not be allowed on 4th Street. 2. Depending on location and design, the FDC, and PIV may be approved on building. The first floor would be required to be non-combustible. No openings would be allowed by either except for Riser Room door. This area needs to be designed so it cannot be blocked by street parking. 3. A dedicated Fire Hydrant is required for the FDC and needs to be within 10-15’ of FDC. 4. A Loading zone is required for Emergency services, move ins, and delivery’s per the pre-application meeting. 5. W Meeker will be required to have an emergency turn-in zone, with a minimum 75' designated for emergency access. This area can also be used for loading, unloading, and deliveries to keep the streets clear.
Building Review No Comments 12/05/2022 12/05/2022
Janelle Montgomery ((253) 770-3328)   Send Email
Engineering Traffic Review Pending 12/05/2022
Bryan Roberts ((253) 841-5542)   Send Email

Fees

Paid Fees Amount Paid Owing Date Paid
SEPA Checklist Fee (with planning permit) $250.00 $250.00 Paid 10/12/2022
Preliminary Site Plan Fee $1,890.00 $1,890.00 Paid 10/12/2022
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 Open Planning Division
: Sign Posted On Site must be provided.
Signed Affidavit Open Planning Division
: Signed Affidavit must be provided.
Miscellaneous Condition Open Development & Permitting Services
: Building plans will need to be complete with all building, mechanical, plumbing, energy code items and accessibility requirements that apply to project. Provide calculations for all building statistics upon submittal to support construction type, height, and allowable area calculations. Plans will need to be per the applicable codes 2018 adopted February 1, 2021 for all permits. Provide all truss specs with building permit application. Clearly define all fire rated assemblies on the plans with supporting U.L. assembly details. Provide Life Safety plan with all travel distance clearly defined. Electric Vehicle Charging Infrastructure are required in place for charging stations per IBC section 429 Washington State amendments for occupancy R-2 and will need to be shown on the plans. Accessible parking and access to the public way will be required. For all accessible requirements the City adopted the 2018 IBC / WAC 51-50 and the ICC A117.1-2009 standard. ***Include in the parking calculations handicap stalls and Electric Vehicle Charging stations. Reflect locations on parking plans with a minimum one EV required to be handicap accessible. Indicate on plans the type A and B units and all specific details on the plans. All electrical is permitted by the Washington State Department L & I. Please reach out to me if I can answer any other questions in relationship to Building code items for this project. No other Building items at this time.

Related Permit & Planning Applications

There are no related items for this planning application.

Documents & Images


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