CITY OF PUYALLUP PERMITTING PORTAL

Revisions to Site Plan: Show Setbacks

Prior Comment: Please provide a surveyed site plan that delineates where the exact property lines are located and measurements of setbacks to all sides of building/structures to assist with determining if setbacks are being met. Review PMC 20.35.020 for required setbacks for the MP zone. Any setbacks that are not being met from existing buildings for proposed lot lines will have to be adjusted to meet required setbacks. Some setback markings are still missing. See marked up BSP for specific missing setbacks that need to be added.

Other/Miscellaneous

Concomitant Agreement: The concomitant agreement shall be dissolved and the relevant sections of the agreement need to be incorporated into the BSP or a new Development Agreement. Dissolution of the concomitant agreement will require approval by City Council and signatures of all parties to the agreement (including Kaiser Permanente). However, it may be possible to eliminate the agreements affect as it pertains to only the properties addressed in the BSP, without the signature of representatives of Kaiser Permanente. Please provide a draft dissolution document for review. The City would like to coordinate a meeting with representatives from the applicants team, including the owner, once the applicant’s team has determined how they would like to address the issue of the concomitant agreement. The City would like to see the following relevant sections of the concomitant agreement preserved and incorporated into the BSP (some have already been included in the latest submittal): 1. Landscape Buffer: The concomitant agreement currently requires a 75’ landscape buffer around the entire perimeter of the original property (pg. 19 of concomitant agreement). 2. Noise generating uses: Noise generating plant equipment will be located at least 400’ from the boundary lines of the original property. (pg. 19 of concomitant agreement). 3. Stormwater lines: Reciprocal easements for stormwater shall be recorded on all lots for conveyance and detention. (pg. 3-4 of concomitant agreement). 4. Truck deliveries: Truck deliveries to the site will be limited to the hours between 7:00 am and 7 pm seven days a week. Update for 10/20/2023: City is willing to continue meeting with applicant on drafting required Development Agreement. Please contact the case planner to coordinate meetings regarding development agreement.

Other/Miscellaneous

FAR table needs to be removed from final draft of BSP. Keeping this on the final draft would result in any future rezone potentially having to conform to the FAR on this plat rather than the new zoning FAR.

Other/Miscellaneous

Lot Impervious Area Table (sheet 1 of 15 on BSP) Remove column "Impervious Area Allowed 75%). This refers to current zoning standards so must be removed from the table.

See Document Markup

Lot 2: Add missing measurements between buildings and new lot lines [Sheet 6 BSP]

See Document Markup

16'-4"

See Document Markup

31'-1/4"

See Document Markup

41'-10 3/4"

See Document Markup

Lot 2: Add missing measurements between buildings and new lot lines [Sheet 8 BSP]

See Document Markup

Identify what kind of features these are (buildings, outbuildings?) [Sheet 14]

Other/Miscellaneous

Add wetland 'f' to BSP

Other/Miscellaneous

Toxic Cleanup: the Department of Ecology Toxic Cleanup Program has commented on the proposed BSP regarding the ongoing toxic cleanup of two contaminants at the site, diesel and chlorinated solvents. Until successful cleanup of the chlorinated solvents has occurred, these chemicals present a potential public health risk to employees or residents who come into repeated contact with contaminated air, soil, or groundwater. The limits of potential exposure to this solvent are within 100ft of the contaminated site which have been identified as buildings #D1, A-1, and B located on proposed Lot 1 and Lot 2. It is the City's understanding that the current use of these buildings is for storage and warehousing. This use presents a very low risk of human exposure to the contaminants. However, future uses of the buildings that propose increased human occupancy levels (such as residential uses, office uses, daycare uses or any uses that involves workers or customers regularly occupying the space) will require testing to confirm that the buildings are safe to be occupied by employees or residents. Therefore, the following notes shall be added to Lot 1 and Lot 2: "As a result of vapor intrusion concerns related to chlorinated solvents, no residential uses or uses that include employees or customers regularly occupying the area within a 100-foot radius of the identified contaminated area. If such uses are proposed, the applicant shall complete a Tier 2 vapor intrusion investigation consistent with Ecology publication 09-09-047, Guidance for Evaluating Vapor Intrusion in Washington State, revised March 2022. The analysis must provide sufficient analytical data for Ecology to concur that chlorinated solvent concentrations in indoor air do not and would not present an unacceptable risk to building occupants."

Other/Miscellaneous

City's legal department has reviewed the draft Development Agreement submitted for review on 12-4-2023. Corrections are required for the City to accept the document and proceed to scheduling a meeting with the City Council. Please review the marked up document titled "Termination of Concomitant Agreement Development Agreement (CityComments 4-19-2024)" for a list of required corrections to provide with your next resubmittal.

Other/Miscellaneous

Noted ~ No setbacks between buildings or property lines were added to the site plan. REPEAT: Verify the building setbacks from proposed property lines. Verify type of construction, allowable area, openings, separation, and all other exterior wall requirements related to property lines.

See Document Markup

Verify- 884,328sf [Plans; Sht 1 of 15]

See Document Markup

Per prior comment-verify parcel number (0419034039). [Plans; Sht 3 of 15]

Other/Miscellaneous

See Comment letter from Dept of Ecology dated May 19, 2023 available for download in the Documents and Images section of the online permits portal.

Other/Miscellaneous

See Nisqually Indian Tribal comment letter dated May 22, 2023 available in Documents and Images section of City's online permits portal.

Other/Miscellaneous

Prior to new construction building permit issuance or significant change of use TI, the following will be required: -Based on previous EIS & Concomitant agreement, must provide a determination on the overall quantity of vested vehicle trips to this site. -Provide a trip generation estimate based on your current use & proposed future buildout. This estimate must be based on published rates in the ITE trip generation manual (using building sqft). City policy requires the project trips to be estimated using the Institute of Transportation Engineers’ (ITE) Trip Generation, 11th Edition. In general, trip generation regression equations shall be used when the R2 value is 0.70 or greater. For single-family units and offices smaller than 30,000 SF, use ITE’s Trip Generation, average rate. The project trips shall be rounded to the nearest tenth. -The applicant shall conduct a traffic analysis to determine impacts of a proposed full buildout of site. Analysis shall include a detailed summary of all building permits and/or off-site improvements associated with this site since original construction was completed. This summary shall include all previous mitigation and/or traffic impact fees paid. The City has adopted a City-Wide Traffic Impact Fee of $4,500 per PM peak hour trip. Final fees will be calculated and assessed by the City at the time of building permit issuance. During the Civil review process, this commercial development shall provide an autoturn analysis for the largest anticipated vehicle that would access the site. Curb radii and entrance dimensions shall be increased as necessary to allow vehicles to access the site without encroaching into adjacent lanes of traffic. 39th Ave SE along the site is designated as a major arterial. City standards (Section 101.10.1(4)) require minimum spacing of 300 feet between driveways measured between closest edges of the driveway (this standard also applies to driveways across the street). Eastern access location on the 39th Ave SE (STOP controlled) must be restricted to a right-in/right-out. Internal access road must meet minimum fire standards Add a 1ft no access easement along 39th Ave SE. All vehicles must access from existing driveway locations on 39th Ave SE.

Other/Miscellaneous

1) Verify the building setbacks from proposed property lines. Verify type of construction, allowable area, openings, separation, and all other exterior wall requirements related to property lines.

FAR

Provide floor area ratio (FAR) calculation. FAR is defined in PMC 20.15. as follows: “Floor area” means the total horizontal area expressed in square feet of all floors, platforms and stairwells within the surrounding walls and below the roof of all structures on a subject lot. “Floor area” is calculated from the exterior surface of the building walls. Floor area shall not include the area of roofed decks which are open/unenclosed on at least one side, attics and storage spaces containing less than five feet of headroom between floor and ceiling, multifamily, commercial or industrial garages devoted primarily to vehicle parking or loading which are located on the first or subsurface floors, and basements and cellars when the finished ceiling of such basements or cellars is less than two feet above the lowest point of the finished adjacent grade. Detached accessory structures 200 square feet and smaller and carports, regardless of size, shall also not be considered floor area. For the purpose of calculating floor area ratio for a lot whose principal use is single-family residential, garages and carports shall be excluded up to a maximum area of 500 square feet per parcel; all garage space in excess of 500 square feet per parcel shall be included as part of the floor area calculation. “Floor area ratio” means the numerical value obtained by dividing the total floor area of a structure or structures by the total area of the lot on which such structure or structures are located. In the MP zone the max FAR per lot is 4.0. Please provide a calculation table that demonstrates how each lot that contains an existing building will meet this standard. A statement saying that they will meet this standard is not acceptable.

Revisions to Site Plan: Show Setbacks

Prior Comment: Please provide a surveyed site plan that delineates where the exact property lines are located and measurements of setbacks to all sides of building/structures to assist with determining if setbacks are being met. Review PMC 20.35.020 for required setbacks for the MP zone. Any setbacks that are not being met from existing buildings for proposed lot lines will have to be adjusted to meet required setbacks. Some setback markings are still missing. See marked up BSP for specific missing setbacks that need to be added.

Other/Miscellaneous

PMC 20.35.031 Business park design standards. No more than 75 percent of each lot shall be covered with impervious materials; Provide a table which demonstrates how this standard is being met.

Plat Note: Critical Aquifer Recharge Area

The site is within a critical aquifer recharge area. A critical aquifer recharge area note on the face of the plat for each affected lot shall indicate: “The site is within a high susceptibility/critical aquifer recharge area. Uses and activities on this site shall comply with the city’s critical area ordinance (Puyallup Municipal Code 21.06, Article XI). Activities that do not cause degradation of ground water quality and will not adversely affect the recharging of the aquifer may be permitted in a critical aquifer recharge area and do not require preparation of a critical area report; provided, that they comply with the city storm water management regulations and other applicable local, state and federal regulations.”

Other/Miscellaneous

Critical area tracts shall be used in development proposals for subdivisions, planned developments, and binding site plans to delineate and protect the following contiguous critical areas and buffers comprising 5,000 square feet or more of area.

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/or 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.”

Plat Note: Stream or FWC

The site contains a fish and wildlife conservation area. A note shall be included on the face of the plat for each affected lot indicating: “This lot contains a fish and wildlife habitat area that is protected by federal, state and local regulations. These areas serve a critical role in sustaining needed habitats and species for the functional integrity of the ecosystem, and which, if altered, may reduce the likelihood that the species will persist over the long term. Property owners are key for protecting, restoring, and managing our state's remaining habitat areas. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior government approval.”

Other/Miscellaneous

Title page signatures: Change public works to Development Engineering Division and Development Engineering Manager

Other/Miscellaneous

Concomitant Agreement: The concomitant agreement shall be dissolved and the relevant sections of the agreement need to be incorporated into the BSP or a new Development Agreement. Dissolution of the concomitant agreement will require approval by City Council and signatures of all parties to the agreement (including Kaiser Permanente). However, it may be possible to eliminate the agreements affect as it pertains to only the properties addressed in the BSP, without the signature of representatives of Kaiser Permanente. Please provide a draft dissolution document for review. The City would like to coordinate a meeting with representatives from the applicants team, including the owner, once the applicant’s team has determined how they would like to address the issue of the concomitant agreement. The City would like to see the following relevant sections of the concomitant agreement preserved and incorporated into the BSP (some have already been included in the latest submittal): 1. Landscape Buffer: The concomitant agreement currently requires a 75’ landscape buffer around the entire perimeter of the original property (pg. 19 of concomitant agreement). 2. Noise generating uses: Noise generating plant equipment will be located at least 400’ from the boundary lines of the original property. (pg. 19 of concomitant agreement). 3. Stormwater lines: Reciprocal easements for stormwater shall be recorded on all lots for conveyance and detention. (pg. 3-4 of concomitant agreement). 4. Truck deliveries: Truck deliveries to the site will be limited to the hours between 7:00 am and 7 pm seven days a week. Update for 10/20/2023: City is willing to continue meeting with applicant on drafting required Development Agreement. Please contact the case planner to coordinate meetings regarding development agreement.

Other/Miscellaneous

Pedestrian access: A pedestrian access point needs to be provided for the East side of the development in order to facilitate access to the Pierce college campus. (PMC 19.12.050 (2)(e). Note 10/6/2023No publicly dedicated streets required, so no public pedestrian access will be required.

Other/Miscellaneous

FAR table needs to be removed from final draft of BSP. Keeping this on the final draft would result in any future rezone potentially having to conform to the FAR on this plat rather than the new zoning FAR.

Other/Miscellaneous

Lot Impervious Area Table (sheet 1 of 15 on BSP) Remove column "Impervious Area Allowed 75%). This refers to current zoning standards so must be removed from the table.

See Document Markup

Lot 2: Add missing measurements between buildings and new lot lines [Sheet 6 BSP]

See Document Markup

16'-4"

See Document Markup

31'-1/4"

See Document Markup

41'-10 3/4"

See Document Markup

Lot 2: Add missing measurements between buildings and new lot lines [Sheet 8 BSP]

See Document Markup

Identify what kind of features these are (buildings, outbuildings?) [Sheet 14]

Other/Miscellaneous

Add wetland 'f' to BSP

See Document Markup

This clarification reference (AFN 8707210280) is NOT associated with Concomitant Agreement recorded under AFN 8106260306. The referenced clarification is associated with the concomitant agreement on the parcel to the east (currently Pierce College campus). See Concomitant Agreement AFN 8609290435. Notify Title Company of discrepancy and provide evidence of notification prior to BSP approval. [Title Report; Pg 6 of 10]

See Document Markup

Provide total for existing hard surfaces and TBD for future. [Plans; Sht 1 of 15]

See Document Markup

Complete missing information. (3 plcs) [Plans; Sht 1 of 15]

See Document Markup

NOTE TO APPLICANT: The BLR references contained in the 'Declaration of Covenants, Conditions, and Restrictions, and Reservation of Easements' recorded under AFN 202301120145 incorrectly indicates the BLR number to be P-21-0318. The correct number should read P-21-0138. It may be in the applicant's best interest to correct these typos at the time of re-recording the Exhibit B-1. [Plans; Sht 1 of 15]

See Document Markup

Callout that the Owners, Heirs, Successors, and Assigns of the lots of the Binding Site Plan shall be bound by the Stormwater Facilities Maintenance Agreement per AFN 201001210587. [Plans; Sht 1 of 15]

See Document Markup

Add Note: "The operation and maintenance of any existing or proposed water system located on private property shall be the responsibility of the Binding Site Plan ownership unless otherwise specifically agreed to by the City of Puyallup." [Plans; Sht 1 of 15]

See Document Markup

Add Note: Easements are hereby granted for installation, inspection, and maintenance of utilities and drainage facilities as delineated on this Binding Site Plan. No encroachments will be placed within the easements shown which may damage or interfere with installation, inspection, and maintenance of utilities. Maintenance and expense of the utilities and drainage facilities shall be the responsibility of the property owners association as established by the 'Declaration of Covenants, Conditions, and Restrictions, and Reservation of Easements' recorded under AFN 202301120145. [Plans; Sht 1 of 15]

See Document Markup

Add the following Notes: 1. The purpose of this Binding Site Plan is to divide for sale or lease purposes of the lots shown. 2. Separate approvals will be required by the City of Puyallup for: a) Building Permits; b) Site Development Permits. 3. At the time of Building Permit application each lot is required to meet the most current fire flow and emergency vehicle access standards of the City of Puyallup Fire Marshall's office. [Plans; Sht 1 of 15]

See Document Markup

This clarification reference (AFN 8707210280) is NOT associated with Concomitant Agreement recorded under AFN 8106260306. The referenced clarification is associated with the concomitant agreement on the parcel to the east (currently Pierce College campus). See Concomitant Agreement AFN 8609290435. Notify Title Company of discrepancy and provide evidence of notification prior to BSP approval. [Plans; Sht 2 of 15]

See Document Markup

Confirm-0419034039 [Plans; Sht 3 of 15]

See Document Markup

Show Wetland "D" [Plans; Sht 4 of 15]

See Document Markup

Confirm-This easement callout is not applicable at this location. [Plans; Sht 5 of 15]

See Document Markup

Page 2 [Plans; Sht 5 of 15]

See Document Markup

Callout Lot 8 [Plans; Sht 5 of 15]

See Document Markup

Identify in Legend. [Plans; Sht 6 of 15]

See Document Markup

Identify in Legend. [Plans; Sht 6 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 6 of 15]

See Document Markup

Show Wetland "D" [Plans; Sht 6 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 6 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 7 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 8 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 8 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 8 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 9 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 10 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 10 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 10 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 11 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 11 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 12 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 12 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 13 of 15]

See Document Markup

Callout Lot 3/Lot 2. [Plans; Sht 13 of 15]

See Document Markup

Callout Access Drive and provide width. [Plans; Sht 14 of 15]

See Document Markup

Callout Access Drive and provide width. [Plans; Sht 14 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 14 of 15]

See Document Markup

Callout Access Drive and provide width. [Plans; Sht 15 of 15]

See Document Markup

Verify- 884,328sf [Plans; Sht 1 of 15]

See Document Markup

Per prior comment-verify parcel number (0419034039). [Plans; Sht 3 of 15]

FAR

Provide floor area ratio (FAR) calculation. FAR is defined in PMC 20.15. as follows: “Floor area” means the total horizontal area expressed in square feet of all floors, platforms and stairwells within the surrounding walls and below the roof of all structures on a subject lot. “Floor area” is calculated from the exterior surface of the building walls. Floor area shall not include the area of roofed decks which are open/unenclosed on at least one side, attics and storage spaces containing less than five feet of headroom between floor and ceiling, multifamily, commercial or industrial garages devoted primarily to vehicle parking or loading which are located on the first or subsurface floors, and basements and cellars when the finished ceiling of such basements or cellars is less than two feet above the lowest point of the finished adjacent grade. Detached accessory structures 200 square feet and smaller and carports, regardless of size, shall also not be considered floor area. For the purpose of calculating floor area ratio for a lot whose principal use is single-family residential, garages and carports shall be excluded up to a maximum area of 500 square feet per parcel; all garage space in excess of 500 square feet per parcel shall be included as part of the floor area calculation. “Floor area ratio” means the numerical value obtained by dividing the total floor area of a structure or structures by the total area of the lot on which such structure or structures are located. In the MP zone the max FAR per lot is 4.0. Please provide a calculation table that demonstrates how each lot that contains an existing building will meet this standard. A statement saying that they will meet this standard is not acceptable.

Revisions to Site Plan: Show Setbacks

Please provide a surveyed site plan that delineates where the exact property lines are located and measurements of setbacks to all sides of building/structures to assist with determining if setbacks are being met. Review PMC 20.35.020 for required setbacks for the MP zone. Any setbacks that are not being met from existing buildings for proposed lot lines will have to be adjusted to meet required setbacks.

Other/Miscellaneous

PMC 20.35.031 Business park design standards. No more than 75 percent of each lot shall be covered with impervious materials; Provide a table which demonstrates how this standard is being met.

Plat Note: Critical Aquifer Recharge Area

The site is within a critical aquifer recharge area. A critical aquifer recharge area note on the face of the plat for each affected lot shall indicate: “The site is within a high susceptibility/critical aquifer recharge area. Uses and activities on this site shall comply with the city’s critical area ordinance (Puyallup Municipal Code 21.06, Article XI). Activities that do not cause degradation of ground water quality and will not adversely affect the recharging of the aquifer may be permitted in a critical aquifer recharge area and do not require preparation of a critical area report; provided, that they comply with the city storm water management regulations and other applicable local, state and federal regulations.”

Other/Miscellaneous

Critical area tracts shall be used in development proposals for subdivisions, planned developments, and binding site plans to delineate and protect the following contiguous critical areas and buffers comprising 5,000 square feet or more of area.

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/or 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.”

Plat Note: Stream or FWC

The site contains a fish and wildlife conservation area. A note shall be included on the face of the plat for each affected lot indicating: “This lot contains a fish and wildlife habitat area that is protected by federal, state and local regulations. These areas serve a critical role in sustaining needed habitats and species for the functional integrity of the ecosystem, and which, if altered, may reduce the likelihood that the species will persist over the long term. Property owners are key for protecting, restoring, and managing our state's remaining habitat areas. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior government approval.”

Other/Miscellaneous

Title page signatures: Change public works to Development Engineering Division and Development Engineering Manager

Other/Miscellaneous

Concomitant Agreement: The concomitant agreement shall be dissolved and the relevant sections of the agreement need to be incorporated into the BSP. Dissolution of the concomitant agreement will require approval by City Council and signatures of all parties to the agreement (including Kaiser Permanente). However, it may be possible to eliminate the agreements affect as it pertains to only the properties addressed in the BSP, without the signature of representatives of Kaiser Permanente. Please provide a draft dissolution document for review. The City would like to coordinate a meeting with representatives from the applicants team, including the owner, once the applicant’s team has determined how they would like to address the issue of the concomitant agreement. The City would like to see the following relevant sections of the concomitant agreement preserved and incorporated into the BSP (some have already been included in the latest submittal): 1. Landscape Buffer: The concomitant agreement currently requires a 75’ landscape buffer around the entire perimeter of the original property (pg. 19 of concomitant agreement). 2. Noise generating uses: Noise generating plant equipment will be located at least 400’ from the boundary lines of the original property. (pg. 19 of concomitant agreement). 3. Stormwater lines: Reciprocal easements for stormwater shall be recorded on all lots for conveyance and detention. (pg. 3-4 of concomitant agreement). 4. Truck deliveries: Truck deliveries to the site will be limited to the hours between 7:00 am and 7 pm seven days a week.

Other/Miscellaneous

Pedestrian access: A pedestrian access point needs to be provided for the East side of the development in order to facilitate access to the Pierce college campus. (PMC 19.12.050 (2)(e)

Other/Miscellaneous

See Comment letter from Dept of Ecology dated May 19, 2023 available for download in the Documents and Images section of the online permits portal.

Other/Miscellaneous

See Nisqually Indian Tribal comment letter dated May 22, 2023 available in Documents and Images section of City's online permits portal.

See Document Markup

This clarification reference (AFN 8707210280) is NOT associated with Concomitant Agreement recorded under AFN 8106260306. The referenced clarification is associated with the concomitant agreement on the parcel to the east (currently Pierce College campus). See Concomitant Agreement AFN 8609290435. Notify Title Company of discrepancy and provide evidence of notification prior to BSP approval. [Title Report; Pg 6 of 10]

See Document Markup

Provide total for existing hard surfaces and TBD for future. [Plans; Sht 1 of 15]

See Document Markup

Complete missing information. (3 plcs) [Plans; Sht 1 of 15]

See Document Markup

NOTE TO APPLICANT: The BLR references contained in the 'Declaration of Covenants, Conditions, and Restrictions, and Reservation of Easements' recorded under AFN 202301120145 incorrectly indicates the BLR number to be P-21-0318. The correct number should read P-21-0138. It may be in the applicant's best interest to correct these typos at the time of re-recording the Exhibit B-1. [Plans; Sht 1 of 15]

See Document Markup

Callout that the Owners, Heirs, Successors, and Assigns of the lots of the Binding Site Plan shall be bound by the Stormwater Facilities Maintenance Agreement per AFN 201001210587. [Plans; Sht 1 of 15]

See Document Markup

Add Note: "The operation and maintenance of any existing or proposed water system located on private property shall be the responsibility of the Binding Site Plan ownership unless otherwise specifically agreed to by the City of Puyallup." [Plans; Sht 1 of 15]

See Document Markup

Add Note: Easements are hereby granted for installation, inspection, and maintenance of utilities and drainage facilities as delineated on this Binding Site Plan. No encroachments will be placed within the easements shown which may damage or interfere with installation, inspection, and maintenance of utilities. Maintenance and expense of the utilities and drainage facilities shall be the responsibility of the property owners association as established by the 'Declaration of Covenants, Conditions, and Restrictions, and Reservation of Easements' recorded under AFN 202301120145. [Plans; Sht 1 of 15]

See Document Markup

Add the following Notes: 1. The purpose of this Binding Site Plan is to divide for sale or lease purposes of the lots shown. 2. Separate approvals will be required by the City of Puyallup for: a) Building Permits; b) Site Development Permits. 3. At the time of Building Permit application each lot is required to meet the most current fire flow and emergency vehicle access standards of the City of Puyallup Fire Marshall's office. [Plans; Sht 1 of 15]

See Document Markup

This clarification reference (AFN 8707210280) is NOT associated with Concomitant Agreement recorded under AFN 8106260306. The referenced clarification is associated with the concomitant agreement on the parcel to the east (currently Pierce College campus). See Concomitant Agreement AFN 8609290435. Notify Title Company of discrepancy and provide evidence of notification prior to BSP approval. [Plans; Sht 2 of 15]

See Document Markup

Confirm-0419034039 [Plans; Sht 3 of 15]

See Document Markup

Show Wetland "D" [Plans; Sht 4 of 15]

See Document Markup

Confirm-This easement callout is not applicable at this location. [Plans; Sht 5 of 15]

See Document Markup

Page 2 [Plans; Sht 5 of 15]

See Document Markup

Callout Lot 8 [Plans; Sht 5 of 15]

See Document Markup

Identify in Legend. [Plans; Sht 6 of 15]

See Document Markup

Identify in Legend. [Plans; Sht 6 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 6 of 15]

See Document Markup

Show Wetland "D" [Plans; Sht 6 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 6 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 7 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 8 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 8 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 8 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 9 of 15]

See Document Markup

Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 10 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 10 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 10 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 11 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 11 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 12 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 12 of 15]

See Document Markup

Callout Access Drive. [Plans; Sht 13 of 15]

See Document Markup

Callout Lot 3/Lot 2. [Plans; Sht 13 of 15]

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Callout Access Drive and provide width. [Plans; Sht 14 of 15]

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Callout Access Drive and provide width. [Plans; Sht 14 of 15]

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Provide dimensions at the nearest point between each building and the adjacent parcel line as noted. Also, maintain code req'd setbacks. (Typ) [Plans; Sht 14 of 15]

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Callout Access Drive and provide width. [Plans; Sht 15 of 15]

Other/Miscellaneous

Prior to new construction building permit issuance or significant change of use TI, the following will be required: -Based on previous EIS & Concomitant agreement, must provide a determination on the overall quantity of vested vehicle trips to this site. -Provide a trip generation estimate based on your current use & proposed future buildout. This estimate must be based on published rates in the ITE trip generation manual (using building sqft). City policy requires the project trips to be estimated using the Institute of Transportation Engineers’ (ITE) Trip Generation, 11th Edition. In general, trip generation regression equations shall be used when the R2 value is 0.70 or greater. For single-family units and offices smaller than 30,000 SF, use ITE’s Trip Generation, average rate. The project trips shall be rounded to the nearest tenth. -The applicant shall conduct a traffic analysis to determine impacts of a proposed full buildout of site. Analysis shall include a detailed summary of all building permits and/or off-site improvements associated with this site since original construction was completed. This summary shall include all previous mitigation and/or traffic impact fees paid. The City has adopted a City-Wide Traffic Impact Fee of $4,500 per PM peak hour trip. Final fees will be calculated and assessed by the City at the time of building permit issuance. During the Civil review process, this commercial development shall provide an autoturn analysis for the largest anticipated vehicle that would access the site. Curb radii and entrance dimensions shall be increased as necessary to allow vehicles to access the site without encroaching into adjacent lanes of traffic. 39th Ave SE along the site is designated as a major arterial. City standards (Section 101.10.1(4)) require minimum spacing of 300 feet between driveways measured between closest edges of the driveway (this standard also applies to driveways across the street). Eastern access location on the 39th Ave SE (STOP controlled) must be restricted to a right-in/right-out. Internal access road must meet minimum fire standards Add a 1ft no access easement along 39th Ave SE. All vehicles must access from existing driveway locations on 39th Ave SE.

Other/Miscellaneous

1) Verify the building setbacks from proposed property lines. Verify type of construction, allowable area, openings, separation, and all other exterior wall requirements related to property lines.