CITY OF PUYALLUP PERMITTING PORTAL

Other/Miscellaneous

In response to correspondence with applicant regarding the reduction of the 150' buffer down to 110': PMC 21.06.930(3) can be utilized to reduce the entirety of the buffer from 150’ to 110’ as long as all the criteria of the section are met and proposed. An addendum to the report would be required, but we would be comfortable with the buffer being reduced from 150’ to 110’ as shown in e-mail thread from April 29, 2025. Required update to address: - Addendum to critical area report - Update site plan, civil, landscape plan set to reflect reduced buffer and associated planting area

Other/Miscellaneous

OPTIONAL We have been looking over the perimeter landscape buffer standards and see that there may be an opportunity for the western landscape buffer to be reduced without a variance (the eastern perimeter buffer variance will still be required). Please contact case planner to discuss further and reference e-mail thread from April 29, 2025.

Other/Miscellaneous

Comment outstanding: 11/13/24 Please reference the document in Documents & Images titled "Confluence Critical Area Review - 081624" for the full memo of required updates to the critical area report. As part of the updated report, Confluence has requested to revise the report to update the classifications of the drainage, wetland, and stream as well as the associated buffers. The updated report should reflect the requirements of the Confluence Third Party Review 10022024. Please revise the site plan to show buffers that encroach onto the property. Please see PMC 21.06.440 - Exception for minor new developments in buffers and PMC 21.06.840 - Building setbacks. The wetland and stream buffers inundate much of the site, including where the proposed addition, paving, and parking are shown. The critical area report needs to address the north/northeastern critical areas, establish set buffers, and include the proposed site plan and how the addition, paving, parking, etc. may impact the crtiical areas and their buffers. Please update the critical area report to address these. See PMC 21.06.530 for general critical area report requirements. The proposed variance to reduce the required landscape buffer from 30ft to 10ft as well as propose parking in this reduced area is dependent on the buffers established by the critical area report. Please ensure all critical areas have been addressed (wetland, stream, floodplain) as a result of the updated critical area report. - Wetland buffer - Wetland delineation report - establishes boundary and buffer - Stream & stream buffer - Critical area report to determine the ordinary high water mark - Set a buffer for the stream - Floodplain - Habitat assessment to evaluate effects and/or indirect effects of proposed development on floodplain functions

Other/Miscellaneous

OPTIONAL We have been looking over the perimeter landscape buffer standards and see that there may be an opportunity for the western landscape buffer to be reduced without a variance (the eastern perimeter buffer variance will still be required). Please contact case planner to discuss further and reference e-mail thread from April 29, 2025.

Other/Miscellaneous

Please see Documents & Images for "320 Todd Rd 3rd Party Review 100224", which is the third party review of 320 Todd Rd Biological Evaluation conducted by Confluence. Confluence conducted a site visit on 08/09/24 and reviewed the critical area report submitted by Habitat Technologies. Confluence has requested the critical area report be revised to: - Correct the stream type and standard buffer - Correct the wetland rating and standard buffer - Revise the report to address impacts to listed fish species in the action area - Revise the report to have either increased buffer widths or a planting plan - Revise the site plan to show buffers that encroach onto the property Please review Confluence's review under Documents & Images for their full technical review, comments, requirements, etc.

Other/Miscellaneous

In response to correspondence with applicant regarding the reduction of the 150' buffer down to 110': PMC 21.06.930(3) can be utilized to reduce the entirety of the buffer from 150’ to 110’ as long as all the criteria of the section are met and proposed. An addendum to the report would be required, but we would be comfortable with the buffer being reduced from 150’ to 110’ as shown in e-mail thread from April 29, 2025. Required update to address: - Addendum to critical area report - Update site plan, civil, landscape plan set to reflect reduced buffer and associated planting area

Other/Miscellaneous

Please include existing floor plan and elevations for staff to be able to compare the existing and proposed [architectural elevations]

Other/Miscellaneous

Please call out where the addition is on the proposed floor plan and elevations [architectural elevations, DR101 & DR201]

Other/Miscellaneous

Comment outstanding: 11/13/24 Please reference the document in Documents & Images titled "Confluence Critical Area Review - 081624" for the full memo of required updates to the critical area report. As part of the updated report, Confluence has requested to revise the report to update the classifications of the drainage, wetland, and stream as well as the associated buffers. The updated report should reflect the requirements of the Confluence Third Party Review 10022024. Please revise the site plan to show buffers that encroach onto the property. Please see PMC 21.06.440 - Exception for minor new developments in buffers and PMC 21.06.840 - Building setbacks. The wetland and stream buffers inundate much of the site, including where the proposed addition, paving, and parking are shown. The critical area report needs to address the north/northeastern critical areas, establish set buffers, and include the proposed site plan and how the addition, paving, parking, etc. may impact the crtiical areas and their buffers. Please update the critical area report to address these. See PMC 21.06.530 for general critical area report requirements. The proposed variance to reduce the required landscape buffer from 30ft to 10ft as well as propose parking in this reduced area is dependent on the buffers established by the critical area report. Please ensure all critical areas have been addressed (wetland, stream, floodplain) as a result of the updated critical area report. - Wetland buffer - Wetland delineation report - establishes boundary and buffer - Stream & stream buffer - Critical area report to determine the ordinary high water mark - Set a buffer for the stream - Floodplain - Habitat assessment to evaluate effects and/or indirect effects of proposed development on floodplain functions

Other/Miscellaneous

Please see Documents & Images for "320 Todd Rd 3rd Party Review 100224", which is the third party review of 320 Todd Rd Biological Evaluation conducted by Confluence. Confluence conducted a site visit on 08/09/24 and reviewed the critical area report submitted by Habitat Technologies. Confluence has requested the critical area report be revised to: - Correct the stream type and standard buffer - Correct the wetland rating and standard buffer - Revise the report to address impacts to listed fish species in the action area - Revise the report to have either increased buffer widths or a planting plan - Revise the site plan to show buffers that encroach onto the property Please review Confluence's review under Documents & Images for their full technical review, comments, requirements, etc.

See Document Markup

Permeable stairs and top landings are not typical. Provide technical details or revise. OK to have traditional stairs and pervious receiving areas below. Also, the proposed pervious areas are small in comparison to overall paving and don't provide much benefit in the scheme of the project. Walkways and porches generally sheet flow to landscape or other BMPs. [SITE PLAN, Sheet C3-101]

Other/Miscellaneous

Valuation of improvements from building permit is needed to determine if frontage improvements are required. See frontage code PMC 11.08.135. If required see traffic engineering comments.

Other/Miscellaneous

Draft Utility Plan says to connect to existing septic tank and drainfield. Existing Site Plan shows that the septic system is already connected to the house in this loction. Clarify.

Other/Miscellaneous

From the pre-application meeting notes dated 9/27/2022: Preliminary feasibility/infeasibility testing for infiltration facilities shall be in accordance with the site analysis requirements of the Ecology Manual, Volume I, Chapter 3, specifically: - Groundwater evaluation, either instantaneous (MR1-5) or continuous monitoring well (MR1-9) during the wet weather months (December 21 through April 1). Seasonal High Groundwater Level not determined. This is required for permeable pavement and bioswale design. Email sent on March 7 to encourage the initiation of this monitoring prior to the wet season ending.

See Document Markup

Correct reference. [PRELIM STORM REPORT, Page 172/182]

See Document Markup

Appendix A and tracking log not found. [PRELIM STORM REPORT, Page173/182]

Other/Miscellaneous

Stormwater design seems feasible. Some things to consider for the civil submittal: -Bioswales are usually longer than what is shown. Check the requirements for length of swale against the amount of impervious proposed. It is OK to have more than the absolute minimum when space allows. -Provide more detail on all existing utilities and features. Be specific and include as many existing and proposed elements as possible. Fences, trees, all utilities and structures shall be shown on plans. Clearly show the proposed ROW dedication and label it. -In the Stormwater Report Appendices B, C and D form Major Appendix A are repeated. -For the civil submittal include all SWPPP Appendices

Other/Miscellaneous

Please include existing floor plan and elevations for staff to be able to compare the existing and proposed [architectural elevations]

Other/Miscellaneous

Please call out where the addition is on the proposed floor plan and elevations [architectural elevations, DR101 & DR201]

Add Submittal Item: Non-Residential Design Review

Additional Submittal Item Required: Non-Residential Design Review application (to be included with your landuse or building permit application). Your project is subject to administrative design review for non-residential style buildings see PMC 20.26.300 for specific design standards. Since this is an administrative process, your design submittal will be reviewed by the Director or designee who will approve, approve with conditions, or deny your design. Your design review application must be submitted as a supplemental form with the first submittal you submit to the City (whether that is your landuse permit (any permit beginning with a "PL") or a building or civil permit (any permit beginning with a "PR"). Please download the application form at https://www.cityofpuyallup.org/DocumentCenter/View/16334/Fillable---2026300-Nonresidential-Review.

Other/Miscellaneous

PMC 20.25.040 (2) requires that in all RM zones there shall be landscaping of an area equivalent to or greater than the percentage of the net lot areas as set forth in Table 20.25.020 (13). Please show calculation on landscape plan set that shows this requirement is being met. PMC 20.25.020(3) - Minimum landscaped area by percentage of net lot area for attached units: 20%

Other/Miscellaneous

Please provide elevations for the trash/recycling visual barrier that meet the following code requirements: PMC 20.25.040 (8) Trash and Recycling Receptacles. Except on trash pick-up days, all trash receptacles shall be screened from neighboring properties and public rights-of-way by an opaque visual barrier no lower than the maximum height of the receptacles. All recycling areas shall be screened in a manner consistent with trash receptacles under this subsection.

Other/Miscellaneous

If any fences are proposed, they will need to meet PMC 20.25.040 (5) - Fences & Walls standards. If fencing is proposed, please show on site plan and landscape plan and include proposed height, material, etc. (5) Fences and Walls. Except as regulated in subsection (10) of this section, and as regulated in PMC 20.58.005(2), fences and walls constructed in the RM zones shall not exceed a maximum height above the adjoining grade as set forth in this subsection: (a) Fences and walls located within 20 feet of a front lot line shall not exceed a height of three and one-half feet, except that open-wire, welded-wire, chain-link, split-rail or similar fences may be as tall as five feet in height. (b) Fences and walls located within the rear yard or interior side yard shall not exceed a total height of six feet. (c) Fences and walls located within the street side yard shall not exceed a total height of six feet; provided, however, that any portion of a fence or wall from the corner of the front and street side lot line for a distance of 20 feet along the street side lot line shall not exceed the height limitations outlined in subsection (5)(a) of this section. (d) Fences and walls constructed within the building area of a lot may be as high as the building existing within said area. (e) Except as regulated by subsection (5)(a) of this section, whenever any multiple-family or office use is to be established on property adjacent to RS-zoned property, there shall be a 10-foot landscaped yard setback and a six-foot masonry wall or solid wood fence shall be established and maintained between such uses and the RS-zoned property. Additionally, required landscaping adjacent to this wall or fence shall include trees or other vegetation that will within five years of planting exceed the height of the fence or wall. For purposes of this paragraph, “adjacent” means that the properties share a common property line. (f) The provisions of this subsection shall apply only to fences and walls built on or after December 31, 1987. Fences and walls built before that date shall be considered as legal nonconforming structures, and shall be subject to the applicable provisions of Chapter 20.65 PMC.

Other/Miscellaneous

Sight distance requirements will need to be met on the final landscape plan set submitted with the civil permit application. Please ensure that all plantings along Todd Rd NE are meeting PMC 20.25.040 (10). Sight distance triangle will be required on the final landscape plan w/utility overlay for civil application. (10) Sight Distance Requirements. At all street, alley and driveway intersections there shall be a triangular yard area within which no tree, sight-obscuring fence, shrub, wall or other visual obstruction shall be permitted higher than 30 inches above the adjacent street, alley or driveway grade. This triangular area shall measure as follows: (a) At any intersection of two street rights-of-way, two sides of the triangular area shall extend 20 feet along both property lines abutting the street right-of-way lines, measured from their point of intersection. For the purpose of this paragraph an alley shall be considered as a street. (b) At any intersection of a driveway with a street or alley, the sides of the triangle shall extend 10 feet along the street or alley right-of-way and 15 feet along the edge of the driveway, measured from their point of intersection. (c) The provision of this subsection shall be in addition to any other sight distance protection requirements of the city, and in the event of conflict between requirements, the more restrictive shall apply.

Other/Miscellaneous

Please show any proposed exterior mechanical equipment on plan sets. They will need to meet PMC 20.25.040 (11) standards for exterior mechanical equipment. (11) Exterior Mechanical Equipment. Large mechanical equipment shall be screened from surrounding residentially zoned properties and public rights-of-way. Minor utility equipment, such as small generators, utility meters, air conditioners, or junction boxes, which are less than three and one-half feet in height, shall be exempt from screening requirements. Alternative methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, equipment enclosures, consolidation and orientation of devices towards the center of the rooftop, and/or the use of neutral color surfaces.

Other/Miscellaneous

Please include calculation on landscape plan set that displays the following requirement is met as it appears there will be over 10,000 square feet of paved area. Per PMC 20.58.005 (1) All paved areas of over 10,000 square feet shall have at least five percent of all paved areas landscaped to provide shade to reduce the heat island effect related to paved surfaces, reduce storm water runoff, improve air quality, provide visual breaks to large paved areas and improve general appearance. Perimeter landscaping shall not be calculated as part of the required amount of internal parking lot landscaping. Internal parking lot landscaping design and spacing shall conform to the “Type IV” landscaping standards contained in the city’s vegetation management standards (VMS) manual. In order to further mitigate the impacts of more substantial expanses of paved areas on development sites, the following shall apply: (a) In the event that a project provides 20 percent more than the required minimum number of parking stalls (per PMC 20.55.010) for a specific use or group of uses on a development complex site, or in the event that the total sum of paved areas on a site exceeds 100,000 square feet, at least 10 percent of all paved areas shall be landscaped in accordance with this section and the vegetation management standards (VMS) manual.

Other/Miscellaneous

Include parking calculation on site plan (gross floor area of professional office / 300 SF = parking stalls required) per PMC 20.55.010.

Other/Miscellaneous

A final landscape plan with utility overlay will be required as part of your civil permit application. Final landscape plan w/utility overlay will be required to meet VMS standards and PMC 20.58.

Other/Miscellaneous

If any outdoor lighting is proposed, it will be required to meet the following code section. PMC 20.25.040 (19) Outdoor Lighting. Building-mounted lighting shall be directed away from other residential structures and/or windows as to not create direct illumination, shall be shielded as to avoid glare from exposed bulbs off site and shall use necessary means to avoid excessive light throw. Light illumination shall not be cast beyond the premises and shall be limited to illumination of surfaces intended for pedestrians or vehicles. Light fixtures shall include all necessary refractors within the housing to direct lighting to areas intended to be illuminated. The director shall retain the right to require a photometric plan to ensure compliance with these standards.

Other/Miscellaneous

Landscape plan set calls out "Type Other Landscaping" in multiple places. Please define what type landscaping is being proposed.

Other/Miscellaneous

PMC 20.25.040 (2) requires that in all RM zones, there shall be landscaping of an area equivalent to or greater than 20% of the net lot area. Please include a calculation on the landscape plan set that displays how this requirement is being met.

Other/Miscellaneous

Comment outstanding: 08/27 Please reference the document in Documents & Images titled "Confluence Critical Area Review - 081624" for the full memo of required updates to the critical area report. As part of the updated report, Confluence has requested to revise the report to have either increased buffer widths or a planting plan as well as to revise the site plan to show buffers that encroach onto the property. Please see PMC 21.06.440 - Exception for minor new developments in buffers and PMC 21.06.840 - Building setbacks. The proposed variance to reduce the required landscape buffer from 30ft to 10ft as well as propose parking in this reduced area is dependent on the buffers established by the critical area report. The wetland and stream buffers inundate much of the site, including where the proposed addition, paving, and parking are shown. The critical area report does not address the north/northeastern critical areas, establish a set buffer, nor does it include the proposed site plan and how the addition, paving, parking, etc. may impact the buffer. Please update the critical area report to address these. See PMC 21.06.530 for general critical area report requirements. - Wetland buffer - Wetland delineation report - establishes boundary and buffer - Stream & stream buffer - Critical area report to determine the ordinary high water mark - Set a buffer for the stream - Floodplain - Habitat assessment to evaluate effects and/or indirect effects of proposed development on floodplain functions

Preliminary Critical Area Review

The critical areas report is missing information that is required for the report (wetland determination form, wetland rating form, author qualifications). Please amend the critical area report to include these forms along with a map showing test plot location(s). Once we have the data forms, we can schedule the site visit and formally review the critical area report.

Other/Miscellaneous

Please see Documents & Images for "Confluence Critical Area Review - 081624", which is the third party review of 320 Todd Rd Biological Evaluation conducted by Confluence. Confluence conducted a site visit on 08/09/24 and reviewed the critical area report submitted by Habitat Technologies. Confluence has requested the critical area report be revised to: - Correct the stream type and standard buffer - Correct the wetland rating and standard buffer - Revise the report to address impacts to listed fish species in the action area - Revise the report to have either increased buffer widths or a planting plan - Revise the site plan to show buffers that encroach onto the property Please review Confluence's review under Documents & Images for their full technical review, comments, requirements, etc.

Other/Miscellaneous

Provide accessible route from proposed ADA van stall to building entrance and primary function areas. Not fewer than one accessible route connecting accessible parking and accessible passenger loading zones to an accessible entrance. A striped path from loading zone to sidewalk across parking lot is require and assure meets minimum slope requirements. The proposed landscape plan is surrounding parking spaces with no public access to the building. GENERAL BUILDING COMMENTS: Building plans will need to be complete with all building, mechanical, plumbing, energy code items and accessibility requirements that may apply on the plans. The truss specs will also be required with the truss engineers’ stamps and a layout that matches the submitted plans at the time of submittal. Plans will need to be per the applicable 2021 codes proposed to be adopted March 15, 2024, for all permits. All electrical is permitted by the Washington State Department of L & I. Accessible parking and access to the public way will be required. For all accessible requirements, the City of Puyallup adopted the 2021 IBC / WAC 51-50 and the ICC A117.1-2017 standard. Please reach out to me if I can answer any other questions in relationship to Building code items for this project. No other Building items at this time.

Other/Miscellaneous

The Traffic Scoping document submitted with this CUP does not reflect the size and scope of the Site Plan. ITE Land Use Code 710 refers to General Office spaces larger than 10,000 Sqft. Assume LUC 712, Small Office Building for this project. Trip credits would be allowed for the existing SFR. 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.

Other/Miscellaneous

Per Puyallup Municipal Code Section 11.08.135, If project valuation/level of significant improvement is met, the applicant/owner would be expected to construct half-street improvements including curb, gutter, planter strip, sidewalk, roadway base, pavement, and street lighting. Any existing improvements which are damaged now or during construction, or which do not meet current City Standards, shall be replaced. -Frontage improvements will be required along Todd Rd. Frontage improvements shall match improvements constructed for the adjacent property (to the west). 8ft sidewalks + 17ft roadway width (from centerline) -As part of these improvements, additional right-of-way (ROW) may need to be dedicated to the City. -Approximately 10.5ft of ROW dedication will be required -Offsite paved taper will be required Sight distance analysis required based on full buildout of Todd Rd. Design team must verify existing building will not cause any sight obstructions. Commercial Driveway will be required – minimum 30ft width Any proposed gate must meet EV and queuing requirements. 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. At the time of civil permit review provide a separate pavement striping plan (channelization) sheet for the city to review.

See Document Markup

Permeable stairs and top landings are not typical. Provide technical details or revise. OK to have traditional stairs and pervious receiving areas below. Also, the proposed pervious areas are small in comparison to overall paving and don't provide much benefit in the scheme of the project. Walkways and porches generally sheet flow to landscape or other BMPs. [SITE PLAN, Sheet C3-101]

Other/Miscellaneous

Valuation of improvements from building permit is needed to determine if frontage improvements are required. See frontage code PMC 11.08.135. If required see traffic engineering comments.

Other/Miscellaneous

Draft Utility Plan says to connect to existing septic tank and drainfield. Existing Site Plan shows that the septic system is already connected to the house in this loction. Clarify.

Other/Miscellaneous

From the pre-application meeting notes dated 9/27/2022: Preliminary feasibility/infeasibility testing for infiltration facilities shall be in accordance with the site analysis requirements of the Ecology Manual, Volume I, Chapter 3, specifically: - Groundwater evaluation, either instantaneous (MR1-5) or continuous monitoring well (MR1-9) during the wet weather months (December 21 through April 1). Seasonal High Groundwater Level not determined. This is required for permeable pavement and bioswale design. Email sent on March 7 to encourage the initiation of this monitoring prior to the wet season ending.

See Document Markup

Correct reference. [PRELIM STORM REPORT, Page 172/182]

See Document Markup

Appendix A and tracking log not found. [PRELIM STORM REPORT, Page173/182]

Other/Miscellaneous

Stormwater design seems feasible. Some things to consider for the civil submittal: -Bioswales are usually longer than what is shown. Check the requirements for length of swale against the amount of impervious proposed. It is OK to have more than the absolute minimum when space allows. -Provide more detail on all existing utilities and features. Be specific and include as many existing and proposed elements as possible. Fences, trees, all utilities and structures shall be shown on plans. Clearly show the proposed ROW dedication and label it. -In the Stormwater Report Appendices B, C and D form Major Appendix A are repeated. -For the civil submittal include all SWPPP Appendices

Other/Miscellaneous

Provide accessible route from proposed ADA van stall to building entrance and primary function areas. Not fewer than one accessible route connecting accessible parking and accessible passenger loading zones to an accessible entrance. A striped path from loading zone to sidewalk across parking lot is require and assure meets minimum slope requirements. The proposed landscape plan is surrounding parking spaces with no public access to the building. GENERAL BUILDING COMMENTS: Building plans will need to be complete with all building, mechanical, plumbing, energy code items and accessibility requirements that may apply on the plans. The truss specs will also be required with the truss engineers’ stamps and a layout that matches the submitted plans at the time of submittal. Plans will need to be per the applicable 2021 codes proposed to be adopted March 15, 2024, for all permits. All electrical is permitted by the Washington State Department of L & I. Accessible parking and access to the public way will be required. For all accessible requirements, the City of Puyallup adopted the 2021 IBC / WAC 51-50 and the ICC A117.1-2017 standard. Please reach out to me if I can answer any other questions in relationship to Building code items for this project. No other Building items at this time.

Other/Miscellaneous

Please include existing floor plan and elevations for staff to be able to compare the existing and proposed [architectural elevations]

Other/Miscellaneous

Please call out where the addition is on the proposed floor plan and elevations [architectural elevations, DR101 & DR201]

Add Submittal Item: Non-Residential Design Review

Additional Submittal Item Required: Non-Residential Design Review application (to be included with your landuse or building permit application). Your project is subject to administrative design review for non-residential style buildings see PMC 20.26.300 for specific design standards. Since this is an administrative process, your design submittal will be reviewed by the Director or designee who will approve, approve with conditions, or deny your design. Your design review application must be submitted as a supplemental form with the first submittal you submit to the City (whether that is your landuse permit (any permit beginning with a "PL") or a building or civil permit (any permit beginning with a "PR"). Please download the application form at https://www.cityofpuyallup.org/DocumentCenter/View/16334/Fillable---2026300-Nonresidential-Review.

Other/Miscellaneous

PMC 20.25.040 (2) requires that in all RM zones there shall be landscaping of an area equivalent to or greater than the percentage of the net lot areas as set forth in Table 20.25.020 (13). Please show calculation on landscape plan set that shows this requirement is being met. PMC 20.25.020(3) - Minimum landscaped area by percentage of net lot area for attached units: 20%

Other/Miscellaneous

Please provide elevations for the trash/recycling visual barrier that meet the following code requirements: PMC 20.25.040 (8) Trash and Recycling Receptacles. Except on trash pick-up days, all trash receptacles shall be screened from neighboring properties and public rights-of-way by an opaque visual barrier no lower than the maximum height of the receptacles. All recycling areas shall be screened in a manner consistent with trash receptacles under this subsection.

Other/Miscellaneous

If any fences are proposed, they will need to meet PMC 20.25.040 (5) - Fences & Walls standards. If fencing is proposed, please show on site plan and landscape plan and include proposed height, material, etc. (5) Fences and Walls. Except as regulated in subsection (10) of this section, and as regulated in PMC 20.58.005(2), fences and walls constructed in the RM zones shall not exceed a maximum height above the adjoining grade as set forth in this subsection: (a) Fences and walls located within 20 feet of a front lot line shall not exceed a height of three and one-half feet, except that open-wire, welded-wire, chain-link, split-rail or similar fences may be as tall as five feet in height. (b) Fences and walls located within the rear yard or interior side yard shall not exceed a total height of six feet. (c) Fences and walls located within the street side yard shall not exceed a total height of six feet; provided, however, that any portion of a fence or wall from the corner of the front and street side lot line for a distance of 20 feet along the street side lot line shall not exceed the height limitations outlined in subsection (5)(a) of this section. (d) Fences and walls constructed within the building area of a lot may be as high as the building existing within said area. (e) Except as regulated by subsection (5)(a) of this section, whenever any multiple-family or office use is to be established on property adjacent to RS-zoned property, there shall be a 10-foot landscaped yard setback and a six-foot masonry wall or solid wood fence shall be established and maintained between such uses and the RS-zoned property. Additionally, required landscaping adjacent to this wall or fence shall include trees or other vegetation that will within five years of planting exceed the height of the fence or wall. For purposes of this paragraph, “adjacent” means that the properties share a common property line. (f) The provisions of this subsection shall apply only to fences and walls built on or after December 31, 1987. Fences and walls built before that date shall be considered as legal nonconforming structures, and shall be subject to the applicable provisions of Chapter 20.65 PMC.

Other/Miscellaneous

Sight distance requirements will need to be met on the final landscape plan set submitted with the civil permit application. Please ensure that all plantings along Todd Rd NE are meeting PMC 20.25.040 (10). Sight distance triangle will be required on the final landscape plan w/utility overlay for civil applciation. (10) Sight Distance Requirements. At all street, alley and driveway intersections there shall be a triangular yard area within which no tree, sight-obscuring fence, shrub, wall or other visual obstruction shall be permitted higher than 30 inches above the adjacent street, alley or driveway grade. This triangular area shall measure as follows: (a) At any intersection of two street rights-of-way, two sides of the triangular area shall extend 20 feet along both property lines abutting the street right-of-way lines, measured from their point of intersection. For the purpose of this paragraph an alley shall be considered as a street. (b) At any intersection of a driveway with a street or alley, the sides of the triangle shall extend 10 feet along the street or alley right-of-way and 15 feet along the edge of the driveway, measured from their point of intersection. (c) The provision of this subsection shall be in addition to any other sight distance protection requirements of the city, and in the event of conflict between requirements, the more restrictive shall apply.

Other/Miscellaneous

Please show any proposed exterior mechanical equipment on plan sets. They will need to meet PMC 20.25.040 (11) standards for exterior mechanical equipment. (11) Exterior Mechanical Equipment. Large mechanical equipment shall be screened from surrounding residentially zoned properties and public rights-of-way. Minor utility equipment, such as small generators, utility meters, air conditioners, or junction boxes, which are less than three and one-half feet in height, shall be exempt from screening requirements. Alternative methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, equipment enclosures, consolidation and orientation of devices towards the center of the rooftop, and/or the use of neutral color surfaces.

Other/Miscellaneous

Please include calculation on landscape plan set that displays the following requirement is met as it appears there will be over 10,000 square feet of paved area. Per PMC 20.58.005 (1) All paved areas of over 10,000 square feet shall have at least five percent of all paved areas landscaped to provide shade to reduce the heat island effect related to paved surfaces, reduce storm water runoff, improve air quality, provide visual breaks to large paved areas and improve general appearance. Perimeter landscaping shall not be calculated as part of the required amount of internal parking lot landscaping. Internal parking lot landscaping design and spacing shall conform to the “Type IV” landscaping standards contained in the city’s vegetation management standards (VMS) manual. In order to further mitigate the impacts of more substantial expanses of paved areas on development sites, the following shall apply: (a) In the event that a project provides 20 percent more than the required minimum number of parking stalls (per PMC 20.55.010) for a specific use or group of uses on a development complex site, or in the event that the total sum of paved areas on a site exceeds 100,000 square feet, at least 10 percent of all paved areas shall be landscaped in accordance with this section and the vegetation management standards (VMS) manual.

Other/Miscellaneous

Include parking calculation on site plan (gross floor area of professional office / 300 SF = parking stalls required) per PMC 20.55.010.

Other/Miscellaneous

A final landscape plan with utility overlay will be required as part of your civil permit application. Final landscape plan w/utility overlay will be required to meet VMS standards and PMC 20.58.

Other/Miscellaneous

If any outdoor lighting is proposed, it will be required to meet the following code section. PMC 20.25.040 (19) Outdoor Lighting. Building-mounted lighting shall be directed away from other residential structures and/or windows as to not create direct illumination, shall be shielded as to avoid glare from exposed bulbs off site and shall use necessary means to avoid excessive light throw. Light illumination shall not be cast beyond the premises and shall be limited to illumination of surfaces intended for pedestrians or vehicles. Light fixtures shall include all necessary refractors within the housing to direct lighting to areas intended to be illuminated. The director shall retain the right to require a photometric plan to ensure compliance with these standards.

Other/Miscellaneous

Landscape plan set calls out "Type Other Landscaping" in multiple places. Please define what type landscaping is being proposed.

Other/Miscellaneous

PMC 20.25.040 (2) requires that in all RM zones, there shall be landscaping of an area equivalent to or greater than 20% of the net lot area. Please include a calculation on the landscape plan set that displays how this requirement is being met.

Other/Miscellaneous

The wetland and stream buffers inundate much of the site, including where the proposed addition, paving, and parking are shown. The critical area report does not address the north/northeastern critical areas, establish a set buffer, nor does it include the proposed site plan and how the addition, paving, parking, etc. may impact the buffer. Please update the critical area report to address these. See PMC 21.06.530 for general critical area report requirements. - Wetland buffer - Wetland delineation report - establishes boundary and buffer - Stream & stream buffer - Critical area report to determine the ordinary high water mark - Set a buffer for the stream - Floodplain - Habitat assessment to evaluate effects and/or indirect effects of proposed development on floodplain functions

Other/Miscellaneous

The Traffic Scoping document submitted with this CUP does not reflect the size and scope of the Site Plan. ITE Land Use Code 710 refers to General Office spaces larger than 10,000 Sqft. Assume LUC 712, Small Office Building for this project. Trip credits would be allowed for the existing SFR. 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.

Other/Miscellaneous

Per Puyallup Municipal Code Section 11.08.135, If project valuation/level of significant improvement is met, the applicant/owner would be expected to construct half-street improvements including curb, gutter, planter strip, sidewalk, roadway base, pavement, and street lighting. Any existing improvements which are damaged now or during construction, or which do not meet current City Standards, shall be replaced. -Frontage improvements will be required along Todd Rd. Frontage improvements shall match improvements constructed for the adjacent property (to the west). 8ft sidewalks + 17ft roadway width (from centerline) -As part of these improvements, additional right-of-way (ROW) may need to be dedicated to the City. -Approximately 10.5ft of ROW dedication will be required -Offsite paved taper will be required Sight distance analysis required based on full buildout of Todd Rd. Design team must verify existing building will not cause any sight obstructions. Commercial Driveway will be required – minimum 30ft width Any proposed gate must meet EV and queuing requirements. 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. At the time of civil permit review provide a separate pavement striping plan (channelization) sheet for the city to review.

Preliminary Critical Area Review

The critical areas report is missing information that is required for the report (wetland determination form, wetland rating form, author qualifications). Please amend the critical area report to include these forms along with a map showing test plot location(s). Once we have the data forms, we can schedule the site visit and formally review the critical area report.