CITY OF PUYALLUP PERMITTING PORTAL

Other/Miscellaneous

Remove the setback lines from the survey map. See SHAO SP 03-14-25 SET, Sheet 2 of 2.

Landscaping Req.: Buffer Along Roadways

If Lot 1 is to be redeveloped, it must comply with the standards as set forth in PMC 19.12.070 (1). Vegetation Buffers along roadways: Vegetation buffers of not less than 25 feet in width shall be required along all boundaries of the development abutting a controlled access highway (e.g., SR512, SR410, SR167); a type II, 15-foot vegetative buffer shall apply to all arterial and collector roadways as designated in the comprehensive plan. Buffers along controlled access highways shall be designed using native vegetation, with substantial use of native conifer species (e.g., Douglas fir, western red cedar, madrone, western hemlock, etc.) and native understory plants. Buffers along city roadways shall include clumps of evergreen and deciduous trees intermixed with shrubs and no more than 25 percent turf grass; When suitable natural vegetation is present, it shall be retained, and if necessary, enhanced with native plant material. Any proposed enhancement shall be set forth in a landscape plan, approved by the development services director or designee, and the landscaping installed prior to final plat approval; and When suitable natural vegetation is not present, a landscape plan shall be prepared reflecting the use of native plant material, approved by the development services director or designee, and the landscaping installed prior to final plat approval. All native vegetation buffers shall be placed into either a native vegetation protection easement (NVPE) or dedicated NVPE tract with appropriate protection language, as approved by the director or designee, shown on the face of the plat. The following sample language is provided as a guide for your plat language." A 15-foot "Native Vegetation Protection Easement (NVPE)" area is required along the frontage of Lot 1 if redeveloped. The NVPE is meant to promote the visual quality of the streetscapes and provide additional buffering from major street corridors. A landscape plan meeting city standards shall be provided by the applicant and the following shall be required. The NVPE shall be preserved in accordance with a final landscape plan and shall not be modified, disturbed or otherwise displaced without prior approval from the city's Planning Department; and, It is the right of the city to enforce the terms of the restriction in the easement area." Include this language on the first sheet of the plat. See SHAO SP 03-14-25 SET, Sheet 1 of 2.

Other/Miscellaneous

Provide square footage of existing structures on Lot 1. See SHAO SP 03-14-25 SET, Sheet 2 of 2.

Other/Miscellaneous

Lot 4 contains steep slope/landslide hazard areas and/or erosion areas. A note shall be included on the face of the plat for each affected lot indicating: “Lot 4 contains a steep slope/landslide hazard and/or erosion hazard area. These areas are prone to mass land movement and/or soil erosion. Retention of vegetation and land covered by vegetation is key to preventing impacts to life, structures and improvements in these areas. Modification of land or vegetation and/or encroachment/conversion of these areas is strictly prohibited without prior government approval.” See SHAO SP 03-14-25 SET, Sheet 1 of 2.

Other/Miscellaneous

See Document Markup

Change entrance to Lot 4 to an access tract. Per PMC 19.12.060, panhandle access will only be allowed when separated by at least one lot width, and shall serve no more than one lot. Lot 4 is abutting a panhandle to the south. Lot 4 will need to be reconfigured to not include panhandle access, while also meeting the minimum street frontage requirements of 20 ft. See SHAO SP 03-14-25 SET, Sheet 2 of 2.

See Document Markup

See SHAO SP 03-14-25 SET, Sheet 2 of 2.

Other/Miscellaneous

Include on the plat document for recording: a 1 foot no access easement along the westerly border with Shaw Rd. frontage as requested during pre-application meeting.

Other/Miscellaneous

As indicated in the pre-application notes, the following notes shall be added to the face of the short plat document: - “No building permits will be issued for Lot 1 through Lot 4 until utility and half-street improvements are approved and permitted by the City to include curb, gutter, sidewalk, landscape strip, roadway base, new pavement, water, sanitary sewer, storm infrastructure and street lighting.” - “Certificate of Occupancy for Lot 1 through Lot 4 will not be approved until such time as the required utility and road improvements are constructed by the property owner and accepted by the City.” - “A preliminary Storm Drainage Plan is on file for this short plat. No Building Permits will be issued for any lots in this short plat until all necessary drainage improvements are approved and permitted by Development Services Engineering. Compliance may require the property owner/builder to retain a Professional Engineer to design the stormwater controls for the individual lots.” - “NOTICE: This short plat contains a private storm drainage system. Private storm drainage systems are the sole responsibility of the owners, successors, and assignees for all lots being served by the private storm drainage system. Responsibility includes, but is not limited to, constructing, maintaining, and allowing City inspection of the private storm system in accordance with a separately recorded stormwater management facilities agreement recorded with Pierce County. Ref. AFN _______________” - “Erosion and stormwater control plans shall be required for any new residential development prior to building permit issuance on Lot 1 through Lot 4.” - “No permanent structures(s) shall be erected within any easement area(s) granted to the City of Puyallup. Permanent structure(s) shall mean any concrete foundation, concrete slab, wall, rockery, pond, stream, building, deck, overhanging structure, fill material, tree, recreational sport court, carport, shed, private utility, fence, or other site improvement that restricts or unreasonably interferes with the need to access or construct utilities in said easements(s). Permanent structure(s) shall not mean improvements such as flowers, ground cover and shrubs less than 3-feet in height, lawn grass, asphalt paving, gravel, or other similar site improvements that do not prevent the access of men, material, and machinery across, along, and within the said easement area. Land restoration within the said easement area due to construction, shall mean planting grass seed or grass sod, asphalt paving, or gravel unless otherwise determined by the City of Puyallup.” - “The existing rock wall shall be rebuilt and slopes shall be incorporated into the new frontage and driveway access'. ”

Other/Miscellaneous

In previous communication with the applicant, the city also indicated that easements for the sewer force mains (if required) across private properties shall be shown on the short plat. Specifically, city standards require that the connection to our system is by gravity flow. This will most likely cause the 3 new lots to have to pump to a single structure that can then gravity flow to the city’s pipe or manhole. In this configuration force main pipes will probably have to cross private properties in a single alignment in order to pump to and connect to the private structure. This is due to the pipes all needing to connect to the structure and also because our code does not allow private sewage ‘systems’ in the ROW without a Franchise Agreement. The easement across the lots will be easier than a Franchise Agreement. The sewer system does not need to be fully designed but should be far enough along in the design to locate and design the easements and show them on the plat. It is important because it will be a legal recording. Here is the original note from our Senior Engineer: The sewer system in 24th Avenue Ct SE consists of approximately 80ft of 8in ductile iron gravity sewer pipe between Shaw Road and the first sewer manhole, and approximately 140 of 8in ductile iron casing pipe which contains 4 private pressure sewer lines serving the existing residences. The existing casing pipe is at capacity and the City’s current policy is not to allow private utility systems in the ROW without a formal Franchise Agreement. In addition, City Standards require gravity discharge to the sewer main. As a result, it is likely that Lots 2 thru 4 will require a private pump system, which in turn will necessitate easement rights across the proposed lots in order to access the public gravity sewer main. NOTE: Any private pump system shall comply with City Standards 401(17).

Other/Miscellaneous

Preliminary Drainage Report - The bypass in the model is 0.59 acres. The report indicates that the bypass is for the new sidewalk. Clarify the bypass area and quantify the frontage improvement area. This reviewer estimates about 5,000 square feet (0.11 acre) of offsite impervious – 5 foot sidewalk, curb and gutter and approx. 14 feet of asphalt paving between the centerline of 24th and the face of curb. If lot 1 is not increasing its impervious or remodeling than that area is not part of the model. Describe how the frontage improvements will be mitigated using the 2019 SWMMWW. See also CONDITIONS.

Other/Miscellaneous

Preliminary Drainage Report - Lot Infiltration Trench page in model only accounts for .1378 acres of the roofs and driveways. Include all impervious surface that will be routed to the trench(es).

Other/Miscellaneous

Per Puyallup Municipal Code Section 11.08.135 (4), 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. Align frontage, curb, gutter, sidewalk, and tie in with existing improvements on Shaw Rd. Alignment shall continue Eastward through lot four. Ensure City Standard radius is maintained where improvements meet the northern edge of the existing cul de sac. Shaw Rd is designated as a Major Arterial. City standards (Section 101.10.1) require minimum driveway spacing of 300 feet for Arterials, measured between closest edges of each driveway. This includes intersections and driveways across the street. Driveways shall be combined whenever possible. No access to Shaw Rd will be allowed from the existing SFR. All driveways created by this short plat shall access 24th Ave CT SE. Right of Way dedication will be required on 24th Ave Note: On building permit submittal impact fees will be assessed The city has adopted a City-Wide Traffic Impact Fee per single family home. 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

Other/Miscellaneous

1. Depending on layout for lot 4, a fire truck turn-around may be required in the driveway. Current adopted code is the 2021 IFC Appendix will give the options for this scenario.