CITY OF PUYALLUP PERMITTING PORTAL

Other/Miscellaneous

Puyallup School District Comments: -Schools of attendance for this project are: Meeker Elementary, Kalles JH, Puyallup HS. -No school bus transportation is planned for this project. The project site is within the designated walk area for each school. -PSD has requested traffic calming and the potential for a school speed zone along 4th Ave SW fronting Meeker Elementary. 4th Ave SW has become an east/west bypass road when Pioneer becomes congested. Narrowing the street width at the existing 4th St/4th Ave crosswalk with facing bulb outs is an example of a traffic calming and pedestrian safety improvement that is supported by PSD, that may be warranted as a condition to the project, as it will add to the existing traffic volumes and help maintain safe walking conditions for its k-6 elementary student residents attending Meeker. For more information about these comments, Please contact Brian Devereux Director of Facilities Planning Puyallup School District (253) 841-8772 deverebj@puyallupsd.org

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Pierce Transit Comment: Covered shelters are warranted at the existing stop locations (2) one block east (north AND south side of Pioneer at 3rd Street) – this development will impact that stop locations further by drawing additional ridership. The applicant would be responsible to install covered shelters at those locations. Possible replacement of panels off site to accommodate concrete thickness for bolt hardware may be required. Exact placement will need to be reviewed at civil stage (off-site) based on available ROW and sight distance/loading areas. - Standard note from Pierce Transit: Pierce Transit will be responsible for the installation of the shelter and you will not be charged for that installation assuming the concrete is 8” or thicker (or the panel to which the shelter will be adhered is replaced to be 8”). You will, however, be responsible for the cost of the shelter, which is $3,688.32 (includes shelter and shelter glass). For more information about these comments please contact, Tina Vaslet, Planner II – Bus Stops P: 253.983.2706 | tvaslet@piercetransit.org

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A traffic scoping worksheet will be required for this project. City policy requires the project trips to be estimated using the Institute of Transportation Engineers’ (ITE) Trip Generation, 12th Edition. In general, trip generation regression equations shall be used when the R2 value is 0.70 or greater. Once the traffic scoping worksheet is reviewed, a written response would be sent to the applicant’s traffic engineer outlining the scope of the project’s Traffic Access and Impact Study, if applicable. Traffic analysis would need to evaluate the need for an eastbound right turn pocket at S Meridian/W Pioneer (possible mitigation identified within Downtown Planned Action EIS) 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 Park impact fee was established by Ordinance 3142 dated July 3, 2017 and shall be charged per new dwelling unit based on its size: 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 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. Adequate frontage improvements exist per PMC 11.08.135 (with some exceptions listed below): •25ft radius on the SW corner of W Pioneer/3rd St SW to meet engineering standards. This improvement could require the NE corner of the building to be setback slightly. Additional ROW would be required on the corner •Some modifications may be necessary to accommodate angled parking. Bulb outs may be necessary to improve STOP sign visibility if angled parking is implemented. Clearance modifications may be necessary to accommodate increased vehicle overhang (If angled parking is implemented) •See Planning Dept comments for additional requirements (W Pioneer street trees) Parking •Mitigation for sight distance at (W Pioneer/3rd St SW) will likely require the removal of on-street parking on the north end of 3rd St SW. An exhibit from the previous proposal can be provided (shown during pre-application meeting). •This would likely reduce the availability of on-street angled stalls (29) per Development Agreement. •Loading Zone/Emergency access on W Pioneer per Development Agreement. This would be problematic for a few reasons: o Sight distance issues for NB approach o Possible issues with EB visibility of RRFB o Pickup/drop-offs on W Pioneer (arterial) should be avoided. o Currently, the W Pioneer frontage does not allow on-street parking •Additional internal coordination is necessary regarding the proposed on-street ADA stalls. In this past, there have been concerns with ADA stalls placed within City ROW. Roadway cross slope must be below 2% to meet ADA requirements. Traffic engineering would prefer public ADA stalls are provided on-site. •Previous conceptual angled parking layouts shows a net loss of 9 parking stalls along 3rd St SW. An exhibit from the previous proposal can be provided. Traffic engineering would recommend the removal of angled parking on 3rd St SW. Removal would provide the following benefits: o Maximize on-street parking capacity o Would not require offset channelization (shifting NB/SB vehicles to the east side of road) o Possible modifications necessary (bulb-outs) to improve STOP sign visibility on the south end of 3rd St SW. o Designated on-site/internal public parking for the Senior Center would be preferred by Traffic engineering to better mitigate parking concerns (without needing angled parking). PSD mitigation: •During the previous review of this site, PSD requested offsite mitigation at 4th St SW/4th Ave SW (crossing enhancements, traffic calming bulb-outs). •This was never designed, but it seemed reasonable based on the likely routing of students to/from this site (Meeker Elementary). AutoTurn analysis required for the largest anticipated design vehicle. Access Garage on 3rd St SW very narrow (~19ft). City would prefer this access is larger to safely accommodate simultaneous ingress/egress. City standards require 30ft wide commercial driveway. Alley access (one-way inbound/outbound?) will require further clarification during design.

Other/Miscellaneous

NOTES SPECIFIC TO THIS APPLICATION CONCERNING UTILITIES WATER - The applicant shall connect to the existing water system on W. Pioneer. There is an existing 8-inch stub and a 2-inch irrigation service connected to the 12-inch ductile iron pipe. The 8-inch stub can be used for the fire connection and the 2-inch could remain as the irrigation or could be converted to be the new domestic water service. SEWER - The applicant shall connect into the existing public system located in 3rd St SW south of W. Pioneer, but north of MH#S5-02386. If a proposed connection is to occur across private property, the applicant shall confirm that the system is located within a 40-foot easement dedicated to the City for maintenance purposes. [PMC 14.08.070, PMC17.42 & CS 401(14)] STORM - This project has a direct connection through man made conveyance to the flow control exempt waterbody, the Puyallup River. Currently there are some capacity issues along that route, however the city has some available options and is willing to work with the applicant to address these issues. Resolution of those issues would enable the direct discharge exemption to retention/detention of project generated runoff. Currently the city is discussing different options for developers that would satisfy Storm Water Management Manual for Western Washington requirements while enabling responsible development in the downtown area to meet density goals.

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CIVIL PERMIT • The comments provided below are intended to assist the applicant with incorporating City requirements into the project design documents but should not be considered an exhaustive list of all necessary provisions from the PMC, design standards, or the Ecology stormwater manual. • Civil engineering drawings will be required for this project prior to issuance of the first building permit (The city has transitioned to electronic review. Please reach out to the city permit technicians at PermitCenter@PuyallupWA.gov and they will guide you how to submit). Included within the civil design package will be a utility plan overlaid with the landscape architects landscaping design to ensure that potential conflicts between the two designs have been addressed. • Engineered plans must follow the latest regulations and standards set forth in the Puyallup Municipal Code (PMC), the City Standards for Public Works Engineering and Construction (design standards), and the current City adopted stormwater manual at the time of civil permit application [PMC 21.10.040]. • Engineering plans cannot be accepted until Planning Department requirements have been satisfied, including but not limited to SEPA, Preliminary Site Plan approval, CUP, and/or Hearing Examiner conditions. • Civil Engineering plan review fee is $670.00 (plus an additional $130.00 per hour for reviews in excess of five hours). The civil permit shall be $300.00, and the inspection fee shall be 3% of the total cost of the project as calculated on the Engineering Division Cost Estimating Form. [City of Puyallup Resolution No.2098] • Civil Engineering drawings shall conform to City Standards Sections 1.0 and 2.0 and the following: o Engineering plans submitted for review and approval shall be on 24 x 36-inch sheets. o Benchmark and monumentation to City of Puyallup datum (NAVD 88) will be required as a part of this project/plat. o The scale for design plans shall be indicated directly below the north arrow and shall be only 1” =20’ or 1” =30’. The north arrow shall point up or to the right on the plans. o Engineering plan sheets shall be numbered sequentially in this manner: Sheet 1 of 20, Sheet 2 of 20, etc. ending in Sheet 20 of 20. o All applicable City Standard Notes and Standard Details shall be included on the construction plans for this project. A copy of the City Standards can be found on the City’s web site under Office of the City Engineer, Engineering Services. Revised Frontage Code: New Commercial/Industrial Buildings or Expansion of Existing buildings: • Any person or entity who constructs or causes to be constructed any new commercial/industrial building or expansion of an existing commercial/industrial building either of which have a structure improvement value exceeding $200,000 in valuation shall construct curb, gutters, planter strips, street trees, sidewalks, storm drainage, street lighting, and one-half street paving (only required if the existing pavement condition is poor) in accordance with the city’s Public Works Engineering and Construction Standards and Specifications. The frontage improvements shall be required along all street frontage adjoining the property upon which such building will be placed. Frontage improvements shall also be required where any reasonable access to the property connects to the public right-of-way, although the primary access is located on another parcel. There is no cap on frontage improvements for new buildings or expansion of existing buildings. Fee-in-Lieu Program shall be as outlined in [PMC 11.08.135(5)].

Other/Miscellaneous

WATER • Refer to City Standards, Section 300 for Water System Requirements. [PMC 14.02.120] • The applicant shall connect to the existing water system on W. Pioneer. There is an existing 8-inch stub and a 2-inch irrigation service connected to the 12-inch ductile iron main pipe in the road. The 8-inch stub can be used for the fire connection and the 2-inch could remain as the irrigation or could be converted to be the new domestic water service. Water Within City Service Area: • The proposed water system shall be designed and constructed to current City standards. [PMC 14.02.120] Water Meter Options Option 1 o Provide XXX dual meters to provide water to each of the XXX residences. This method charges each owner individually for water consumption. Option 2 o Provide a single water meter and split water costs among tenants. • Any domestic-supply wells on the site must be decommissioned in accordance with Washington State requirements. Documentation of the decommissioning must be provided along with submittal of engineering drawings. If an existing well is to remain, the well protection zone shall be clearly delineated, and appropriate backflow protection (Reduced Pressure Backflow Assemblies) shall be installed at all points of connection to the public water system. [PMC 14.02.220(3)(b)] • The applicant shall provide and install the water meters required to service the site. Domestic service water meters shall be located within the public ROW, or in the case of a private road adjacent to the road section, in accordance with City Standards. [PMC 14.02.120(2)(f) 14.02.220(2) & CS 301.3] • Any existing services that are to be abandoned at this site shall be disconnected at the main, the corp. stop removed, and the service plugged to city standards. [PMC 14.02.120(f)] • The minimum distance between water lines and sewer lines shall be 10-feet horizontally and 18-inches vertically. If this criterion cannot be met, the design shall isolate the sewer and water lines by encasement, shielding or other approved methods. • A 2-inch blow-off assembly is required on dead-end water mains except where fire hydrants are installed at the dead-end. [PMC 14.02.120(f) & CS 301.1(7)] • Water pipe and service connections shall be a minimum of 10-feet away from building foundations and/or roof lines. • The applicant is required to provide backflow protection on the domestic line(s) in accordance with City Standards. The minimum level of protection would be a double check valve assembly (DCVA). However, the city requires a reduced pressure backflow assembly (RPBA) for any use considered to be a high hazard as outlined in WAC 246-290-490 Table 9. PMC 14.02.220(3) & CS 302.2] • If an RPBA is not appropriate then the applicant shall provide backflow protection with the installation of a double check valve assembly (DCVA) on the domestic connection to the public water main, if one does not currently exist. A plumbing permit is required for this work to be completed; and the unit should be located outside the building, immediately downstream of the existing water meter if possible. If an irrigation system is also proposed, a DCVA is required on that line as well. [PMC 14.02.220(3) & CS 302.2] Backflow Protection • A reduced pressure backflow assembly (RPBA) may be required on the domestic line at each location where the proposed water main connects to the public system. If an irrigation system is proposed, a DCVA is required on that line. [PMC 14.02.220(3) & CS 302] • The following list shows examples of uses and industries where an RPBA is probably required: • Agricultural (farms and dairies) • Beverage bottling plants • Car washes • Chemical Plants • Commercial laundries and dry cleaners • Premises where both reclaimed and potable water are provided • Film processing facilities • Food processing plants • Hospitals, medical and dental centers, nursing homes and veterinary • Blood and plasma centers • Premises with separate irrigation systems using the purveyor’s water with chemical addition • Laboratories • Metal plating industries • Mortuaries • Petroleum processing or storage plants • Piers and docks • Radioactive material processing plants or nuclear reactors • Wastewater lift stations and treatment plants • Premises with an unapproved auxiliary water supply interconnected with potable supply Fire Requirements (applies to both City Water and Water Purveyors): 1. Fire flow requirements are dependent on the construction type and size. Buildings >10K SF requires sprinklers. Note if fire partition walls are used this reduces this 10k SF to that area protected by the fire walls. 2. Hydraulic analysis is generally required by Fire. The reviewer needs to coordinate the system and pipe size based on this analysis. The volume capacity for dead end lines are limited by Velocity. Q=VA where V is limited by 10FPS per city standards. 3. Engineering is focused on some water quality benefits, we don’t want domestic water to come off a dead-end hydrant line as this water is commonly stagnant and tastes funny. Fire is generally not worried about this. If a hydrant is shown in the middle of a private site, the project likely needs fire sprinklers. 4. A wet pipe fire sprinkler system constantly has water in the pipes. This type of sprinkler system requires a DCVA backflow device, which requires a plumbing permit to install the backflow. 5. A dry pipe sprinkler system uses pressurized air in the pipe which is released when the water is released, this system does not require a backflow device. • For commercial/townhome developments each building shall have its own fire sprinkler system with a dedicated fire service line. • The domestic service line and fire system service line shall have a separate, independent connection to the supply main. A Double Check Valve Assembly (DCVA) will be required near the property line at the point of connection to the public main. The fire sprinkler Double Detector Check Valve Assembly (DDCVA) may be located either inside, or outside, of the building. • The sprinkler supply line shall be designed, and shown on the plan, into the building to the point of connection to the interior building riser. Provide plan and elevation detail(s) where the riser enters the building with dimensions, clearances, and joint restraint in accordance with NFPA 24. A post indicator valve (PIV) shall be provided for the fire sprinkler system in advance of the DDCVA. [PMC 14.02, CS 302.3, & CS 303] • Fire hydrants shall be placed so that there is a minimum of 50-feet and a maximum 150-feet of separation from hydrants to any building walls. [PMC 16.08.080 & CS 301.2, 302.3] • Maximum hydrant run is 20-feet. Hydrant runs that exceed this distance shall be served by a mainline with the hydrant feed line set at right angles to the supply main. • The Fire Department Connection (FDC) shall be located no closer than 10-feet and no further than 15-feet from a fire hydrant. [CS 302.3] • Available fire flow for the project site must be determined by hydraulic modeling conducted by the City’s consultant. The cost of this analysis is $600 and shall be paid by the applicant. The previous applicant already completed this modeling and the city has the report. • Utility extensions shall be approved and permitted prior to any building permit issuance. [PMC 14.02.130] • Prior to completion of any future watermain extension, the engineer-of-record shall complete the State Department of Health’s “Construction Completion Report for Distribution Main Projects”, professional engineering seal, and provide a copy to the City. [WAC 246-290-120]

Other/Miscellaneous

SEWER • The proposed sewer system shall be designed and constructed to current City standards. [PMC 14.08.070, 17.42 and CS 400] • The applicant shall connect into the existing public system located in 3rd St SW south of W. Pioneer, but north of MH#S5-02386. If a proposed connection is to occur across private property, the applicant shall confirm that the system is located within a 40-foot easement dedicated to the City for maintenance purposes. [PMC 14.08.070, PMC17.42 & CS 401(14)] • If any buildings on site are connected to septic tanks, the applicant shall abandon the existing septic systems per Pierce County Health Department regulations. A Septic/Pump Tank Decommissioning Certification form must be completed and submitted to the Source Protection Program Department at (253) 798-6470. Verification of certification must be provided PRIOR to final city approvals. [PMC 14.08.070] • Side sewers shall have a cleanout at the property line (to distinguish ownership/maintenance responsibility), at the building, and every 100 feet between the two points. [PMC 14.08.120 & CS 401(6)] • If the proposed side sewer is greater than 6-inches, a sanitary sewer manhole shall be provided at the property line. • Sewer main pipe and service connections shall be a minimum of 10-feet away from building foundations and/or roof lines. • Grease Interceptors are required for all commercial facilities involved in food preparation. The applicant shall install an external grease interceptor in accordance with the current edition of the Uniform Plumbing Code adopted by the City of Puyallup, Puyallup Municipal Code, and City standard details. [PMC 14.06.031(3) & CS 401(5), 402.3] • The construction of an area drain for the trash enclosure, if proposed, will require the enclosure to have positive drainage to the sewer system. • Drainage for the underground parking shall be connected to the sanitary sewer system through an oil-water separator. [PMC 14.06.031 & CS 402.2] • All private oil-water facilities shall be maintained in accordance with PMC 14.06.031. Under this Title, records and certification of maintenance shall be made readily available to the City for review and inspection and must be maintained for a minimum of three years. If the owner fails to properly maintain the facility, the city, after giving the owner notice, may perform necessary maintenance at the owner’s expense. [PMC 14.06.031 & CS 402.2] • Utility extensions shall be approved and permitted prior to any building permit issuance. [PMC 14.20.030]

Other/Miscellaneous

STORMWATER • Design shall occur pursuant to current City Standards and the current stormwater management manual as adopted by the City Council at the time of project application. The City is currently using the 2019 Stormwater Management Manual for Western Washington. [PMC 17.42 and 21.10 and CS 200] • This project has a direct connection through man made conveyance to the flow control exempt waterbody, the Puyallup River. Currently there are some capacity issues along that route, however the city has some available options and is willing to work with the applicant to address these issues. Resolution of those issues would enable the direct discharge exemption to retention/detention of project generated runoff. Currently the city is discussing different options for developers that would satisfy Storm Water Management Manual for Western Washington requirements while enabling responsible development in the downtown area to meet density goals. • The applicant is responsible for submitting a preliminary stormwater management site plan which meets the design requirements provided by PMC 21.10 and Ecology Manual Volume I, Section 3.4.1. The preliminary stormwater site plan (PSSP) shall be submitted prior to Preliminary Site Plan approval to ensure that adequate stormwater facilities are anticipated prior to development of the individual lot(s). The preliminary stormwater site plan shall reasonably estimate the quantity of roof and driveway stormwater runoff and the application of On-site Stormwater Management BMPs for the proposed development. • The applicant shall include a completed stormwater flowchart, Figure I-3.1 for New Development or Figure I-3.2 for Redevelopment in the Stormwater/Drainage Report. NOTE: Areas of disturbance within the public ROW must be included in the project area as part of the stormwater thresholds and calculations. • Water quality treatment of stormwater shall be in accordance with the Ecology Manual, Volume 1, Minimum Requirement 6; and Volume 5, Runoff Treatment. • Public right-of-way runoff shall be detained and treated independently from proposed private stormwater facilities. This shall be accomplished by providing separate publicly maintained storm facilities within a tract or dedicated right-of-way; enlarging the private facilities to account for bypass runoff; or other methods as approved by the City Engineer. [PMC 21.10.190] • Development and redevelopment projects are required to employ, wherever feasible, Low Impact Development (LID) Best Management Practices (BMPs) to meet the design criteria set forth in PMC 21.10.190, the Ecology Manual Volume I, Minimum Requirement 5; Volume III, Chapter 3; and Volume V, Chapter 5. [PMC 21.10.190 and MR#5 from the Ecology Manual] • Erosion control measures for this site will be critical. A comprehensive erosion control plan will be required as part of the civil permit application. The following items shall be included at the time of Civil permit submittal: • A permanent storm water management plan which meets the design requirements provided by PMC Section 21.10. The plan and accompanying information shall provide sufficient information to evaluate the environmental characteristics of the affected areas, the potential impacts of the proposed development on surface water resources, and the effectiveness and acceptability of measures proposed for managing storm water runoff. The findings, existing and proposed impervious area, facility sizing, and overflow control shall be summarized in a written report. [PMC 21.10.190, 21.10.060] • When using WWHM for analysis, provide the following WWHM project files with the civil permit application: o Binary Project File (WHM File Extension) o ASCII Project File (WH2 File Extension) o WDM File (WDM File Extension) o WWHM Report Text (WORD File) • The permanent storm water management plan shall clearly delineate any offsite basins tributary to the project site and include the following information: [PMC 21.10.060] o the quantity of the offsite runoff o the location(s) where the offsite runoff enters the project site o how the offsite runoff will be routed through the project site o the location of proposed retention/detention facilities o and the location of proposed treatment facilities • All pipe reaches shall be summarized in a Conveyance Table containing the following minimum information and included in the report: o Pipe Reach Name o Structure Tributary Area o Pipe Diameter (in) o Pipe Length (ft) o Pipe Slope (%) o Manning’s Coefficient (n) o HGL for each Pipe Reach o Design Flow (cfs) o Water Depth (in), Velocity (fps) and Percent Full (%) at Design Flow o Flow (cfs) and Velocity (fps) at Pipe-Full o Critical Depth (in) • In the event that during civil design, there is insufficient room for proposed stormwater facilities in the area(s) shown on the plans, the stormwater area(s) shall be increased as necessary so the final design will be in compliance with current City Standards. This may result in a reduction in site amenities. [PMC 21.10.060(4), 21.10.150] • Overflow facilities shall be provided at the low points of any proposed permeable pavement areas to allow safe discharge to the downstream public storm system. • Trench dams shall be provided at the property line for utilities located below infiltrative facilities including, but not limited to, permeable pavements and bioretention facilities. [CS Detail 06.01.10] • Construction of frontage improvements associated with this project may require installation/extension of the stormwater main to accommodate road runoff. Any new stormwater main shall be adequately sized to accommodate any upstream basins tributary to the main. • A Construction Stormwater General Permit shall be obtained from the Department of Ecology if any land disturbing activities such as clearing, grading, excavating and/or demolition will disturb one or more acres of land, or are part of larger common plan of development or sale that will ultimately disturb one or more acres of land. The application must be made 60 days prior to the discharge of any stormwater from the site. The link below may be used to obtain information to apply for this permit: http://www.ecy.wa.gov/programs/wq/stormwater/construction/ • All private storm drainage facilities shall be covered by an Operations and Maintenance Manual which shall be attached to the City’s Storm Water Agreement which shall then be recorded with Pierce County. Under this agreement if the owner fails to properly maintain the facilities, the city, after giving the owner proper notice, may perform necessary maintenance at the owner’s expense. [PMC 21.10.270] • Find guidance on creating an Operations and Maintenance Manual for your project here: https://www.cityofpuyallup.org/2157/Operations-and-Maintenance

Other/Miscellaneous

STREET • Existing public utilities that are in conflict with proposed frontage improvements shall be relocated as necessary to meet all applicable City, State, and Federal requirements. • Existing private utilities (gas, telcon, cable, etc.) that are in conflict with City maintained right-of-way and utilities shall be relocated outside of the travelled road section, i.e., behind the curb under the sidewalk area. • Road plans shall include a plan and profile view of the roadway indicating both the centerline and flow line elevations. [PMC 17.42 & CS 2.2] • A separate street lighting and channelization plan if relevant shall be provided in accordance with City Standards. • Commercial and Multi-family projects shall provide an auto turn 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. • Root barriers in accordance with City Standard Detail 01.02.03 shall be installed for all street trees within ten (10) feet of the public ROW. • Wheelchair ramps, accessible routes, etc. shall be constructed in accordance with City Standards and current ADA regulations. If there is a conflict between the City Standards and ADA regulations, the ADA regulations shall take precedence over the City’s requirements. [PMC 17.42] • Any surface area proposed for parking, drive aisle, or outdoor storage shall be paved with asphalt or concrete. [PMC 20.30.045(3), 20.35.035(3), 20.44.045(2)] • Any curb, gutter, sidewalk, or other existing improvements which currently do not meet City Standards, or are damaged during construction, shall be replaced. [PMC 11.08.020] • Upon review of the required, submitted traffic report, additional off-site improvements may be required as directed by the Traffic Engineering Department. [PMC 17.42] • Street numbering and addressing shall be provided by Engineering Services and reflected on the final plat document. [CS 103.1]

Other/Miscellaneous

GRADING • A Grading Plan conforming to all requirements of PMC Section 21.14.120 will be required prior to infrastructure construction. The Plan shall be prepared by a Civil Engineer licensed in the State of Washington. This can be part of the civil planset. [PMC 21.14.070] • Cross sections will be required at various points along the property lines extending 30-feet onto adjacent properties to assure no impact from storm water damming or runoff. [PMC 17.42 & CS 502.1] • The following notes shall be added to the first sheet of the TESCP: “If at any time during construction it is determined by the City that mud and debris are being tracked onto public streets with insufficient cleanup, all work shall cease on the project until this condition is corrected. The contractor and/or the owner shall immediately take all steps necessary to prevent future tracking of mud and debris into the public ROW, which may include the installation of a wheel wash facility on-site.” “Contractor shall designate a Washington Department of Ecology Certified Erosion and Sediment Control Lead person and shall comply with the Stormwater Pollution Prevention Plan (SWPPP) prepared for this project.” “Sediment-laden runoff shall not be allowed to discharge beyond the construction limits.” “The permanent BMPs shall not be utilized for TESC runoff. Connect BMPs to road system only after construction is complete and site is stabilized and paved.” • A geotechnical report conforming to all requirements in PMC Sections 21.14.150 and 21.14.160 will be required prior to civil/grading/stormwater review. The Report shall be prepared by a Civil Engineer or Engineering Geologist licensed in the State of Washington.

Other/Miscellaneous

FEES • Water and sewer connection fees and system development charges are due at the time of building permit issuance and do not vest until time of permit issuance. Fees are increased annually on February 1st. • Stormwater system development fees are due at the time of civil permit issuance for commercial projects and at the time of building permit issuance for single family or duplex developments and do not vest until time of permit issuance. Fees are increased annually on February 1st. New Development Water • For each building, a water system development charge (SDC) will be assessed based on the number of “residential” units in the facility. Current SDC’s as of this writing are $5,391.59 for the first residential unit and $4,043.69 for each additional unit per building. [PMC 14.02.040, 14.10.030] Sewer • For each building, a sanitary sewer system development charge (SDC) will be assessed based on the number of “residential” units in the facility. Current SDC’s as of this writing are $6,555.06 for the first residential unit and $4,916.29 for each additional unit. [PMC 14.10.010, 14.10.030] Stormwater • A Stormwater Systems Development fee will be assessed for each new equivalent service unit (ESU) in accordance with PMC Chapter 14.26. Each ESU is equal to 2,800 square feet of ‘hard’ surface. The current SDC as of this writing is $4,146.50 per ESU. [PMC 14.26.070]

Zone XX and Use Allowance

The site is in the Central business district core zone (CBD-Core) zone district and the Pedestrian Oriented Commercial (POC) Comprehensive Plan designated area. Consult PMC 20.30 for zone specific standards. Proposed use for a multi-family apartment building with first floor retail is a permitted use in the CBD-Core zone.

Add Submittal Item: Preliminary Site Plan Application

Landuse Permit: Preliminary site plan application required for this scope of work. Application form can be downloaded from the City's website at https://www.cityofpuyallup.org/DocumentCenter/View/10804

Add Submittal Item: Downtown Design Review Req.

Design Review: Design Review application required as separate permit application; submit concurrently or after submitting PSP application. The project is located in the Downtown Design Guidelines Review Area. The project is therefore subject to design review by the Design Review and Historic Preservation Board (DRHPB). This design review is a separate permit application. The application form can be downloaded from the City website here: www.cityofpuyallup.org/DocumentCenter/View/12898/Downtown-Design-Review-Application_2020. Please submit this application form through the City’s online permit portal by applying for the Planning permit called “Downtown Design Review”. The Downtown Design Guidelines can be downloaded at www.cityofpuyallup.org/DocumentCenter/View/1362/Downtown-Design-Guidelines-. Your project will be reviewed by the Board who will approve, approve with conditions or deny your application. Contact the case planner for further details. Your design review meeting with the Board cannot be scheduled until your preliminary site plan permit, has been issued its first Design Review Team Comment (DRT) comment letter. Therefore, your design review permit will need to be submitted concurrently or after your landuse permit has been submitted.

Other/Miscellaneous

Environmental (SEPA) Review This project requires SEPA environmental review. SEPA will be reviewed in conjunction with the preliminary site plan application and submitted as part of that application, rather than as a separate permit. Consolidated SEPA Checklist OPTION – AOB and Bell Place Because the AOB and Bell Place projects are intended to be applied for and constructed as a single, coordinated development, the applicant may elect to submit one consolidated SEPA checklist. This checklist should include: - A combined project description for both sites - A single traffic analysis addressing the impacts of both buildings together Alternatively, the applicant may choose to submit separate SEPA checklists and traffic studies for each project. We will coordinate with the applicant team to determine the most appropriate approach. Downtown Planned Action SEPA Area: This project is located in the downtown planned action area, therefore a slightly different SEPA process is followed for projects in this area. Submit a SEPA checklist as a submittal item with you preliminary site plan permit as described above. Also, an expedited review phasing is permitted as well, with concurrent review of land use permit(s) and civil/building allowed by right with no early submittal waiver required.

Other/Miscellaneous

Density: No minimum density Max: 2.75 FAR. Project appears to meet density requirements as proposed

Other/Miscellaneous

Other/Miscellaneous

Minimum ground floor height: 14 ft Max Building Height: 65ft (using applicable height bonuses including providing residential uses and 1st floor parking using at least 60% of building footprint.

Parking Req.: Numb. Parking Spaces Req.

Required Parking: Retail area - 0 parking spaces required 0 parking stalls required for the first 5,000 sf of retail space; 2,295 sf of retails space proposed, therefore 0 parking stalls required for retail space. Dwelling Units - 98 parking spaces required Development agreement parking rate calculation Dwelling units: 140 X 0.7 = 98 spaces min required 99 parking spaces proposed; min parking met for project Per Development Agreement dated May 5, 2025, "Required Parking. PMC 20.55.011 (1) requires the Developer to provide one off-street parking stall per dwelling unit. In order to achieve the City's desired housing density for the Project, no more than 0.7 off-street parking stalls per dwelling unit can be provided.... prior to approval of building permits, the Developer will submit a parking demand study to the City confirming the adequacy of off-street parking provided for the Project together with a parking management plan containing the elements provided in PMC 20.55.011."

Other/Miscellaneous

Street Trees: W Pioneer has existing street trees which will need to be replaced if they are removed as a result of this development. it appears proposal is already including new tree wells for new street trees on this frontage. Note that silva cells are required under pavement around the tree wells to ensure healthy large growth of trees and a reduction in future damage to City infrastructure (such as sidewalks).

Other/Miscellaneous

Zone Transition Standards: per Development Agreement dated May 5, 2025, "Zone Transition Standards", PMC 20.26.500 (1) requires buffering on the portion of the Property where the CBD-Core zone abuts the RM-Zone (with intervening alleyway) consisting of a 12-foot landscape buffer with a 6-foot high fence. The City has determined that modification of this buffer requirement to provide an 8-foot landscaped buffer with no fence will provide a public benefic and is adequate to achieve compatibility between zone districts for this site (see exhibit E1 in development agreement).

Other/Miscellaneous

Design Review upper-floor setback: per Development Agreement dated May 5, 2025, "Section 3.B.5 of the Downtown Design Guidelines requires (a) any building greater than 3 floors or 35 feet in height to provide a minimum of 5-foot setback and a max 10-foot setback at the story where 30 feet in height is reached and for all stories above and (b) for a building with a height greater than the street right-of-way width it fronts to incorporate a setback at either the second or top level of the building. The City has determined that modification of these setback requirements to incorporate a variety of horizonal and vertical setback as depicted in Exhibit E2 improves the quality of the overall design of the Project while achieving the purposes of the setback requirement in the Downtown Design Guidelines."

Other/Miscellaneous

Design Review: Refer to previously proposed design review for an example of required elements to incorporate into the architectural design to meet the downtown design guidelines (with the exception of the building setback item mentioned above). The Ezra design review package: https://permits.puyallupwa.gov/Portal/Planning/GetFile/86963

Max Lot Coverage (planning)

Max Lot coverage: 100%

Other/Miscellaneous

Front Yard Build-to-area (W Pioneer): The proposed building is not located on the front property line on W Pioneer, nor does the proposal appear to adhere to any of the required elements which would allow the project to set the building back further than the property line. Site plan must be revise to meet at least one of the requirements listed below; Building shall be located on the front setback line (i.e., a zero-foot front yard setback) but may be set back far enough to incorporate one or a combination of the following site amenities: (1) Pedestrian-oriented plaza in area incorporated into a niche or recess in the building’s front facade when consistent with PMC 20.30.033; (2) A pedestrian-oriented plaza space in front of the building at least eight feet deep running the full width of the building when consistent with PMC 20.30.033; (3) A landscape strip at least four feet wide and no greater than eight feet wide located between the sidewalk and the building edge; and/or (4) Developments proposed at the corner of streets intersecting with Meridian Street shall provide a corner inset pedestrian-oriented plaza space based on the size parameters and amenities identified in PMC 20.30.033.

Other/Miscellaneous

Other Setbacks: Street Side Yard (3rdt St SW): 0 ft; proposal meets this requirement Interior Side Yard (west): 0ft, proposal meets this requirement (note setback is only applicable along the common boundary with the funeral home property abutting the subject parcel to the west.

Other/Miscellaneous

Public Transit Facility Location and Design. In order to reduce the use and dependence on private vehicles and associated traffic congestion, and to encourage the use of public transit, adequate provision should be made for public transit facilities and supporting improvements. When formally recommended or requested by the local public transit authority, bus shelters, transit turnouts and supporting facilities shall be located and designed in accordance with the following provisions: (a) Transit Facility Location Criteria. When required, transit facilities shall be located on or adjacent to arterial streets. (b) Transit Facility Access. Convenient, safe and direct pedestrian access to and from transit facilities shall be provided between all building entrances, pedestrian plazas or walkways, and public rights-of-way in accordance with subsection (12) of this section, Pedestrian Access and Circulation. (c) Transit Facility Design. All transit facilities shall be designed to the standards and specifications of the public transit authority and the city’s public works department.

Volcanic General Req.

Volcanic Hazard Area: The site is within a volcanic hazard area. No specialized reports are required for this scope of work. In the event of an eruption of Mt. Rainier, the site is expected to be inundated by pyroclastic flows, lava flows, debris avalanche, inundation by debris flows, lahars, mudflows, or related flooding resulting from volcanic activities. Uses and activities on this site shall comply with the city’s critical area ordinance (Puyallup Municipal Code 21.06, Article XII, section 21.06.1260, or succeeding section, regarding volcanic hazard areas.

Aquifer Recharge General Report Req.

Critical Aquifer Recharge Area: The proposal is located within a Critical aquifer recharge areas. A hydrogeological report is not required for this scope of work. Reporting requirements vary based on the proposed use of the property. Most land subdivisions for example, will not trigger these report requirements for the purposes of subdividing the land, but may be triggered by future planned use of the land. 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. These activities typically include commercial and industrial development that does not include storage, processing, or handling of any hazardous substance, or other development that does not substantially divert, alter, or reduce the flow of surface or ground waters. Activities that have the potential to cause degradation of ground water quality or adversely affect the recharging of an aquifer may be permitted in critical aquifer recharge areas pursuant to an approved critical area report in accordance with PMC 21.06.530 and 21.06.1150. These activities include: Activities that substantially divert, alter, or reduce the flow of surface or ground waters, or otherwise adversely affect aquifer recharge; The use, processing, storage or handling of hazardous substances, other than household chemicals used according to the directions specified on the packaging for domestic applications; The use of injection wells, including on-site septic systems, except those domestic septic systems releasing less than 14,500 gallons of effluent per day and that are limited to a maximum density of one system per one acre; Infiltration of storm water from pollution-generating surfaces; or Any other activity determined by the director likely to have an adverse impact on ground water quality or on a recharge of the aquifer.

Other/Miscellaneous

Review Comments: 1. A Geotechnical Soils report will be required. 2. Building plans will need to be complete with all building, structural, mechanical, plumbing, energy code items and accessibility requirements that apply to the project. Building plans must comply with the currently adopted City of Puyallup codes (RCW 19.27 & PMC 17.04.030). In general, local amendments other than administrative processes are limited to Fire Code elements for Fire Alarm, Fire Flow, Fire Sprinklers and Fire Access. Please see the Puyallup Municipal Code chapter 16 and 17. 3. Structures greater than 4,000sq.ft. must be designed by, or have the design directly supervised by a Washington State registered design professional. All drawing sheets must be stamped and signed by the registered design professional(s). 4. Vehicle charging stations will be required with new parking under the 2021 Washington Building Codes (WAC 51-50-0429). Please review these standards for parking and additions as applicable. Where a building contains more than one occupancy, the electric vehicle charging infrastructure percentages of Table 429.2 shall be applied to the number of spaces required for each occupancy. 5. Buildings containing residential units, that are more than 3 stories tall, and/or with dwelling units that are accessed from interior corridors or other interior spaces are considered Commercial Buildings per the 2021 Washington State Energy Code and must be designed per the Commercial edition of the Energy Code. 6. Construction Type: Application lists Type VA. Per 2021 WSBC Table 504.4, allowable number of stories is 4 above grade plane. If using IBC 510.4, discuss required construction type and fire rating. Please ensure maximum stories and building areas are met per chapter 5 of the Washington State Building Code. Construction plans should include area calculations to demonstrate compliance with section 506. 7. Provide area calculations for mixed-use occupancy. 8. Verify exterior wall separation requirements, including allowable openings. 9. An elevator will be required if the building has an accessible floor 4 or more stories above exit discharge. 10. Note the requirements for Type A and Type B residential (R-2) units per section 1108.6.2 of the 2021 Washington State Building Code. These units must also comply with Chapter 11 of the 2017 Washington State Accessibility Code (based off the A117.1-2017 Standard). 11. Two-way communication systems are required at the elevator landings serving accessible floors that are one or more stories above (or below) the level of exit discharge. 12. A mechanical ventilation system and exhaust system shall be provided in the parking garage in accordance with Chapters 4 and 5 of the International Mechanical Code. 13. Dog run and Terrace: Submit the following with the building permit: --a. Structural design calculations (soil, gravel, pavers, etc.) included as dead loads. --b. Drainage plan detailing protection for the structure below from moisture. --c. Vegetation impact assessment to ensure roots or other growth will not compromise roof integrity. 14. Waste storage in garage must comply with 2021 WSFC 304.3. Demonstrate protection measures for the waste area shown on plans. 15. Please address generator ventilation and exhaust requirements and minimum separation requirements between the generator and surrounding occupancies. 16. At time of Preliminary Site plan application, please provide verification that “The storage area shall be designed to meet the needs of the occupancy, efficiency of pickup, and be available to occupants and haulers.” IBC 430.1. 17. At time of building permit application, please address all grade to structure clearance, slopes, surface water and accessible routes to meet minimum code standards. -- Building General Notes: a. All electrical is permitted by the Washington State Department of Labor and Industries (L & I). b. Truss Plans for TJI or BCI’s and Truss Specifications are required at the time of submittal. c. For all accessible requirements, the City adopted the 2021 IBC / WAC 51-50 and the ICC A117.1-2017 standard. d. Permit submittals must include building statistics supporting construction type, height, and allowable area (2021 Washington State Building Code). e. We recommend designing private property accessible slopes at 1 ½% to meet 2% maximum slopes. f. Separate demolition permit: air quality compliance, detailing utility service caps and storm water management may be required. g. NOTE: 2024 State Building Code enforcement date scheduled for November 2026, check the State Building Code Council website for updates. h. Separate ROW permits may be required for pedestrian and barrier protection. See State Building Code chapter 33 for minimum safeguards during construction. i. All required agency approvals must be obtained before starting work. If you have any other Building related questions for this project, please reach out to me at bsnowden@puyallupwa.gov. No other Building comments at this time.

Other/Miscellaneous

1. Provide an Emergency Vehicle loading zone as provided at Bell. This zone will may also be utilized as move in staging, and deliveries for UPS, FEDEX, DHL, USPS, AMAZON, UHAULS… 2. Per the 2021 IFC Appendix D, this project requires two fire apparatus access roads, both being an unobstructed width of 26’ minimum. 3rd Street SW will be the main point, and Pioneer is the secondary point. 3rd Street is roughly 40’ wide. 3. Provide a site plan showing widths of streets, street parking stalls, emergency loading and unloading zone, sidewalks, and planter strips. 4. Provide Elevations. 5. Will the Fire Sprinkler System be a diesel Fire Pump? There will be an issue for the exhaust termination out on to the sidewalk along with the residential units above. This will be the same issue for the Diesel Generator. 6. Provide FDC, PIV, and Fire Hydrant locations. The FDC will be required to be within 10-15’ of a Fire Hydrant. Fire Hydrants are required to be placed to reach all points of the building within 400’ as a hose lays. 7. Fire Hydrants require a 26’ x 40’ area for Fire Department setup. There is an existing Fire Hydrant on the East side of 3rd St SW that this will need to conform to. Placement of the new Fire Hydrants should be taken into consideration of this area on the West side of 3rd St SW to utilize the same area requirement. Fire Hydrants and the FDC cannot be blocked by parking stalls. Consider placement of these items within the required Emergency Vehicle loading zone. 8. Staggered move in plans should be considered so the Fire Lane is not blocked at any point. 9. Provide more information for a full review.