city of puyallup AWS
CITY OF PUYALLUP Development Services Center 333 S Meridian, Puyallup, WA 98371 (253) 864-4165 Fax (253) 840-6678
Date of memo:
January 11, 2018
Date of meeting:
January 18, 2018
To:
Design Review and Historic Preservation Board
From:
Rachael Brown, Assistant Planner
Re:
P-17-0078 30th & Meridian Medical Office Building #4
On Thursday, January 18, 2018 city Planning Division staff will present the submittal package for a fourth medical office building on the 30th & Meridian medical office site. The site is located between S Meridian and SR 512 near 31st Ave SE. The project is two stories tall and includes medical office space and a café on the ground floor. The intent of the DRHPB meeting is to provide the applicant feedback on the project, and consider approval, approval with conditions or rejection of the application. The application packet includes building elevations and a formal narrative letter dated July 24, 2017. If you have any questions, please contact Rachael Brown, Assistant Planner at 253 770.3363 or at [email protected].
Staff Analysis Upper Floor Stepbacks Design Criteria Complies? Staff Analysis The upper floor stepback of a building three Criteria is not-applicable, stories or taller shall be a minimum of 10 ☒ building is only 2 stories feet. Design Criteria The first floor of any street or Riverwalk trail facing building shall be at least 12 feet in height – preferably 14 feet – as measured from the floor to the interior ceiling to provide for a generous space for retailing, services, and restaurant functions.
Street/Trail Level Elements Complies? Staff Analysis
☒
First floor of the building is 16’
☐
The proposal provides more than 60% visual transparency on the ground floor with windows and transparent doorways
☒
Two building entrances are provided on S Meridian.
☒
Windows are inset 3” into brick, EIFS cladding and architectural wall panels. To provide depth windows inset into architectural wall panel have a 1-1/2”X4” metal trim for shadow box appearance. A variety of window types and
The ground floor of a street or trail facing facade shall consist of at least 60 percent visual transparency in the pedestrian view plane, defined as the horizontal area between two feet and eight feet above the exterior grade, and shall not be coated with a reflective or opaque covering/coating
At least one building entrance shall be directly facing the sidewalk or trail and shall be publicly accessible and of architectural prominence. Additional access doors may be oriented toward parking lots. At least one building entrance shall be oriented toward the Riverwalk Trail when a building abuts the trail system in the RMX zone district. Transparent entries shall be used throughout Windows shall be trimmed using detailed/ornate and pronounced materials when looking at the finished facade of the building and the windows themselves shall be inset as to create depth and dimension to the facade. Decorative lintels, sills, molding, or framing details are required around all windows and doors located on facades facing or adjacent to
Page 2 of 5
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
Staff Recommendation
APPROVE, WITH NO CONDITIONS
APPROVE, WITH NO CONDITIONS
APPROVE, WITH NO CONDITIONS
APPROVE, WITH NO CONDITIONS
sizes are provided in different façade areas.
public streets. Window openings on brick, stone, cast stone, or synthetic stone buildings do not need to be trimmed. Lintels, sills, and arches are not considered trim; window openings surrounded by stone work shall include windows with frames at least two inches wide
Building Modulation/ Articulation Complies? Staff Analysis Buildings designed with completely flat facades Building has modulated facades and monotone color schemes are not on all sides and is covered in 3 ☒ permitted. different materials of various textures and colors. Design Criteria
All buildings are required to have horizontal and vertical facade variations such as pop-outs, bays, recesses, arches, banding, columns, or similar features. Such features are required at least every 30 feet along all exterior wall planes and shall be offset at least four feet Buildings shall incorporate articulation on all sides. The street-facing side(s) shall receive the greatest amount of attention with respect to richness of forms, details, materials, and craft
Design Criteria Treat any facade with walls containing an area with over 30 feet in length or 400 square feet in area with multiple building materials of varying colors, textures and/or accents or through the use of painted murals, or other artwork Buildings shall be designed to ensure that they look like the same building on all sides. Consistent or complementary building details and proportions on all sides ensure a “foursided” quality to a building, but a building is not hereby prohibited from having more than four sides
Design Criteria On structures three or more stories tall, cover a minimum of 40 percent of the building facade with two distinct building materials and a minimum of 60 percent with a third material. Building material texture and contrasting/complementary colors are encouraged.
☒
The proposal meets this prescriptive standard.
☐
All sides of the building include articulation in the form of covered entries. The front façade features the greatest number of covered entries and modulation. The building includes minimal articulation of the building’s massing.
Blank Wall Treatment Complies? Staff Analysis
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
APPROVE, WITH NO CONDITIONS.
BOARD SHOULD EVALUATE PROJECT FOR CONFORMANCE WITH ARTICULATION STANDARDS
Staff Recommendation
☒
3 different materials are used on the exterior of the building.
APPROVE, WITH NO CONDITIONS.
☒
Building design is consistent on all 4 sides. Exterior materials are the same on all sides and all transitions between materials are at the same elevation around the entire building.
APPROVE, WITH NO CONDITIONS.
Building Materials Complies? Staff Analysis
☒
Criteria is not-applicable, building is only 2 stories
Page 3 of 5
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
The use of stucco siding shall be minimized throughout and the use of metal paneling, brick, decorative faux stone, masonry, and masonry veneer shall comprise a minimum of 60 percent of the exterior facade, excluding gables, windows, doors, and related trim, throughout; all stone, masonry or faux mason materials shall be used in the lower portions of exterior walls. Horizontal changes of material from brick or stone to another material shall include a stone cap or a brick sill; the cap or sill shall project from the face of the building. A vertical change of materials shall occur at an interior corner or shall not occur within four feet of an exterior corner
☒
Brick comprises the lower portion of the exterior walls and makes up approximately 60% of the exterior façade.
APPROVE, WITH NO CONDITIONS.
☒
Projecting sills are included in the transition between the brick and Exterior Insulation Finish System (EIFS)
APPROVE, WITH NO CONDITIONS.
Required Parapets and Cornices
Design Criteria All flat roofs shall have a parapet and a cornice on all facades or walls. Flashing at the top of a parapet shall not qualify as a cornice. Cornices shall be in proportion with the size, scale, and architectural detailing of the building, and shall be decorative/ornate in nature. Buildings shall only be required to provide parapets and cornices on street-facing facades and walls. Cornices shall return at least eight feet around corners that transition from a building wall that requires a cornice to a building wall that does not require a cornice
Complies? Staff Analysis
Staff Recommendation
☒
Flat roof elements are topped with a cornice
APPROVE, WITH NO CONDITIONS.
☒
Cornices are consistent with the design of the building and are detailed with insets and curves
APPROVE, WITH NO CONDITIONS.
☒
Not-Applicable. Cornice only required center bump out on front façade. Bump out is not at a building corner
APPROVE, WITH NO CONDITIONS.
Weather Protection Awnings Design Criteria Complies? Staff Analysis Provide adequate weather protection over pedestrian walkways and sidewalks as they Awnings are positioned over all abut buildings throughout. Awnings and ☒ entrances. Each are a min of 6’ covers shall be a minimum of six feet. Extend wide canopies further, up to a maximum of eight feet, where permitted. Roofline Modulation Design Criteria Complies? Staff Analysis If the continuous roofline exceeds 50 feet in length on a building with a flat, gabled, hipped or similar roof, or on a roofline with Flat roof segment of hipped slopes of less than three feet vertical to 12 roof is 78ft long which exceeds feet horizontal, the following methods shall ☐ the allowed 50’ of flat roofline be used: without a change in roof line The height of the visible roofline elevation. must change at least four feet if the adjacent roof segments are less than 50 feet in length.
Page 4 of 5
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
Staff Recommendation
BOARD SHOULD DETERMINE IF THE PROPOSED ROOF LINE INCLUDES ADEQUATE MODULATION
The height of the visible roofline must change at least eight feet if the adjacent roof segments are 50 feet or more in length. The length of a sloped or gabled roofline must be at least 20 feet, with a minimum slope of three feet vertical to 12 feet horizontal.
Staff conclusions: o
The project generally meets the MX-DRO code standards, with the following exceptions. The Board should consider working with the applicant on the following areas in order for the project to better comply with the applicable standards, as outlined above:
▪ ▪
THE BOARD SHOULD WORK WITH THE APPLICANT TO INCLUDE ADEQUATE ARTICULATION IN THE BUILDING FORM, ESPECIALLY ON THE EAST SIDE FRONTING ON S MERIDIAN. STAFF RECOMMENDS THE BOARD WORK WITH THE APPLICANT TO INTEGRATE GREATER CHANGES IN VISIBLE ROOF LINE HEIGHT, AS STIPULATED BY CODE.
Page 5 of 5
Date of memo:
January 11, 2018
Date of meeting:
January 18, 2018
To:
Design Review and Historic Preservation Board
From:
Rachael Brown, Assistant Planner
Re:
P-17-0078 30th & Meridian Medical Office Building #4
On Thursday, January 18, 2018 city Planning Division staff will present the submittal package for a fourth medical office building on the 30th & Meridian medical office site. The site is located between S Meridian and SR 512 near 31st Ave SE. The project is two stories tall and includes medical office space and a café on the ground floor. The intent of the DRHPB meeting is to provide the applicant feedback on the project, and consider approval, approval with conditions or rejection of the application. The application packet includes building elevations and a formal narrative letter dated July 24, 2017. If you have any questions, please contact Rachael Brown, Assistant Planner at 253 770.3363 or at [email protected].
Staff Analysis Upper Floor Stepbacks Design Criteria Complies? Staff Analysis The upper floor stepback of a building three Criteria is not-applicable, stories or taller shall be a minimum of 10 ☒ building is only 2 stories feet. Design Criteria The first floor of any street or Riverwalk trail facing building shall be at least 12 feet in height – preferably 14 feet – as measured from the floor to the interior ceiling to provide for a generous space for retailing, services, and restaurant functions.
Street/Trail Level Elements Complies? Staff Analysis
☒
First floor of the building is 16’
☐
The proposal provides more than 60% visual transparency on the ground floor with windows and transparent doorways
☒
Two building entrances are provided on S Meridian.
☒
Windows are inset 3” into brick, EIFS cladding and architectural wall panels. To provide depth windows inset into architectural wall panel have a 1-1/2”X4” metal trim for shadow box appearance. A variety of window types and
The ground floor of a street or trail facing facade shall consist of at least 60 percent visual transparency in the pedestrian view plane, defined as the horizontal area between two feet and eight feet above the exterior grade, and shall not be coated with a reflective or opaque covering/coating
At least one building entrance shall be directly facing the sidewalk or trail and shall be publicly accessible and of architectural prominence. Additional access doors may be oriented toward parking lots. At least one building entrance shall be oriented toward the Riverwalk Trail when a building abuts the trail system in the RMX zone district. Transparent entries shall be used throughout Windows shall be trimmed using detailed/ornate and pronounced materials when looking at the finished facade of the building and the windows themselves shall be inset as to create depth and dimension to the facade. Decorative lintels, sills, molding, or framing details are required around all windows and doors located on facades facing or adjacent to
Page 2 of 5
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
Staff Recommendation
APPROVE, WITH NO CONDITIONS
APPROVE, WITH NO CONDITIONS
APPROVE, WITH NO CONDITIONS
APPROVE, WITH NO CONDITIONS
sizes are provided in different façade areas.
public streets. Window openings on brick, stone, cast stone, or synthetic stone buildings do not need to be trimmed. Lintels, sills, and arches are not considered trim; window openings surrounded by stone work shall include windows with frames at least two inches wide
Building Modulation/ Articulation Complies? Staff Analysis Buildings designed with completely flat facades Building has modulated facades and monotone color schemes are not on all sides and is covered in 3 ☒ permitted. different materials of various textures and colors. Design Criteria
All buildings are required to have horizontal and vertical facade variations such as pop-outs, bays, recesses, arches, banding, columns, or similar features. Such features are required at least every 30 feet along all exterior wall planes and shall be offset at least four feet Buildings shall incorporate articulation on all sides. The street-facing side(s) shall receive the greatest amount of attention with respect to richness of forms, details, materials, and craft
Design Criteria Treat any facade with walls containing an area with over 30 feet in length or 400 square feet in area with multiple building materials of varying colors, textures and/or accents or through the use of painted murals, or other artwork Buildings shall be designed to ensure that they look like the same building on all sides. Consistent or complementary building details and proportions on all sides ensure a “foursided” quality to a building, but a building is not hereby prohibited from having more than four sides
Design Criteria On structures three or more stories tall, cover a minimum of 40 percent of the building facade with two distinct building materials and a minimum of 60 percent with a third material. Building material texture and contrasting/complementary colors are encouraged.
☒
The proposal meets this prescriptive standard.
☐
All sides of the building include articulation in the form of covered entries. The front façade features the greatest number of covered entries and modulation. The building includes minimal articulation of the building’s massing.
Blank Wall Treatment Complies? Staff Analysis
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
APPROVE, WITH NO CONDITIONS.
BOARD SHOULD EVALUATE PROJECT FOR CONFORMANCE WITH ARTICULATION STANDARDS
Staff Recommendation
☒
3 different materials are used on the exterior of the building.
APPROVE, WITH NO CONDITIONS.
☒
Building design is consistent on all 4 sides. Exterior materials are the same on all sides and all transitions between materials are at the same elevation around the entire building.
APPROVE, WITH NO CONDITIONS.
Building Materials Complies? Staff Analysis
☒
Criteria is not-applicable, building is only 2 stories
Page 3 of 5
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
The use of stucco siding shall be minimized throughout and the use of metal paneling, brick, decorative faux stone, masonry, and masonry veneer shall comprise a minimum of 60 percent of the exterior facade, excluding gables, windows, doors, and related trim, throughout; all stone, masonry or faux mason materials shall be used in the lower portions of exterior walls. Horizontal changes of material from brick or stone to another material shall include a stone cap or a brick sill; the cap or sill shall project from the face of the building. A vertical change of materials shall occur at an interior corner or shall not occur within four feet of an exterior corner
☒
Brick comprises the lower portion of the exterior walls and makes up approximately 60% of the exterior façade.
APPROVE, WITH NO CONDITIONS.
☒
Projecting sills are included in the transition between the brick and Exterior Insulation Finish System (EIFS)
APPROVE, WITH NO CONDITIONS.
Required Parapets and Cornices
Design Criteria All flat roofs shall have a parapet and a cornice on all facades or walls. Flashing at the top of a parapet shall not qualify as a cornice. Cornices shall be in proportion with the size, scale, and architectural detailing of the building, and shall be decorative/ornate in nature. Buildings shall only be required to provide parapets and cornices on street-facing facades and walls. Cornices shall return at least eight feet around corners that transition from a building wall that requires a cornice to a building wall that does not require a cornice
Complies? Staff Analysis
Staff Recommendation
☒
Flat roof elements are topped with a cornice
APPROVE, WITH NO CONDITIONS.
☒
Cornices are consistent with the design of the building and are detailed with insets and curves
APPROVE, WITH NO CONDITIONS.
☒
Not-Applicable. Cornice only required center bump out on front façade. Bump out is not at a building corner
APPROVE, WITH NO CONDITIONS.
Weather Protection Awnings Design Criteria Complies? Staff Analysis Provide adequate weather protection over pedestrian walkways and sidewalks as they Awnings are positioned over all abut buildings throughout. Awnings and ☒ entrances. Each are a min of 6’ covers shall be a minimum of six feet. Extend wide canopies further, up to a maximum of eight feet, where permitted. Roofline Modulation Design Criteria Complies? Staff Analysis If the continuous roofline exceeds 50 feet in length on a building with a flat, gabled, hipped or similar roof, or on a roofline with Flat roof segment of hipped slopes of less than three feet vertical to 12 roof is 78ft long which exceeds feet horizontal, the following methods shall ☐ the allowed 50’ of flat roofline be used: without a change in roof line The height of the visible roofline elevation. must change at least four feet if the adjacent roof segments are less than 50 feet in length.
Page 4 of 5
Staff Recommendation
APPROVE, WITH NO CONDITIONS.
Staff Recommendation
BOARD SHOULD DETERMINE IF THE PROPOSED ROOF LINE INCLUDES ADEQUATE MODULATION
The height of the visible roofline must change at least eight feet if the adjacent roof segments are 50 feet or more in length. The length of a sloped or gabled roofline must be at least 20 feet, with a minimum slope of three feet vertical to 12 feet horizontal.
Staff conclusions: o
The project generally meets the MX-DRO code standards, with the following exceptions. The Board should consider working with the applicant on the following areas in order for the project to better comply with the applicable standards, as outlined above:
▪ ▪
THE BOARD SHOULD WORK WITH THE APPLICANT TO INCLUDE ADEQUATE ARTICULATION IN THE BUILDING FORM, ESPECIALLY ON THE EAST SIDE FRONTING ON S MERIDIAN. STAFF RECOMMENDS THE BOARD WORK WITH THE APPLICANT TO INTEGRATE GREATER CHANGES IN VISIBLE ROOF LINE HEIGHT, AS STIPULATED BY CODE.
Page 5 of 5
