CITY OF PUYALLUP PERMITTING PORTAL

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All walls exceeding 4-feet in height from the top of the wall to the base of the footing will require a separate building permit. [Grading Plan, pg. 1]

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Trash enclosures must meet Section 208 of the city design standards. See design criteria from section 208.3. This will include a roof covered enclosure area, and a drain plumbed to the sanitary sewer. [Grading Plan, pg. 1]

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Provide further conveyance system catchments to pick up runoff through the entire site. [Grading Plan, pg. 1]

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In accordance with PMC 14.20.020, sewer main extensions shall be carried across the full width of the property being served. New sewer mains are to be located 5-feet east or north of roadway centerlines. Update the sewer design accordingly. [Grading Plan, pg. 1]

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Show how the stormwater is being conveyed from the building to the infiltration system. [Grading Plan, pg. 1]

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Provide further clarification on how runoff from this area is conveyed into TDA NW rather than flowing toward the right of way TDAs. [Drainage Report, pg. 26]

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Provide further clarification on how runoff from this area is conveyed into TDA NW rather than flowing toward the right of way TDAs. [Drainage Report, pg. 26]

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Either show on this basin map, or provide another basin map that shows a breakdown of the surface coverages. Include a table to accompany the surface coverage breakdown. [Drainage Report, pg. 26]

Add Submittal Item: Wetland Report Req.

Additional Submittal Item Required (Critical Area Report): Wetland and/or wetland buffer areas: The proposal is located within 300 ft of a known or suspected regulated wetland. A report from a qualified wetland biologist, meeting the requirements of PMC 21.06.950 and 21.06.530 is required for any lands suspected (mapped or unmapped) or known on a site or a site within 300’ of suspected or known wetlands. The report must have been produced in the last 5 years to be valid. A Critical Area Report Checklist is required to accompany the report. The wetland checklist can be found at: www.cityofpuyallup.org/DocumentCenter/View/16605 The submitted Critical Area report is older than 5 years. The critical area report will need to include: Include date of field investigation Include qualifications Include correct parcel # Include an updated site plan with the report Locations where data were collected Remove or correct the proposed development features to match updated proposed development.

Revisions to Site Plan: Show Setbacks

Please provide a surveyed site plan that delineates where the exact property lines are located and measurements of setbacks to all sides of building/structures to assist with determining if setbacks are being met.

Other/Miscellaneous

Please provide dimensions for the entry and drive aisle on the Preliminary Site Plan so that all parking requirements may be verified.

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The exterior elevations and renderings indicate the finished grades around the structure will vary however, it is unclear exactly how much the topography will slope. Place finished grade elevation information on the site plan by providing topographic lines and elevations. Please also provide spot elevation points for the corners of the buildings and along the south and east facing sides of the building as well as sidewalk and/or street grade to show the differences in finished grade at the face of the building and at the sidewalk and street.

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Per PMC 20.25.040(2), there shall be landscaping of an area equivalent to or greater than 10 % of the net lot area. Please provide notes and calculations on Sheet L1.00 of the landscape plans demonstrating how this requirement will be met.

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Please provide information about the trash area that is shown on the Conceptual Site Plan and the Preliminary Site Plan. Provide notes and/or details on the enclosure, its appearance, materials proposed, and height, and whether recycling is provided to demonstrate how the standards in PMC 20.25.040(8) are being met.

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Demonstrate how the sight distance requirements in PMC 20.25.040(10)(a) are being met on Sheet L1.00 of the landscape plans for the intersection of 43rd Ave SW and 7th St SW.

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Please note all required and provided landscape buffers on the landscape plans. The perimeter buffers are noted on the Preliminary Site Plan however, more information is needed on Sheet L1.00 of the landscape plans to determine whether the proposal meets the perimeter landscaping requirements of PMC 20.58.005 (2) and the VMS. Please provide information and notes on the landscape plans about perimeter landscape buffers and demonstrate how the requirements of PMC 20.58.005(2) and the VMS requirements for Type II and Type III landscaping will be met.

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It appears there are trees and planting within the site triangles for the driveway. Demonstrate how the sight distance requirements in PMC 20.25.040(10)(b) are being met by placing notes and/or details on Sheet L1.00 of the landscape plans for the intersection of the driveway with 43rd Ave SW.

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Although some lighting is shown on the Preliminary Site Lighting plan, lighting has not been addressed on the site plan or landscape plan. Please include on Sheet L1.00 of the landscaping plan locations and information on the pedestrian pathway lighting, main entrance lighting, and unit entrance lighting referenced that was referenced in the written narrative.

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Show topographic/elevation information on Sheet L1.00 of the landscape plans to indicate the slope of the northern portion of the site and the difference in elevation between the landscape buffer areas and the sidewalks and/or street levels.

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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. Perimeter landscaping shall not be included in the calculation to satisfy the required interior landscaping. Please provide notes and calculations on Sheet L1.00 of the landscape plans demonstrating how this requirement will be met.

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Please provide dimensions on Sheet L1.00 of the landscape plan for all proposed landscape areas within the parking lot in order to confirm that the proposal will meet the requirements of PMC 20.58.005 (1) and all requirements of the Citys vegetation management standards (VMS) manual.

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All internal (parking lot) landscape islands shall be a minimum of 15 in width with a minimum depth of each landscape island to match the abutting stall depth. Each internal island shall include a minimum of 2 trees selected from the Class III or Class IV street tree list shown in section 12.9 or 12.10; 50% of trees in internal islands shall be Class III or Class IV evergreen conifers. Demonstrate on Sheet L1.00 of the landscape plans how the requirements of the VMS will be met in the proposed internal landscape island including information on the trees.

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Demonstrate on Sheet L1.00 of the landscape plans how the requirements of the VMS for Head-to-Head parking stalls will be met in the proposed internal landscape island, specifically, indicate how the tree species will meet the requirements.

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Please note the required dedications along the rights-of-way on Sheet L1.00 of the landscape plans.

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Per PMC 20.58.005(2)(a), all retaining walls shall be set back from any front or street side yard property line by a minimum of eight feet. The maximum height of any singular retaining wall within 30 feet of a front or street side yard property line shall be three and one-half feet above finished grade. A minimum of six feet of stepback shall be provided between any terraced retaining walls proposed within 30 feet of a front or street side property line. No more than a total of three stepped retaining walls (complying with the maximum three and one-half feet in height limit above finished grade) shall be placed within 30 feet of a front or street side property line. A Type I visual barrier landscape buffer shall be provided in front of all retaining walls, in accordance with the city’s vegetation management standards (VMS) manual. It is unclear whether retaining walls will be proposed near the main entrance of the building, along the northern portion of the building on 7th St., or in any other locations. ?Please show and note all proposed retaining walls on Sheet L1.00 of the landscape plans and on the Preliminary Site Plan and provide the distance from the front and/or street side property line. Provide notes or a separate detail to demonstrate how all retaining walls will meet the requirements of this section and the requirement for a Type I visual barrier landscape buffer.

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Per VMS Section 12.4, Street Tree Installation Standards Table, the minimum required distance from an intersection to a street tree must be no less than 30 (as measured from the face of curb line corner at the intersection). On Sheet L1.00, please provide the distance from the intersection of 43rd Ave SW and 7th St SW to the closest proposed street trees and confirm that it is no closer than 30.

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The minimum required planter width for street trees is 4 for the proposed trees along 7th ST SW and 5-6 for the proposed Betula Nigra/River Birch. Please provide the width of the proposed planter strips located in the rights-of-way on Sheet L1.00 of the landscape plans.

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On Sheet L1.00 of the landscape plans, provide the proposed distance between all street trees, specifically provide this information for the proposed street trees to be planted along 7th St. SW. This information is needed to confirm that all standards of the VMS are met for street trees.

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Provide notes on either Sheet L1.00 or L1.01 of the landscape plans regarding soils and how the proposal will meet all of the soil quantity and quality standards specified in Section 8.2 of the Vegetation Management Standards (VMS). Specifically, for street trees in the right-of-way planter strip, provide all notes required by this section of the VMS on the face of the preliminary and final landscape plan sheets.

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In order to meet the requirements of Section 9.1 Vegetation Protection of the VMS, place notes, diagrams, and/or details on Sheet L1.00 or L1.01 to address the following: Any person, firm or corporation engaged in the construction, alteration or repair of any street, sidewalk, parking area, building or portion thereof, prior to starting of any such activity, shall place proper guards or temporary fences to ensure the protection of adjacent existing vegetation from all damage or injury. This shall include the restriction on stacking, storing, stockpiling, or the accumulation of goods or material in the area defined as the Critical Root Zone. See appendix 20.10 of the VMS for tree protection on construction and development sites best management practices. See appendix 20.5 of the VMS for standard detail for protection of all trees (public, private).

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Place a note on Sheet L1.01 of the landscape plans stating the following: Per PMC 20.58.020(2), the facilities for watering and drainage shall be adequate to ensure that the landscape area is maintained in green and growing condition and that no soil, bark, mulch, gravel, stone or similar materials are allowed to wash off the landscape area into parking areas, driveways, public streets, sidewalks, gutters or storm drainage facilities.

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Please demonstrate on the Preliminary Site Lighting plan how the proposed building-mounted fixtures along the north and west facing sides will be directed away from the windows as required by PMC 20.25.040(19).

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Revise the notes on the preliminary site plan regarding open space to accurately reflect the requirement for 10% of net lot area to be amenity areas (PMC 20.25.040(2)). First, the Conceptual site plan says 5,290 sf provided and the Preliminary Site Plan says 10,585 sf. Please resolve. Second, PMC 20.15.005 defines “Lot area, net” as “the total area, exclusive of streets, alleys, road easements or private roads within the boundary lines of a lot” and “Private road or easement” means “a parcel of land not dedicated as a public street but intersecting or connecting with a public street, or another private street, and for which a private easement for road purposes has been granted to owners of property contiguous or adjacent thereto and which has been recorded with the office of the county recorder.” The drive aisle (noted as a 26’ Fire Lane on the prelim. site plan) is not considered a street, alley, road easement, or private road and should be included in the net area of the site.

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Per PMC 20.55.035, the aisle and driveway must be a minimum of 24 feet wide. Please provide a dimension for the driveway width and for the aisles within the proposed parking lot on the Preliminary Site Plan.

Other/Miscellaneous

SEPA/NOA Comment Response: Pierce Transit has provided a comment letter. Please see the attachment in Documents & Images in the CityView Portal. Staff concurs with Pierce Transit's comment regarding an opportunity for pedestrian connection through the unopened right-of-way on 7th St SW as part of this project. Per Pierce Transit, they expect that creating this pedestrian connection would provide transit access to approximately 163 residents and facilitate 880 annual boardings. As such, the applicant should provide a response dictating what is feasible for a pedestrian connection between 7th St SW to 39th Ave SW. This connection would not have to extend the full length of 7th St SW, but would be expected to provide a connection from the project site down to the bottom of the slope where the neighboring apartments are located. The Comprehensive Plan highlights the lack of pedestrian infrastructure as a challenge to the mobility of pedestrians between major destinations. The Comprehensive Plan has policies that encourage this connection such as: - T- 4.1 Encourage transit service in the City of Puyallup and for the Urban Growth Area; (d) Improve pedestrian and bicyclist access to transit stops and centers in cooperation with transit providers. The geotechnical report addressing the potential landslide hazard areas, which is a requirement for this site, should address the feasibility of this connection including if/how this connection can meet the requirements of PMC 21.06 - Article XII. Geologically Hazardous Areas such as classifying landslide hazard areas, associated buffers, etc.

Other/Miscellaneous

SEPA/NOA Comment Response: The Nisqually Indian Tribe have provided a comment letter. Please see the attachment in Documents & Images in the CityView Portal.

Other/Miscellaneous

SEPA/NOA Comment Response: The Department of Ecology has provided a comment letter. Please see the attachment in Documents & Images in the CityView Portal.

Other/Miscellaneous

SEPA/NOA Comment Response: MJ Lowe provided a comment letter. Please see the attachment in Documents & Images in the CityView Portal.

Add Submittal Item: Landslide or Erosion Hazard Report Req.

A geotechnical critical area report addressing the landslide hazard areas is required to be submitted. The report should be based on the new site development proposal and meet the requirements of PMC 21.06 Article XII (PMC 21.06.1210 - 21.06.1270). To ensure a complete report, the professional you hire to write the report should reference the comments/requirements from the third-party review that was provided as part of the previous permit PLPSP20220016 (under Documents & Images titled "PLPSP20220016 – Tkach Wetlands and Geotech Review Letter 4.12.2022). Please be sure to also address the Pierce Transit pedestrian connectivity feasibility as part of this report. The report is requried to be written by a professional engineer or geologist, licensed in the state of Washington, meet all of the requirements of PMC 21.06 Article XII, and must be submitted for any site with any portion of land with slopes 15% or steeper. All areas with slopes 40% or steeper and with a vertical relief of 10 or more feet are designated as landslide hazard critical areas by ordinance. All areas with slopes 15% or steeper with soils mapped by the U.S. Department of Agriculture’s Natural Resources Conservation Service, or identified by a special study, as having a “moderate to severe,” “severe,” or “very severe” erosion potential are designated erosion hazard critical areas by ordinance. All other sloped areas over 15% up to 39.9% must be studied by a professional engineer or geologist, licensed in the state of Washington, to determine if they meet the requirements of PMC 21.06.1210 (3) for designation as a geologic landslide hazard or erosion hazard critical area. Land that is located wholly within an erosion or landslide hazard area or its buffer may not be subdivided. Land that is located partially within an erosion or landslide hazard area or its buffer may be divided; provided, that each resulting lot has sufficient buildable area outside of, and will not affect, the erosion or landslide hazard or its buffer; Access roads and utilities may be permitted within the erosion or landslide hazard area and associated buffers if the director determines based on an approved critical area report that the road will not increase the risk to adjacent sites and that no other feasible alternative exists.

Other/Miscellaneous

SEPA/NOA Comment Response: The Puyallup School District provided a comment letter requesting a 60 square foot hard surface bus stop waiting area. Please see the attachment in Documents & Images in the CityView Portal for the full request.

Other/Miscellaneous

SEPA/NOA Comment Response: The Puyallup Tribe provided a comment letter requesting a cultural resource survey prior to any ground disturbance due to the project location being in a high probability area for impacting cultural resources. Please see the attachment in Documents & Images in the CityView Portal for the full request.

Other/Miscellaneous

SEPA: The Puyallup School District provided a comment letter. Please see the attachment in Documents & Images in the CityView Portal.

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Per VMS Section 10.1(B. Significant Trees Established. Significant trees are all healthy and growing trees greater than fifteen (15) inches diameter breast height (DBH – 4.5’ above grade). Significant tree protections do not apply to native black cottonwood or red alder species (unless associated with a critical area, as protected by PMC 21.06). These sizes may be adjusted up or down for individual trees or sites based on site location, tree location on site, percent of tree coverage, species, species mix, potential for windthrow and other factors consistent with this document. All significant trees shall be assessed by a certified arborist - with a certification in Tree Risk Assessment (TRAQ) - for suitability of retention. Perimeter trees in landscaping setback areas represent the highest likelihood for retention and shall receive special attention; trees in perimeter setback areas under 15” DBH may be assessed for retention. Planned and required open spaces should incorporate existing trees to the extent feasible during site planning and plan review. The Preliminary Tree Protection Plan prepared by Washington Forestry Consultants, Inc. and dated August 29, 2024 states there are 136 significant trees on the site. Sheet L1.00 of the landscape plans shows some existing trees to remain on the northern portion of the site and no where else. Please show significant trees that can remain in perimeter landscaping areas and the proposed amenity area located north of the building.

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The "Meandering hog fuel path" shown on Sheet L1.00 of the landscape plans does not appear on the other site plans. Also, it appears to be within the landslide and erosion hazard area buffers. According to PMC 21.06.1240(b), the minimum buffer area shall be undisturbed natural vegetation consisting of trees and/or dense woody vegetation and have adequate drainage. Please provide an explanation of how the alterations and removal of vegetation will meet the requirements of PMC 21.06.1230 and 1240, as applicable. If the path can meet these requirements, please also show it on the preliminary site plan and the conceptual site plan and ensure that it is addressed in the geotechnical critical area report.

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The City of Puyallup is not requiring this development to extend 7th St SW for vehicular connectivity. However, the City will require a pedestrian connection path (within City ROW). Please reference planning comments for more details.

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Required roadway widening will allow for on-street parking on the west side of 7th street SW. To safely accommodate circulation of vehicles on this street (dead end) provide a small turnaround at northern terminus of 7th street SW.

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Place a City standard streetlight along the northern segment of 7th Street SW. Can be installed on the east side of the road to avoid overhead utilities. Use the following Leotek LED fixture: GCJ3-30J-MV-40K-2R-GY-080-XX

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The 7th Street SW centerline alignment (from 39th Ave SW) is 5ft farther west of the CL shown here. Adjust ROW dedication and frontage design (shift face of curb offset 5ft farther west).

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Provide ADA complaint wheelchair ramp on the NE corner of 7th St SW/43rd Ave SW

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Place a City standard streetlight near this intersection. Can be installed on the south side of intersection to avoid overhead utilities. Use the following Leotek LED fixture: GCJ3-30J-MV-40K-2R-GY-080-XX

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Based on prelminary measurements, the City will likely require "NO PARKING" signs to be installed along the 43rd Ave SW frontage to prevent sight obstructions

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Place a City standard streetlight near the proposed driveway. Use the following Leotek LED fixture: GCJ3-30J-MV-40K-2R-GY-080-XX

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30ft width requirement

Other/Miscellaneous

Traffic Scoping is approved. Project will generate 20.4 PM peak hour trips. A traffic impact analysis will not be required for this project (City intersections are not impacted by 25 or more PM peak hour vehicle trips). Traffic Impact fees (TIF) will be assessed in accordance with fees adopted by ordinance, per PMC 21.10. Impact fees are subject to change and are adopted by ordinance. The applicant shall pay the proportionate impact fees adopted at the time of building permit application. Park impact fees shall be charged per new dwelling unit based on its size. Fees are assessed in accordance with fees adopted by ordinance, per PMC 21.10. School impact fees shall be paid directly to the school district in accordance with adopted fee at the time of collection by the District. 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. Any existing improvements which are damaged now or during construction, or which do not meet current City Standards, shall be replaced. During civil review, City staff shall review street tree placement, monument signage, fences, etc. to ensure required sight distance requirements are met. Provide a copy of sight distance analysis consistent with previously approved AMR (PRAMR20221458) Show entering sight lines (at proposed driveway and at 7th Street SW) on the landscaping plan. Adjust street tree placement or species to prevent sight obstruction. Site access driveway shall meet our minimum commercial driveway requirements (30ft width). Provide AutoTurn analysis for garbage truck navigating site. Coordinate with David Drake (Fire) for Fire Apparatus AutoTurn requirements. During civil review, the City may required "end of road" and "end of sidewalk" treatments per City standards Streetlights will be required along frontage. At the time of civil permit review provide a separate street lighting plan and pavement striping plan (channelization) sheet for the City to review. Streetlight design shall provide the following: Provide details on how streetlights will be powered Location of conduit runs Wiring Schedule -Conduit size and type for each raceway -Conductors details Pole schedule -STA & offset for each luminaire Show location of junction boxes

Other/Miscellaneous

1. Provide all fire hydrant, FDC, PIV, and riser room locations. 2. Provide all fire lane dimensions. 3. Provide auto-turn to demonstrate fire apparatus maneuverability. 4. Provide grade changes.

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Provide EV charging infrastructure as required in 2021 Washington State Building Code, Section 429.2. Group R occupancies shall have a minimum 10% charging stations, 25% EV ready parking and 10% EV capable parking. Each infrastructure should be defined and reflected on the site plan.

Other/Miscellaneous

Provide Building Area Calculations as set forth by 2021 Washington State Building Code, Chapter 5. Show how the building is within the square footage requirements.