CITY OF PUYALLUP PERMITTING PORTAL

Add Submittal Item: Boundary Line Adjustment (BLA) Application

A boundary line adjustment and unit lot subdivision are required in order to achieve these property lines. We highly recommend applying for a BLA now, to be reviewed simultaneously with the preliminary site plan. ULS application should occur further down the line, at the earliest when the foundation for the townhomes has been poured. The BLA application can be found at www.cityofpuyallup.org/DocumentCenter/View/1500/Boundary-Line-Revision-Application-?bidId=. The title page for the BLA must match the City of Puyallup’s BLA standard title page which can be found in both .pdf and .dwg file formats at www.cityofpuyallup.org/documentcenter/view/13811and www.cityofpuyallup.org/documentcenter/view/13813.

See Document Markup

All walkways shall be a minimum of five feet wide with no encroachments. the proposed walkway along the southern elevation of the town homes is about 2.5'. Please demonstrate how the five foot wide walkway is being met. [Landscape Plans, L1.00]

See Document Markup

Provide landscaping at least 5' in width along the northern length of this area abutting the most southern parking stall in order to meet required parking screening. The perimeter of all parking areas and associated access drives which abut public rights-of-way shall be screened with on-site landscaping, earth berms, fencing, or a combination thereof. Screening shall be located within the required perimeter landscape area and shall include a mix of plants appropriate to achieve 50 percent screening of parked vehicles up to a height of three feet within two years of plant establishment. [Landscape Plans, L3.00]

See Document Markup

Demonstrate that the required plaza landscaping with 10% of the area being planted trees, shrubs, ground cover, and perennial landscape plantings has been met. Square footage of landscaped area meeting this requirement will suffice. Please note that landscape plantings will be formally reviewed for during the civil permit stage with the final landscape plan set. [Landscape Plans, L3.00]

Other/Miscellaneous

Maximum floor area ratio is 2.75 for residential; 2.0 for office. Floor area ratio will be reviewed for conformance with code when BLA has been submitted. FAR will be calculated based on each separate parcel.

Other/Miscellaneous

A comment was provided by Puyallup School District in response to the SEPA notice of application. Their full comment with requested improvements can be viewed under Documents & Images under "PLPSP20250105 - NOA Comment Response Puyallup School District". Please provide a response to their comment.

Other/Miscellaneous

A comment was provided by Pierce Transit in response to the SEPA notice of application. Their full comment with requested improvements can be viewed under Documents & Images under "PLPSP20250105 - NOA Comment Response Pierce Transit". Please provide a response to their comment.

Other/Miscellaneous

A comment was provided by the Department of Ecology in response to the SEPA notice of application. Their full comment can be viewed under Documents & Images under "PLPSP20250105 - NOA Comment Response Department of Ecology".

Other/Miscellaneous

Development agreement requires a total of 120 parking stalls for the project and that at least 20 stalls will be available to the public including at least two (2) EV stalls.

Other/Miscellaneous

It appears that the market hall is not meeting the required 60% transparency requirement for the southern elevation based on the elevations provided. This is a requirement in both the code PMC 20.30.037 (4) and the Downtown Design Guidelines. After the public meeting with the Board on 02/19/2026, staff will follow up with the applicant regarding the Board's decision to approve, approve with conditions, or deny the design review application. The applicant may be required to meet the 60% requirement as a condition of approval by the Board.

See Document Markup

Along Meeker, show prelminary design of frontage improvements to be constructed by the City

See Document Markup

Provide a separate sight distance exhibit to verify entering sight distance requirement are met at this new driveway. 14.5ft setback from gutter, 300ft.

See Document Markup

Provide a separate sight distance exhibit to verify entering sight distance requirement are met at this intersection. Consistent with pre-application notes, the proposed building placement obstructs sight distance. Provide sight line on this site plan to ensure future building placement does not impact sight distance. Preliminary entering sight distance triangle provided. 14.5ft setback from face of curb, 350ft.

See Document Markup

Show City standard frontage improvements on 3rd St SE including preliminary locations of City standard streetlighting and ROW dedication. See pre-app notes for more details.

See Document Markup

Show preliminary ADA ramp improvements on site plan

See Document Markup

Show City standard frontage improvements on E Main including preliminary locations of City standard streetlighting and ROW dedication. See pre-app notes for more details.

See Document Markup

Provide clarification on removal of 2nd St SE/E Main intersection improvements.

See Document Markup

New driveway location appears to have a sight distance obstruction from adjacent building. Bulb-outs may be necessary to allow the ESD setback to be pulled closer to the edge of road.

See Document Markup

Show preliminary ADA ramp improvements on site plan

See Document Markup

Commercial driveways do not meet minimum 30ft width requirements. Consistent with pre-app notes, an alternate methods request may be required

See Document Markup

AutoTurn analysis required to ensure internal circulation can accommodate the largest anticipated design vehicle. Coordinate with Fire (David Drake) if Fire apparatus needs to be evaluated

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.

See Document Markup

Note that if roof and footing connections combine with surface runoff prior to treatment, the water quality design will need to account for this water as pollution generating area. [Stormwater Site Plan]

See Document Markup

Show the utility main relocations in resubmittal on a separate utility plan. As discussed in meetings between the City and applicants, this includes relocating and upsizing the 6-inch water main running in Main St and 3rd St SE. The extent of water main replacement required by this private development will terminate approximately as conceptually shown by the blue highlight, where the main in 3rd St SE intersects with the main from Meeker St. The City will be replacing the water main south of this intersection. [Stormwater Site Plan]

See Document Markup

Show where the existing overhead power and telecom lines will be relocated underground. [Stormwater Site Plan]

See Document Markup

Show how the townhomes will be connected to water. Due to spacing constraints and setback requirements, the water main will not be relocated within this corridor. Instead, the main within 3rd St SE and Meeker will be upgraded. See the comments above for further information on the water main upgrade. [Stormwater Site Plan]

See Document Markup

Grease Interceptors are required for all commercial facilities involved in food preparation. As the developer agreement specifies that the market hall is to include restaurants, an external grease interceptor shall be provided in accordance with the current edition of the Uniform Plumbing Code adopted by the City of Puyallup, Puyallup Municipal Code, and City standard details. [Stormwater Site Plan]

See Document Markup

Provide an interim plan for 2nd St SE between phase 1 and 2 of the project. This would include the underground utilities discussed in other comments made on this plan, as well as the above ground infrastructure (curb cuts and bulbs, sidewalks, paved roadway, etc.). [Stormwater Site Plan]

See Document Markup

For the utility relocations within the drive aisle, an AMR will be required, as spacing and easements will likely need to deviate from City Standards. [Stormwater Site Plan]

See Document Markup

See Document Markup

Other/Miscellaneous

1. Provide a fire layout for Fire Hydrants, FDC's, Riser Rooms, loading and unloading zones, on street parking, and areas where No Parking will be required. 2. Provide auto-turn or equivalent program showing that the original agreement allowing a medic unit only (ambulance) and not a fire truck can maneuver the interior parking lot from Meeker to Main. This would be the East entrance off Meeker.

Other/Miscellaneous

Buildings and accessory structures shall be provided with EV charging stations, EV-Ready parking spaces, and EV-capable parking spaces in accordance with Table 429.2. Calculations shall be rounded up to the nearest whole number. 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. (2021 Washington State Building Code, Section 429.2). Reflect the parking that is designated for the Market Hall/Brewery and how the parking will meet the EV charging stations requirement.

Other/Miscellaneous

Site plan notates that the Market Hall / Brewery will have a mezzanine but based upon the elevations it appears there may not be enough height to create a mezzanine. Mezzanines shall comply with the 2021 Washington State Building Codes, Section 505. Review building heights and indicate on the plan elevations the height of the mezzanines and rough locations.

Other/Miscellaneous

Clarify the configuration of the Market Hall / Brewery, as it appears the space may meet the definition of a covered mall. A covered mall is defined as “a single building enclosing a number of tenants and occupants, such as retail stores, drinking and dining establishments, entertainment and amusement facilities, passenger transportation terminals, offices, and other similar uses, wherein two or more tenants have a main entrance into one or more malls. Anchor buildings shall not be considered part of the covered mall building” (2021 Washington State Building Code, Definitions).

Other/Miscellaneous

Early representations of the site reflect a tower will be built in the common space between the townhomes and the Market. The tower will require a separate building permit.

Other/Miscellaneous

General Building Notes and Conditions: B1 - All building plans must comply with the currently adopted City of Puyallup codes, as referenced in RCW 19.27 and PMC 17.04.030. Note that new code adoption is expected November of 2026 B2 - Townhome units shall be structurally independent in accordance with code requirements. Fire separation between individual townhome units shall comply with 2021 Washington State Residential Code (WSRC) Section R302.2. B3- All townhome structures shall comply with the 2021 Washington State Residential Energy Code (WSREC), and supporting documentation shall be submitted with the building permit application. B4 - All electrical work shall be permitted and inspected through the Washington State Department of Labor & Industries (L&I). B5 - As part of the building permit submittal, applicants must provide building statistics supporting the proposed construction type, building height, and allowable area in accordance with the 2021 Washington State Building Code (WSBC). B6 - Sidewalk shall service as the accessible route to the public way and therefore shall follow accessibility codes. Add curb ramp in radius of sidewalk.