7 November 2007 : Public Meeting
24 January 2008 : Public Meeting
19 July 2008 : Public Meeting
City of Kenmore City Hall Project
Public Meeting: Summary of Public Comments
7 November 2007
The meeting was held on 11/7/07 at 7:00 PM in the Northshore Utility District building in the City of Kenmore. The summary comments below are compiled from notes of comments made during the question and answer session; written comments submitted by attendees; and comments written on comment boards by attendees at the meeting.
The meeting commenced with introductions by Mayor Eastwood and Assistant City Manager Nancy Ousley. Ed Weinstein, representing Weinstein A|U, the architect for the new City Hall project, presented a series of brief project observations. Scott Murase and Mark Tilbe, representing landscape architects Murase Associates, presented similar brief observations on the landscape aspects of the project and the potential for a public plaza to the south of the City Hall parcel. Following these presentations, the audience engaged in a question and answer session, as summarized below:
Q: Will 68th remain a four-lane road and will there be a bus turnout?
A: This will be determined by the City Engineer and the SR 522 street improvement project, that includes improvements along NE 68th; we will need to discuss it with the City Engineer. There is the possibility of another stoplight/crosswalk to connect the Kenmore Village to the new City Hall. Public comments on this matter will be useful to the process.
Q: How will parking be handled? How will it be accessed?
A: The site is an urban one so it is suitable to place the parking behind the building; Kenmore zoning code also requires this. The entry and exit to the parking area will have to be studied in the context of the changes to traffic circulation patterns as a result of the street widening and reconfiguration project. Mid-block pedestrian access to the site may make less sense than concentrating it to the south.
Q: How were the figures arrived at for the size of the new City Hall?
A: A program analysis was performed by a consultant in 2001, which was then updated in 2005. The 2005 program recommended a 22,000 sf facility. City Council still has to review and confirm the final size of the facility.
Q: Why are there no street trees? Why isn’t the parking behind the city hall building?
A: Per the street improvement project, the proposed sidewalk is only 6’ wide, which makes it challenging to introduce street trees. In regard to parking, two options are being proposed: with and without an underground parking garage. Belowground parking would cost approximately $30-35,000 per space, totaling $1-2 million depending on the size of the parking structure.
Q: How will the building be green? Will it incorporate solar power?
A: Regarding sustainability, all options are being considered, including the use of green roofs, solar, natural ventilation, and daylighting in the building.
Audience member comment: Underground parking should be developed across the entire site, so that the aboveground space can be a large green space and future park.
Q: In anticipation of future growth in city government, will the building be engineered to allow additional floors to be added?
A: The building program has been developed to allow for future expansion; any additional consideration of future growth would have to be justified by projections. As currently designed, the building and site allow for northward expansion. The option of building additional stories in the future could prove to be both more expensive and more disruptive to operations.
Q: 68th currently functions as a pedestrian corridor, from the bus stop to the market, for example. Could the parking be moved to the front of the building, to create additional green space, with trees in the parking area?
A: The site is urban in nature, so there is a desire to have active uses adjacent to the street. The possibility could be considered, if structured parking freed up surface space, of sliding the building further east to create more of an open, pedestrian-friendly space. In addition, the possibility of a pedestrian arcade along the western side of the building is being considered as part of the design. Kenmore code requires that parking be set back from the street.
Audience comment: Thank you for making this project happen. Expressed a concern about too much traffic on 68th.
Audience comment: Likes the idea of the civic space to the south of the city hall, as a front porch for the community. Could imagine it being used for events like Kenmore Good Ol’ Days.
Q: Clarify the re-routing of 181st and how much space this would allow for the civic space. Suggested that it be at grade, to make it easier to use. Also asked about the possibility, given the slope of the site, of entering belowground parking from 181st.
A: The design seeks to create continuity between the civic space and the surrounding streets to encourage use by the community. There will be future community meetings to consider the civic space itself, as that part of the project moves forward. The team will explore the option of parking access from 181st.
Q: Would an open, at-grade civic plaza be dangerous for young children?
A: There is value in some sense of separation, to make the civic space feel somewhat separated from vehicular traffic, but it’s important not to cut access off from the street.
Q: What is the size of the park area?
A: Approximately 11,000sf. It is important to consider the relationship between this civic space and the other public, open spaces close by and the way that these are linked to each other. The park has to be both well located and clearly civic and public in nature. It is possible, depending in part on decisions related to parking, that the City Hall building could be moved a little to the north, increasing the space available for the park; the facility should, however, be clearly visible from the approach along 181st.
Q: Will existing trees, particularly the large pine, be retained?
A: The site planning will give consideration to any trees existing on the site, but it’s possible that it will determined that it does not make sense to keep them in place.
Audience comment: Asked that underground parking be done for the project, with access from the east, along 181st St.
Written Public Comments
1. What features would you like to see in the new City Hall?
- Urge you to incorporate environmentally clean elements in the project. Provide 1st class office space and future expansion? I encourage you including inside meeting space for public and outdoor space also.
- A below-ground parking space is a must, because:
1. Future generations will not forgive us if we do not put the garage in, before any thing is built above ground, as we now blame the ‘60 generations for not having a rapid transit system then.
2. The property slopes to the south and with access from 181 St. East, the garage will be low-cost, functioning as the foundation for the new town hall.
3. Planning to park cars anywhere around the new town hall above ground, will go against all city planning practices worldwide, if it can be avoided at all, especially at the lower cost explained above.
- Put the parking underneath. Won’t get a second chance in the future. It’s now or never. We must bite the bullet on cost - seemed to be a consensus at tonight’s meeting!
1. Increase building setback for a min. 14’ sidewalk that could accommodate street trees (6x8 tree planters).
2. Provide for metro pull out bus stop for North bound buses somewhere along 68th.
3. 68th needs an entrance to building and a crosswalk mid-block. (sending people to the light @ 181st is unrealistic and not pedestrian friendly) OR underground pedestrian tunnel
- A design that would/could be iconic but most of all a city hall that is energy efficient (garden roof, recycling water - as is found at King County building - for toilets, roof space for solar energy cells). Be a good example for both residential and commercial building using these ideas!
- Open public space on south end with water feature
- Green building concepts / sustainability / green roof
- I liked Ed Weinstein’s observation and proposals
- Low impact design
- good pedestrian access
- underground parking
- An iconic piece of art as the main structure - imagine a box kite structure on end, perhaps 15 stories tall. The top floor becomes the public offices and bottom becomes two story underground parking. In the middle is open space, 10 stories of open air public plaza, covered by top story.
- Sub-surface parking
Increased use of space in a green manner (park, etc)
Use of green construction equipment and materials.
- larger meeting rooms
permit counter with space to sit with a planner for a few minutes
community bulletin board
- Function over form
- Anticipate future growth!
Zoning may change
We are Kenmore by the Lake (Washington) Marina,
Golf etc.
Our city is in unique location!
- I would like the city hall to not look too pretentious, but definitely have a subtle monumental look. I guess that means not a lot of excess unnecessary design elements, but a subtly impressive building, with a scale that is welcoming, not imposing.
- Civic space, public outdoor space/meeting rooms
- Structured parking for practical and sustainability
- Aesthetic structure that contributes to the positive beauty of the NW
- Attend and apply “green” building techniques
- Competitively search for quality contractors, not just “friends of a friend.”
- I would like to see a community center
- The plans are a bit on the large side. I’d like more of a plaza/park type space.
- Meeting rooms?
Updates on park plans, development plans, city business, etc. - could be on the web too, but never is
1. Underground parking
2. Wide sidewalks with trees
3. Pedestrian subway at Juanita Dr. and SR 522
- More encouragement to leave bicycles. Then spread throughout Kenmore Village with tie to Burk-Gilman.
- Meeting rooms open to all organizations for free or nominal fee.
- A public plaza
Work space for all city staff
Public meeting rooms
A council chambers
The Kenmore Post Office
- Green building practices
Community rooms and spaces
Open on weekends
- I like the idea of lots of windows and a building that blends into the area (muted colors); I really like the design of the city hall in Lake Forest Park.
- Underground parking and a park in the area where the present parking lot is. Street tress along the street. Need a community bulletin board outside.
- 3 story building
Rentals to help pay for City Hall
It doesn’t seem to afford room for growth.
- Bigger setback from street.
More attractive building
- Space rentable to the public form public meeting rooms, weddings, events, etc. A third floor conference room area with a deck looking south to the water would be great, like Edmonds Library.
1. My first choice would be an existing building with history and character, such as the Schnitzelbank Building, a Kenmore icon with high visibility. However, since it is not “new” and apparently cannot accommodate the necessary parking or 18,000 sq. ft. inside its walls, I will provide comments on my preferences in a new building. (Please consider protecting the Schnitzelbank Building for the future and, if opportunity presents, lease or purchase it for city use in the future as a community center or for other less demanding city functions.)
2. Kenmore’s new City Hall should be a building that fits in with Kenmore’s natural beauty and history, i.e., built “green” to save energy, money, and to protect the environment (purified waste water draining to the lake) and also incorporating natural materials like brick and wood over the required steel frame. Brick lower walls with wood walls higher up or wood accents and lots of windows to let in a lot of light would look great and fit in with our community better than some steel, glass, or concrete box. The Schnitzelbank Building fits in well in Kenmore not so much because of it’s Bavarian architecture, but because it is a wooden structure that feels more harmonious with the forests and hills that the Kenmore area has always been known for. If we could find a way to capture some of this naturalness and uniqueness in a slightly more contemporary and less expensive style while incorporating green building techniques, that would be ideal for me. Even though I usually prefer traditional architecture, I could be quite happy with a more contemporary design if it was attractive and built in a “green” manner.
Perhaps a contemporary design with a couple traditional accents could work if done right and not mismatched.
3. Two stories. To preserve space for other city structures, trees, and green space as well as to provide for a better looking design. I don’t think a one-story will look right or serve our needs.
4. Parking. I prefer the idea of underground parking to allow for more space above and for a wider sidewalk to include trees along the street. If we can afford it, it would be a great investment in our future and help make this narrow strip of land work for a City Hall and other city or police buildings.
5. Water feature. I like this idea as part of a “front yard” to the City Hall. If it could be done in such a way that there are also places for people to sit, maybe to eat lunch or wait for meetings, this would be very nice to have. A few trees would be great, too, as long as they didn’t completely block to view to the City Hall.
6. Trees. Kenmore really needs to regain some of it’s trees; they would not only help combat global warming and make the area more attractive, they would also shade the offices along the street (saving on air conditioning bills) and help recapture a little bit of the forests that once existed here. Deciduous trees seem to be the most popular, but I’d love to see a few Douglas Firs, Western Hemlocks, and Western Red Cedars planted around City Hall as they are the dominant native trees in Kenmore and a part of our image as a community. Besides, you don’t have to rake up the leaves from an evergreen and they don’t clog the storm drains.
2. Do you visit City Hall now? What works well in the present building and what doesn’t work well?
- Once or twice a month
- Yes. The size is adequate for counter visits, but chambers is too small. Even when meetings are at N. Shore UTS they can be overflowing. You mentioned a 2K chamber and a 1K meeting room - place them adjacent so that there can be overflow into added space.
More permitting can be done on-line - and much other business is contracted out.
- Yes - crowded
- Yes. Too small space for study sessions/meetings.
[present building] works well: obvious front counter with helpful staff.
- Not very often. Parking at front door.
- What about parking at the new City Hall? Will there be room for more than 25 cars? How about a shuttle service or even a carpool set up for those interested in attending!
- Yes, I visit it periodically. Easy parking seems unique to this site! There really isn’t a large enough waiting room/area. And not enough space for audience in some council study sessions.
- It seems to work well with good location and good parking area
- Well, actually I haven’t been there.
- Yes. Christmas tree lighting, neighborhood night out. We come to public meetings at the North Shore Utility District.
- I haven’t visited much. The traffic makes it harder to keep kids safe.
For any events - traffic is an issue.
- Yes. Council chambers too small. Inadequate space for staff.
- Yes - space seems too limited for staff with some staff off-site
- No, its hours aren’t convenient
- present city hall is too small!”
- No, but I know where it is and what it looks like (typical, uninspired one-story concrete and glass bank building).
3. Other Comments
- Underground parking - step back 2nd + stories so that 68th doesn’t look like a built tunnel
- Consider a pedestrian path along 68th that continues the swale at N. Shore UTS and really is an inviting walking route, not just a sidewalk (think in terms of a Burke Gilman extension)
- Southern exposure – requires protection from the sun to keep it cool enough for use and protect from sun radiation exposure.
- Open space is free (almost). Take all you can and build up. If we ever need to expand add a floor below. Create a piece of art, a box kite shaped water sculpture that’s 10 or and can be seen from the lake. Create an identifiable icon, and use free air to do it.
- All underground parking
- Like the beautiful pictures of open space/stairs! with water feature too
Like sustainability focus concern that if 2 story city hall is surrounded by 60-80 feet building it will look odd and feel like a “pocket” when you walk in that area - but we also need pedestrian/human scale building I’d support under-grade parking and I’m willing to pay! Not sure if others would agree.
- Geo thermal heat.
Forget roof garden
Underground parking
We don’t need 25’ glass entry
Don’t need solar hot water as there is little hot water use.
- Car parking is not easy - not enough stalls.
- I really, really, really want to see the civic space on the south end! And underground parking is the smartest choice. It’s never going to get cheaper to do.
- encouraging pedestrian traffic creates a friendlier atmosphere
- Most Kenmore residents like the small town atmosphere of Kenmore. We have modern development and congestion in too many areas at present. We are tired of development, sorry.
- Concern with public plaza - would like to have most public events at the biggest plaza (Kenmore Village)where we don’t have to worry about kids running in street. Also, why would we go to the public plaza at city hall when we could go get coffee at Kenmore Village? Can the public space be combined?
Connected? Or would city hall’s just be window dressing plus staff lunch seating?
- I love the idea of a public use place but would like to see it in a more accessible spot. My concern with where it’s at is the two busy streets on the side. It would be nicer to see this kind of space in Kenmore Village where kids can be “corralled” in.
- Civic structures should have large columns and wide stairways.
Like to see a kinetic sculpture incorporated in building or green space.
- Include bicycle path coordination throughout these plans and Kenmore Village. The city hall should take the lead in encouraging bicycle use!
- Don’t make exterior look like Lake Forest Park’s City Hall. It’s cold and utilitarian. Use some brick. Have the design convey a warmer feel, not a modern, box-like structure. Not in favor of taking up a lot of space with fountains.
- Underground parking. More open spaces. Wider sidewalks on 68th.
- Current design leaves existing businesses (car wash and storage) with hard to negotiate entrances.
1. What is the size of Woodinville City Hall! Is it adequate for them? Kenmore is same size (Sq./Mile) more population but Woodinville has more developable land and will catch up.
2. Don’t cheat parking. Make functional - just enough building, lots of parking. Don’t skimp on parking or oversize building for cutesy open space or walkways or gardens.
- Need to take into consideration that we need space for pedestrians with preferably trees and what about bicycles? Would it be possible to incorporate a bike path somewhere? We definitely need a more park-like setting in Kenmore with lots of greenery and plants/flowers.
- It seems to look like modern old style. Looks like a school building and not a place of leadership.
- Thank you for inviting the public to be a part of the process. It is important to involve the residents and to find a design that fits in with our community instead being an “import” that would not be appropriate here. Although we don’t always agree and some may prefer “Classical” architecture while others prefer Frank Lloyd Wright boxes, I think we can agree on the importance of the natural setting of lake and trees as part of our sense of identity here in Kenmore. To me, this means wood, some brick, and “green” building techniques. Thank you for listening.
Public Comment Boards
Site/Exterior
A design that doesn't look like a Jr. High School building
Northwest Style
Public space on south end transitioning through "honorific" spaces
General
Community center and rooms the public can use 7 days a week
Public Areas
Park Benches
Public restrooms
Underground parking
Create Burke-Gilman like trail along E/S of 68 for pedestrians (continue swale south from N. Shore UTS)
- Good link to public space at 181st and shopping (north and pedestrian E-W trail under powerlines)
A midblock x-walk is essential
Southern exposure needs solar protection as well as noise (water feature is nice)
Push back building if needed to provide adequate open public space
Meeting rooms for public use 2-3
Natural cover, pergolas with seasonal foliage
Water works: ponds, running water fountains
Sustainability
A lot of greenscaping and intelligent management of natural resources
- Recycle rainwater for gray water uses and landscaping irrigation
Use of "green" materials in the construction of the new city hall
Use as much "green" concepts as possible:
- Energy use
- Example for community
- Green roof
- Low impact design
- Good use of passive solar heating
Invest in "green" now and be saving for the future:
- Economic + Social + Environmental
- Include transportation into the design
- pedestrial path along 68
- bus pull out for Northbound Metro bus
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City of Kenmore City Hall Project
Public Meeting: Summary of Public Comments
24 January 2008
Written Public Comments
1. What works best about the design you saw tonight?
-It is on the wrong property
-Taking away from revenue earning property to put an overpriced city hall.
-181st gets re-aligned at east
-I like the modern flat roof design, the square footage of the meeting space and the multiple accesses.
-Plan layout
-Siting the council chambers (the city’s living room) and the entry/lobby to capture the southern and western sunlight is a nice focus of the building. As is the terrace with the city hall using the underground parking as aplinth.
-Also like: -West & south awning-Idea of green roof-Walls of glass to present an open civic gesture
2. What needs more work?
Cut cost of the building in half
Cut size in half
-More utility, less gardens that are expensive to maintain.
-Why do we need to replace the existing skate park?
-We don’t need more plazas or mini-parks to maintain
-Integrate footprint with bus stop and mid-block pedestrian crossing (transportation plan)
-Evaluate your design needs for street trees (shading west side):
-How tall does the canopy really need to be?
-Can you use a small-medium scaled tree to do the job?
-Space trees further apart for crown development and roof growth
-Locate area for bike rack
-How will the building comply with the sloped roof design guidelines?
-Garage access off 181st:
-Will the driveway ramp and vehicle opening (20 ft +/- wide?) seems too much like a cold, dark void invery public façade of the building?
-Difficult design issue as the logic of that access is obvious
3. Other Comments
-I have talked to many people this last month, and many (surprising many) cannot understand what Steve Anderson is doing
-More people are disgusted with the plan – only one person in two months brought up community use, council person Sperry.
-Don’t duplicate the mistake in the utility building meeting room. In a large public meeting, have the speakers increase their voice volume for those who are hearing impaired.
-Require meeting room lighting control so that lights can be properly dimmed as needed for a variety of projecting needs.
-Note: A large canopy tree needs a minimum of 8-10’ wide tree pit in 40 years. Is your sidewalk really this wide?
-Fewer and slower growing trees will have a longer useful life before they outgrow their space or costs exceed benefits due to the sidewalk damage. Fewer trees also cost less up front.
-Your drawings should show these at maturity 40 years, not at new or 10 years. That way you’ll have a better idea of canopy development and contribution.
The design as presented is wonderful!
The siting, massing and programmatic layout makes a lot of sense. I hope Kenmore’s city hall will end up like this presentation.
-Great job on the design!
4. Discussion at the Table
-The disabled parking might be too far away from an entrance. Being disabled sometimes just means that you can’t walk very far. The concern is also that the elevator is quite far from the disabled parking.
-To provide employee access to the green roof. Commented on how great the view would be and that it would be nice and sunny
-Is there a way to let natural light into the parking garage? Skylights somewhere?
Public Comment Boards
General
-Above ground retention pond (public fountain)
-Multi-story building (as high as we can with view of the lake) with office space that we can sell later
-This is the wrong spot. Should be located out of the business core.
-We don’t like the roofline
-Like the design; like the location; the scale is good; the finishes look nice, warm, open and inviting; “the city’s living room”
-Underground parking makes sense
-Think long-term investment in our city
-Initial cost vs. REBUILD COST
-Make a valuable structure that lasts for a generation (or more) because people want to keep it OR
-V.E. it, cut out program, build minimally, then repeat the process every decade?
-Quality is a squishy benefit, but it must not be neglected
-Are there cultural, historical or regional responses to this design? What distinguishes it from a city hall in, say, Bellevue?
-The current design, while nice, looks a bit like a high school. More Bauhaus, or Mondrian to the windows would help.
Sustainability
-Green roof - use native plants - drought resistant
-HVAC – multiple zone, computer controlled, natural ventilation
-Does the canopy and trees actually work?
-Occupancy hours vs. shade hours?
-Building across the street?
-A.M. heat gains and free heating?
-Years allowed for trees at west to grow in?
Site and Landscape
-Need an “Iconic” Pine tree on City Hall property -Giant Sequoia, Western Hemlock?
-Can we save the large Evergreen on the south side? Yes!
-Does your cut/fill calculations (and building height) consider the future expansion (and excavation) to the north?
-Have you taken core samples from the site? What are we building on? How does this affect viability of underground parking?
-Is the parapet sufficient to really hide the mechanical?
-Have you considered sloped green roofs and localized screening elements? (15% with live roof product)
-Are there any strategies for stormwater management? Examine Portland examples…maybe not percolation, but cleaning before release. Where is the stormwater running to? More (i.e. 100%) green roof?
-Soil condition under 181st street for the possible public space
Public Areas & Site Access
-Landscape entry court – possible to have “hard” and “soft” seating? (i.e. concrete and wood benches)
-Terrace needs some seating as well
QUESTIONS FROM KENMORE CITY HALL PUBLIC WORKSHOP
-What kind of roof will the building have?
-Don’t the City of Kenmore design guidelines ask for sloped roofs? Why are you proposing flat roofs?
-Wasn’t the intent of the design guideline for sloped roofs to prevent people from looking down on flat asphalt roofs?
-Is there handicap access to the council chambers?
-Are you designing the roof so it can carry 11-12 inches of snow?
-Don’t pitched roofs have longer lives?
-Will we have a signed contract for this building before we have a contract for the downtown reconfiguration project?
-What else are we doing besides the roof and the sun shades to reduce the carbon footprint of the building?
-Regarding the budget, how come the budget number in November was $14M and now it is $20M? Is the $20M a real number or will that budget be exceeded?
-What phases of the design will be coming back to the council for approval, 30%, 60%, 90%?
-Is there a link with the bus system?
-How is the project addressing transportation needs in the community?
-What is the council chamber capacity?
-The structured parking is good, but what did it cost us?
-If the council chamber will seat 110 people, how come we only have 50 parking stalls?
-How much parking is for staff versus parking for the public?
-One constituent stated that the zoning and parking proposed meets the city code.
-If normal construction costs are $260-$300sq/ft and it’s about $750/sqft to achieve a platinum rating, why are we at $1000/sqft?
-We don’t need the sunshades. Make the building with less glass and more brick.
-The sunshades seem like an expensive bus stop.
-Do you have some analysis to support your energy cost savings?
-Will this project be built and coordinated with the street re-alignment?
Are we considering a slatted system or solar decathlon arrays for the building?
Are you taking the operating costs for running the building into account in your design?
Why isn’t the building taller?
Why can’t we combine this building with the library?
-Did we consider multiple uses for the building?
-Will this project be bid out once the design is complete?
-What happens when you have cost overruns?
-If lighting is your main electrical cost, have you looked at cost saving ideas for the council and public spaces which will often be lit up at night?
-Are the council chambers available for other public uses?
-Can the dais be removed if needed for an event in that room?
-If you didn’t build the council chambers side of the building, how much would you save?
How much does it cost to rent the NUD building for meetings like this?
How much will the new city hall cost each citizen?
-I think it’s worth it!
-We can’t afford it! -Green sheet comment:
Landscape-are we using local companies? Can they donate products for tax deductions & advertising? Any volunteer work from Boy Scouts, High School senior projects, community work parties?
Local companies: Pacific TopSoils, Plywood Supply, concrete/asphalt/stone
Note: Answers were provided to these questions as they were asked. The answers were primarily provided by Weinstein A|U although Dan Chandler and Steve Anderson did step in occasionally.
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