CITY OF PUYALLUP PERMITTING PORTAL

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Per PMC 20.26.300 (1)(c), for continuous rooflines that exceed 50 feet in length on buildings with a flat, gabled, hopped, or similar roof, or on a roofline with slopes of less than three feet vertical to 12 feet horizontal, the following methods shall be used: (i) The height of the visible roofline must change at least four feet if the adjacent roof segments are less than 50 feet in length. (ii) The height of the visible roofline must change at least eight feet if the adjacent roof segments are 50 feet or more in length. The roof line is proposed to be 70 and the visible roof line only changes 6'6" rather than the required 8' minimum for a 50'+ roof line. Please adjust plans accordingly. [elevations, A3.0]

Other/Miscellaneous

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The north elevation is required to have no less than 60% of the surface area of the surface area of the wall consist of windows and/or transparent doorways (PMC 20.26.300 (3)(d)). Please update the elevations to meet this requirement and provide calculations on the elevation plans proving that the 60% requirement is being met. The calculation was not provided on the elevation plan drawings. You noted that 750 SF of the northern facade would be made up of glass, but did not include the calculation on the elevations. Please provide the calculation that proves the 60% requirement is being met. [elevations, A3.0]

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The perimeter landscape width here cannot be reduced if there is no building and plaza behind it. The width will need to remain 12' as it was proposed previously and will need to have silva cells. [site and landscape plan, EN-03]

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As noted in the previous review and in an e-mail from 05/10/2023, there needs to be 8' of landscaping followed by 8' of plaza measured from the dedicated property line interior to the site in the three areas between the driveways. This means that the building will need to be setback 16' from the dedicated property line interior to the site. [site and landscape plan, EN-04]

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The wall plane for buildings which contain two or more stories and that will be visible from a public street shall not be wider than two and one-half times the height of the wall plane per PMC 20.26.300 (1)(a). Please confirm whether this area is inset from the garages or if it is all one continuous facade. The 2dimensional plans and elevations make it difficult to determine whether it is continuous or not. If it is all one continuous, then it does not appear that this requirement. Please adjust elevations accordingly to meet this standard. [elevations, A3.0]

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The south elevation of the building is visible from a public street and contains 400 square feet of surface area without windows, doors, building wall modulation, or other architectural features. Two screen or treat the wall, please choose two of the following methods or techniques to address this blank wall per PMC 20.26.300 (2)(a): (i) Installation of a vertical trellis with climbing vines or plant material in front of the blank wall; (ii) Providing a landscaped strip at least 10 feet in width in front of the blank wall and planted with plant materials which will obscure or screen at least 50 percent of the blank wall within three years; (iii) Use of alternate building materials or wall textures in the exterior treatment of the blank wall; or (iv) Use of functional or nonfunctional architectural features such as windows, doors, pillars, columns, awnings, roofs, etc., which cover at least 25 percent of the wall surface. The trellis is shown on the elevations, but the 10' landscape strip abutting the southern facade is not shown on the site plan - though it was noted in the nonresidential design review form. Please show the 10' landscape strip abutting the southern facade as well as the required 6' perimeter landscaping along the southern property line on the site plan. [site plan, EN-02]

Other/Miscellaneous

Please include the confirmation with D.M. Disposal that trash containers may be located inside the building and being rolled out to the street on service day. [site plan, EN-02]

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Show water connection in 7th St SE on plans. [Site Plan, Pg1]

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Show Sewer connection in E Main Ave on plans. [Site Plan, Pg1]

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Provide Sewer cleanout at property line. [Site Plan, Pg1]

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Proposed sewer and water main locations within roadway do not meet COP Design standards. See City Standard Details

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separate onsite and offsite new/replaced impervious surfaces

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Utilities may only leave the site perpendicular to ROW and with a cleanout at the property line. [Site Plan, Pg1]

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Per COP Design Standards, "For stormwater pipe crossing over sanitary sewers, a minimum of 12-inches of vertical clearance shall be provided between the systems. If the stormwater pipe is crossing below the sanitary sewer, a minimum of 18-inches of vertical separation shall be provided."

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See COP Design Standards Section 208 for trash enclosure requirements.

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Revise leader location [Site Plan, Pg1]

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Update the Storm Report and design per the 2019 Ecology Manual (adopted in July 2022). Report is subject to more comments following update. [Storm Report, Pg 3]

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Document how the project meets COP Design Standard requirements that permits direct discharge to the Puyallup River found in Section 204.2 (2). Contact me if you have trouble finding the 2012 Storm Comp Plan Direct Discharge Basin Map. [Storm Report, Pg 12]

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In-feasibility is not fully developed. Cite in-feasibility criteria found in 2019 manual for each BMP considered. [Storm Report, Pg 17]

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Provide Sewer cleanout at property line. [Site Plan, Pg1]

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separate onsite and offsite new/replaced impervious surfaces

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Utilities may only leave the site perpendicular to ROW and with a cleanout at the property line. [Site Plan, Pg1]

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Revise leader location [Site Plan, Pg1]

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Show water connection in 7th St SE on plans. [Site Plan, Pg1]

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Show Sewer connection in E Main Ave on plans. [Site Plan, Pg1]

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Comment 7/5/2023: Submit an AMR via email that explains the need for deviating from design standards which show Sewer in the north side and water in the south side of a given roadway. The AMR is subject to review and an approval is not guaranteed. [Site Plan, Pg1]

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Design standards require all commercial projects that trigger stormwater requirements to install a covered trash enclosure meeting Section 208. Provide a trash enclosure at civils or submit via email an Alternative methods request (AMR) explaining why a trash enclosure in not feasible for the site and how the alternative design will satisfy source control requirements. The AMR is subject to review and an approval is not guaranteed. [Site Plan, Pg1]

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Per COP Design Standards, "For stormwater pipe crossing over sanitary sewers, a minimum of 12-inches of vertical clearance shall be provided between the systems. If the stormwater pipe is crossing below the sanitary sewer, a minimum of 18-inches of vertical separation shall be provided."

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Sewer cleanout is in conflict with planter. [Site Plan, Pg 1]

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Note for civils: when non-potable lines cross over potable lines, potable must be encased 10 feet on each side of crossing. [Site Plan, Pg 1]

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Due to proximity of two connections, provide detailed connection configuration at civils. [Site Plan, Pg1]

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In the conditional use permit application, it is stated that the intent for the pedestrian plaza space is to have a "woonerf" feel and characteristics. It is stated that city-standard landscape buffer for the parking will be required and that a plaza will be provided along the building frontage and is proposed to double as access to roll-up garage entries to each unit. Decorative hard surfacing is proposed to be in the area along with streetscape features such as planters and small seating areas located in non-travel areas between the units. The city is still generally receptive to this "woonerf"-type proposal. However, additional detailed plans for this "woonerf" concept are required in your re-submittal to better understand the concept, conduct review, and make the CUP findings. Staff will need to discuss the process and criteria for this requested deviation from the design standards. Please provide scaled elevations and plans that reflect this design intent. [site plan, EN-02]

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Per (PMC 20.30.037 (2)(a)) and (PMC 20.26.300 (3)(b)(i)), the pedestrian plaza is required to include amenities such as bike parking, bench seating, planters, fountains, artwork, decorative railing, decorative light fixtures, hanging baskets or other features that are pedestrian scaled in nature. [site plan, EN-02]

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Please complete and submit a nonresidential design review application and the required design review narrative as a part of your re-submittal. A review of the permit application for conformance with PMC 20.26.300 Non-Residential Design Review has been provided below. Please reference these notes when updating your plans.

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The wall plane for buildings which contain two or more stories and that will be visible from a public street shall not be wider than two and one-half times the height of the wall plane per PMC 20.26.300 (1)(a). Please adjust elevations accordingly to meet this standard. [elevations, A3.0]

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Per PMC 20.26.300 (1)(c), for continuous rooflines that exceed 50 feet in length on buildings with a flat, gabled, hopped, or similar roof, or on a roofline with slopes of less than three feet vertical to 12 feet horizontal, the following methods shall be used: (i) The height of the visible roofline must change at least four feet if the adjacent roof segments are less than 50 feet in length. (ii) The height of the visible roofline must change at least eight feet if the adjacent roof segments are 50 feet or more in length. The roof line is proposed to be 70 and the visible roof line only changes 6'6" rather than the required 8' minimum for a 50'+ roof line. Please adjust plans accordingly. [elevations, A3.0]

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The north elevation is required to have no less than 60% of the surface area of the surface area of the wall consist of windows and/or transparent doorways (PMC 20.26.300 (3)(d)). Please update the elevations to meet this requirement and provide calculations on the elevation plans proving that the 60% requirement is being met. [elevations, A3.0]

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Please provide the proposed siding materials. Per PMC 20.26.300 (4), acceptable siding materials include brick, stone, marble, split-face cement block, shingles, and horizontal lap siding. Other materials, such as stucco, may also be used as an accent if: (a) they are used as accent materials in conjunction with acceptable siding materials; and (b) said accent materials are characterized by details or variations in the finish that create a regular pattern of shapes, indentations, or spaces that are accented or highlighted with contrasting shades of color. [elevations, A3.0]

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The south elevation of the building is visible from a public street and contains 400 square feet of surface area without windows, doors, building wall modulation, or other architectural features. Two screen or treat the wall, please choose two of the following methods or techniques to address this blank wall per PMC 20.26.300 (2)(a): (i) Installation of a vertical trellis with climbing vines or plant material in front of the blank wall; (ii) Providing a landscaped strip at least 10 feet in width in front of the blank wall and planted with plant materials which will obscure or screen at least 50 percent of the blank wall within three years; (iii) Use of alternate building materials or wall textures in the exterior treatment of the blank wall; or (iv) Use of functional or nonfunctional architectural features such as windows, doors, pillars, columns, awnings, roofs, etc., which cover at least 25 percent of the wall surface. The trellis is shown on the elevations, but the 10' landscape strip abutting the southern facade is n not shown on the site plan - though it was noted in the nonresidential design review form. Please show the 10' landscape strip abutting the southern facade as well as the required 6' perimeter landscaping along the southern property line on the site plan. [elevations, A3.1]

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Landscaping plant types will be further reviewed during the civil application. Please reference the Vegetation Management Standards (VMS) 12.4 Street Tree Installation Standards Table and VMS 12.7 12.10 for allowed tree types. [landscape plan, EN-03]

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Please display utility lines on the landscape plan. Please reference VMS 12.4 for street tree installation standards table that outlines required spacing. [landscape plan, EN-03]

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Each perimeter island shall be at least 12' and include a minimum of one (1) tree selected from the Class III or Class IV Street tree list shown in section 12.9 or 12.10 of the VMS. [landscape plan, EN-03]

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Please include calculation of parking ratio requirements. Include the amount of floor area being designated for office space, warehouse/storage space in as well. [site plan, EN-02]

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Where (if any) are trash and recycling receptacles being placed? Provide the height of the proposed trash and recycling receptacle and associated enclosures on the elevation plans. Per PMC 20.30.045 (7), 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. [site plan, EN-02]

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Per PMC 20.26.300 (3)(b)(i) the 8' plaza area shall be covered by awnings covering at least six feet of the plaza space in depth. Right now, the proposed awning only covers about three feet of the plaza space and is only proposed above the entry doors, but not of the roll up garages. Please amend this awning space to cover at least 6' of the depth of the plaza space and cover all doors along the northern facade. [elevations, A3.0]

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In the conditional use permit application, it is stated that the intent for the pedestrian plaza space is to have a "woonerf" feel and characteristics. It is stated that city-standard landscape buffer for the parking will be required and that a plaza will be provided along the building frontage and is proposed to double as access to roll-up garage entries to each unit. Decorative hard surfacing is proposed to be in the area along with streetscape features such as planters and small seating areas located in non-travel areas between the units. The city is still generally receptive to this "woonerf"-type proposal. However, additional detailed plans for this "woonerf" concept are required in your re-submittal to better understand the concept, conduct review, and make the CUP findings. Staff will need to discuss the process and criteria for this requested deviation from the design standards. Please provide scaled elevations and plans that reflect this design intent. If the "woonerf" design is not intended to be pursued, please adjust plans and note that perimeter landscaping is required along the front property line in addition to the pedestrian plaza. Per PMC 20.26.300 (3)(b)(iii)(B), you could propose 8' front yard perimeter landscaping with an 8' pedestrian plaza space. [landscape plan, EN-03]

Other/Miscellaneous

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The north elevation is required to have no less than 60% of the surface area of the surface area of the wall consist of windows and/or transparent doorways (PMC 20.26.300 (3)(d)). Please update the elevations to meet this requirement and provide calculations on the elevation plans proving that the 60% requirement is being met. The calculation was not provided on the elevation plan drawings. You noted that 750 SF of the northern facade would be made up of glass, but did not include the calculation on the elevations. Please provide the calculation that proves the 60% requirement is being met. [elevations, A3.0]

See Document Markup

The perimeter landscape width here cannot be reduced if there is no building and plaza behind it. The width will need to remain 12' as it was proposed previously and will need to have silva cells. [site and landscape plan, EN-03]

See Document Markup

As noted in the previous review and in an e-mail from 05/10/2023, there needs to be 8' of landscaping followed by 8' of plaza measured from the dedicated property line interior to the site in the three areas between the driveways. This means that the building will need to be setback 16' from the dedicated property line interior to the site. [site and landscape plan, EN-04]

See Document Markup

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The wall plane for buildings which contain two or more stories and that will be visible from a public street shall not be wider than two and one-half times the height of the wall plane per PMC 20.26.300 (1)(a). Please confirm whether this area is inset from the garages or if it is all one continuous facade. The 2dimensional plans and elevations make it difficult to determine whether it is continuous or not. If it is all one continuous, then it does not appear that this requirement. Please adjust elevations accordingly to meet this standard. [elevations, A3.0]

See Document Markup

The south elevation of the building is visible from a public street and contains 400 square feet of surface area without windows, doors, building wall modulation, or other architectural features. Two screen or treat the wall, please choose two of the following methods or techniques to address this blank wall per PMC 20.26.300 (2)(a): (i) Installation of a vertical trellis with climbing vines or plant material in front of the blank wall; (ii) Providing a landscaped strip at least 10 feet in width in front of the blank wall and planted with plant materials which will obscure or screen at least 50 percent of the blank wall within three years; (iii) Use of alternate building materials or wall textures in the exterior treatment of the blank wall; or (iv) Use of functional or nonfunctional architectural features such as windows, doors, pillars, columns, awnings, roofs, etc., which cover at least 25 percent of the wall surface. The trellis is shown on the elevations, but the 10' landscape strip abutting the southern facade is not shown on the site plan - though it was noted in the nonresidential design review form. Please show the 10' landscape strip abutting the southern facade as well as the required 6' perimeter landscaping along the southern property line on the site plan. [site plan, EN-02]

Other/Miscellaneous

Please include the confirmation with D.M. Disposal that trash containers may be located inside the building and being rolled out to the street on service day. [site plan, EN-02]

Other/Miscellaneous

1. Provide the following location on site plan: Riser room, FDC, PIV. 2. FDC required to be within 10-15' of the fire hydrant. 3. Per the Engineering standards and IFC, trees and vegetation are not allowed within so many feet of hydrant, FDC and PIV.

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Show water connection in 7th St SE on plans. [Site Plan, Pg1]

See Document Markup

Show Sewer connection in E Main Ave on plans. [Site Plan, Pg1]

See Document Markup

Provide Sewer cleanout at property line. [Site Plan, Pg1]

See Document Markup

Proposed sewer and water main locations within roadway do not meet COP Design standards. See City Standard Details

See Document Markup

separate onsite and offsite new/replaced impervious surfaces

See Document Markup

Utilities may only leave the site perpendicular to ROW and with a cleanout at the property line. [Site Plan, Pg1]

See Document Markup

Per COP Design Standards, "For stormwater pipe crossing over sanitary sewers, a minimum of 12-inches of vertical clearance shall be provided between the systems. If the stormwater pipe is crossing below the sanitary sewer, a minimum of 18-inches of vertical separation shall be provided."

See Document Markup

See COP Design Standards Section 208 for trash enclosure requirements.

See Document Markup

Revise leader location [Site Plan, Pg1]

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Update the Storm Report and design per the 2019 Ecology Manual (adopted in July 2022). Report is subject to more comments following update. [Storm Report, Pg 3]

See Document Markup

Document how the project meets COP Design Standard requirements that permits direct discharge to the Puyallup River found in Section 204.2 (2). Contact me if you have trouble finding the 2012 Storm Comp Plan Direct Discharge Basin Map. [Storm Report, Pg 12]

See Document Markup

In-feasibility is not fully developed. Cite in-feasibility criteria found in 2019 manual for each BMP considered. [Storm Report, Pg 17]

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In the conditional use permit application, it is stated that the intent for the pedestrian plaza space is to have a "woonerf" feel and characteristics. It is stated that city-standard landscape buffer for the parking will be required and that a plaza will be provided along the building frontage and is proposed to double as access to roll-up garage entries to each unit. Decorative hard surfacing is proposed to be in the area along with streetscape features such as planters and small seating areas located in non-travel areas between the units. The city is still generally receptive to this "woonerf"-type proposal. However, additional detailed plans for this "woonerf" concept are required in your re-submittal to better understand the concept, conduct review, and make the CUP findings. Staff will need to discuss the process and criteria for this requested deviation from the design standards. Please provide scaled elevations and plans that reflect this design intent. [site plan, EN-02]

See Document Markup

Per (PMC 20.30.037 (2)(a)) and (PMC 20.26.300 (3)(b)(i)), the pedestrian plaza is required to include amenities such as bike parking, bench seating, planters, fountains, artwork, decorative railing, decorative light fixtures, hanging baskets or other features that are pedestrian scaled in nature. [site plan, EN-02]

See Document Markup

Please complete and submit a nonresidential design review application and the required design review narrative as a part of your re-submittal. A review of the permit application for conformance with PMC 20.26.300 Non-Residential Design Review has been provided below. Please reference these notes when updating your plans.

See Document Markup

The wall plane for buildings which contain two or more stories and that will be visible from a public street shall not be wider than two and one-half times the height of the wall plane per PMC 20.26.300 (1)(a). Please adjust elevations accordingly to meet this standard. [elevations, A3.0]

See Document Markup

Per PMC 20.26.300 (1)(c), for continuous rooflines that exceed 50 feet in length on buildings with a flat, gabled, hopped, or similar roof, or on a roofline with slopes of less than three feet vertical to 12 feet horizontal, the following methods shall be used: (i) The height of the visible roofline must change at least four feet if the adjacent roof segments are less than 50 feet in length. (ii) The height of the visible roofline must change at least eight feet if the adjacent roof segments are 50 feet or more in length. Please adjust plans accordingly. [elevations, A3.0]

See Document Markup

The north elevation is required to have no less than 60% of the surface area of the surface area of the wall consist of windows and/or transparent doorways (PMC 20.26.300 (3)(d)). Please update the elevations to meet this requirement and provide calculations on the elevation plans proving that the 60% requirement is being met. [elevations, A3.0]

See Document Markup

Please provide the proposed siding materials. Per PMC 20.26.300 (4), acceptable siding materials include brick, stone, marble, split-face cement block, shingles, and horizontal lap siding. Other materials, such as stucco, may also be used as an accent if: (a) they are used as accent materials in conjunction with acceptable siding materials; and (b) said accent materials are characterized by details or variations in the finish that create a regular pattern of shapes, indentations, or spaces that are accented or highlighted with contrasting shades of color. [elevations, A3.0]

See Document Markup

The south elevation of the building is visible from a public street and contains 400 square feet of surface area without windows, doors, building wall modulation, or other architectural features. Two screen or treat the wall, please choose two of the following methods or techniques to address this blank wall per PMC 20.26.300 (2)(a): (i) Installation of a vertical trellis with climbing vines or plant material in front of the blank wall; (ii) Providing a landscaped strip at least 10 feet in width in front of the blank wall and planted with plant materials which will obscure or screen at least 50 percent of the blank wall within three years; (iii) Use of alternate building materials or wall textures in the exterior treatment of the blank wall; or (iv) Use of functional or nonfunctional architectural features such as windows, doors, pillars, columns, awnings, roofs, etc., which cover at least 25 percent of the wall surface. [elevations, A3.1]

See Document Markup

Landscaping plant types will be further reviewed during the civil application. Please reference the Vegetation Management Standards (VMS) 12.4 Street Tree Installation Standards Table and VMS 12.7 12.10 for allowed tree types. [landscape plan, EN-03]

See Document Markup

Please display utility lines on the landscape plan. Please reference VMS 12.4 for street tree installation standards table that outlines required spacing. [landscape plan, EN-03]

See Document Markup

Each perimeter island shall be at least 12' and include a minimum of one (1) tree selected from the Class III or Class IV Street tree list shown in section 12.9 or 12.10 of the VMS. [landscape plan, EN-03]

See Document Markup

Please include calculation of parking ratio requirements. Include the amount of floor area being designated for office space, warehouse/storage space in as well. [site plan, EN-02]

See Document Markup

Where (if any) are trash and recycling receptacles being placed? Provide the height of the proposed trash and recycling receptacle and associated enclosures on the elevation plans. Per PMC 20.30.045 (7), 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. [site plan, EN-02]

See Document Markup

Per PMC 20.26.300 (3)(b)(i) the 8' plaza area shall be covered by awnings covering at least six feet of the plaza space in depth. Right now, the proposed awning only covers about three feet of the plaza space and is only proposed above the entry doors, but not of the roll up garages. Please amend this awning space to cover at least 6' of the depth of the plaza space and cover all doors along the northern facade. [elevations, A3.0]

See Document Markup

In the conditional use permit application, it is stated that the intent for the pedestrian plaza space is to have a "woonerf" feel and characteristics. It is stated that city-standard landscape buffer for the parking will be required and that a plaza will be provided along the building frontage and is proposed to double as access to roll-up garage entries to each unit. Decorative hard surfacing is proposed to be in the area along with streetscape features such as planters and small seating areas located in non-travel areas between the units. The city is still generally receptive to this "woonerf"-type proposal. However, additional detailed plans for this "woonerf" concept are required in your re-submittal to better understand the concept, conduct review, and make the CUP findings. Staff will need to discuss the process and criteria for this requested deviation from the design standards. Please provide scaled elevations and plans that reflect this design intent. If the "woonerf" design is not intended to be pursued, please adjust plans and note that perimeter landscaping is required along the front property line in addition to the pedestrian plaza. Per PMC 20.26.300 (3)(b)(iii)(B), you could propose 8' front yard perimeter landscaping with an 8' pedestrian plaza space. [landscape plan, EN-03]

Other/Miscellaneous

1. Provide the following location on site plan: Riser room, FDC, PIV. 2. FDC required to be within 10-15' of the fire hydrant. 3. Per the Engineering standards and IFC, trees and vegetation are not allowed within so many feet of hydrant, FDC and PIV.