northgate area neighborhood urban villagenorthgateactivist.net/docs/govreports/design.pdf · the...

urban village

City of SeattleDepartment of Design,Construction & Land Use

NORTHGATE AREA

DesignGuidelines

neighborhood

Effective _______,

final draft: 2 may 02

Design Review:

ContentsI. Design Review in Seattle’s Neighborhoods iii

II. Northgate Area Context and Priority Design ivIssues

III. Design Guidelines

A. Site Planning 2

B. Height, Bulk and Scale 8

C. Architectural Elements and Materials 10

D. Pedestrian Environment 15

E. Landscaping 18

AcknowledgmentsNorthgate AreaCitizens

5th Avenue NEStreetscape IDT mem-bers

City of Seattle:Department of Design, Construction and Land Use (DCLU)Department of NeighborhoodsStrategic Planning OfficeSeattle Planning Commission

Design Review • • • • • Northgate Area Neighborhood Design Guidelines

Northgate Area NeighborhoodDesign Guidelines

Design Review • • • • • Northgate Area Neighborhood Design GuidelinesIIIIIIIIII


What is Design Review?

Design Review is a component of theMaster Use Permit (MUP) applicationand is required for most new commer-cial, mixed-use and multi-familydevelopments. It provides a forumthrough which developers and citi-zens can work together to ensurethat new developments contributepositively to Seattle’s neighborhoods.

Design Review has three principalobjectives:1. Encourage better design and site

planning to enhance the characterof the city and ensure that newdevelopment fits sensitively intoneighborhoods;

2. Provide flexibility in the applicationof development standards; and

3. Improve communication and par-ticipation among developers,neighbors and the City early in thedesign and siting of new develop-ment.

Design Review, as with other compo-nents of a MUP application, is admin-istered by the Department of Design,Construction and Land Use (DCLU).Design Review applications requirepublic notice and an opportunity forcomment. Projects are broughtbefore a Design Review Board for itsrecommendations or, alternatively, toDCLU staff in what is referred to asAdministrative Design Review. Thefinal decision on Design Reviewrecommendations is made by theDCLU Director, and is appealable tothe Hearing Examiner.

What are Neighborhood-Specific Design Guidelines?

In reviewing development proposals inneighborhoods with City Council-adopted neighborhood-specific designguidelines, the Design Review Boardconsults two sets of guidelines. TheCitywide Design Guidelines are of ageneral nature and apply throughoutthe city, whereas the Neighborhood-Specific Design Guidelines addressmore specific design concerns thathave historical, cultural or architec-tural significance to a particularneighborhood.

The guidelines for the Northgate AreaNeighborhood augment the existingCitywide Design Guidelines.

The Northgate Area neighborhooddesign guidelines carry forward theurban design objectives of the 1993Northgate Area Comprehensive Plan.Thus, the Northgate Area DesignGuidelines, in conjunction with theCitywide Design Guidelines, canincrease overall awareness of gooddesign and involvement in the devel-opment review process.

More About Design Review

More information about Design Reviewcan be found in the Citywide DesignGuidelines, Client Assistance Memo#238, and in the Seattle MunicipalCode (SMC 23.41). Informationincludes:

• Projects Subject to Design Review• How Design Guidelines are Applied• Who Serves on the Design Review

Board• Development Standards Departures

I. Design Review in Seattle’sNeighborhoods

IIIIIIIIIIIIIII


II. Northgate Area Context and PriorityDesign Issues

I VI VI VI VI V

Building on urban design-related goals and recommendations included in the1993 Northgate Area Comprehensive Plan, the Northgate-Specific DesignGuidelines aim to provide methods and identify opportunities for how newprivate development can make a positive contribution to the neighborhood.The guidelines are intended to ensure that good urban design will be achievedwhenever new development is proposed.

The term “urban” is often perceived as high-rise buildings close together inplaces like New York and Chicago. However, in most urbanized areas, “urban”more accurately describes denser arrangements of buildings with mixed pat-terns of uses and activities, and humanely-scaled open spaces that promotecasual interaction. Currently, the Northgate area is characterized by a “sub-urban” pattern of commercial development and its role as a regional shoppingand employment center. Like other Seattle neighborhoods, the Northgate areawould prefer new growth to take an urban form of pedestrian-friendly, mixed-use and multi-family development within walking distance of neighborhoodservices and destinations. However, unlike more established neighborhoods,the Northgate area does not have much in the way of noteworthy buildingcharacter and patterns of urban form to which new developments shouldrespond. Rather, it has an overall vision of a vibrant and attractive urbancenter, with a mix of uses and a pedestrian orientation in terms of character,function and scale. This vision is the result of an extensive planning processinvolving Northgate area citizens. The goals and objectives supporting thisvision provide context and clarity for the design guidelines. Three key goalsbroadly define the community vision and provide the framework for theNorthgate Area Design Guidelines:

- Provide comfort, visual interest and activity for pedestrians;- Design identity should be defined block-by-block; and- Open Spaces and Connections - creating pedestrian spaces and

linkages throughout the area.

As concepts, these goals apply to all components of a well-designed urbanenvironment; including streets, sidewalks, open spaces and buildings. TheNorthgate Design Guidelines further articulate these broad goals by develop-ing specific objectives that new, private developments should meet. Theseobjectives form the basis for specific design guidelines to be used in combina-tion with the Citywide Design Guidelines.

These design guidelines will apply to new private development proposals,along with other Northgate Area regulations. Specifically, this includes de-sign-related development standards outlined in the Northgate Overlay Dis-trict. This overlay, as a section of the Land Use Code, includes a MajorPedestrian Street Designation for portions of 5th Avenue NE and NENorthgate Way that prescribes streetscape standards such as sidewalkwidth, street trees and minimum commercial storefront transparency. It alsoincludes open space incentives that encourage new developments to provideusable public open space. The Northgate Area Design Guidelines are intendedto augment these existing regulations with more descriptive recommenda-tions.


I-5

NE Northgate Way

NE 103rd

NE 100th

N 92nd

5th

Ave

NE

1st

Ave

NE

VVVVV

Existing Super Block

Standard mixed-use redevelopmentpotential

High density multi-family area

Lower density multi-family area -requires a sensitive transition frommixed-use areas

Important zone edge: transition in height,bulk and scale is of highest priority

Legend

Figure 1:Sub-Areas, as defined byExisting Conditions andRedevelopment Potential


Sub-Area Existing ConditionsThe Northgate area is characterized by sub-areas, as defined by both existing physical condi-tions and redevelopment potential. New developments should respond to specific conditionsparticular to each of these areas. Figure 1 shows these sub-areas within the general Northgatearea.

Mixed-Use RedevelopmentThere are many properties within the area’sretail core zoned Neighborhood Commercialwhere opportunities for interconnected,walkable mixed-use redevelopment exist.

High DensityResidentialThere are several high density, multifamily developmentssurrounding the retail core. With improved sidewalks andother desirable street elements as planned in the 5thAvenue Streetscape Design Project; and interestingshops and neigh-borhood serviceswithin walkingdistance, pedes-trian activityamong residentsshould increaseconsiderably.Zoning allows forfurther high densitydevelopment tooccur in proximityto the retail core.

Low Density ResidentialLower density,multifamily zonesprovide a transitionto the single familyareas prevalent onthe edges of theNorthgate area.

Zone EdgesWhile zoning designations are intended to providetransitions from higher intensity to lower intensitydevelopments, there are places within theNorthgate areawhere abruptedges betweenhigh density andvery low-scalebuildings exist.These areasrequire particu-lar attention inmitigatingheight, bulkand scale

Super BlocksThe mall and surrounding properties on 1stand 5th Avenues NE and NE Northgate Wayexhibit a “super block” character in scale andautomobile orientation. They are large,uninterrupted properties (some with lengthsexceeding 800 feet, compared to 240-footlong blocks downtown) that are hostile to thepedestrian, with expanses of parking separat-ing structures from the sidewalk.

VIVIVIVIVI


Northgate AreaNeighborhood Design Guidelines

Design Review • • • • • Northgate Area Neighborhood Design Guidelines22222

Northgate Area Design GuidelinesProjects requiring design review must address the community design guide-lines in this handbook as well as the Citywide Design Guidelines.

Note: The guidelines are numbered to correspond to the Citywide DesignGuidelines (A-1, A-2, etc.). A gap in the numerical sequence means thereare no neighborhood design guidelines for that particular Citywide Guideline.

A-2 Streetscape Compatibility

Commercial and Mixed-Use Buildings

- The ground floors of buildings should appear public by containing commercialuses with public open spaces and direct entry from the street. Vary in size,width and depth to accommodate a variety of appropriate uses and activitiesfor the site and vicinity. This includes providing multiple entries at the street.

- Open-air passageways are generally more visible and more inviting that interiorhallways. This can be an attractive, successful location for store entries, storewindows and restaurant/cafe seating.

- Further articulate the street level facade to provide an engaging pedestrianexperience with placement of street trees, exterior lighting on buildings, plant-ers and overhead weather protection.

A. Site Planning

A. Community Goal: Provide Comfort, Visual Interest and Activ-ity for Pedestrians.

I. Private Development Objective: Livelier street edges make for safer streets.Ensure that buildings have visual interest and quality at street level, at a humanscale, with accessible, comfortable spaces that encourage interaction.

comfort, visualinterest andactivity for thepedestrian

A

A-1 Responding to Site Characteristics

Grade ChangesTry to match the grade of abutting public rights-of-way where propertiesmeet. If there is a significant grade differ-ence, create an attractive transition, usingcreative grading and landscaping. Be sure toincorporate pedestrian access.

Where a grade change is unavoidable, provide pedestrian access in an

attractive manner

grade change on 5th

Ave NE

Design Review • • • • • Northgate Area Neighborhood Design Guidelines 33333

Zone Designations:SF 5000 (Single Family), LDT (Lowrise, Duplex, Triplex), L1, L2, L3 (Lowrise 1, 2 and 3),MR (Midrise), RC (Residential Commercial), NC2, NC3 (Neighborhood Commercial 2, 3),C1 (Commercial 1), MIO (Major Institution Overlay)

Figure 2:Northgate AreaUrban Center

comfort, visualinterest and

activity for thepedestrian

A


comfort, visualinterest andactivity for thepedestrian

A

A-4 Human Activity

Sidewalks are the principal place of pedestrian movement and casual socialinteraction. Designs and uses should complement this function.

Consider setting portions of the building back to create spaces at street levelfor pedestrian-oriented activities. Take the “indoors” outdoors by spilling interiorspace (e.g. dining areas, merchandise displays) onto plazas and walkways andbring the “outdoors” into the building by opening interior spaces to sunlight andviews of sidewalk activity.

Design for uses that are accessible

to the general public, generate walk-

in business and contribute to a high

level of pedestrian activity at street

level. Consider extending street-level

spaces out to the sidewalk with

multiple entrances and open spaces

featuring decorative paving, street

furniture and artwork. Retail uses

should front such spaces.

street

retail retail

retail

Retail Core

The core area for active retail spacesand highest potential volume pedestrianactivity is bounded by 5th Avenue NE(NE 113th to NE 105th Streets) and NENorthgate Way (3rd Avenue NE to 11thAvenue NE). These areas are designatedas Major Pedestrian Streets as well. Newdevelopments along this designationmust comply with the standards forrequired street level uses (60 percentretail), direct access from the sidewalk,

screening and access for parking (maximum one curb cut if property doesnot abut an alley), and storefront transparency (60 percent of thestructure’s street level facade must be transparent). Also, streetscapeamenities such as overhead weather protection, seating, street trees andlighting are required. The following guidelines are of highest priority inhelping to create a pedestrian-oriented, mixed-use, retail experience.


A-4 Human Activity

Within the active retail core, proposed developments are encouraged toset back from the street-fronting property line to provide additionalspace abutting the sidewalk. Wider sidewalks allow for more activity andpedestrian comfort and are important in creating a successful mixed-useenvironment. To recover the loss of development potential at the groundfloor from setting the building back, the Design Review Board may enter-tain a request for a departure to exceed the 64% upper level lot cover-age requirement for mixed-use projects in Neighborhood Commercialzones.

private property public right-of-way

Acomfort, visual

interest andactivity for the

pedestrian


The intention of transparency in the street level facades of commercialbuildings is to provide for interaction between people in the interior of abuilding and people near the exterior of a building - particularly on thesidewalk - through a direct visual connection. Some, but not all buildingdesign elements at street level that do not meet transparency requirementsinclude:

A-4 Human Activity (cont’d): Commercial Use Transparency

- windowless walls;- mirrored or non-transparent glass;- glass block;- display cases;- narrow windows not meeting the

intent above;- windows located above waist level to

persons outside the building on thesidewalk;

- windows into areas that are toosmall, shallow, or narrow to supportnormal human activity (e.g. the backof a tall display case, a narrowhallway); and

- any interior wall, equipment, orfunctional layout that hampers theintent of transparency stated above.

Display casements are strongly discouraged in lieuof exterior window treatments for frontage eleva-tion.

example of intended function of commercial use transparency

Acomfort, visualinterest andactivity for thepedestrian


C-3 Human Scale (Architectural Materials and Elements)

Commercial and Mixed-Use BuildingsThe ground level of the building must offer pedestrian interest alongsidewalks. This includes windows, entrances, and architectural details.Signs, overhead weather protection and ornamentation are encour-aged.

All New DevelopmentsExterior buildings materials should have a human scale; this helpspeople relate to the size of the building. Good examples include stoneand brick. Non-modular exterior materials, such as stucco, and thosein large modules, such as concrete panels, will need finer details toreduce the perceived bulk and create human scale.

transom

canopy

kick plate

storefront window

Acomfort, visual

interest andactivity for the

pedestrian


Bdesign identitydefined block byblock

B. Community Goal: Design Identity should be definedBlock by Block

I. Private Development Objective: Design the character, form andfunction of the building in an appropriate manner, responding to theimmediate surrounding context - both existing and as envisionedthrough neighborhood planning documents and concepts supportedby the community.

concentration ofretail

residentialarea

break the building down into

smaller volumes to relate in

similarity to the scale, height

and configuration of nearby

residential structures.

A-2 Streetscape CompatibilityCommercial/Residential

The architecture of individual buildings should relate to their sur-roundings. This does not necessarily mean a historical approach, butrather one that is sensitive tothe surrounding urban, built andnatural environments. In areaszoned for mixed-use develop-ment outside the retail corearea, orient and design thecommercial facade at streetlevel to be compatible with thestreetscape of the surroundingresidential neighborhood.Compatibility can be accom-plished through a combinationof the following:

- the overall proportion of thefacade;

- building setbacks;- placement of windows and

bays;- location of entries; and- exterior materials.

Commercial buildings can blend into a residential corridor

providing the overall design is sensitive to the surrounding

conditions


A-10 Corner Lots

Buildings at street corners should be designed toaddress the corner - that is to engage the interest ofdrivers, pedestrians and bicyclists at the intersections.

Corner Lots as Gateways

New developments on corner lots can aid significantlyin marking entry and defining an intersection by “an-nouncing the block” through building forms and featuresthat are visually stimulating and inviting. A gatewaycan have many forms: a literal gateway expressedthrough a building form or placement of features suchas landscaping.

Guideline

- Provide a building entry, additional building mass,public art and distinctive architectural and landscap-ing elements at the corner; and

- provide space for movement and activity.

Bdesign identity

defined block byblock

additional mass and architectural expression help

reinforce the corner.


B. HEIGHT, BULK AND SCALE

B-1 Height, Bulk and Scale Compatibility

Zone Edges

There are several important zone edges within the Northgate area that warrantspecial consideration in creating sensitive transitions in height, bulk and scale.Consistent with the 1993 Northgate Area Comprehensive Plan, the following aremethods to establish compatible relationships between different scales of devel-opment. These methods are intended to augment building setbacks similar tothose specified in the Land Use Code for zone edges where a proposed develop-ment project within a more intensive zone abuts a less intensive zone; andtechniques specified in Citywide Design Guidelines A-5 and B-1.

Lowrise 4, Midrise, or Highrise development abutting a SingleFamily, Lowrise Duplex/Triplex, Lowrise 1 or 2 zone:

- Multifamily developments should maintain the establishedfront setback pattern of the subject block.

- Pay particular attention to structure depth on the abuttinglot lines. Orient the massing of the structure away fromless intensive zones to the greatest extent possible.

Along a zone edge without an alley, consider additional setbacks, softeningelements, and architectural compatibility to help reduce the potential ‘loomingeffect’ of a much larger structure in proximity to smaller existing buildings.

NC2-40’, NC3-40’ and higher abutting a Single Family, LowriseDuplex/Triplex, Lowrise 1 and 2:

- Step back the ground level commercial space to match theestablished front setback pattern on thesubject block.

- Pay particular attention to the depth ofthe commercial level and upper residentiallevels along the abutting lot line. Orient themassing away from the lot line of an abut-ting less intensive zone to the greatestextent possible.

- Soften the commercial facade on theabutting lot line with elements such asdense landscaping.

- Repeat domestic architectural elements of surroundingbuildings on portions of the commercial facade adjacent tosuch buildings. Examples include roof lines and windowstyles and proportions.



similar front setback

generous separation

between structures

commercial level

stepping back to match

the front setback line of

abutting property

structure depth is reduced along

the zone edge and domestic roof

style is added to improve scale

compatibility

Zone Edge Between Higher andLess Intensive Residential Zones

Zone Edge Between Mixed Useand Residential Zones

Bdesign identity


1111111111


B-1 Height, Bulk and Scale Compatibility (cont’d)

Super Block Development


A large site should pay particular attention to massing and scale bothin terms of its relationship to the surrounding area and within the siteitself. Do not create a large monolithic structure. Ideally, developmenton a large, super block-scale site should be arranged into multiplebuildings that lend a human scale. If this is not feasible, break downthe mass of the building, horizontally and vertically, into a hierarchyof volumes. Within each volume the windows, doors and architecturalelements should help define the scale of the structure.

Multiple structures on this large

development site are designed to

create interest along the entire

street frontage and within the interior

of the site.

Effect of a large site developed

with an unarticulated structure

devoid of entrances.


SignsDesign signs that are appropriate for the scale and character desired in thearea. Signs should be oriented and scaled for both pedestrians on sidewalksand persons in vehicles on streetswithin the immediate neighborhood.

Bdesign identity


C-3 Human ScaleC-4 Exterior Finish Materials

Signs should add interest to thestreet level environment. They canhelp unify the overall architecturalconcept of the building, or provide aunique identity for an individualbusiness within the larger structure.While regulatory sign review is not inthe purview of design review, inte-gration with the overall architecturalexpression of a building and appropri-ate scale and orientation are important designconsiderations. Franchises should not be givenexceptions to these guidelines.

The following types of signs are encouraged:

- pedestrian-oriented blade signs; and- signs integrated into the design of the

building: along a sign band, on canopies andmarquees, located in windows.

These types of signs are discouraged:

- Large illuminated box signs (backlit “can”signs); and

- Post-mounted signs.

1313131313


C. Open Spaces and Connections: Improve pedestrian move-ment throughout the Northgate area by creating qualityspaces and pathways near streets, through and withindevelopment sites.

I. Private Development Objective: Many streets in the Northgate area arecomposed of “superblocks” at a scale oriented to the movement of ve-hicles, rather than pedestrians. For example, 5th Avenue NE is a long,uninterrupted corridor running north-south with very few opportunities formovement east to west. Creating interior block pedestrian connectionsthrough sites and to the surrounding street system (particularly east-west) is a critical element of an improved pedestrian environment.

D-1 Pedestrian Open Spaces and Entrances

Interior Block Pedestrian ConnectionsLarger development sites are encouraged to incorporate pedestrianwalkways and open spaces to create breaks in the street wall andencourage movement through the site and to the surrounding area.Such walkways should meet the sidewalk of key pedestrian streetsin an engaging and identifiable manner.

In siting such street level pedestrian connections, new develop-ments should analyze the subject site, and its relationship to sur-rounding properties, streets and activity areas.

open spaces andconnections

C

1515151515

Street interior block pedestrian

walkway at ground level

example of a pathway

through a site

Street

Alley


D-1 Pedestrian Open Spaces and Entrances (cont’d)

The Northgate Plan places a high priority on open space, especially publicspaces that are accessible, comfortable, and in proximity to high activityareas. The Northgate Overlay District includes detailed and specific openspace requirements, defining “usable open space” as being open to the publicand abutting the sidewalk. The overlay categorizes such spaces by scale andfunction, ranging from small courtyard spaces to urban plazas and townsquares. These requirements override city-wide open space developmentstandards for Neighborhood Commercial zones, and the following guidelinesaugment these requirements for some of the categories by providing addi-tional guidance on scale, character and relationship to the public realm.

Urban Garden

Courtyard

Hierarchy of Open Spaces

1616161616


C

a comfortable, intimate space

with a visual and physical

connection to the public realm

Elements such as planters, benches

and steps can be sited to break down

the scale of an open space, and provide

comfortable seating and opportunities for

viewing. Courtyards should be integrated

with the scale, character and function of

the adjoining building.

Guidelines

- New public spacesshould provide as manyseating opportunitiesas possible;

- planter walls should beset a height thatallows for their use asseating; and

- moveable chairs andtables are stronglyencouraged.



C

Public space should be enclosed by active buildings around is perimeterto encourage its use and maintain its safety. Plazas and squaresshould be surrounded by pockets of activity: shops, stands, benches,displays, gardens. These various pockets of activity should all be nextto paths and entrances to facilitate constant movement. The ultimategoal should be to gatherenough people in and aroundthese spaces so that theywill overlap and spill intoward the center of thesquare.

Urban Plazas and Town Squares

Guidelinesthe following can help accomplish this goal:

- arrange open space elements in a mannerthat reduces the scale of the larger plaza intosmaller spaces more suitable for pedestrianuse.

- design retail spacesthat will comfortably“spill out” and enlivenpublic space;

- landscapingthat en-hances thespace andarchitecture;

- visual and pedes-trian access(including barrier-free access) intothe site from thepublic sidewalk;

- site furniture, art work,pedestrian-scaled lightingand other amenities suchas fountains, seating(steps provide excellentseating) and kiosks.


D-4 Design of Parking Lots Near Sidewalks

Large Scale, “Super Block” Development

It is recognized that a portion of parking required for new developments of this scale couldbe accommodated in surface parking areas.* Overcoming the simplistic conception of a“place for cars”, such spaces should be seen as a resource for the creation of publicspace. The following are techniques that emphasize the creation of pedestrian-orientedspace.

GuidelinesThe parking area should be laid out as an urban block, at a scale that promotes walkingwithin. A network of clearly defined pedestrian walkways should serve as a “grid”, con-necting these walkways to uses within the site and to the larger street network in a safe

and comfortable manner. The necessaryelements - lighting, pavement andplantings should be placed towardsthat end. The space should bedefined by buildings, and secondarystructures such as shelters andsmall retail spaces (placed at keycorners) should further define thescale.

network of pedestrian walkways

further defined by landscaping and

other streetscape elements

active retail use at the

corner


C


D-4 Design of Parking Lots Near Sidewalks (cont’d)


C

Parking StructuresParking structures are a necessary element of the urban environment.They also merit the same level of materials and finishes as the princi-pal building.

Guidelines- The ground level of a parking structure should be wrapped by retail

or some other active use along the primary facade;- parking structure facades should be treated with high quality

materials and given vertical articulation and emphasis similar to theprincipal structure. The facade should be designed to visuallyscreen cars;

- pedestrian entries should be clearly visible and architecturallyexpressed on the exterior of the building; and

- off-street bicycle rack parking and storage areas are stronglyencouraged on the inside of the structure.

Locate parking structures away from the public realm and

wrap them with active storefronts


E-2 Landscaping to Enhance the Building and/or Site


C

Quality landscaping is an essential component of the built urban form. Gooduse of existing and new landscaping adds considerable value to the design ofnew development and blends new development with surrounding areas.

Guidelines- The corners of street intersections should be distinguished by special

landscape treatments: special paving, low planters and flower displays,sculpture, and decorative lighting;

- mark and define pedestrian crossing and walkways with specimen treesand shrubs.

landscaping helps define and soften pedestrian walkways

2020202020

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