seattle dpd - west seattle neighborhood design guidelines

Effective August 26, 2001

DesignGuidelines

City of SeattleDepartment of Design,Construction & Land Use

urban villageurban villageWEST SEATTLE JUNCTION

Design Review • West Seattle Junction Design Guidelines

Design Review:

ContentsI. Design Review in Seattle’s

Neighborhoods ii

II. West Seattle JunctionContext and Design Issues iii

III. Design GuidelinesA. Site Planning 3B. Height, Bulk and Scale 7C. Architectural Elements 9D. Pedestrian Environment 12

AcknowledgementsInga Carmack Denise LathupMarcia Hadley Sarah McCaghrenBill Hibler Mark SwansonBob Kacel Mel TerranaKay Knapton Roger ValdezLyn Kilpatrick Terry WilliamsMichael Kimelberg

Friends of the JunctionSeattle Department of Design, Construction and Land Use (DCLU)Seattle Department of Neighborhoods

West Seattle JunctionDesign Guidelines

Design Review • • West Seattle Junction Design GuidelinesI I

What is Design Review?

Design Review provides a forum forcitizens and developers to worktoward achieving a better urbanenvironment through attention givento fundamental design principles.Design Review is intended to affecthow new development can contrib-ute positively to Seattle’s neighbor-hoods. Design guidelines offer aflexible tool—an alternative to pre-scriptive zoning requirements—whichwill allow new development to re-spond better to the distinctive char-acter of its surroundings.

Design Review has three principalobjectives:1. to encourage better design and

site planning to enhance thecharacter of the city and ensurethat new development sensitivelyfits into neighborhoods;

2. to provide flexibility in the applica-tion of development standards;and

3. to improve communication andparticipation among developers,neighbors and the City early in thedesign and siting of new develop-ment.

Design Review is a component of aMaster Use Permit (MUP) application,along with other components, suchas environmental review (SEPA),variances, etc., administered by theDepartment of Design, Constructionand Land Use (DCLU). Like theseother components, Design Reviewapplications involve public notice andopportunity for comment. Unlike othercomponents, projects subject toDesign Review are brought before theDesign Review Board for its recom-mendations or to staff through Ad-ministrative Design Review. The finaldecision on Design Review is made bythe DCLU Director, together with thedecisions on any other MUP compo-nents. This decision is appealable tothe Hearing Examiner.

What are Neighborhood-Specific Design Guidelines?

Design Review uses the both CitywideGuidelines and guidelines that arespecific to individual neighborhoods.Once adopted by the City Council,neighborhood-specific design guide-lines augment the Citywide Guide-lines. Together they are the basis forproject review within the neighbor-hood.

The guidelines for the West Se-attle Junction Urban Village aug-ment the existing Citywide DesignGuidelines.

The West Seattle Junction UrbanVillage neighborhood design guidelinesreveal the character of the Junctionas known to its residents and busi-nesses. The guidelines help to rein-force existing character and protectthe qualities that a neighborhoodvalues most in the face of change.Thus, a neighborhood’s guidelines, inconjunction with the Citywide DesignGuidelines, can increase overallawareness of good design and in-volvement in the design reviewprocess.

More About Design Review

More information about Design Reviewcan be found in the Citywide DesignGuidelines and in the Seattle Munici-pal Code (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


II. West Seattle Junction Context andPriority Design Issues

III

The overriding objective of the Citywide design guidelines is toensure that new development fits in well with its surroundings.The following West Seattle Junction design guidelines sharethis objective, and with an emphasis on siting and designconditions and priorities supported by the community, aim toguide the design of new development in a manner thatstrengthens the Junction’s mixed-use commercial core.

Through the neighborhood planning process, the communityclearly stated its desire to maintain the small town atmo-sphere and qualities that have historically characterized theWest Seattle Junction. However, it was also recognized thatnew development provides the opportunity for a broader mixof businesses and services, residential units and employment.As the Junction prepared its neighborhood plan, the CitywideDesign Guidelines were evaluated to determine whether theguidelines adequately supported the community’s vision.

The Neighborhood Plan (1999) recommended the developmentof design guidelines to ensure that new development createsa compact, mixed-use commercial core that is pedestrianoriented in scale, character and function. A neighborhooddesign guidelines committee comprised of residential andbusiness representatives was formed to address the Neighbor-hood Plan urban design-related recommendations. Severaldesign issues and related priorities were identified and havebeen incorporated into the West Seattle Junction DesignGuidelines.

Design Review • • West Seattle Junction Design Guidelines

1. Pedestrian Environment

In general, the pedestrian environment (sidewalks, pathways, entriesand crossings) should be safe, accessible to all, connect to places peoplewant to go, and provide good places to be used for many things. Newdevelopment should reflect these principles by enhancing commercialdistrict streetscapes with development that makes pedestrian activity atthe street level a priority.

The overall goal of these guidelinesis to aid in creating a district inwhich new development supports amix of uses and engages the publicrealm (i.e. sidewalk) in a pedes-trian-oriented manner. The com-mercial core is considered to in-clude California Avenue SW fromSW Edmunds Street to SW GeneseeStreet, SW Alaska from 44th Av-enue SW to 39th Avenue SW, andSW Genesee, Oregon and EdmundsStreets from 44th Avenue SW to42nd Avenue SW. California Av-enue SW is recognized as thearea’s current pedestrian-orientedbusiness district, however theneighborhood envisions SW AlaskaStreet from California Avenue SWto Fauntleroy Way SW to becomean extension of this mixed usedistrict with a continuous pedes-trian scale and high level of comfortat the street level.

The neighborhood recoginizes that a successful pedestrian environment is reallya pedestrian “network”, extending beyond sidewalks to include paths, crossingsand building entries. Mid-block pedestrian connections are encouraged to beincoporated into larger new development to link parking and surrounding streetsto the commercial core.

I V

SW Genesee

SW EdmundsCal

ifo

rnia

Ave

SW

SW AlaskaFau

ntler

oy

Design guidelines for new mixed usedevelopment

Pedestrian district streetscapestandards


2. Height, Bulk and Scale Compatibility

A pervading quality of the Junction’s small town “feel” is ex-pressed in the existing architecture. One way to preserve andcontinue the small town quality in new development is throughthe siting, massing and design of new buildings. However,Neighborhood Commercial zones with 85- and 65-foot heightlimits (NC-85’ and NC-65’) are the predominant zoning desig-nations in the commercial core on California Avenue SW andSW Alaska Street, causing potential conflicts in height, bulkand scale compatibility between new development and existingone- to two-story commercial buildings occupying small par-cels of land. Furthermore, current zoning in the Junction hascreated abrupt edges between NC-65’ and 85’ zones and lessintensive, multifamily development.

The City of Seattle’s Land Use Code prescribes setback re-quirements for new development on zone edges betweenhigher and lesser intensive zones. New development in theJunction must carry this treatment further as more refinedtransitions in height, bulk and scale - in terms of the relation-ship to surrounding context and within the proposed structureitself - must be considered.

3. Architectural Character

Elements and materials that respect and strengthen thecommercial core are encouraged in new building design. Thequality of the Junction’s built environment can be character-ized as mixed - good buildings mixed with more mundaneconstruction - and therefore a selective approach to contex-tual design is warranted. New development should respond tothe Junction’s context by providing enough visual linkagesbetween the existing stock of good buildings and the proposedstructure so as to create a cohesive overall effect. Appropri-ate visual linkages are simple, basic features such as windowproportions, entryway placements, decorative elements andmaterials. For example, many of the area’s most successfulcommercial buildings exhibit human scale window proportionsand bold cornices. Repeating such elements in new develop-ment would continue an appropriate pattern.

V

Design Review • • West Seattle Junction Design GuidelinesV I

For the most up-to-date zoning designations, please refer to the official City of Seattle zoning map.

Map 1: WestSeattle JunctionCommercial Core

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), P2 (Pedestrian Overlay)


West Seattle JunctionUrban Village Design Guidelines

Design Review • • West Seattle Junction Design Guidelines22

Map 2: WestSeattle JunctionPedestrianConnectors

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), P2 (Pedestrian Overlay)

Design Review • West Seattle Junction Design Guidelines 33

III. West Seattle JunctionDesign Guidelines

Projects requiring design review must address the community design guide-lines in this handbook as well as the Citywide Design Guidelines. These guide-lines apply to projects undergoing design review within the West SeattleJunction Hub Urban Village boundary. Please see Map 1 for specific boundarydefinitions.

Note: The guidelines are numbered to correspond to the Citywide DesignGuidelines (A-1, A-2, etc). A gap in the numerical sequence means there areno community design guidelines for that particular Citywide Guideline.

Site Planning

streetscape compatibilityA-2 Streetscape Compatibility

A . SITE PLANNING

A pedestrian-oriented streetscape is perhaps the most important character-istic to be achieved in new development in the Junction’s mixed use areas(as previously defined). New development—particularly on SW Alaska,Genesee, Oregon and Edmunds Streets—will set the precedent in establish-ing desirable siting and design characteristics in the right-of-way.

A. Reduce the scale of the street wall with well-organized commercial and residential bays andentries, and reinforce this with placement ofstreet trees, drop lighting on buildings, benchesand planters.B. Provide recessed entries and ground-related,small open spaces as appropriate breaks in thestreet wall.

A

ConsiderationsOutdoor power and watersources are encouraged to beprovided in order to facilitatebuilding maintenance and exte-rior decorative lighting needs.Conveniently located sourcescould also be taken advantageof for special communityevents.


A-4 Human Activity

Site Planning

human activity

An active and interesting sidewalk engages pedestrians through effectivetransitions between the public and private realm.

Particularly in the California AvenueCommercial Core, proposed developmentis encouraged to set back from thefront property line to allow for morepublic space that enhances the pedes-trian environment. Building facadesshould give shape to the space of thestreet through arrangement and scaleof elements. Display windows should belarge and open at the street level toprovide interest and encourage activityalong the sidewalk. At night, thesewindows should provide a secondarysource of lighting.

In exchange for a loss of developmentpotential at the ground floor, the DesignReview Board is encouraged to enter-tain a request for departures to exceedthe 64% upper level lot coveragerequirement for mixed-use projects.

When a setback is not appropriate orfeasible, consider maximizing streetlevel open space with recessed entriesand commercial display windows thatare open and inviting.

Consider setting the building back from the front propertyline to create an effective transition between the private and

public realm.

upper levels

private property public right-of-way

A


Site Planning

corner lots

A-10 Corner Lots

Pedestrian activi-ties are concen-trated at streetcorners. These areplaces of conver-gence, wherepeople wait to crossand are most likelyto converse withothers. New devel-opment on cornerlots should take

advantage of this condition, adding interest tothe street while providing clear space for move-ment.New buildings should reinforce streetcorners, while enhancing the pedestrianenvironment.

A. Public space at the corner, whetheropen or enclosed, should be scaled in amanner that allows for pedestrian flowand encourages social interaction. Toachieve a human scale, these spacesshould be well defined and integratedinto the overall design of the building.Consider:

- providing seating;- incorporating art that engages people;- setting back corner entries to facili-

tate pedestrian flow and allow forgood visibility at the intersection.

Building mass should reinforce the streetcorner while providing space for movementand activity.

A


Site Planning

corner lots

The Citywide Design Guidelinesencourage buildings on corner lotsto orient to the corner and adja-cent street fronts. Within theJunction there are several inter-sections that serve as “gateways”to the neighborhood.

A-10 Corner Lots(cont’d)

Building form and elements are orientedto the corner.

B. Building forms and design elementsand features at the corner of keyintersections should create gatewaysfor the neighborhood. These buildingsshould ‘announce the block’ throughthe inclusion of features that grabone’s interest and mark entry.

Gateways:

· California Avenue SW and SWAlaska Street

· California Avenue SW and SWOregon Street

· SW Alaska Street and FauntleroyWay SW

· California Avenue SW and SWEdmunds Street

· SW Alaska Street and 44th Ave.SW

· Fauntleroy Way SW and 35th SW

A


Height, Bulkand Scale

height, bulk and scale

compatibility

B. HEIGHT, BULK AND SCALE

B-1 Height, Bulk and Scale Compatibility

Current zoning in the Junction has created abrupt edges in some areasbetween intensive, mixed-use development potential and less-inten-sive, multifamily development potential. In addition, the Code-com-plying building envelope of NC-65’ (and higher) zoning designationspermitted within the Commercial Core would result in developmentthat exceeds the scale of existing commercial/mixed-use develop-ment. More refined transitions in height, bulk and scale—in terms ofrelationship to surrounding context and within the proposed structureitself—must be considered.

1. Applicant must analyze the site inrelationship to its surroundings. Thisshould include:

- Distance from less intensive zone;- Separation between lots in differ-

ent zones (property line only, alley,grade changes);

- Patterns of urban form in existingbuilt environment, such as set-backs and massing compositions.

- Size of Code-allowable buildingenvelope in relation to underlyingplatting pattern.

2. The massing prescribed byNeighborhood Commercial devel-opment standards does not resultin mixed-use development that iscompatible with the existingcontext. Among recent develop-ment in NC-65’ zones and higher,the base (ground level commercialarea) often appears truncated bythe upper residential levels withina mixed-use building. The 13-foot, lot line – to – lot line com-mercial ground floor is an inad-equate base for buildings of thissize in terms of overall proportion.Moreover, surrounding commercialstructures along California Avenuetend to have a building mass oftwenty to thirty feet at the frontproperty line. Therefore, for new

B

Note: Massing concept for an NC-85’ structure. Notpreferred architectural concept.

4 floors

strong line at65’

buildingbase

residentiallevels

2 floors

2 floors

development in Neighborhood Commer-cial zones 65’ or higher:


Height, Bulkand Scale

height, bulk and scale

compatibility

4. The arrangement of architectural elements, materials and colors should aidin mitigating height, bulk and scale impacts of Neighborhood Commercial devel-opment, particularly at the upper levels. For development greater than 65 feetin height, a strong horizontal treatment (e.g. cornice line) should occur at 65 ft.Consider a change of materials, as well as a progressively lighter color applica-tion to reduce the appearance of upper levels from the street and adjacentproperties. The use of architectural style, details (i.e. rooflines, cornice lines,fenestration patterns), and materials found in less intensive surrounding build-ings should be considered.

B

8

materials and featuresderivative from lessintensive developmenton upper levels

strong horizontaltreatment at the heightof surrounding bldgs

scale of first 2-3 levelsto give appearance of3-story bldg. at streetlevel

3. New buildings should use architec-tural methods including modulation,color, texture, entries, materials anddetailing to break up the facade—particularly important for long buildings—into sections and character consis-tent with traditional, multi-bay commer-cial buildings prevalent in theneighborhood’s commercial core.

A larger potential building envelope (shaded) within the context of existingstructures

The bulk of the top building (‘A’) is at odds with the rhythm of the smallbuildings along California Ave SW. Consider breaking the mass of

large structures into form elements similar to the scale and character ofthe surrounding street frontage (Building ‘B’).

B

Design the larger structure to be compatible in scale with the surroundingbuildings

A


C. ARCHITECTURAL ELEMENTS AND MATERIALS

ArchitecturalElements

architectural context

C-1 Architectural Context

Facade Articulation

To make new, larger development compatible with the surrounding architec-tural context, facade articulation and architectural embellishment are impor-tant considerations in mixed use and multifamily residential buildings. Whenlarger buildings replace several small buildings, facade articulation shouldreflect the original platting pattern and reinforce the architectural rythmnestablished in the commercial core.

New mixed-use development shouldrespond to several architecturalfeatures common in the Junction’sbest storefront buildings to preserveand enhance pedestrian orientationand maintain an acceptable level ofconsistency with the existing archi-tecture. To create cohesiveness inthe Junction, identifiable and exem-plary architectural patterns should bereinforced. New elements can beintroduced - provided they are ac-companied by strong design linkages.

Preferred elements can be found inthe examples of commercial andmixed-use buildings in the Junctionincluded on this page.

C

Architectural Cues

transom

street-level displaywindows

kick-plate

recessed entrysign band

interesting parapetsand cornices

Design Review • • West Seattle Junction Design Guidelines 10


architectural concept

and consistency

human scale

C-2 Architectural Concept and Consistency

New multi-story developments areencouraged to consider methods tointegrate a building’s upper and lowerlevels. This is especially critical inareas zoned NC-65’ and greater,where more recent buildings in theJunction lack coherency and exhibit adisconnect between the commercialbase and upper residential levels as aresult of disparate proportions,features and materials. The base ofnew mixed-use buildings - especiallythose zoned 65 ft. in height andhigher - should reflect the scale ofthe overall building. New mixed-usebuildings are encouraged to build thecommercial level, as well as one totwo levels above, out to the frontand side property lines to create amore substantial base.

C-3 Human Scale

Facades should contain elements that enhance pedestrian comfortand orientation while presenting features with visual interest thatinvite activity.

The use and repetition of architec-tural features and building materials,textures and colors can help createunity in a structure. Consider howthe following can contribute to abuilding that exhibits a cohesivearchitectural concept:

- facade modulation and articulation;- windows and fenestration pat-

terns;- trim and moldings;- grilles and railings;- lighting and signage.

Overhead weather protection shouldbe functional and appropriatelyscaled, as defined by the height anddepth of the weather protection. Itshould be viewed as an architecturalamenity, and therefore contributepositively to the design of the build-ing with appropriate proportions andcharacter.

Overhead weather protection shouldbe designed with consideration givento:· continuity with weather protection

on nearby buildings;· when opaque material is used, the

underside should be illuminated;and

· the height and depth of theweather protection should provide acomfortable scale for pedestrians.

C

Example of overhead weather protectionthat is coherently integrated into thebuilding’s moderne style.



signage

1 11 1

Signage. Signs should add interestto the street level environment. Theycan unify the overall architecturalconcept of the building, or provideunique identity for a commercialspace within a larger mixed-usestructure. Design signage that isappropriate for the scale, characterand use of the project and surround-ing area. Signs should be orientedand scaled for both pedestrians onsidewalks and vehicles on streets.

The following sign types are encour-aged:

· pedestrian-oriented blade andwindow signs;

· marquee signs and signs on over-head weather protection;

· appropriately sized neon signs.

Blade signs add to the character of thestreetscape and help orient pedestrians.

Example of signage at the street level for a broader range ofvisibility. Street level signs should be integrated with theoverall design of the building when attached to the façade.

C


Design projects to attract pedestrians to the com-mercial corridors (California, Alaska). Larger sitesare encouraged to incorporate pedestrian walkwaysand open spaces to create breaks in the street walland encourage movement through the site and tothe surrounding area. The Design Review Boardwould be willing to entertain a request for departuresfrom development standards (e.g. an increase in the64% upper level lot coverage in NC zones and areduction in open space) to recover developmentpotential lost at the ground level.

Principal Street

alley or residentialstreet

PedestrianEnvironment

pedestrian open spaces

and entrances

1 21 2

D. PEDESTRIAN ENVIRONMENT

D

pedestrian open spacesand circulation

A passageway can extend thepedestrian environment of the

commercial core through a largedevelopment site and into the

surrounding neighborhood.

D-1 Pedestrian Open Spaces and Entrances

Street AmenitiesStreetscape amenities mark the entryand serve as wayfinding devices inannouncing to visitors their arrival inthe commercial district. Considerincoporating the following treatments toaccomplish this goal::

· pedestrian scale sidewalk lighting;· accent pavers at corners and mid-

block crossings;· planters;· seating.

Pedestrian enhancements should espe-cially be considered in the street frontagewhere a building sets back from thesidewalk.

Note: The recently completed CaliforniaAvenue SW street improvement projectoffers good examples of street amenitiesthat could be repeated in portions of newdevelopments that extend into the publicrealm. Details of these streetscapeelements can be obtained from the WestSeattle Junction Association.


PedestrianEnvironment

visual impacts of

parking structures

1 31 3

D-5 Visual Impacts of Parking Structures

Parking structures should be designed and sited in a manner that en-hances pedestrian access and circulation from the parking area toretail uses.

The design of parking structures/areas adjacent to the public realm(sidewalks, alley) should improve the safety and appearance of parkinguses in relation to the pedestrian environment.

There should be no auto access from the principal street (California Wy. andAlaska St.) unless no feasible alternative exists. Located at the rear propertyline, the design of the parking façade could potentially be neglected. TheCity would like to see its alleys improved as a result of new development. Therear portion of a new building should not turn its back to the alley or residen-tial street, but rather embrace it as potentially active and vibrant environ-ment. The parking portion of a structure should be compatible with the restof the building and the surrounding streetscape. Where appropriate, considerthe following treatments:

- Integrate the parking structurewith building’s overall design.

- Provide a cornice, frieze, canopy,overhang, trellis or other device to“cap” the parking portion of thestructure.

- Incorporate architectural elementsinto the facade.

- Recess portions of the structurefacing the alley to provide ad-equate space to shield trash andrecycling receptacles from publicview.

The parking in this structure has been integrated into theoverall building design in a cohesive manner and is furtherconcealed through decorative metal grille work

D

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