| Review Type |
Outcome |
Est. Completion Date |
Completed |
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External Agency Review
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Comments
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06/27/2024
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07/31/2024
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Other/Miscellaneous
Per comment from the Puyallup Tribe: The project is located in an area with known cultural resources and traditional use areas. This project has a high probability for encountering cultural resources important to the Puyallup Tribe. The Puyallup tribe is requesting an Archaeological survey be completed prior to this project beginning. The City of Puyallup will be honoring this request and a SEPA Mitigation measure outlining the requirements for the Archeological Survey will be included in the forthcoming SEPA Determination.
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Other/Miscellaneous
Revisions to the Habitat Assessment and wetland report are required. Figure 7 of the wetland report is corrupted and cannot be viewed correctly. See the two review letters from City's 3rd party review biologists dated March 31, 2023 for list of required changes.
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Other/Miscellaneous
Update for revised habitat assessment dated August 9, 2023: Updated Habitat Assessment continues to include items that need to be addressed or revised. Please review City document titled 'Bio-Assessment Review #2" for a list of review comments from the City's third party biologist for required changes to the biological assessment.
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Engineering Traffic Review
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Comments
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06/27/2024
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06/28/2024
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Other/Miscellaneous
Per Puyallup Municipal Code Section 11.08.135, the applicant/owner would be expected to construct half-street improvements including curb, gutter, planter strip, sidewalk, roadway base, pavement, and street lighting. The extent of paving would be determined based on current condition. Any existing improvements which are damaged now or during construction, or which do not meet current City Standards, shall be replaced.
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Other/Miscellaneous
(2) City Standard Street Lights will be required along 25th ST SE Frontage
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Other/Miscellaneous
New Streetlight required at 21st ST SE / 7th AVE SE intersection
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Other/Miscellaneous
30ft wide commercial access required on 21st ST SE
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See Document Markup
Remove obsolete curb cuts and show planned curb/gutter/sidewalk panels and planter strips
Site Plan pg A-0.1
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See Document Markup
Per City Standard 101.10.1 - Minimum driveway spacing standard not met
Site Plan pg A-0.1
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See Document Markup
30ft wide commercial access required
Site Plan pg A-0.1
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Other/Miscellaneous
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See Document Markup
Provide an Autoturn Analysis
Traffic Scoping
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Other/Miscellaneous
Submit sight distance analysis of the proposed driveways. Please provide photo documentation within the report of the sight distance analysis. The photo must show the location of the sight distance standard in the picture as well as the location of the viewer. If photo cannot be provided, plan sheets with plan and profile within the report can also provide the sight distance documentation. If this method is used, place the distance requirements as met on those documents and provide this information within the appendix of the report.
Sight Distance Analysis:
• Provided exhibit does not meet City standards.
• From face of curb, required setback is 14.5ft (driver’s eye)
• ESD requirements are 300ft
• Preliminary measurements show encroachment into adjacent private property. Applicant will be required to obtain sight distance easement from adjacent private property owner or shift 25th Street SE driveway ~50ft north to avoid sight obstruction.
25th St SE driveway
• Sidewalk transition on the south side encroaches into private property.
• Use drop approach (01.02.18)
• On the north side of driveway, transition sidewalk to meet existing.
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Other/Miscellaneous
Civil submittal shall include detailed striping/signage plan.
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See Document Markup
Show preliminary location of city standard street lighting
Site Plan pg A-0.1
• Show location of City standard streetlights. Existing PSE utility mounted lights do not meet City standards.
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See Document Markup
Align driveway centerline with 7th AVE SE
Site Plan pg A-0.1
21st St SE driveway
• Use drop approach (01.02.18)
• Remove “jog” from on-site driveway. Driveway approach should be orthogonal as it approaches 21st St SE. This is shown correctly on the site plan, but incorrectly on the preliminary grading plans.
• During design, coordinate with City of Puyallup on the status of upcoming 7th Ave SE improvements. ADA ramps will be added to the east side of 21st St SE that must be compatible with design.
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See Document Markup
Coordinate with garbage service provider to assess proposed pickup locations
Site Plan pg A-0.1
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See Document Markup
This garbage enclosure could cause sight distance obstructions for out bound vehicles
Relocate
Site Plan pg A-0.1
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Other/Miscellaneous
Park Impact Fee (Per residential dwelling Unit):
Less than 500 sqft $1,560.05
500 - 999 sqft $2,313.53
1,000 – 1,999 sqft $3,291.31
2,000 sqft or more $4,017.30
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Other/Miscellaneous
Traffic scoping:
• Project description: “Proposal to develop 7 parcels into senior housing consisting of 82 apartments units and 6 existing single-family units use as adult family homes.”
• Will there be additional senior housing units created from the (6) single-family homes?
• Please provide details on how (6) converted SFRs will access City ROW.
• Access points for this commercial facility must meet driveway spacing requirements (150ft). Consolidate driveways where necessary to meet City standards.
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Other/Miscellaneous
Landscaping plan not consistent with site plan.
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Engineering Review
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Comments
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06/27/2024
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06/27/2024
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See Document Markup
See CUP application required site plan information. [site plan]
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See Document Markup
Provide survey bearings. [site plan]
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See Document Markup
Show water, sewer and stormwater mains witihin 21st and 25th St SE. [site plan]
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See Document Markup
Provide a legend for the site plan. [site plan]
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See Document Markup
The city has adopted the 2019 Ecology Manual. Revise the report reference. [drainage report, pg 1]
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See Document Markup
Provide the right of way widths for 21st and 25th St SE. [site plan]
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See Document Markup
Show existing and proposed contours [site plan]
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See Document Markup
Show the regulated AE floodplain and base flood elevation. [site plan]
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See Document Markup
Provide the cut and fill amounts proposed for the project. How is the project proposing to mitigate the 1:1 compensatory storage to floodplain impacts?
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See Document Markup
Provide additional sheets showing preliminary grading, drainage and frontage/lighting plan.
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See Document Markup
Provide preliminary floodplain information showing how the development will meet the equivalent elevation requirement for 1:1 fill to compensatory storage. See PMC 21.07.060. [Drainage Report]
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See Document Markup
Show the pedestrian access route from the public right of way to on-site structures. [site plan]
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See Document Markup
Include the following flow charts within the preliminary drainage report: Figure III-1.1: Runoff Treatment BMP Selection Flow Chart and Figure I-3.5 Flow chart for determining wetland protection level requirements. [drainage report, pg 2].
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See Document Markup
Is the geotech report still being modified? Why is this a draft? [drainage report, pg 46]
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See Document Markup
Show the proposed 40' wide wetland buffer. [site plan]
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Other/Miscellaneous
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See Document Markup
Revise the reference to the 2005 WDOE manual to the currently adopted 2019 Ecology Manual. [Biological Assessment, pg 12]
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Other/Miscellaneous
The biological habitat assessment and preliminary storm report floodplain information conflicts. This area has been re-mapped by FEMA and is within the regulated AE floodplain with an established base flood elevation, revise accordingly.
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See Document Markup
Show proposed preliminary stormwater mitigation on a separate sheet. [site plan]
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See Document Markup
Per the critical area report, the wetland on the NE side of the development is deemed a category IV wetland with a habitat score greater than 5, provide additional information as to how the wetland will meet the following requirements of the DOE manual for Minimum Requirement 8: General Protection, Protection from Pollutants and Wetland Hydroperiod Protection (method 2) [drainage report, pg 4]
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See Document Markup
Per minimum requirement #7, the pre-developed site condition must be modeled as forested land cover unless reasonable, historic information is provided that indicates the site was prairie prior to settlement. Revise the calculation or provide additional information. [drainage report, pg 6]
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See Document Markup
Provide a downstream analysis to ensure both onsite and off-site has capacity to convey at a minimum the 25 year storm flow event, assuming developed conditions for onsite tributary areas, and existing conditions for any offsite tributary areas. [drainage report, pg 3]
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See Document Markup
Provide a basin map to supplement the flow control WWHM calculation. [drainage report, pg 8]
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See Document Markup
Section 2.6.2 of the Volume 1 of the SMMWW requires: An initial qualitative analysis shall extend downstream for the entire flow path from the project site to the receiving water or up to one mile, whichever is less. If a receiving water is within one-quarter mile, the analysis shall extend within the receiving water to one-quarter mile from the project site. The analysis shall extend one-quarter mile beyond any improvements proposed as mitigation. The analysis must extend upstream to a point where any backwater effects created by the project cease. Upon review of the qualitative analysis, the local project reviewer may require that a quantitative analysis be performed. [drainage report, pg 3]
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See Document Markup
Show existing easements. There is a stream easement relocation agreement here. [site plan]
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See Document Markup
Provide a preliminary frontage plan showing proposed improvements. The traffic pre-app notes indicated the following improvements: 25th St SE: 30' wide commercial access onto 25th St SE, 2 city standard streetlights, and replacing the existing curb cuts with curb, gutter and planting strips. 21st St SE: Provide a 30' commercial access approach and street light. [site plan]
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See Document Markup
Show on-site routing of water, sewer and storm utilities. [site plan, pg 1]
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See Document Markup
Provide a basin map/additional information proving why the project can model 1.53 acres as pasture instead of forested for the pre-developed conditions. [drainage report, pg 64]
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See Document Markup
Provide a table of contents to navigate the drainage report, pg 1]
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See Document Markup
Provide a basin map to supplement the floodplain compensatory storage table. [drainage report, pg 9]
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See Document Markup
The grading fill volume shown on the preliminary grading and storm plan does not match the total fill. The site plan shows 32,272CY of fill whereas, the total fill within this chart is about half of that at 15,200CY. [drainage report, pg 9]
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See Document Markup
Provide a legend distinguishing existing vs proposed linetypes and hatches. [drainage plan, pg 1]
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See Document Markup
Provide the right of way width for 25th St SE. [drainage plan, pg 1]
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See Document Markup
Provide the right of way width for 21st St SE. [drainage plan, pg 1]
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See Document Markup
Provide a map legend showing existing vs proposed linetypes and hatches. [site plan]
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See Document Markup
Show the water main located within 21st St SE. [drainage plan, pg 1]
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See Document Markup
Show the sewer main located within 21st St SE. [drainage plans, pg 1]
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See Document Markup
Provide a map showing the downstream analysis. [drainage report, pg 11]
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See Document Markup
A majority of the civil engineering comments were not addressed on the resubmittal, revise accordinly. [civils, pg 1]
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See Document Markup
Street light spacing along 21st St SE is 300'. The existing streetlight is owned by PSE and does not meet city standards. Space 2 streetlights along 21st St SE. [drainage plans, pg 1]
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See Document Markup
Show the pedestrian access route from the public right of way to on-site structures. [site plan]
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See Document Markup
The comment response letter states Figure I-3.1 apply to "converted vegetated areas", the figure on page 2 of the report states all minimum requiremenets apply to new and replaced hard surfaces. [drainage report, pg 6]
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See Document Markup
Create an additional map to supplement the MR 7 table WWHM calculation. [drainage report, pg 64
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See Document Markup
Distinguish the pre-developed and post-developed conditions on this map or create an additional map to supplement the MR 7 WWHM calculation. [drainage report, pg 64]
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See Document Markup
The appendix of the Critical Areas Report Checklist - Wetlands rating form providing the wetland category and habitat score is missing. [Wetland Critical Area Report]
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See Document Markup
Provide preliminary stormwater invert elevation information proving that the project will not need to pump from the outlet of the detention pond into E Pioneer. Meeting the flow control standard with a pump is very challenging. [drainage plans, pg 1]
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See Document Markup
Provide rough volume amounts for each proposed detention system. [drainage plans, pg 1]
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See Document Markup
Provide the relative finish floor elevation for each proposed structure. [drainage plans, pg 1]
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See Document Markup
FYI, trash enclosure will need to be designed per design standard 208.1 at time of civils. [drainage plan, pg 1]
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See Document Markup
The proposed compensatory storage volume must be preserved per Puyallup Municipal Code 21.07.060(f)(D). Provide a preservation tract or a draft easement. [drainage plan, pg 1]
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See Document Markup
What elevation will the flood overflow pipe be installed? [drainage plans, pg 1]
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See Document Markup
Provide a preliminary hydraulic analysis showing the there will be no downstream flooding. How is the dispersion trench sized? [drainage plan, pg 1]
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See Document Markup
The compensatory storage area should be hydraulically connected to the source of flooding via a surface connection to the floodplain. A man-made pipe conveyance system can clog and be forgotten over time. Revise accordingly. [drainage plan, pg 1]
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See Document Markup
Provide a preliminary pump size calculation. What size pumps are being proposed as well as the service line diameter? [drainage plan, pg 2]
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Planning Review
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Comments
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06/27/2024
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06/25/2024
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Add Submittal Item: Lot Combo
Additional Submittal Item Required: Lot Combination Permit Application required. Application form can be downloaded from the City website at https://www.cityofpuyallup.org/DocumentCenter/View/11646/Lot-Combination-Application. Combination of all lots that include buildings that cross property lines is required.
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Other/Miscellaneous
Show property lines on all site plans.
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Other/Miscellaneous
Max allowed square footage for FAR for project is 292,113 sf, please correct on site plan.
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Other/Miscellaneous
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See Document Markup
Could a patio be added for each ground floor resident? [Sheet A-2.2]
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See Document Markup
Where is the street side entrance with a connection to the sidewalk on 25th St SE? [Sheet A 2.2]
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Other/Miscellaneous
It is unclear exactly how the proposed design meets the following requirement: PMC 20.26.200 (4) (b) (iii) Angled facets, at least two per required building wall interval, including bay windows, covered entrances, and other similar features projecting out from the front facade at least three feet. There does appear to be the 2ft wall intervals however, I do not see any bay windows projecting 3ft out from those intervals?
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Other/Miscellaneous
3 elements from PMC 20.26.200(5) (b) are required. 2 of the items are clearly met by the proposal, however please select from either (i) Awnings or canopies above or window boxes below every window of an entire story or building interval grouping to distinguish one section of a building from another, OR (ii) Variation in the number of stories between intervals of the building and demonstrate how your proposal meets this requirement in order to satisfy the requirement for a total of 3 elements in this section.
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Other/Miscellaneous
(b) Multiple buildings on a single site shall not be exact or close replicas of each other. While common materials, colors and styles are acceptable, each building shall be unique in terms of its general massing design and fenestration design. Variety in designs shall be achieved by variation in each building’s footprint, rooines, facade modulation, and window arrangement. Color and materials shall also be varied. The proposed buildings are all identical, just mirrored, they are therefore 'close replicas' of each other. Please revise.
Update from 5/11/2024 re-submittal: building D and building A continue to be essentially identical (with the exception of minor articulation changes between the design of the center parts of the building. Furthermore, all the buildings have identical massing designs. Please revise per previous comment by significantly increasing the variation in the overall shape of each building.
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Other/Miscellaneous
Carports shall not exceed 72 ft in length, please revise.
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Other/Miscellaneous
Parking stalls shall not be located nor positioned to cause headlights to shine into windows of residential units. Alternatively, provide landscape plan that shows that all parking stalls that directly abut windows will be screened from windows with landscaping.
Update per 5/14/2024 re-submittal: requirement moved to a condition of approval.
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Building Review
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No Comments
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06/27/2024
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06/05/2024
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BLTR - Codes
The code reference on plans are 2018 I-codes. Upon submitting for building permits update all plans to meet 2021 I-codes. As of July 1, 2023, the State will adopt 2021 I-codes with Washington State Amendments which has significant changes.
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BLTR - Demolition
A separate demolition permit will be required for the demo of the structures currently on the site and will require documentation from the Puget Sound Clean Air agency at the time of submittal for the demo permit.
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BLTR - Floodplain
This property contains floodplain or wetland areas that may require flood venting as part of the foundation plan and Elevation Certificate submitted to City Engineer.
Will need show complete details for the required flood vents. Inclusion of and proper placement of the flood vents in the foundation (if applicable depending on building foundation type) are part of the building review. Provide calculations and size provided with manufacture’s specifications on vents.
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BLTR - EV - R-2
Provide Electrical Vehicle Car Charging parking stalls on the parking plan. Review WAC 51-50-0429 and Section 429 of the IBC for Electric vehicle charging infrastructure. Effective July 1, 2023, Group I occupancies will require 10% EV charging stations. See Table 429.2 in IBC Section 429 (Washington State Amendments) to meet all requirements.
***Include in the parking calculations handicap stalls and Electric Vehicle Charging stations. Reflect locations on parking lot plan locations of required EV parking stalls and number to be handicap accessible.
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BLTR - Add Submittal Item: Geotech - Soil
Additional Submittal Item: Provide a Geo-Tech report for soils with the building permit applications.
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BLTR - Codes
Informational Only:
1. Plans need to be complete with all building, plumbing, mechanical, energy code
and accessibility requirements items on plans.
3. Need to submit all truss specs with building permit application.
4. Need to show the type A and B units and all specific details on the plans.
5. Clearly define all fire rated assemblies on the plans in detail.
6. All electrical is through the department of L & I electrical division.
7. Need to define all required accessible parking spaces. 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.
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Fire Review
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No Comments
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06/27/2024
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06/03/2024
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Other/Miscellaneous
• Verify available fire flow for accordance with IFC Appendix B and loop water main in accordance with Puyallup Municipal Code 16.08.
• The entrances shall meet ladder truck fire apparatus truck turning radiuses and approval of the angle of inclination.
• Provide F.D.C, and P.I.V locations to determine code compliance.
• Provide Fire Hydrant locations, Fire Hydrants are required to reach the building within 400’.
• A Fire Hydrant will be required to reach all points of the SFR’s within 600’.
• Fire Hydrants shall be at least 50’ from the structure and the FDC supporting the fire sprinkler system shall be no closer than 10’ and no greater than 15’ from the hydrant.
• P.I.V., F.D.C, and Fire Hydrants can not be blocked by parking stalls. All shall be placed in parking islands.
• Fire access road shall be no greater than 150’ from the furthest point of the structure per PMC 16.04.025 (4) 503.1.1.
• Auto-turn or equivalent program required to demonstrate code compliance.
• Maximum road grade shell be 10%
• Driveways or Tracts greater than 150’ will require a Fire Truck turn-around.
• Comply with Appendix “D” for fire access turnaround
• The East to West Road on the North side of the project going to the SFR will require the turnaround.
• Compact stalls will not be allowed along fire lane due to the possibility of larger vehicles overhanging into fire lane.
• Central Pierce Fire & Rescue is asking for a different road layout. What is the status?
• All vaults in the Fire Lane will be required to be fire apparatus rated for 75,000lbs.
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Planning Review
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Revisions Required
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04/20/2023
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05/11/2023
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Add Submittal Item: Lot Combo
Additional Submittal Item Required: Lot Combination Permit Application required. Application form can be downloaded from the City website at https://www.cityofpuyallup.org/DocumentCenter/View/11646/Lot-Combination-Application. Combination of all lots that include buildings that cross property lines is required.
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Other/Miscellaneous
Show property lines on all site plans.
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Other/Miscellaneous
Max allowed square footage for FAR for project is 292,113 sf, please correct on site plan.
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Other/Miscellaneous
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See Document Markup
Could a patio be added for each ground floor resident? [Sheet A-2.2]
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See Document Markup
Where is the street side entrance with a connection to the sidewalk on 25th St SE? [Sheet A 2.2]
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Other/Miscellaneous
It is unclear exactly how the proposed design meets the following requirement: PMC 20.26.200 (4) (b) (iii) Angled facets, at least two per required building wall interval, including bay windows, covered entrances, and other similar features projecting out from the front facade at least three feet. There does appear to be the 2ft wall intervals however, I do not see any bay windows projecting 3ft out from those intervals?
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|
Other/Miscellaneous
3 elements from PMC 20.26.200(5) (b) are required. 2 of the items are clearly met by the proposal, however please select from either (i) Awnings or canopies above or window boxes below every window of an entire story or building interval grouping to distinguish one section of a building from another, OR (ii) Variation in the number of stories between intervals of the building and demonstrate how your proposal meets this requirement in order to satisfy the requirement for a total of 3 elements in this section.
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Other/Miscellaneous
(b) Multiple buildings on a single site shall not be exact or close replicas of each other. While common materials, colors and styles are acceptable, each building shall be unique in terms of its general massing design and fenestration design. Variety in designs shall be achieved by variation in each building’s footprint, rooines, facade modulation, and window arrangement. Color and materials shall also be varied. The proposed buildings are all identical, just mirrored, they are therefore 'close replicas' of each other. Please revise.
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Other/Miscellaneous
Carports shall not exceed 72 ft in length, please revise.
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Other/Miscellaneous
Parking stalls shall not be located nor positioned to cause headlights to shine into windows of residential units. Alternatively, provide landscape plan that shows that all parking stalls that directly abut windows will be screened from windows with landscaping.
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External Agency Review
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Revisions Required
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04/20/2023
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05/01/2023
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Other/Miscellaneous
Per comment from the Puyallup Tribe: The project is located in an area with known cultural resources and traditional use areas. This project has a high probability for encountering cultural resources important to the Puyallup Tribe. The Puyallup tribe is requesting an Archaeological survey be completed prior to this project beginning. The City of Puyallup will be honoring this request and a SEPA Mitigation measure outlining the requirements for the Archeological Survey will be included in the forthcoming SEPA Determination.
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Other/Miscellaneous
Revisions to the Habitat Assessment and wetland report are required. Figure 7 of the wetland report is corrupted and cannot be viewed correctly. See the two review letters from City's 3rd party review biologists dated March 31, 2023 for list of required changes.
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Engineering Review
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Revisions Required
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04/20/2023
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04/25/2023
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See Document Markup
See CUP application required site plan information. [site plan]
|
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|
See Document Markup
Provide survey bearings. [site plan]
|
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|
See Document Markup
Show water, sewer and stormwater mains witihin 21st and 25th St SE. [site plan]
|
|
|
See Document Markup
Provide a legend for the site plan. [site plan]
|
|
|
See Document Markup
The city has adopted the 2019 Ecology Manual. Revise the report reference. [drainage report, pg 1]
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|
See Document Markup
Provide the right of way widths for 21st and 25th St SE. [site plan]
|
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|
See Document Markup
Show existing and proposed contours [site plan]
|
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|
See Document Markup
Show the regulated AE floodplain and base flood elevation. [site plan]
|
|
|
See Document Markup
Provide the cut and fill amounts proposed for the project. How is the project proposing to mitigate the 1:1 compensatory storage to floodplain impacts?
|
|
|
See Document Markup
Provide additional sheets showing preliminary grading, drainage and frontage/lighting plan.
|
|
|
See Document Markup
Provide preliminary floodplain information showing how the development will meet the equivalent elevation requirement for 1:1 fill to compensatory storage. See PMC 21.07.060. [Drainage Report]
|
|
|
See Document Markup
Show the pedestrian access route from the public right of way to on-site structures. [site plan]
|
|
|
See Document Markup
Include the following flow charts within the preliminary drainage report: Figure III-1.1: Runoff Treatment BMP Selection Flow Chart and Figure I-3.5 Flow chart for determining wetland protection level requirements. [drainage report, pg 2].
|
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|
See Document Markup
Is the geotech report still being modified? Why is this a draft? [drainage report, pg 46]
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|
See Document Markup
Show the proposed 40' wide wetland buffer. [site plan]
|
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|
Other/Miscellaneous
|
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|
See Document Markup
Revise the reference to the 2005 WDOE manual to the currently adopted 2019 Ecology Manual. [Biological Assessment, pg 12]
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|
Other/Miscellaneous
The biological habitat assessment and preliminary storm report floodplain information conflicts. This area has been re-mapped by FEMA and is within the regulated AE floodplain with an established base flood elevation, revise accordingly.
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|
See Document Markup
Show proposed preliminary stormwater mitigation on a separate sheet. [site plan]
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See Document Markup
Per the critical area report, the wetland on the NE side of the development is deemed a category IV wetland with a habitat score greater than 5, provide additional information as to how the wetland will meet the following requirements of the DOE manual for Minimum Requirement 8: General Protection, Protection from Pollutants and Wetland Hydroperiod Protection (method 2) [drainage report, pg 4]
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See Document Markup
Per minimum requirement #7, the pre-developed site condition must be modeled as forested land cover unless reasonable, historic information is provided that indicates the site was prairie prior to settlement. Revise the calculation or provide additional information. [drainage report, pg 6]
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See Document Markup
Provide a downstream analysis to ensure both onsite and off-site has capacity to convey at a minimum the 25 year storm flow event, assuming developed conditions for onsite tributary areas, and existing conditions for any offsite tributary areas. [drainage report, pg 3]
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See Document Markup
Provide a basin map to supplement the flow control WWHM calculation. [drainage report, pg 8]
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See Document Markup
Section 2.6.2 of the Volume 1 of the SMMWW requires: An initial qualitative analysis shall extend downstream for the entire flow path from the project site to the receiving water or up to one mile, whichever is less. If a receiving water is within one-quarter mile, the analysis shall extend within the receiving water to one-quarter mile from the project site. The analysis shall extend one-quarter mile beyond any improvements proposed as mitigation. The analysis must extend upstream to a point where any backwater effects created by the project cease. Upon review of the qualitative analysis, the local project reviewer may require that a quantitative analysis be performed. [drainage report, pg 3]
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See Document Markup
Show existing easements. There is a stream easement relocation agreement here. [site plan]
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See Document Markup
Provide a preliminary frontage plan showing proposed improvements. The traffic pre-app notes indicated the following improvements: 25th St SE: 30' wide commercial access onto 25th St SE, 2 city standard streetlights, and replacing the existing curb cuts with curb, gutter and planting strips. 21st St SE: Provide a 30' commercial access approach and street light. [site plan]
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See Document Markup
Show on-site routing of water, sewer and storm utilities. [site plan, pg 1]
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Engineering Traffic Review
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Revisions Required
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04/20/2023
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04/20/2023
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Other/Miscellaneous
Per Puyallup Municipal Code Section 11.08.135, the applicant/owner would be expected to construct half-street improvements including curb, gutter, planter strip, sidewalk, roadway base, pavement, and street lighting. The extent of paving would be determined based on current condition. Any existing improvements which are damaged now or during construction, or which do not meet current City Standards, shall be replaced.
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Other/Miscellaneous
(2) City Standard Street Lights will be required along 25th ST SE Frontage
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Other/Miscellaneous
New Streetlight required at 21st ST SE / 7th AVE SE intersection
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Other/Miscellaneous
30ft wide commercial access required on 21st ST SE
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See Document Markup
Remove obsolete curb cuts and show planned curb/gutter/sidewalk panels and planter strips
Site Plan pg A-0.1
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See Document Markup
Per City Standard 101.10.1 - Minimum driveway spacing standard not met
Site Plan pg A-0.1
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See Document Markup
30ft wide commercial access required
Site Plan pg A-0.1
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Other/Miscellaneous
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See Document Markup
Provide an Autoturn Analysis
Traffic Scoping
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Other/Miscellaneous
Submit sight distance analysis of the proposed driveways. Please provide photo documentation within the report of the sight distance analysis. The photo must show the location of the sight distance standard in the picture as well as the location of the viewer. If photo cannot be provided, plan sheets with plan and profile within the report can also provide the sight distance documentation. If this method is used, place the distance requirements as met on those documents and provide this information within the appendix of the report.
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Other/Miscellaneous
Civil submittal shall include detailed striping/signage plan.
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See Document Markup
Show preliminary location of city standard street lighting
Site Plan pg A-0.1
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See Document Markup
Align driveway centerline with 7th AVE SE
Site Plan pg A-0.1
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See Document Markup
Coordinate with garbage service provider to assess proposed pickup locations
Site Plan pg A-0.1
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See Document Markup
This garbage enclosure could cause sight distance obstructions for out bound vehicles
Relocate
Site Plan pg A-0.1
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Other/Miscellaneous
Park Impact Fee (Per residential dwelling Unit):
Less than 500 sqft $1,560.05
500 - 999 sqft $2,313.53
1,000 – 1,999 sqft $3,291.31
2,000 sqft or more $4,017.30
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Building Review
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Revisions Required
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04/20/2023
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04/19/2023
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BLTR - Codes
The code reference on plans are 2018 I-codes. Upon submitting for building permits update all plans to meet 2021 I-codes. As of July 1, 2023, the State will adopt 2021 I-codes with Washington State Amendments which has significant changes.
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BLTR - Demolition
A separate demolition permit will be required for the demo of the structures currently on the site and will require documentation from the Puget Sound Clean Air agency at the time of submittal for the demo permit.
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BLTR - Floodplain
This property contains floodplain or wetland areas that may require flood venting as part of the foundation plan and Elevation Certificate submitted to City Engineer.
Will need show complete details for the required flood vents. Inclusion of and proper placement of the flood vents in the foundation (if applicable depending on building foundation type) are part of the building review. Provide calculations and size provided with manufacture’s specifications on vents.
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BLTR - EV - R-2
Provide Electrical Vehicle Car Charging parking stalls on the parking plan. Review WAC 51-50-0429 and Section 429 of the IBC for Electric vehicle charging infrastructure. Effective July 1, 2023, Group I occupancies will require 10% EV charging stations. See Table 429.2 in IBC Section 429 (Washington State Amendments) to meet all requirements.
***Include in the parking calculations handicap stalls and Electric Vehicle Charging stations. Reflect locations on parking lot plan locations of required EV parking stalls and number to be handicap accessible.
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Other/Miscellaneous
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BLTR - Add Submittal Item: Geotech - Soil
Additional Submittal Item: Provide a Geo-Tech report for soils with the building permit applications.
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BLTR - Codes
Informational Only:
1. Plans need to be complete with all building, plumbing, mechanical, energy code
and accessibility requirements items on plans.
3. Need to submit all truss specs with building permit application.
4. Need to show the type A and B units and all specific details on the plans.
5. Clearly define all fire rated assemblies on the plans in detail.
6. All electrical is through the department of L & I electrical division.
7. Need to define all required accessible parking spaces. 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.
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Fire Review
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Revisions Required
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04/20/2023
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04/18/2023
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Other/Miscellaneous
• Verify available fire flow for accordance with IFC Appendix B and loop water main in accordance with Puyallup Municipal Code 16.08.
• The entrances shall meet ladder truck fire apparatus truck turning radiuses and approval of the angle of inclination.
• Provide F.D.C, and P.I.V locations to determine code compliance.
• Provide Fire Hydrant locations, Fire Hydrants are required to reach the building within 400’.
• A Fire Hydrant will be required to reach all points of the SFR’s within 600’.
• Fire Hydrants shall be at least 50’ from the structure and the FDC supporting the fire sprinkler system shall be no closer than 10’ and no greater than 15’ from the hydrant.
• P.I.V., F.D.C, and Fire Hydrants can not be blocked by parking stalls. All shall be placed in parking islands.
• Fire access road shall be no greater than 150’ from the furthest point of the structure per PMC 16.04.025 (4) 503.1.1.
• Auto-turn or equivalent program required to demonstrate code compliance.
• Maximum road grade shell be 10%
• Driveways or Tracts greater than 150’ will require a Fire Truck turn-around.
• Comply with Appendix “D” for fire access turnaround
• The East to West Road on the North side of the project going to the SFR will require the turnaround.
• Compact stalls will not be allowed along fire lane due to the possibility of larger vehicles overhanging into fire lane.
• Central Pierce Fire & Rescue is asking for a different road layout. What is the status?
• All vaults in the Fire Lane will be required to be fire apparatus rated for 75,000lbs.
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