Study Session (No action to be taken): The applicant, Emmanuel Episcopal Church, proposes to construct a new 36 foot tall, 9,696 square foot narthex addition to the existing Emmanuel Episcopal Church. This addition will create a traditional cruciform design for the church and will connect the church to the existing Christian Education Building. This proposal includes replacing the church’s existing wood shingle roof with asphalt shingles and creating a new walkway between the main church building and Parish Hall.
John Scandola, Associate Planner, summarized the staff report. Mr. Scandola indicated that the city supports the preliminary design of the narthex addition but feels that proposed site plans and elevations need to better distinguish between the existing structure and the proposed addition, and that the proposal does not complement the other flat buildings of the church campus.
Robert Thorpe and Jennifer Dischinger of R.W. Thorpe and Associates, 705 2nd Avenue, Suite 710, Seattle, WA, and Mike Barthall of Dykeman Architects, 1716 W. Marine View Dr., Everett, WA, represented the applicant. The applicant submitted three new exhibits (Exhibits 6, 7, and 8) which are color elevations of the existing building, colored elevations of the building after the proposed modifications, and a new landscape plan.
The Design Commission asked the applicant and staff questions regarding the following issues:
- What was planned for the adjacent Education Building and the other buildings on campus,
- How the proposed walkway will be accessed from 86th Avenue SE and SE 44th Street,
- If anything is proposed for the south end of the east parking lot and if pedestrians can access this area from the east,
- What sort of texture was planned for the concrete facades,
- How prominent will the window forms and cruciforms be on the southern and western facades,
- The lack of verticality of the window sills of the upper story windows on the south elevation,
- The need to maintain modulation and façade relief on the south elevation,
- The possibility of continuing the second story wood finish to the second story of the east and west facades,
- The potential lack of pedestrian circulation due to the existence of parking lots on the east, west, and south edges of the property,
- The need for a landscape master plan, and
- The possibility of extending the east/west walkway, which runs along the new entranceway of the church, to the eastern and western edges of the property.
Chairman Glick opened the public testimony portion of the meeting and there were no comments. The public testimony portion of the meeting was closed.
The Design Commission offered the following suggestions to the applicant for this proposal:
- Be conscious of the prominence of the window forms and crucifixes on the south and west elevations. These features may overwhelm these facades,
- Consider maintaining as much modulation and façade relief as possible on the new south side of the church in regards to the windows, concrete features, and eaves,
- Consider extending the second story, vertical wood siding on the north and south elevations to the east and west facades,
- Create a pedestrian master plan that shows the connection of the proposed pedestrian walkways and the surrounding right-of-ways,
- Consider extending the east/west walkway, which runs along the south side of the church, to the east and west edges of the property,
- Create a landscape master plan that shows the existing and proposed landscaping.
Action Item #1: The applicant, Weinstein A/U, is requesting Final Design Approval for the construction of a new 18,057 square foot, single-story, modular building for the French American School located at 3801 East Mercer Way, adjacent to the Stroum Jewish Community Center. This one-story structure will be composed of three 60’ x 70’ modules and a 60’ x 63’ module connected by a 20’ wide hallway. The proposal received Preliminary Design Approval at the August 27, 2003 Design Commission meeting.
John Scandola, Associate Planner, summarized the staff report for the proposed school building. The City recommended Final Design Approval for this proposal with three conditions.
Edward Weinstein of Weinstein A/U, 121 Stewart Street, Suite 200, Seattle, WA, represented the applicant. The applicant indicated that the most significant change from the previous submittal involved moving the parking spaces away from the main entranceway to accommodate more landscaping. He also indicated that this submittal features different parapet heights from the previous submittal. This change was to add a slight variation to the roofline, but he would prefer not to incorporate these changes to the parapets.
The Design Commission asked the applicant questions regarding the following issues:
- Why the size of the windows were reduced on the north and south facades and in the courtyards,
- The differences in the parapets from the previous submittal, and
- The shape of the large trees placed between the modules.
Chairman Glick opened the public testimony portion of the meeting and there were no comments. The public testimony portion was closed.
The Commission discussed and debated the following issues:
- The pros and cons of changing the heights of the parapets, and
- The need for more trees along the west end of the south elevation.
Commissioner Sandler moved, seconded by Commissioner Bryant, to recommend Final Design Approval for the construction of a new single-story building for the French American School (DSR03-022), as presented on the formal site plans and elevations date stamped September 29, 2003, and supplementary materials. This decision incorporates the findings of the Staff Report and testimony of the October 8, 2003 Design Commission meeting. This decision is in accordance with MICC Section 19.15.040(H). This approval is subject to the following conditions:
- The proposal shall adhere to the conditions listed on the Mitigated Determination of Non-Significance (MDNS) issued July 2, 2003.
- Submission of a landscape security agreement in the amount approved by the Development Services Group for two years from the date of certificate of occupancy.
- A wood fence or some type of screening shall be placed on the west side of the dumpster area.
- The heights of the roof parapets shall be 125.8’ for the outer two modules and 124.8’ for the inner two modules as proposed in the applicant’s July 21, 2003 submission to the Design Commission.
- An additional tree or trees shall be placed along the west end of the southern façade.
The motion passed by a vote of 4-0.
Richard Hart, Development Services Director, indicated that the next scheduled meeting on October 22, 2003, was designated for a Study Session for the new Community Center. City Councilman Bryan Cairns will make a presentation at this meeting. Director Hart suggested that the Design Commission should attend the next City Council meeting on October 13, 2003 since the Community Center will be discussed at this meeting.
Council Liaison Report:
Next Regular Meeting:
The next Design Commission meeting is scheduled for October 22, 2003 at 7:30 PM.
All Commissioners indicated that they could attend the next meeting.
[Important Note: The proceedings of the Design Commission meeting
were recorded on tape and are on file with the Development Services Group.
agenda and official minutes of this meeting are also available from the
Development Services Group.]