| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Planning Review
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No Comments
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01/13/2026
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12/22/2025
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Engineering Review
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Comments
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11/25/2025
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11/25/2025
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Other/Miscellaneous
SEWER - SEE UTILITY MAP IN DOCUMENTS AND IMAGES IN THE PERMITTING SOFTWARE
-Storm report says that O/W Separator will drain to sewer. Plans show connection to storm. Underground parking garage shall drain to sewer after flowing through the O/W Separator. See City Design Standards 402.2 for other design elements and procedures concerning the installation of O/W Separators.
-Grease interceptors are required for retail establishments that prepare and cook food. See City Design Standard 402.3 and City Standard Details 04.06.01 and 04.06.02.
-Sewer capacity analysis should be performed for sizing of lateral(s) and to determine if the sewer main in between 3rd St SW and 4th St SW on Pioneer has the capacity and is in good enough condition to convey the proposed flows. The city shall initiate and manage the analysis with their 3rd party consultant and bill the project appropriately.
-Existing sewer is shown incorrectly in the survey. There is no connecting pipe between the clean out in the middle of the street directly east of the existing driveway and Manhole S5-03212 which is located slightly northeast of the alley access (no pipe exists at proposed connection for 34 LF 6” service). In addition, the dead-end section of pipe south of MH #S5-02386 is a 6-inch vitrified clay pipe and may not be suitable for connection without replacement. See the sewer utility map provided in the Documents and Images section of the permitting software.
-Cut and cap existing and proposed to be unused clean out and lateral at the southeast corner of the property.
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Other/Miscellaneous
STORM
-The Washington State Department of Ecology requires a Construction Stormwater General Permit for all projects exceeding 1 acre. 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/
-This project has a possible direct connection through manmade conveyance to the flow control exempt waterbody, the Puyallup River. In other words it should qualify for the Flow Control Exemption - see TDA Exemption in Vol I-3.4.7 MR& - Flow Control. Currently there are some capacity issues along that route, however the city has some available buy in options and is willing to work with the applicant to address these issues. Resolution of those issues would enable the direct discharge exemption and eliminate the need for costly and large retention/detention facilities for project generated runoff. Currently the city is discussing different options for developers that would satisfy the Storm Water Management Manual for Western Washington requirements while enabling responsible development in the downtown area to meet density goals.
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Other/Miscellaneous
STREET
-Proposed utility trench patches not to standards. Refer to City Standard Detail 01.01.20, #6, option B.
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Other/Miscellaneous
WATER
-Plan shows new 8 inch fire line and associated road patching in Pioneer. This 8 inch stub already exists into the private property. See again the Utility Map in the Documents and Images section of the permitting software.
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Engineering Traffic Review
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Comments
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11/25/2025
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11/24/2025
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See Document Markup
Per Exhibit B of the approved development agreement, on the south side of the project (3rd St SW & 4th Ave SW intersection), the applicant will need to modify the STOP sign location so it is visible for southbound approaching traffic. To protect the sign from being hit, they would need to protect with raised curb (preferably with a bulb-out). The scope of this design will be determined during Civil permit review.
Site Plan C1
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See Document Markup
The City will require the proposed 30ft x 8ft loading zone (as required per the approved DA) to be shifted farther west to improve sight distance for northbound vehicles looking west. This modification will also help maintain eastbound visibility of the rapid flashing beacons (at 3rd St SW & W Pioneer). The existing on-street parking restriction will remain along the W Pioneer frontage.
Site Plan C1
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See Document Markup
On-street parking modifications on the south side of W Pioneer (east of 3rd St SW) may be necessary to accommodate improved sight lines for northbound vehicles entering W Pioneer. Additionally, this parking modification will allow the relocation of the existing Pierce Transit Bus Stop (#3419) farther east. The scope of this on-street parking modification (W Pioneer, east of 3rd St SW) will be determined during Civil permit review.
Site Plan C1
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See Document Markup
The City may require directional ADA ramp design (east/west) at this location. Pedestrians crossing W Pioneer should be directed to use the marked crosswalk w/RRFBs on the east leg of the intersection. May be necessary to include signage the restricts north/south pedestrian movements on the west leg of the intersection. The scope of this modification will be determined during Civil permit review.
Site Plan C1
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See Document Markup
City would prefer this access is larger to safely accommodate simultaneous ingress/egress. The scope of this modification can be determined during Civil permit review.
Site Plan C1
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See Document Markup
During Civil review, provide an AutoTurn analysis showing largest anticipated design vehicle (garbage truck?)
Site Plan C1
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Other/Miscellaneous
A traffic impact analysis is required for this project. The City has been coordinating with the applicant’s traffic engineer on the scoping elements and required analytical components of the study. The City understands that the traffic engineer is actively preparing this analysis. Traffic Engineering will continue to collaborate with the design team throughout development of this deliverable.
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See Document Markup
Clearance modifications may be necessary within planter strips to accommodate increased vehicle overhang from angled parking. Currently, the planter strip contains signage, street trees, streetlights, etc. The scope of any modification can be determined during Civil permit review.
Site Plan C1
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Fire Review
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Comments
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11/25/2025
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11/24/2025
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Other/Miscellaneous
Please provide a comprehensive plan and section view that demonstrate aerial fire apparatus access.
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Planning Review
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No Comments
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11/25/2025
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11/20/2025
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Building Review
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Comments
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11/25/2025
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10/31/2025
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Other/Miscellaneous
Please provide the Type of Construction for each floor. Verify maximum allowable area, stories, and building height per Chapter 5 of the Washington State Building Code.
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Other/Miscellaneous
The Site Plan only shows nine (9) EV Capable parking spots rather than the ten (10) required.
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Other/Miscellaneous
Please note the minimum parking spot dimensions (standard, compact, and accessible van) on the site plan.
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Other/Miscellaneous
Please ensure the text and notations on the final Site Plan do not obscure the accessible routes, parking spaces, and parking space notes.
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Other/Miscellaneous
Please show the accessible routes and loading zones for the parking garage on the site plan.
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Building Review
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Pending
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01/13/2026
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Fire Review
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Pending
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01/13/2026
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Engineering Review
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Pending
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01/13/2026
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Engineering Traffic Review
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Pending
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01/13/2026
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