esign Review Guidelines - Seattle

Guidelinesfor Downtown Development

designReview

April 1999

AcknowledgmentsCity of SeattlePaul Schell, Mayor

Department of Design, Construction and Land UseRichard F. Krochalis, DirectorJohn SkeltonPatrick DohertyVince LyonsMike KimelbergJeffrey Overstreet

Neighborhood Planning OfficeJohn Eskelin

Strategic Planning OfficeDennis Meier

Seattle Design CommissionMichael Read

Downtown Urban Center Planning Group Urban Design Subcommittee:Dorm AndersonSteve JohnsonJerry ErnstDennis TateGerald HansmireRoger WagonerGreg Smith

Downtown Design Review BoardDarrell VangeMark JohnsonMark HinshawJohn TurnbullDavid Craven

1Design Review Department of Design, Construction & Land Use

Guidelines at a Glance ...................................................2

Design Review in Downtown Seattle ..............................5

What is Design Review?

What is Design Review Downtown?

How Design Review Relates to Existing Policies and Regulations

Projects Subject to Design Review

Projects Electing Design Review

Development Standard Departures

Design Review Process

Guidelines & Examples ................................9

A. Site Planning & Massing Responding to the Larger Context

B. Architectural Expression Relating to the Neighborhood Context

C. The Street Facade Creating the Pedestrian Environment

D. Public Amenities Making the Most of the Streetscape & Open Space

E. Vehicular Access & Parking Minimizing the Adverse Impacts

Meeting Preparation ....................................................49

Glossary ......................................................................54

2 Design Review Guidelines for Downtown Development

A-1 Respond to the physicalenvironment.Develop an architectural concept and composethe building’s massing in response to geographicconditions and patterns of urban form found be-yond the immediate context of the building site.

A-2 Enhance the skyline.Design the upper portion of the buildingto promote visual interest and variety inthe downtown skyline.

The StreetscapeCreating the Pedestrian Environment

C - 1 Promote pedestrian interaction.Spaces for street level uses should be designedto engage pedestrians with the activities occuringwithin them. Sidewalk-related spaces shouldbe open to the general public and appearsafe and welcoming.

C - 2 Design facades of many scales.Design architectural features, fenestration pat-terns, and materials compositions that refer tothe scale of human activities contained within.Building facades should be composed of ele-ments scaled to promote pedestrian comfort,safety, and orientation.

C - 3 Provide active—not blank—facades.Buildings should not have large blank wallsfacing the street, especially near sidewalks.

C - 4 Reinforce building entries.To promote pedestrian comfort, safety, andorientation, reinforce the building’s entry.

C- 5 Encourage overhead weatherprotection.Encourage project applicants to provide con-tinuous, well-lit, overhead weather protectionto improve pedestrian comfort and safety alongmajor pedestrian routes.

C - 6 Develop the alley facade.To increase pedestrian safety, comfort, andinterest, develop portions of the alley facadein response to the unique conditions of thesite or project.

B-1 Respond to the neighborhoodcontext.Develop an architectural concept and composethe major building elements to reinforce desir-able urban features existing in the surroundingneighborhood.

B-2 Create a transition in bulk &scale .Compose the massing of the building to createa transition to the height, bulk, and scale ofdevelopment in neighboring or nearby less-intensive zones.

B-3 Reinforce the positive urbanform & architectural attributesof the immediate area.Consider the predominant attributes of the im-mediate neighborhood and reinforce desirablesiting patterns, massing arrangements, andstreetscape characteristics of nearby development.

B-4 Design a well-proportioned &unified building.Compose the massing and organize the publiclyaccessible interior and exterior spaces to createa well-proportioned building that exhibits a co-herent architectural concept. Design the archi-tectural elements and finish details to create aunified building, so that all components appearintegral to the whole.

Site Planning & MassingResponding to the Larger Context

Architectural ExpressionRelating to the Neighborhood Context

CA

B


Public AmenitiesEnhancing the Streetscape & Open Space

Vehicular Access & ParkingMinimizing the Adverse Impacts

E

D- 1 Provide inviting & usable openspace.Design public open spaces to promote a visuallypleasing, safe, and active environment for work-ers, residents, and visitors. Views and solar ac-cess from the principal area of the open spaceshould be especially emphasized.

D- 2 Enhance the building withlandscaping.Enhance the building and site with substantiallandscaping—which includes special pavements,trellises, screen walls, planters, and site furni-ture, as well as living plant material.

D- 3 Provide elements that define theplace.Provide special elements on the facades, withinpublic open spaces, or on the sidewalk to cre-ate a distinct, attractive, and memorable “senseof place” associated with the building.

D - 4 Provide appropriate signage.Design signage appropriate for the scale andcharacter of the project and immediate neigh-borhood. All signs should be oriented to pedes-trians and/or persons in vehicles on streetswithin the immediate neighborhood.

D - 5 Provide adequate lighting.To promote a sense of security for people down-town during nighttime hours, provide appropriatelevels of lighting on the building facade, on theunderside of overhead weather protection, onand around street furniture, in merchandisingdisplay windows, and on signage.

D- 6 Design for personal safety &security .Design the building and site to enhance thereal and perceived feeling of personal safetyand security in the immediate area.

E - 1 Minimize curb cut impacts.Minimize adverse impacts of curb cuts onthe safety and comfort of pedestrians.

E - 2 Integrate parking facilities.Minimize the visual impact of parking by integrat-ing parking facilities with surrounding develop-ment. Incorporate architectural treatments orsuitable landscaping to provide for the safetyand comfort of people using the facility as wellas those walking by.

E-3 Minimize the presence of serviceareas.Locate service areas for trash dumpsters, loadingdocks, mechanical equipment, and the like awayfrom the street front where possible. Screen fromview those elements which for programmatic rea-sons cannot be located away from the street front.

D E



What is design review?

Design Review provides a forum for citizensand developers to work toward achieving abetter urban environment through attention tofundamental design principles. Design Reviewis intended to assist new development to con-tribute positively to Seattle’s downtown neigh-borhoods. Design guidelines offer a flexibletool—an alternative to prescriptive zoning re-quirements—which will allow new develop-ment to respond better to the distinctive char-acter of its surroundings.

Design Review has three principal objectives:1. to encourage better design and site plan-

ning to enhance the character of the cityand ensure that new development sensi-tively fits into neighborhoods;

2. to provide flexibility in the application ofdevelopment standards; and

3. to improve communication and participa-tion among developers, neighbors and theCity early in the design and siting of newdevelopment.

Design Review is a component of a MasterUse Permit (MUP) application, along withother components, such as environmental re-view (SEPA), variances, etc., administered bythe Department of Design, Construction andLand Use (DCLU). Like these other compo-nents, Design Review applications involve pub-lic notice and opportunity for comment. Unlikeother components, projects subject to DesignReview are brought before the Design ReviewBoard for its recommendations. The final deci-sion on Design Review is made by the DCLUDirector, together with the decisions on anyother MUP components. This decision is ap-pealable to the Hearing Examiner.

What is design review downtown?

The downtown Design Review Board is respon-sible for reviewing the design of new buildingsdowntown for their contribution to the public’s

Design Review in Downtown Seattle

enjoyment of the building and the immediate vi-cinity. The downtown Design Review Boardincludes two downtown residents, and one rep-resentative each from the downtown business,development, and design communities. All fiveboard members are appointed and confirmedby the Mayor and City Council.

Design Review Board members discuss andweigh the merits of projects and proposedmodifications, often recommending to DCLUspecific changes or departures from regulationsin the Land Use Code as a trade-off for betterdesign. The measure that the Board uses to de-termine a building’s success in the public realmfocuses on the public’s perception and use ofthe urban environment. Success occurs when:

• the project’s site planning and massingrespond to the larger context of downtownand the region;

• the building’s architectural expressionrelates to the neighborhood context;

• the building’s street facade creates a safeand interactive pedestrian environment;

• the project’s public amenities enhance thestreetscape and open space; and

• the project’s vehicular access and parkingimpacts on the pedestrian environment areminimized.

Sustainable Design

Seattle is a leader in environmental stewardshipand is committed to the concept ofsustainability. Project proponents areencouraged to design, construct, and operatebuildings and landscapes in an environmentallyresponsible manner. Sustainable design andconstruction reduces energy and water use,reduces solid and hazardous waste, preventsindoor and outdoor pollution, and uses materialsmore efficiently. From conserving water andenergy to recycling and reusing constructionmaterials, sustainable design considers thecosts and benefits over the entire life of thebuilding, landscape and infrastructure.


How Design Review Relates toExisting Policies & Regulations

The Downtown Plan, the Seattle Land UseCode and DCLU Director’s Rule 20-93 on Pub-lic Benefit Features together establish the poli-cies and regulatory context for developmentsites and proposals evaluated by the downtownDesign Review Board. The guidelines fordowntown design review bridge the gap be-tween these policies and regulations, makingmore explicit the intentions of both. The guide-lines provide a framework for discussing howdesign solutions for a specific proposal on aspecific site can best address the urban designintentions of the downtown plan and code.

In most areas downtown, zoning allows and of-ten encourages development of a radically dif-ferent scale and character than currently ex-ists. At a gross level, zoning serves to establishan acceptable function for the area in whichthe site is located. Zoning also identifies an ap-propriate scale for future development andthrough height and bulk limits, establishes scalerelationships with development in adjacentzones.

Many development standards further identifypatterns of development and activity that newdevelopment is expected to facilitate (eg: re-quirements for street level uses and streetwalls which physically reinforce certain streetsas pedestrian links even where existing devel-opment is not characterized as such). As a re-sult, often each street frontage on a givendowntown block has a unique set of develop-ment standards.

The Public Benefit Features Rule (20-93) sug-gests what amenities complement the desiredfunction of the zone and help maintain balancedconditions relative to the scale and density ofdevelopment allowed.

While the Downtown Plan, zoning, and PublicBenefit Features Rule all apply to generalized

areas and conditions downtown in a prescrip-tive manner, design review provides the oppor-tunity to consider the distinctive characteristicsof each development site and its immediatesurroundings in a discretionary manner.Through design review, the text and graphics ofpolicy and regulatory documents are supple-mented with the assessment of diverse andrepresentative review board members.

The guidelines contained in this documentserve to assist the Design Review Board intheir deliberation and communication by theproject proponents, city staff, and interestedcitizens.

Projects Subject to Design Review

New residential and commercial developmentmeeting the following thresholds is subject todesign review downtown.

DOC–1 & DOC–2use threshold

office 50,000+ s.f. grossresidential 20+ units

other 50,000+ s.f. gross

DRC, DMC, DMR, DH–1 & DH–2use threshold

office 20,000+ s.f. grossresidential 20+ units

other 20,000+ s.f. gross

Design Review will not apply in Special Re-view Districts, Pike Market, or within theHarborfront–Historic Character area.

Projects Electing Design Review

A proponent of a new residential or commer-cial project not meeting the thresholds listedabove and located in DOC–1, DOC–2, DRC,DMC, DMR, DH–1, and DH–2 zones may volun-tarily submit plans for design review.


Development Standard Departures

Development standard departures are themeans available to any project undergoing De-sign Review to achieve flexibility in the applica-tion of many of the Land Use Code’s develop-ment standards. Projects for which Design Re-view is required, and those electing Design Re-view, may be granted “departures” from theprescriptive standards of the Code.

In order to allow departure from developmentstandards, an applicant must demonstrate thatthe departure from Land Use Code standardswould result in a development that better meetsthe intent of the design guidelines. Through de-sign review, departures may be allowed fromthe following Land Use Code standards:

• roof height• structure width and depth limits• setback requirements• modulation requirements• street-level use standards• street facade requirements• upper-level development standards• coverage and floor size requirements• wall dimensions• design, location and access to parking• open space requirements• screening and landscaping requirements

To confirm the most accurate and up-to-dateallowed departures from development stan-dards, please refer to Seattle Municipal Code,Section 23.41.012.

Public benefit features which may yield in-creased Floor Area Ratios (FARs) will not beconsidered justification for granting of develop-ment standard departures.

Design Review Process

Preapplication Conference The first step inthe Design Review process is a preapplicationconference with DCLU project-review staff. Atthis conference the project proponent receivesa copy of the design guidelines and learnsabout the review process.

Application for Early Design Guidance Pro-cess Once the proponent decides to pursue theparticular development project, he/she must ap-ply to DCLU to initiate the Design Review pro-cess. At a scheduled land use application in-take appointment, DCLU receives preliminaryinformation regarding the site, its context, itszoning, and the proponent’s general buildingprogram objectives.

Early Design Guidance Meeting Once anapplication to begin the Early Design Guidanceprocess has been submitted, DCLU staff con-vene an evening public meeting to which theDesign Review Board members, the generalpublic, and the project proponent(s) are invited.Notice of the meeting is provided in the DCLUweekly Land Use Information Bulletin, throughmailed notice to residents and property ownerswithin 300 feet of the site, and with a placardposted at the project site. At the meeting theproponents will present the site and context in-formation, as well as describe their develop-ment objectives, and citizens are invited to of-fer their comments to be considered in sitingand designing a building for that site. The De-sign Review Board members will identify thosedesign guidelines of highest priority for the site,as well as incorporate any community consen-sus in their recommendations. DCLU staff willsummarize these priorities and recommenda-tions in a letter which will be sent to all partiesin attendance at this meeting.

Project Design The proponent(s) and archi-tect(s) are expected to employ the prioritizedguidelines in developing their project design.


Interim Review Depending upon the natureof the guidance offered by the Design ReviewBoard at the Early Design Guidance Meeting,the DCLU staff person will determine whetherto schedule an Interim Review meeting beforeor after the proponent applies for a MasterUse Permit (MUP). At this evening meetingwhich is open to the public, the Design ReviewBoard will offer additional guidance on theprogress of the project design, based on thepreviously prioritized design guidelines and anyconcerns and recommendations expressed.

Project Design The proponent(s) and archi-tect(s) are expected to employ the prioritizedguidelines and interim guidance in furtherdeveloping their project design.

Master Use Permit Application When thepro-ponent applies for a MUP application, a De-sign Review component will be included, alongwith other necessary components, such asSEPA , Administrative Conditional Use, etc. Alarge sign will be placed on the site, mailed no-tice will be sent, and a public comment periodwill run, allowing citizens to comment on anyand all aspects of the project, including sitingand design issues.

Design Review Board Meeting Once theproject design has been refined to respond bestto the prioritized design guidelines, the DCLUstaff person will take the application to the De-sign Review Board for their consideration at anevening meeting open to the public. After apresentation of the design by the proponents,summary recommendations from DCLU staff,and opportunity for public comment, the Boardmembers will review the design in light of theconcerns and recommendations expressed, aswell as the previously prioritized design guide-lines. The Board may recommend approval orapproval with conditions, but may not recom-mend denial of the project.

Director’s Decision The administrative deci-sion on the Design Review component of aMUP application is ultimately made by theDCLU Director. However, if the Design ReviewBoard’s recommendation was approved by atleast four of the five members, this will be con-sidered a consensus decision, which the Direc-tor shall adopt in most cases. The Board’s rec-ommendation may be overidden only if the Di-rector believes the Board has made a clear er-ror in the application of the guidelines, has ex-ceeded its authority, or has required designchanges which contravene other, non-waivablelocal, state or federal requirements.

Conversely, when the Board’s recommendationis supported by less than four members, the Di-rector will consider the Board’s recommenda-tion in reaching his/her decision, along with theminority opinions, staff recommendations andpublic comment.

The Design Review decision will be issued to-gether with the decisions on other MUP compo-nents related to the project, with written noticeto all parties of record, as well as notice in theweekly Land Use Information Bulletin.

Appeals As with other discretionary MUP-component decisions, the Design Review deci-sionis appealable by any interested party. Appealsmay be made during the 14-day appeal periodby letter and a filing fee to the Seattle HearingExaminer. The Hearing Examiner must affordsubstantial weight to the Director’s decision,basing his/her decision on a finding of clearerror or omission. The Hearing Examiner hear-ing is not a new opportunity to solicit a differentopinion on the project’s siting or design issues.There is no appeal of a Design Review deci-sion to the City Council.


Downtown Design Guidelines

A Site Planning & MassingResponding to the Larger Context

A-1 Respond to the physical environment.A-2 Enhance the skyline.

B Architectural ExpressionRelating to the Neighborhood Context

B-1 Respond to the neighborhood context.B-2 Create a transition in bulk & scale.B-3 Reinforce the positive urban form

& architectural attributes of the immediate area.B-4 Design a well-proportioned & unified building.

C The StreetscapeCreating the Pedestrian Environment

C-1 Promote pedestrian interaction.C-2 Design facades of many scales.C-3 Provide active—not blank—facades.C-4 Reinforce building entries.C-5 Encourage overhead weather protection.C-6 Develop the alley facade.

D Public AmenitiesEnhancing the Streetscape & Open Space

D-1 Provide inviting & usable open space.D-2 Enhance the building with landscaping.D-3 Provide elements that define the place.D-4 Provide appropriate signage.D-5 Provide adequate lighting.D-6 Design for personal safety & security.

E Vehicular Access & ParkingMinimizing the Adverse Impacts

E-1 Minimize curb cut impacts.E-2 Integrate parking facilities.E-3 Minimize the presence of service areas.


considerations

Each building site lies within a larger physicalcontext having various and distinct features andcharacteristics to which the building designshould respond. Develop an architectural con-cept and arrange the building mass in responseto one or more of the following, if present:

a. a change in street grid alignment thatyields a site having nonstandard shape;

b. a site having dramatic topography or con-trasting edge conditions;

c. patterns of urban form, such as nearbybuildings that have employed distinctiveand effective massing compositions;

d. access to direct sunlight—seasonally or atparticular times of day;

e. views from the site of noteworthy structuresor natural features, (i.e.: the Space Needle,Smith Tower, port facilities, Puget Sound,Mount Rainier, the Olympic Mountains);

f. views of the site from other parts of thecity or region; and

g. proximity to a regional transportation cor-ridor (the monorail, light rail, freight rail,major arterial, state highway, ferry routes,bicycle trail, etc.).

Some areas downtown are transitional envi-ronments, where existing development pat-terns are likely to change. In these areas, re-spond to the urban form goals of current plan-ning efforts, being cognizant that new develop-ment will establish the context to which futuredevelopment will respond.

Respond to the physical environment.Develop an architectural concept and compose the building’smassing in response to geographic conditions and patterns of urbanform found nearby or beyond the immediate context of the building site.

Site Planning & MassingResponding to the Larger Context

A 1

consider how the project could respondto the geography beyond downtown

consider employing a similar massing composition to adjacentbuildings in response to the vicinity’s topography, the site’slocation and standards such as view corridor requirements

VIEW


A 1Site Planning & MassingResponding to the Larger Context

consider how the project will be seen fromregional viewpoints such as Gasworks Park

consider patterns of urban form

consider relating to elements thatdefine Seattle’s regional role


A sculptured top can lend a distinctive identityto the building while helping to orient peopleas they approach and go places downtown. Re-ducing the area of the top floors reduces theappearance of the overall bulk and generallyproduces a more interesting building form. Asbuildings increase in height, the more visibleupper portion can be shaped and finished toappear increasingly slender and more orna-mental.

considerations

Use one or more of the following architecturaltreatments to accomplish this goal:

a. sculpt or profile the facades;

b. specify and compose a palette of materialswith distinctive texture, pattern, or color; and

c. provide or enhance a specific architecturalrooftop element.

In doing so, enclose and integrate any rooftopmechanical equipment into the design of thebuilding as a whole.

Enhance the skyline.Design the upper portion of the building to promote visual interestand variety in the downtown skyline. Respect existing landmarkswhile responding to the skyline’s present and planned profile.

A 2Site Planning & Massing

Responding to the Larger Context

this treatment of the building topprovides a distinctive identity to an

otherwise simple mass and form

a sculpted form is carriedup the building to the

distinctive treatment of therooftop


A 2Site Planning & MassingResponding to the Larger Context

consider the skyline as seenfrom around the city

consider the skyline as part of theimmediate downtown environment

consider the skyline as seen from theregional transportation network

reducing the area of the top floorsthrough a change in building form andmaterials produces a more interestingstructure


considerations

Each building site lies within an urban neighbor-hood context having distinct features and char-acteristics to which the building design shouldrespond. Arrange the building mass in responseto one or more of the following, if present:

a. a surrounding district of distinct and note-worthy character;

b. an adjacent landmark or noteworthy building;

c. a major public amenity or institution nearby;

d. neighboring buildings that have employeddistinctive and effective massing composi-tions;

e. elements of the pedestrian network nearby,(i.e.: green street, hillclimb, mid-block cross-ing, through-block passeageway); and

f. direct access to one or more componentsof the regional transportation system.

Also, consider the design implications of the pre-dominant land uses in the area surrounding thesite. See guidelines on pedestrian interaction (C-1, p. 20), and open space (D-1, p. 32).

Respond to the neighborhood context.Develop an architectural concept and compose themajor building elements to reinforce desirable urbanfeatures existing in the surrounding neighborhood.


B 1

When a project is proposed adjacent to or across thestreet from a designated landmark site or structure, theCity’s Historic Preservation Officer must assess any ad-verse impacts and comment on possible mitigation mea-sures. A sympathetic treatment of the massing, overall de-sign, facades, and streetscape may be required to ensurecompatibility of the proposed project with the designatedlandmark.

the base of the new building respects thecharacter and scale of the abutting landmark

building

downtowndowntowntransit streettransit street

consider providingconsider providingoverhead weatheroverhead weatherprotection to transitprotection to transitridersriders

to transit tunnelto transit tunnel



B 1

the massing of the base and setback ofthe upper levels of the new building at the

corner relates to the massing ofneighboring buildings

Preliminary Urban DesignPreliminary Urban DesignAnalysis of the SurroundingAnalysis of the SurroundingArea:Area:

immediate vicinity

greater downtown

landmark, publicamenity

the tower meets the sidewalk with a similarstreet level scale as the existing context

sitesite


Height limits and upper level setback require-ments were established downtown to createlarge-scale transitions in height, bulk, and scale.More refined transitions in bulk and scale mustalso be considered. Buildings should be com-patible with the scale of development antici-pated by the applicable Land Use Policies forthe surrounding area and should be sited anddesigned to provide a sensitive transition tonearby, less-intensive zones. Buildings on zoneedges should be developed in a manner thatcreates a step in perceived height, bulk, andscale between the development potential of theadjacent zones.

considerations

Factors to consider in analyzing potentialheight, bulk, and scale impacts include:

a. topographic relationships;

b. distance from a less intensive zone edge;

c. differences in development standards be-tween abutting zones (allowable buildingheight, width, lot coverage, etc.);

d. effect of site size and shape;

e. height, bulk, and scale relationships resultingfrom lot orientation (e.g., back lot line to backlot line vs back lot line to side lot line); and

f. type and amount of separation between lots inthe different zones (e.g. , separation by only aproperty line, by an alley or street, or by otherphysical features such as grade changes);

g. street grid or platting orientations.

Create a transition in bulk and scale.Compose the massing of the building to create atransition to the height, bulk, and scale of developmentin nearby less-intensive zones.

other design guidelines will help to mitigate some height,bulk, and scale impacts; in other cases, actual reduction inthe height, bulk, and scale of a project may be necessary toadequately mitigate impacts. Design review should not resultin significant reductions in a project’s development potentialunless necessary to comply with this guideline.

This guideline supplements the City’s SEPA (State Environ-mental Policy Act) Policy on Height, Bulk and Scale. Forprojects undergoing design review, the analysis and mitiga-tion of height, bulk, and scale impacts will be accomplishedthrough the design review process. Careful siting and designtreatment based on the techniques described in this and


B 2

the choice of colors and claddingmaterials to articulate the building’s

facades in intervals provides adesirable scale in relation to the

surrounding context


In some cases, careful siting and design treat-ment may be sufficient to achieve reasonabletransition and mitigation of height, bulk, andscale impacts. Some techniques for achievingcompatibility are as follows:

h. use of architectural style, details (such asroof lines, beltcourses, cornices, or fenes-tration), color, or materials that derive fromthe less intensive zone.

i. architectural massing of building compo-nents; and

j. responding to topographic conditions inways that minimize impacts on neighbor-ing development, such as by stepping aproject down the hillside.

In some cases, reductions in the actual bulk andscale of the proposed structure may be neces-sary in order to mitigate adverse impacts andachieve an acceptable level of compatibility.Some techniques which can be used in thesecases include:

k. articulating the building’s facades verticallyor horizontally in intervals that reflect to ex-isting structures or platting pattern;

l. increasing building setbacks from the zoneedge at ground level;

m. reducing the bulk of the building’s upperfloors; and

n. limiting the length of, or otherwise modi-fying, facades.

Height, bulk, and scale mitigation may be required in twogeneral circumstances:

1. Projects on or near the edge of a less intensive zone. Asubstantial incompatibility in scale may result from dif-ferent development standards in the two zones andmay be compounded by physical factors such as largedevelopment sites, slopes or lot orientation.

2. Projects proposed on sites with unusual physical char-acteristics such as large lot size, or unusual shape, ortopography where buildings may appear substantiallygreater in height, bulk, and scale than that generallyanticipated for the area.


B 2

consider using modulationand architectural details suchas beltcourses, cornices andvaried fenestration patternsto reduce the scale of a largebuilding


In general, orient the building entries and openspace toward street intersections and towardstreet fronts with the highest pedestrian activity.Locate parking and vehicle access away fromentries, open space, and street intersections.

considerations

Reinforce the desirable patterns of massing andfacade composition found in the surroundingarea. Pay particular attention to designatedlandmarks and other noteworthy buildings.Consider complementing the existing:

a. massing and setbacks,

b. scale and proportions,

c. expressed structural bays and modulations,

d. fenestration patterns and detailing,

e. exterior finish materials and detailing,

f. architectural styles, and

g. roof forms.

Consider setting the building back slightly tocreate space adjacent to the sidewalk conduciveto pedestrian-oriented activities such as vend-ing, sitting, or dining. Reinforce the desirablestreetscape elements found on adjacent blocks.Consider complementing existing:

h. public art installations,

i. street furniture and signage systems,

j. lighting and landscaping, and

k. overhead weather protection.

Reinforce the positive urban form &architectural attributes of the immediate area.

Consider the predominant attributes of the immediate neighborhoodand reinforce desirable siting patterns, massing arrangements,and streetscape characteristics of nearby development.


B 3



B 3

consider the use of repetition, variation or contrastwhen designing the building’s mass and form inrelation to surrounding structures

aa bbaa

bb

the building form and features of the newer development(b) offers a contrasting approach to the receptive qualityof the adjacent building (a) in engaging a key pedestriancorner

the slight revealbetween the twostructures providesrelief to respect thearchitecturalcharacter of anoteworthy building


Buildings that exhibit form and features identify-ing the functions within the building help to ori-ent people to their surroundings, enhancing theircomfort and sense of security while downtown.

considerations

When composing the massing, consider how thefollowing can contribute to create a building thatexhibits a coherent architecural concept:

a. setbacks, projections, and open space;

b. relative sizes and shapes of distinct buildingvolumes; and

c. roof heights and forms.

When organizing the interior and exteriorspaces and developing the architectural ele-ments, consider how the following can con-tribute to create a building that exhibits a co-herent architecural concept:

d. facade modulation and articulation;

e. windows and fenestration patterns;

f. corner features;

g. streetscape and open space fixtures;

h. building and garage entries; and

i. building base and top.

When designing the architectural details, considerhow the following can contribute to create a build-ing that exhibits a coherent architecural concept:

j. exterior finish materials;

k. architectural lighting and signage;

l. grilles, railings, and downspouts;

m. window and entry trim and moldings;

n. shadow patterns; and

o. exterior lighting.

Design a well-proportioned & unified building.Compose the massing and organize the interior and exterior spaces tocreate a well-proportioned building that exhibits a coherent architecturalconcept. Design the architectural elements and finish details to create aunified building, so that all components appear integral to the whole.


B 4

roof form

tower body

consider how thebase cancontribute to acoherentarchitecturalconcept throughits massing,structuralgrounding anddetails

building base



B 4

the fenestration pattern and articulation of the base, middle andtop results in a well-proportioned and unified building

the scale and architectural treatmentof the base relates well with thevertical massing of the tower, whilegiving the building a sense ofsubstance and permanence thatreinforces the existing street wall


Livelier street edges make for safer streets.Ground floor shops and market spaces provid-ing services needed by downtown workers,visitors, and residents can generate foot trafficon the streets, increasing safety through infor-mal surveillance. Entrances, arcades, openspace, shop fronts, seating, and other elementscan promote use of the street front and provideplaces for friendly interaction. Design decisionsshould consider the importance of these fea-tures in a particular context and allow for theirincorporation.

considerations

Provide spaces for street level uses that:

a. reinforce existing retail concentrations;

b. vary in size, width, and depth;

c. enhance main pedestrian links betweenareas; and

d. establish new pedestrian activity whereappropriate to meet area objectives.

Design for uses that are accessible to the gen-eral public, open during established shoppinghours, generate walk-in pedestrian clientele,and contribute to a high level of pedestrian ac-tivity. Where appropriate, consider configur-ing retail space to attract tenants with productsor services that will “spill-out” onto the side-walk (up to six feet where sidewalk is suffi-ciently wide).

Promote pedestrian interaction.Spaces for street level uses should be designed to engage pedestrianswith the activities occuring within them. Sidewalk-related spaces shouldappear safe, welcoming, and open to the general public.


C 1

an active and lively sidewalk engages the interest of pedestriansthrough effective transitions between the private and public realm

consider extending street-level spaces out into the sidewalk andinviting pedestrians into buildings with: multiple and variedbuilding entries, open facades and variations in paving materials,textures and colors



C 1positively contribute to creating a continuouspositively contribute to creating a continuouspedestrian environmentpedestrian environment

Consider setting portions of the building backslightly to create spaces conducive to pedes-trian-oriented activities such as vending, rest-ing, sitting, or dining. Further articulate thestreet level facade to provide an engagingpedestrian experience via:

e. open facades (i.e., arcades and shop fronts);

f. multiple building entries;

g. windows that encourage pedestrians tolook into the building interior;

h. merchandising display windows;

i. street front open space that features artwork, street furniture, and landscaping; and

j. exterior finish materials having texture, pat-tern, lending themselves to high quality de-tailing.


Building modulations and articulated structuralbays establish a framework for composing fa-cades scaled to reflect the activities performedwithin. Architectural elements arranged to en-hance orientation, comfort, and visual interestinvite pedestrian interaction. Transparency atthe street level enlivens the street environment,providing interest and activity along the side-walk and at night providing a secondary, moreintimate, source of lighting.

considerations

Consider modulating the building facades andreinforcing this modulation with the composi-tion of:

a. the fenestration pattern;

b. exterior finish materials;

c. other architectural elements;

d. light fixtures and landscaping elements; and

e. the roofline.

Design facades of many scales.Design architectural features, fenestration patterns, and materialcompositions that refer to the scale of human activities containedwithin. Building facades should be composed of elements scaled topromote pedestrian comfort, safety, and orientation.


C 2consider open facades that meetand engage the pedestrian



C 2

an arrangement of varied masses,fenestration patterns and finishmaterials within the buildingresults in an appropriate scale atthe street level

the roofline of this building adds to thestructure’s residential identity


Blank facades limit pedestrian interaction withthe building, effectively “deadening” the streetenvironment where they occur. They provideopportunities for defacement with graffiti andencourage other undesirable activities.

considerations

Facades which for unavoidable programmaticreasons may have few entries or windowsshould receive special design treatment to in-crease pedestrian safety, comfort, and interest.Enliven these facades by providing:

a. small retail spaces (as small as 50 squarefeet) for food bars, newstands, and otherspecialized retail tenents;

b. visibility into building interiors;

c. limited lengths of blank walls;

d. a landscaped or raised bed planted withvegetation that will grow up a vertical trel-lis or frame installed to obscure or screenthe wall’s blank surface;

e. high quality public art in the form of a mo-saic, mural, decorative masonry pattern,sculpture, relief, etc., installed over a sub-stantial portion of the blank wall surface;

f. small setbacks, indentations, or other architec-tural means of breaking up the wall surface;

g. different textures, colors, or materials thatbreak up the wall’s surface.

h. special lighting, a canopy, awning, hori-zontal trellis, or other pedestrian-orientedfeature to reduce the expanse of the blanksurface and add visual interest;

i. seating ledges or perches (especially onsunny facades and near bus stops); and

j. merchandising display windows or regularlychanging public information display cases.(Note that a commitment to a high level ofmaintenance is essential if this strategy isemployed.)

Provide active—not blank—facades.Buildings should not have large blank wallsfacing the street, especially near sidewalks.


C 3

encourage multiple small store frontsto extend out to the sidewalk



C 3street amenities can enliven anotherwise dead space

a mural activates a potentially blank surface

a seating ledge, lighting andvertically growing vegetationcontribute to a humane street-level facade


Entries should be clearly identifiable and vis-ible from the street and easily accessible andinviting to pedestrians. In order to increasepersonal safety, entries and associated openspaces should be designed to avoid the cre-ation of isolated areas and to maintain linesof sight into and out of the space.

considerations

Reinforce the building’s entry with one or moreof the following architectural treatments:

a. extra-height lobby space;

b. distinctive doorways;

c. decorative lighting;

d. distinctive entry canopy;

e. projected or recessed entry bay;

f. building name and address integrated intothe facade or sidewalk;

g. artwork integrated into the facade or side-walk;

h. a change in paving material, texture, orcolor;

i. distinctive landscaping, including plants,water features and seating; and

j. ornamental glazing, railings, and balustrades.

Reinforce building entries.To promote pedestrian comfort, safety, and orientation,reinforce building entries.


C 4

consider reflecting extra-heightlobby space through treatment ofthe street fronting facades to aid inidentifying the building’s entry

distinctive landscaping provides aneffective transition from the pedestrianplaza to the building entry



C 4

a distinctive canopy, recessed entry bay and decorative lightingreinforce the building entry

a change in building materialsand style emphasizes theentry

consider providing a change in pavingmaterial, texture, or color

residential buildings

To make a residential building more approach-able and to create a sense of associationamong neighbors, entries should be clearlyidentifiable and visible from the street and eas-ily accessible and inviting to pedestrians. Thespace between the building and the sidewalkshould provide security and privacy for resi-dents and encourage social interaction amongresidents and neighbors.

Provide convenient and attractive access tothe building’s entry. To ensure comfort andsecurity, entry areas and adjacent open spaceshould be sufficiently lighted and protectedfrom the weather. Opportunities for creatinglively, pedestrian-oriented open space shouldbe considered. See the Citywide Guidelines foradditional discussion of residential entry treat-ments, especially A-3 (p. 10), A-6 (p. 16), D-1(p. 40), and D-7 (p.51).


Overhead weather protection helps to definethe pedestrian realm and reduce the scale oftall buildings. Transparent or translucent cano-pies along the length of the street provide wel-come weather protection, resulting in a morepedestrian friendly environment. Lighting be-neath canopies and marquees adds intimacyand promotes a sense of security. Busy down-town bus stops benefit greatly from canopiesextending along the building facade.

considerations

Overhead weather protection should be de-signed with consideration given to:

a. the overall architectural concept of thebuilding (as described in Guideline B-4);

b. uses occurring within the building (such asentries and retail spaces) or in the adjacentstreetscape environment (such as bus stopsand intersections);

c. minimizing gaps in coverage;

d. a drainage strategy that keeps rain wateroff the street-level facade and sidewalk;

e. continuity with weather protection pro-vided on nearby buildings;

f. relationship to architectural features andelements on adjacent development, espe-cially if abutting a building of historic ornoteworthy character;

g. the scale of the space defined by the heightand depth of the weather protection;

h. use of translucent or transparent coveringmaterial to maintain a pleasant sidewalk en-vironment with plenty of natural light; and

i. when opaque material is used, the illumi-nation of light-colored undersides to in-crease security after dark.

Encourage overhead weather protection.Project applicants are encouraged to provide continuous, well-lit, overheadweather protection to improve pedestrian comfort and safety along majorpedestrian routes.


C 5



C 5

consider providing an appropriately scaled space, asdefined by the height and depth of the weather protection,for bus riders on a busy transit street

lighting is an important considerationwhen opaque material is used

consider continuity with weather protection providedon nearby buildings


Alleys downtown can be threatening or allur-ing, and often both. Like streets, alleys shouldaccommodate a variety of needs while provid-ing for a safe and comfortable pedestrian envi-ronment.

considerations

Consider enlivening and enhancing the alley en-trance by:

a. extending retail space fenestration into thealley one bay;

b. providing a niche for recycling and wastereceptacles to be shared with nearby, olderbuildings lacking such facilities; and

c. adding effective lighting to enhance visibil-ity and safety.

Develop the alley facade.To increase pedestrian safety, comfort, and interest,develop portions of the alley facade in response to theunique conditions of the site or project.


C 6

locating the parking acess near theentrance to the alley and chamferingthe building corners increases visibilityand safety for pedestrians andvehicles

alleyalley


alley parking access Enhance the facadesand surfaces in and adjacent to the alley to cre-ate parking access that is visible, safe, and wel-coming for drivers and pedestrians. Consider

d. locating the alley parking garage entry and/or exit near the entrance to the alley;

e. installing highly visible signage indicatingparking rates and availability on the buildingfacade adjacent to the alley; and

f. chamfering the building corners to enhancepedestrian visibility and safety where alley isregularly used by vehicles accessing parkingand loading.


C 6

consider extending retail space fenestration into the alley facade

consider providing space for loading, recycling andwaste receptacles inset into the building


New buildings downtown are encouraged to in-corporate public spaces to enhance the pedestrianenvironment, reinforce the downtown open spacenetwork, and offset the additional demand forpublic open space from downtown employment.New residential buildings downtown are encour-aged to incorporate usable private open space.

considerations

Where a commercial or mixed-use building is setback from the sidewalk, pedestrian enhance-ments should be considered in the resulting streetfrontage. Downtown the primary function of anyopen space between commercial buildings andthe sidewalk is to provide access into the buildingand opportunities for outdoor activities such asvending, resting, sitting, or dining.

■ All open space elements should enhance apedestrian oriented, urban environmentthat has the appearance of stability, qual-ity, and safety.

■ Preferable open space locations are to thesouth and west of tower development, orwhere the siting of the open space wouldimprove solar access to the sidewalk.

■ Orient public open space to receive themaximum direct sunlight possible, usingtrees, overhangs, and umbrellas to provideshade in the warmest months. Design suchspaces to take advantage of views and so-lar access when available from the site.

■ The design of planters, landscaping, walls,and other street elements should allow vis-ibility into and out of the open space.

Provide inviting & usable open space.Design public open spaces to promote a visually pleasing,safe, and active environment for workers, residents, and visitors.Views and solar access from the principal area of the open spaceshould be especially emphasized.


D 1

Open spaces provided as Public BenefitFeatures must comply with the PublicBenefit Features Director’s Rule. Thisrule contains many helpful guidelinesfor enlivening the space with retail uses,seating, landscaping, and artwork.

consider providing site furniture


Open spaces can feature art work, street furni-ture, and landscaping that invite customers or en-hance the building’s setting.

Examples of desirable features to include are:

a. visual and pedestrian access (including bar-rier-free access) into the site from the pub-lic sidewalk;

b. walking surfaces of attractive pavers;

c. pedestrian-scaled site lighting;

d. retail spaces designed for uses that willcomfortably “spill out” and enliven theopen space;

e. areas for vendors in commercial areas;

f. landscaping that enhances the space andarchitecture;

g. pedestrian-scaled signage that identifiesuses and shops; and

h. site furniture, art work, or amenities suchas fountains, seating, and kiosks.

residential open space

Residential buildings should be sited to maximizeopportunities for creating usable, attractive, well-integrated open space. In addition, the followingshould be considered:

i. courtyards that organize architectural ele-ments while providing a common garden;

j. entry enhancements such as landscapingalong a common pathway;

k. decks, balconies and upper level terraces;

l. play areas for children;

m. individual gardens; and

n. location of outdoor spaces to take advan-tage of sunlight.


D 1

usable open space provides pedestrianaccess into the site from the public

sidewalk


To avoid public safety problems, maintaintrees and shrubs so that normal lines of sightare preserved and nighttime security lightingremains effective.

considerations

Landscape enhancement of the site may includesome of the approaches or features listed below:

a. emphasize entries with special planting inconjunction with decorative paving and/orlighting;

b. include a special feature such as a court-yard, fountain, or pool;

c. incorporate a planter guard or low planterwall as part of the architecture;

d. distinctively landscape open areas createdby building modulation;

e. soften the building by screening blankwalls, terracing retaining walls, etc;

f. increase privacy and security throughscreening and/or shading;

g. provide a framework such as a trellis orarbor for plants to grow on;

h. incorporate upper story planter boxes orroof planters;

i. provide identity and reinforce a desiredfeeling of intimacy and quiet;

Enhance the building with landscaping.Enhance the building and site with generous landscaping—which includes special pavements, trellises, screen walls,planters, and site furniture, as well as living plant material.

Street trees are required on all downtown streets as partof new development to lend a human scale to the urban en-vironment (with their textures, colors, and spacing), provid-ing for pedestrians a perceived buffer from the noise anddirt of street traffic. Deciduous trees are preferred. Treeplanting must conform to the Street Tree Planting standardsof the City of Seattle.

Green Streets are street rights-of-way that are en-hanced for pedestrian circulation and open space use witha variety of pedestrian-oriented features, such as sidewalkwidening, landscaping, artwork, and traffic calming. Inter-esting street level uses and pedestrian amenities enliventhe Green Street and lend a special identity to the sur-rounding area.


D 2

consider softening thebuilding with landscaping


j. provide brackets for hanging planters;

k. consider how the space will be viewedfrom the upper floors of nearby buildingsas well as from the sidewalk; and

l. if on a designated Green Street, coordinateimprovements with the local Green Streetplan.

Reinforce the desirable pattern of landscapingfound on adjacent block faces.

m. plant street trees that match the existingplanting pattern or species;

n. use similar landscape materials; and

o. extend a low wall, use paving similar tothat found nearby, or employ similar stair-way construction methods.


D 2

simple hanging planters can addvisual interest to an otherwise flatvertical surfacetrellises and upper story planters

aid in establishing a humanscaled street level facade

open areas of the site are enhanced with distinctivelandscape treatment


Distinctive landscaping, street furniture, andspecial attractions can help establish a specialidentity for the building, attracting visitors andproviding orientation and comfort to those us-ing it. To add interest and enrich the quality ofpublic spaces, art may be part of wall or pav-ing surfaces, elements of landscaping, foun-tains, or free standing sculpture.

considerations

Incorporate one or more of the following asappropriate:

a. public art;

b. street furniture, such as seating, newspaperboxes, and information kiosks;

c. distinctive landscaping, such as specimentrees and water features;

d. retail kiosks;

e. public restroom facilities with directionalsigns in a location easily accessible to all;and

f. public seating areas in the form of ledges,broad stairs, planters and the like, espe-cially near public open spaces, bus stops,vending areas, on sunny facades, and otherplaces where people are likely to want topause or wait.

Enliven intersections by treating the cornerof the building or sidewalk with public art andother elements that promote interaction (entry,tree, seating, etc.) and reinforce the distinctivecharacter of the surrounding area.

Provide elements that define the place.Provide special elements on the facades, within public openspaces, or on the sidewalk to create a distinct, attractive, andmemorable “sense of place” associated with the building.


D 3

human scale public art



D 3

large scale,“place-making”public art

consider using distinctive landscaping tocreate a sense of place


Signage should be designed 1) to facilitaterapid orientation, 2) to add interest to the streetlevel environment, 3) to reduce visual clutter,4) to unify the project as a whole, and 5) to en-hance the appearance and safety of the down-town area.

considerations

If the project is large, consider designing acomprehensive building and tenant signagesystem using one of the following or similarmethods:

a. signs clustered on kiosks near other streetfurniture or within sidewalk zone closestto building face;

b. signs on blades attached to building fa-cade; or

c. signs hanging underneath overheadweather protection.

Also consider providing:

d. building identification signage at twoscales: small scale at the sidewalk level forpedestrians, and large scale at the street-sign level for drivers;

e. sculptural features or unique street furni-ture to complement (or in lieu of) buildingand tenant signage; and

f. interpretive information about buildingand construction activities on the fencesurrounding the construction site.

Signs on roofs and the upper floors of build-ings intended primarily to be seen by motoristsand others from a distance are generally dis-couraged.

Provide appropriate signage.Design signage appropriate for the scale and character of the projectand immediate neighborhood. All signs should be oriented to pedestriansand/or persons in vehicles on streets within the immediate neighborhood.


D 4

consider attaching sign(s) to a feature on thebuilding facade

signage at the sidewalk level



D 4

signage at the street level for abroader range of visibility

signage to add interest to the streetlevel environment

blade signs placed underneath overhead weather protectionallow greater visibility and provide visual variety


considerations

Consider employing one or more of the fol-lowing lighting strategies as appropriate.

a. Illuminate distinctive features of the build-ing, including entries, signage, canopies,and areas of architectural detail and interest.

b. Install lighting in display windows thatspills onto and illuminates the sidewalk.

c. Orient outside lighting to minimize glarewtihin the public right-of-way.

Provide adequate lighting.To promote a sense of security for people downtown during nighttimehours, provide appropriate levels of lighting on the building facade, on theunderside of overhead weather protection, on and around street furniture,in merchandising display windows, in landscaped areas, and on signage.


D 5 illuminating building features can create a sense of safeand intimate space around the precinct of the building


considerations

To help promote safety for the residents, work-ers, shoppers, and visitors who enter the area:

a. provide adequate lighting;

b. retain clear lines of sight into and out of en-tries and open spaces;

c. use semi-transparent security screening,rather than opaque walls, where appropriate;

d. avoid blank and windowless walls that at-tract graffiti and that do not permit resi-dents or workers to observe the street;

e. use landscaping that maintains visibility,such as short shrubs and/or trees pruned sothat all branches are above head height;

f. use ornamental grille as fencing or overground-floor windows in some locations;

g. avoid architectural features that providehiding places for criminal activity;

h. design parking areas to allow natural sur-veillance by maintaining clear lines of sightfor those who park there, for pedestrianspassing by, and for occupants of nearbybuildings;

i. install clear directional signage;

j. encourage “eyes on the street” through theplacement of windows, balconies, andstreet-level uses; and

k. ensure natural surveillance of children’splay areas.

Design for personal safety & security.Design the building and site to promote the feeling ofpersonal safety and security in the immediate area.


D 6


Like blank facades, curb cuts effectively“deaden” the street environment where theyoccur by limiting pedestrian interaction with thebuilding. Curb cuts tend to increase pedestrianexposure to moving vehicles, limit opportunitiesfor landscaping and street trees, eliminate on-street parking spaces, and prohibit uses whichpromote pedestrian interaction.

The Land Use Code (see citation in fine printbelow) provides an order of preference for sit-ing parking access, with highest preference foraccess via alleys and lesser preference for di-rect access to streets.

considerations

Where street access is deemed appropriate,one or more of the following design approachesshould be considered for the safety and com-fort of pedestrians.

a. minimize the number of curb cuts and lo-cate them away from street intersections;

b. minimize the width of the curb cut, drive-way, and garage opening;

c. provide specialty paving where the drive-way crosses the sidewalk;

d. share the driveway with an adjacent prop-erty owner;

e. locate the driveway to be visually lessdominant;

f. enhance the garage opening with specialtylighting, artwork, or materials having dis-tinctive texture, pattern, or color (See alsoGuideline C-4.); and

Minimize curb cut impacts.Minimize adverse impacts of curb cutson the safety and comfort of pedestrians.

As specified in the Land Use Code for downtown zones, alleyaccess to structured parking is preferred over street accessto minimize the impact of automobile parking and drivewayson the pedestrian environment, adjacent properties, andpedestrian safety. Doing so

a. minimizes the number and width of curb cuts,b. provides shared access between properties, andc. locates parking access at less visible areas of the site.


E 1


To minimize conflicts with other uses of the right-of-way,particularly pedestrian and transit activity, the Land UseCode specifies that vehicle access should occur fromstreets classified as follows, from most to least preferred:

1. Alley (if wide enough to accommodate anticipated uses)2. Access Street3. Class II Pedestrian Street—Minor Arterial4. Class II Pedestrian Street—Principal Arterial5. Class I Pedestrian Street—Minor Arterial6. Class I Pedestrian Street—Principal Arterial7. Principal Transit Street

Vehicle access from designated Green Streets is discouraged.


E 1

The principal considerations for this preferential ordering ofaccess is pedestrian safety and the smooth flow of traffic.Other considerations include pedestrian comfort and cohesiveurban form. Where necessary, this ordering can be modified toaccommodate steep slopes or other special conditions.

vehicle access is least preferred onpedestrian classified streets

consider locating access away fromstreet intersections and sharingaccess with adjacent property

g. provide sufficient queueing space on site.

Where possible, consider locating the drivewayand garage entrance to take advantage of topog-raphy in a manner that does not reduce pedestriansafety nor place the pedestrian entrance in a sub-ordinate role.


considerations

parking structures Minimize the visibility ofat-grade parking structures or accessory park-ing garages. The parking portion of a structureshould be architecturally compatible with therest of the building and streetscape. Where ap-propriate consider incorporating one or more ofthe following treatments:

a. Incorporate pedestrian-oriented uses atstreet level to reduce the visual impact ofparking structures. A depth of only 10 feetalong the front of the building is sufficient toprovide space for newsstands, ticket booths,flower shops, and other viable uses.

b. Use the site topography to help reduce thevisibility of the parking facility.

c. Set the parking facility back from the side-walk and install dense landscaping.

d. Incorporate any of the blank wall treat-ments listed in Guideline C-3.

e. Visually integrate the parking structurewith building volumes above, below, andadjacent.

f. Incorporate artwork into the facades.

g. Provide a frieze, cornice, canopy, over-hang, trellis or other device at the top ofthe parking level.

h. Use a portion of the top of the parkinglevel as an outdoor deck, patio, or gardenwith a rail, bench, or other guard devicearound the perimeter.

Integrate parking facilities.Minimize the visual impact of parking by integrating parkingfacilities with surrounding development. Incorporate architecturaltreatments or suitable landscaping to provide for the safety andcomfort of people using the facility as well as those walking by.


E 2

consider incorporating pedestrian-oriented uses anddesign features at street level to reduce the visual

impact of parking structures


parking structure entrances

Design vehicular entries to parking structure sothat they do not dominate the street frontage of abuilding. Subordinate the garage entrance to thepedestrian entrance in terms of size, prominenceon the street-scape, location, and design emphasis.Consider one or more of the following designstrategies:

i. Enhance the pedestrian entry to reduce therelative importance of the garage entry.

j. Recess the garage entry portion of the fa-cade or extend portions of the structureover the garage entry to help conceal it.

k. Emphasize other facade elements to reducethe visual prominence of the garage entry.

l. Use landscaping or artwork to soften the ap-pearance of the garage entry from the street.

m. Locate the garage entry wherethe topography of the site canhelp conceal it.


E 2consider integrating the parking level facade with the building’soverall architectural concept; in this example, the intervalledpilasters are carried down to the ground (parking) level

retail

consider reducing the prominence of the driveway througharchitectural treatment of the parking entry facade


Unsightly service areas and elements adverselyimpact the downtown pedestrian environmentand create hazards for pedestrians and autos.

considerations

Consider incorporating one or more of thefollowing to help minimize these impacts:

a. Plan service areas for less visible locationson the site, such as off the alley.

b. Screen service areas to be less visible.

c. Use durable screening materials thatcomplement the building.

d. Incorporate landscaping to make thescreen more effective.

e. Locate the opening to the service areaaway from the sidewalk.

Minimize the presence of service areas.Locate service areas for trash dumpsters, loading docks, mechanicalequipment, and the like away from the street front where possible.Screen from view those elements which for programmatic reasonscannot be located away from the street front.


E 3


Early Design Guidance Meeting

Prepare graphic materials that are clear andlegible from a distance. Mount the following onpresentation boards:

1. urban design analysis for approximatelyeight blocks surrounding the project site in-dicating:n zoningn topographyn street & building namesn views and other amenities nearbyn existing development, including street-

scape improvements such as overheadweather protection, bus stops, bicycleracks, landscaping, kiosks, sidewalkcafes, specialty paving, etc.

n other development proposalsn existing patterns of activity

2. photographs of the surrounding streetscapesshot directly in front of each building, thenmounted together side by side to form a re-alistic streetscape view;

3. site plan showing existing conditions, in-cluding all ground-related features such astopography, curb line, streetscape improve-ments, property lines, curb cuts, and zoningconstraints;

4. conceptual plan of proposed development;

5. axonometric diagram or perspective sketchof the proposed building mass; and

6. conceptual design alternatives.

In addition, bring the following:

1. seven copies of the presentation boards re-duced to 11” x 17” for distribution to theBoard members and city staff;

2. portfolio of built work that illustrates thecharacter and range of your design experi-ence; and

How to Prepare for Design Review MeetingsContact the Department of Design, Construction and Land Use (DCLU)early in the programming and conceptual design stage to schedulean Early Design Guidance Meeting with the Design Review Boardand the neighbors in the immediate vicinity of the site.

3. two easels to display presentation boards.

In some cases, Design Review applicationsmay require submittal of models, photo mon-tages, computer-assisted graphic images, orother graphic material to aid Design Reviewdecisionmaking. These details will be arrangedwith the assigned DCLU staff person, who willindicate when best to submit such additionalinformation.

Prepare a verbal presentation that is concise,informative, and no more than 20 minutes inlength. Describe the exisiting conditions,including:

1. the urban form and activity characteristicsdiscovered in preparing the urban designanalysis board;

2. the architectural characteristics of build-ings in the surrounding area;

3. design opportunities and constraints of theproject site and vicinity; and

4. the conceptual design and alternatives.

Be prepared to answer questions the Boardmay have regarding the design of the project.Listen to the concerns voiced by the public inattendance. Note any concerns or opportunitiesto which you could respond in the design ofthe project.

The Downtown Design Review Board willconsider all the information presented and,using the Guidelines for Downtown Develop-ment, will respond by identifying those guide-lines of highest priority for the design of theproposed project. They may also engage withyou in dialogue, offering explanations and spe-cific suggestions.

With this early guidance, further develop the de-sign in response to the public’s concerns and tothe suggestions and priority guidelines identifiedby the Downtown Design Review Board.


Interim & Design Review Meetings

Prepare graphic materials that highlight howyour design meets the conceptual design guid-ance given by the Design Review Board. Inaddition to the list below, prepare whatevergraphic materials would best convey your pro-posed design. Mount the following on presenta-tion boards:

1. plan of proposed development;

2. all elevations, rendered with shadows toreveal facade depth, building materials,and details;

3. axonometric diagram or perspective sketchof the proposed building mass;

4. open space and landscaping plan; and

5. renderings and detailed partial plans ofpublic areas such as building entries andpublic open space.

In addition, bring the following:

1. 7 copies of the presentation boards re-duced to 11” x 17” for distribution to theBoard members and city staff;

2. 7 copies of the summary describing how yourproject design responds to each of the designguideline priorities established by the DesignReview Board at the Early Design GuidanceMeeting;

3. presentation graphics prepared for theEarly Design Guidance meeting, includingthe urban design analysis, streetscape pho-tographs, site plan, and conceptual designalternatives; and

4. 2 easels to display presentation boards.

In some cases, Design Review applicationsmay require submittal of models, photo mon-tages, computer-assisted graphic images, orother graphic material to aid Design Reviewdecision-making. These details will be arrangedwith the assigned DCLU staff person, who will

indicate when best to submit such additional in-formation.

Prepare a verbal presentation that is concise, in-formative, and no more than 20 minutes inlength. First describe the project and site plan-ning issues, including:

1. the project design and how it relates to thearchitectural characteristics of buildings inthe surrounding area;

2. bulk and scale relationships with structuresand in the vicinity;

3. the pedestrian environment; and

4. the open space and landscape design.

Next, describe how your design responds to thedesign guideline priorities established by theBoard at the Early Design Guidance meeting.

Lastly, describe any proposed developmentstandard departures. The Design Review Boardmembers must understand the exact nature andextent of any development standards requested.

Be prepared to answer questions the Boardmay have regarding the design of the project.Listen to the concerns voiced by the public inattendance. Note any concerns or opportunitiesto which you could respond in the furtherrefinement of the project design.

At the Interim Review meeting, the Boardwill consider all the information presentedand, referring to the prioritized guidelines estab-lished at the Early Design Guidance meeting,will offer further design advice. They may alsoengage with you in dialogue, offering explana-tions and specific suggestions.

At the final Design Review meeting, the Boardwill consider all the information presented and,referring to the prioritized guidelines establishedat the Early Design Guidance meeting, will rec-ommend approval or approval with conditions.


DOC–1

Downtown Office Core-1 zoning applies to thearea of most concentrated office activity. Alarge share of downtown’s future employmentgrowth will be accommodated here where theexisting and planned infrastructure can accom-modate the highest allowed densities in thecity. Retail, hotels, and cultural and entertain-ment facilities are encouraged to add diversityand activity beyond the working day. Develop-ment standards regulate building design to re-duce adverse impacts on sidewalks and otherpedestrian areas.

Seattle’s Downtown Land Use DistrictsOf the eleven land use districts downtown, the seven summarizedbelow are subject to design review. The remaining four are in theInternational District, Pike Place Market, and Pioneer Square specialreview districts.

DOC–2

Downtown Office Core-2 zoning applies to thoseareas adjacent to the office core (DOC-1) de-termined appropriate for office expansion orwhere a transition in density to mixed–use ar-eas is desirable. Sites zoned DOC–2 are prima-rily for office use with housing and a mix ofother activities encouraged to add diversity,particularly beyond the hours of the normalworking day. The Land Use Code developmentstandards provide scale and density transitionsto adjacent areas and helps reduce pressuresfor development of major office uses in the re-tail core and adjacent residential areas.

DRC

Downtown Retail Core zoning applies to the areacontaining the greatest concentration ofdowntown’s retail activity. The district is theprincipal center of shopping for both thedowntown and the region. Uses other than re-tail are allowed, provided they augment and donot detract from retail activity. An active andpleasant street- level environment shall bemaintained through development standardsspecifically tailored to the unique function andcharacter of the retail core.

DMC

Downtown Mixed Commercial zoning applies tothose areas surrounding the office core (DOC–1), office expansion areas (DOC–2), and retailcore (DRC) to provide a transition in the levelof activity and scale of development. Areasdesignated DMC are characterized by a diver-sity of uses. Office and commercial use is per-mitted at lower densities than in adjacent of-fice areas. Housing and other uses generatingactivity without substantially contributing topeak hour traffic demand are encouraged. Topromote diversity and compatibility with adja-cent areas, one of five height limits applies toeach area designated DMC.

DMR

Downtown Mixed Residential zoning applies toareas identified for development of a predomi-nantly residential community. While the primaryuse is residential, almost all other compatibleuses are allowed, provided they reinforce anddo not detract from residential activity. Multipleheight, mix of use, and density classificationspromote diversity and harmony with existing de-velopment and allow a variety of housing forms.Development standards control towers and pro-mote a pleasant street level environment condu-cive to a high density residential environment.

The DMR/R Mixed–use designation applies tothose areas now predominantly residential incharacter or containing large amounts of un-der-utilized land. Exisiting non-residential usesare modestly scaled, likely to change in the fu-ture, or providing services to the neighborhood.

The DMR/C Mixed–use designation applies tothose areas containing housing or having hous-ing potential where larger-scale commercialdevelopment now exists and is likely to remain.


Seattle’s Downtown Land Use Districts

DH-2

Downtown Harborfront-2 zoning applies to thoseareas near the downtown shoreline where de-velopment potential offers the opportunity toenhance public access and enjoyment of thewaterfront. Because the areas designated DH-2 are partially within a shorelines environment,development standards include use and bulkregulations to carry out shorelines goals, andpreserve views of the water. A diversity ofuses and buildings of small scale are preferred.Incentives are offered for the provision of pub-lic open space integrated with an overall planfor public access improvements.

DH-1

Downtown Harborfront-1 zoning applies to wa-terfront lots and adjacent harbor areas whereeconomically viable marine uses are encour-aged to meet the needs of waterborne com-merce, facilitate the revitalization ofdowntown’s waterfront, provide opportunitiesfor public access and recreational enjoyment ofthe shoreline, preserve and enhance elementsof historic and cultural significance, and pre-serve views of Elliott Bay and the land formsbeyond. To preserve and restore the historicmaritime character of Piers 54 through 59 (butexcluding the new Aquarium structure), devel-opment standards are augmented by HistoricCharacter Area guidelines. Water dependentuses are encouraged through developmentstandards that allow greater development po-tential and design flexibility than permitted bythe base regulations.


Downtown Districts

DOC-1 Office Core-1DOC-2 Office Core-2DRC Retail CoreDMC Mixed CommercialDMR Mixed Residential

(R/R Residential)(R/C Residential/Commercial)

PSM Pioneer Square MixedIDM International District MixedIDR International District ResidentialPMM Pike Market MixedDH-1 Harborfront 1DH-2 Harborfront 2


arcade

axonometric drawing

belt course

Design Review: A Selected Glossary

· Amenity: Aesthetic or other features of a development that increase its marketability orusability to the public.

· Arcade: A passageway, one side of which is an open spanof arches supporting a roof.

· Architectural Features: Prominent or significant parts orelements of a building or structure.

· Architectural Style: The characteristic form and detail ofbuildings from a particular historical period or school ofarchitecture, e.g. The Bauhaus School, The Post ModernSchool, the Neo-traditional school, etc.

· Areaway: A space within the public right of way, usuallyunder the sidewalk adjacent to a building that affords room,access or light to a structure, often containing translucent glass elements in the sidewalk.

· Articulation: The manner in which portions of a building form are expressed (materials,color, texture, pattern, modulation, etc.) and come together todefine the structure.

· Axonometric Drawing: Orthogonal projection using a 45-degree from horizontal and vertical to create a threedimensional drawing of a structure with three surfacesshowing and with horizontal and vertical distances drawn toscale, but diagonal and curved lines distorted.

· Belt Course: (also string course or horizontal course). Aprojecting horizontal band on the exterior of a building markingthe separation between floors or levels.

· Block Face: The row of front façades, facing the street, forthe length of one block.

· Bonus: Technically this term refers to the amount of additionalsquare footage achievable by providing a public benefit feature.

· Bonus Ratio refers to the proportional value assigned to aparticular public benefit feature in a particular DowntownDistrict. For example, the Bonus Ratio for the retail shoppingpublic benefit feature in the DOC-1 zone is 3, such that anadditional 3 feet of Gross Floor Area would be provided forevery square foot of retail shopping area provided on a project.

· Canopy: A removable fabric or plastic covering over a public walkway or sidewalk.

· Colonnade : A covered walkway flanked by rows of columns.

· Compatibility: The size and character of a building element relative to other elementsaround it. For example, the size and proportion of windows in a building façade are usuallyrelated to one another, the spaces between them, and the scale of surrounding buildings.


floor area ratio

marquee

lintel

· Context: The characteristics of the buildings, streetscape, and landscape that supportsor surrounds a given building, site, or area such as predominance of period architecture ormaterials, wide sidewalks, or continuous and overhead weather protection, or consistentstreet trees.

· Cornice: A molded and projecting horizontal feature that crowns a façade.

· Design Principles: A guiding concept as part of the overall project design developmentthat reflects desirable characteristics of the urban environment, or responds to specificsite/vicinity opportunities or constraints.

· EFIS: A generic product name standing for Expanded Foam Insulating System, whichconsists of an acrylic finish applied to a foam base anchored to a building façade. Brandnames include Dry-vit.

· Façade : Any vertical, exterior face or wall of a building, usually the front, oftendistinguished from other faces by architectural details.

· Fenestration: The arrangement and design of windows and other openings on abuilding’s façade.

· Floor Area Ratio: A measure of density expressed as a ratio of theamount of chargeable Gross Floor Area permitted/and or existingin a structure to the area of the lot on which the structure is located.Referred to as FAR

· Gable: The upper, triangular portion of a façade, usually flankedby sloping roofs.

· Gateway: A principal or ceremonial point of entrance into a district or neighborhood.

· Grid: Two or more intersecting sets of regularly space parallel lines. It generates apattern of regularly spaced parts, such as a street grid.

· Gross Floor Area: The number of square feet of total floor area bounded by the insideface of the outside wall of a structure, measured at the floor line. Referred to as GFA.Chargeable Gross Floor Area means the net floor area after deducting any allowedexemptions as permitted in the Downtown District FAR provisions.

· Isometric Drawing: Similar to axononmetric drawing but using30 and 60 angles to project horizontal lines of a structure.

· Lintel: A horizontal beam over an opening in a wall, eitherstructural or decorative, such as often seen capping windowopenings.

· Marquee: A shelter projecting over an entrance frequentlyornamental and of metal with or without glazing.

· Massing: The three dimensional bulk of a structure: height,width, and depth.

· Modulation: A stepping back or projecting forward of sectionsof a structure’s façade within specified intervals of building widthand depth, as a means of breaking up a structure’s apparent bulk.


quoining

porte cochere

· Open Space: Land and/or water area with its surface open to the sky and predominantlyundeveloped, which is set aside to serve the purposes of providing active or passiverecreational opportunities, conserving valuable natural resources, and structuring urbandevelopment and form.

· Parapet: A low, protective wall or railing along the edge of aroof, balcony, or similar structure.

· Pedestrian Orientation: The characteristics of an area wherethe location and access to buildings, types of uses permitted onthe street level, and storefront design are based on the needs ofpersons on foot.

· Pediment: A wide, low-pitched gable found in classical stylebuildings either at the top of façades or over window and dooropenings.

· Podium: A low wall serving as a foundation or terrace wall; oftenused to refer to the base of tall buildings. In classical architecture,the mass of masonry on the flat top of which a classical temple wasbuilt.

· Porte-cochere: A roof or shelter for vehicles over a drivewayoutside an entrance doorway, sheltering those getting in or out of avehicle.

· Presentation Drawings: Drawings prepared to communicate thedesign character of the structure, usually prepared in color andincluding realistic representations of the building in its context,showing colors of building surfaces, shadow cast and people andlandscaping. Three dimensional sketches and projected orcomputer drawings should be included along with two dimensionalfloor plans, elevations and building section drawings.

· Proportion: The balanced relationship of parts of a building, landscape, and structures toeach other and to the whole.

· Public Benefit Feature : Means amenities, uses, and other features of benefit to the publicin Downtown zones, that are provided by a developer and which can qualify for an increasein floor area (the bonus). Examples include public open space, pedestrian improvements,housing and provision of human services.

· Quoin(ing): One of the corner stones of an exterior façadewhen these are emphasized by size, by more formal cutting, bymore conspicuous jointing or by difference in texture.

· Reveal: Usually a line, scoring or joint in a wall/siding thatexposes its depth and breaks up its mass.

· Rhythm: Reference to the regular or harmonious recurrence oflines, shapes, forms or colors, incorporating the concept ofrepetition as a device to organize forms and spaces inarchitecture.

pediment

parapet


rustication

transom

· Rustication: Masonry in which the principal face of each stoneis rough, reticulated, with a margin tooled smooth alongrectangular edges.

· Scale: The spatial relationship among structures along a streetor block front, including height, bulk and yard relationships.Proportional relationship of the size of parts to one another andto the human figure.

· Scale, Human: Used to describe the quality of a building thatincludes structural or architectural components of size andproportions that relate to the human form and/or that exhibits through its structural orarchitectural components the human functions contained within.

· Setback: The required or actual placement of a building a specified distance away from aroad, property line, or other structure.

· Site Plan: A detailed plan showing the proposed placement of structures, parking areas,open space, landscaping, and other development features, on a parcel of land.

· Spandrel: In skeleton-frame buildings, the panel of wall between adjacent structuralcolumns and between windowsills and the window head next below it.

· Spandrel Beam: A beam designed to support the window or windows and wall of a storyheight between neighboring columns.

· Spandrel Glass: A spandrel faced or consisting of glass, usually opaque and/or colored.

· Streetscape : The visual character of a street as determined by elements such as structures,access, greenery, open space, view, etc. The scene as may be observed along a public streetcomposed of natural and man-made components, including buildings, paving planting, streethardware, and miscellaneous structures.

· Transom: A small, often hinged, window or multi-paned windowopening above a door or another window, usually capping the street-levelof a commercial building.

· Transparency: A street level development standard that defines arequirement for clear or lightly tinted glass in terms of a percentage ofthe façade area between an area falling within 2' and 8' above theadjacent sidewalk or walkway.

· Upper Level Coverage Limit Area: In certain Downtown zones, astandard limiting the percentage of lot coverage of a building above acertain height, the specific provisions of which may depend on site size,height above street-level and number of street frontages.

· Urban Form: The spatial arrangement of a particular environment, asdefined by the connectivity of built mass and form, the naturalenvironment, and the movement of persons, goods and information within.



New development downtownshould contribute to the public’senjoyment of Seattle’s urban core.

The City of Seattle Design Review processrequires that certain new constructionprojects downtown undergo a discretionaryreview of their siting and design character-istics, based on a set of design guidelines.The Design Review Board reviews the de-sign of new projects downtown for theircontribution to the public’s enjoyment ofthe building and the immediate vicinity.

The measure that the Board uses to deter-mine success in the public realm focuseson the public’s perception and use of theurban environment. Success occurs when:

■ the project’s site planning and massingrespond to the larger context of down-town and the region;

■ the building’s archtictural expressionrelates to the neighborhood context;

■ the building’s street facade creates asafe and interactive pedestrian environ-ment;

■ the project’s public amenities enhancethe streetscape and open space; and

■ the project’s vehicular access and park-ing impacts on the pedestrian environ-ment are minimized.



documentdesign andproduction

Michael ReadMichael ReadMichael KimelbergMichael KimelbergJeffrey OverstreetJeffrey Overstreet

illustrations

Michael KimelbergMichael Kimelberg

Department ofDesign,

Construction& Land Use

City of SeattleCity of Seattle

R.F. Krochalis, DirectorPaul Schell, Mayor

printed on recycled paper

Documents

esign Review Guidelines - Seattle