greenwood/phinney neighborhood design guidelinesclerk.ci.seattle.wa.us/~ordpics/115361a.pdf ·...

Design Review Greenwood/Phinney Neighborhood Design Guidelines

Proposed May 2005

Greenwood/Phinney Neighborhood Design Guidelines

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Attachment 1 to Greenwood/Phinney andOthello Neighborhood Design Guidelines Ordinance


Proposed May 2005

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Note: Design Review does not apply to all zones. See Citywide Guidelines for details. Additionally, zoning areas on this map are for generalreference only. For confirmation of a specific property’s zoning, contact the Department of Planning and Development.



Proposed May 2005

The Greenwood Design Guidelines apply within the Greenwood/Phinney Urban Center Vil-lage and augment the 1998 General Guidelines for Multifamily & Commercial Buildings. Thechart below indicates whether Greenwood-specific supplemental guidance is provided.

Where Greenwood Guidelines AugmentGeneral Guidelines

Citywide Design Guidelines at a Glance Greenwood-specificsupplemental

guidance needed?Site PlanningA-1 Respond to Site Characteristics YYYYYesesesesesA-2 Streetscape Compatibility YYYYYesesesesesA-3 Entrances Visible from the Street NoNoNoNoNoA-4 Human Activity NoNoNoNoNoA-5 Respect for Adjacent Sites NoNoNoNoNoA-6 Transition Between Residence and Street NoNoNoNoNoA-7 Residential Open Space NoNoNoNoNoA-8 Parking and Vehicle Access NoNoNoNoNoA-9 Location of Parking on Commercial Street Fronts NoNoNoNoNo

A-10 Corner Lots NoNoNoNoNo

Height, Bulk and ScaleB-1 Height, Bulk and Scale Compatibility YYYYYeseseseses

C Architectural Elements and MaterialsC-1 Architectural Context YYYYYesesesesesC-2 Architectural Concept and Consistency YYYYYesesesesesC-3 Human Scale YYYYYesesesesesC-4 Exterior Finish Materials YYYYYesesesesesC-5 Structured Parking Entrances NoNoNoNoNo

D Pedestrian EnvironmentD-1 Pedestrian Open Spaces and Entrances YYYYYesesesesesD-2 Blank Walls YYYYYesesesesesD-3 Retaining Walls NoNoNoNoNoD-4 Design of Parking Lots Near Sidewalks NoNoNoNoNoD-5 Visual Impacts of Parking Structures NoNoNoNoNoD-6 Screening of Dumpsters, Utilities and Service Areas NoNoNoNoNoD-7 Pedestrian Safety NoNoNoNoNo

LandscapingE-1 Landscaping to Reinforce Design Continuity with Adjacent Sites NoNoNoNoNoE-2 Landscaping to Enhance the Building and/or Site NoNoNoNoNoE-3 Landscape Design to Address Special Site Conditions NoNoNoNoNo

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ASite Planning

responding to sitecharacteristics

streetscapecompatability

A. Site Planning

A-1 Responding to Site CharacteristicsA-1 Responding to Site CharacteristicsA-1 Responding to Site CharacteristicsA-1 Responding to Site CharacteristicsA-1 Responding to Site CharacteristicsNumerous east-west streets offer excellent views of Green Lake, Puget Sound andthe Olympic and Cascade Mountains from Greenwood Avenue North. Where possiblebuildings should be located to take advantage of these views and to enhance viewsfrom the public right-of-way. Examples of methods to do this include setbacks fromview corridors, landscape elements and street trees to frame views rather than blockthem, and pedestrian spaces with views of the water and mountains.

A-2 Streetscape CompatibilityA-2 Streetscape CompatibilityA-2 Streetscape CompatibilityA-2 Streetscape CompatibilityA-2 Streetscape Compatibilitya. Reinforcement of Commercial and Residential Development Patterns

Commercial development in the Greenwood/Phinney corridor has historically been ori-ented toward the street, with buildings up against the sidewalks. Most residentialdevelopments have modest landscaped setbacks and first floors are built slightly abovegrade to allow for privacy and a sense of transition from the street. Continuing thispattern will reinforce the character of both the business districts and residential areas.Consider:

1. Build commercial development up to the sidewalk where possible. Along North/Northwest 85th Street, new commercial buildings should be set back sufficiently toprovide 12-foot minimum sidewalks (including street trees and other plantings).Commercial buildings may be setback off the street if pedestrian-oriented space isprovided that is enhanced with humanizingcomponents such as trees and other plants, sitefurnishings and high-quality, well-detailed pave-ments between the sidewalk and the building.

2. Residential buildings (on Greenwood AvenueNorth and North/Northwest 85th Street) shouldbe setback where possible five to 15 feet fromthe sidewalk to provide extensive landscaping inthe front yard. When possible, first floor resi-dential units facing Greenwood Avenue North orNorth/Northwest 85th Street should be locatedat least three feet above the sidewalk level toprovide a sense of privacy and surveillance overthe street.

b. Treatment of Side Streets

Some treatment of side-streets off of GreenwoodAvenue North and 85th Street is important tocreate an effective transition to residential neigh-borhoods. Some options to consider include:

• setbacks with view-framing landscaping (see A-1);

• arbors with hanging plants; and

• small outdoor spaces with trees and landscaping.

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The small, heavily landscaped setback of this residentialbuilding on Greenwood Avenue North and North 76th Street

enhances the residential environment.



Proposed May 2005

B. Height Bulk & Scale

B-1 Height, Bulk and Scale CompatibilityB-1 Height, Bulk and Scale CompatibilityB-1 Height, Bulk and Scale CompatibilityB-1 Height, Bulk and Scale CompatibilityB-1 Height, Bulk and Scale Compatibilitya. Impact of New Buildings on the Street

Consider the setback of upper stories of new mixed-use development on GreenwoodAvenue North and North/Northwest 85th Street to reduce the dominance of newbuildings on the street.

Also, new commercial development should respect the small-scale historical pattern ofstorefronts on Greenwood Avenue North. Typically, the older storefronts are about 50feet in width and feature brick, stone or other masonry units. Some also featurearchitectural details that provide interest and a human scale to the buildings.

b. Zone Edges

Careful siting, building design and massing are important to achieve a sensitive transi-tion between more intensive and less intensive zones. Consider design techniquesincluding:

• increasing the building setback from the zone edge at the ground level;

• reducing the bulk of the building’s upper floors nearest to the less intensive zone;

• reducing the overall height of the structure; and

• using of extensive landscaping or decorative screening.

Design departures

If alternative techniques are used to successfully achieve a sensitive transitionbetween these zones, the following departures are suggested for consideration byapplicants and board members to offset the loss of any development opportunitywithin the Greenwood/Phinney neighborhood:

• relax the minimum size limit for nonresidential uses—allow up to a 15 percentreduction in the required commercial area; and

• relax the residential amenity or setback requirements.

This provision is not meant to preclude the granting of departures as allowed insection 23.41 of the Seattle Land Use Code.

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Height, Bulkand Scale

height, bulk andscale compatibility

B



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Height, Bulkand Scale

height, bulk andscale compatibility

B

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An additional zone edge design option may be desirable in areas where an alley doesnot exist:

• Allow for a building’s ground floor to be built to the property line of the lessintensive zone as long as the building wall is less than a single story, contains nowindows and upper floors are stepped back appropriately.

Figure 3: This zone edge option may be desirable in instanceswhere there is no alley between the residential and non-residential

uses.

Upper stories set back as necessary to provide privacy toresidents and minimize shading of residential yards

Avoid, if possible, locatingmechanical equipment in thislocation

Limit to a single story to improvetransition to neighboring singlefamily zone

No openings or equipment onwall Finish as approved by theBoard

Transitionsetback



Proposed May 2005

C. Architectural Elements and Materials

C-1 Architectural ContextC-1 Architectural ContextC-1 Architectural ContextC-1 Architectural ContextC-1 Architectural Contexta. Signage

The design and placement of signs plays an important role in the visual characterand identity of the community. Key aspects of this effort are to ensure that the signsare at an appropriate scale and fit in with the building’s architecture and the localdistrict. Small signs are encouraged in the building’s architecture, along a sign band,on awnings or marquees, located in windows or hung perpendicular to the buildingfaçade.

The following signs are generally discouraged:

• Large illuminated box (back-lit “can”) signs, unless they are treated or designed tobe compatible with the character of surrounding development. Back-lit awningsshould be limited to one horizontal-mounted lighting tube. Small neon signs are analternative as long as they are unintrusive to adjacent residences.

• Pole-mounted signs. Small monument signs are encouraged as part of low wallsscreening parking and abutting pedestrian-oriented space. Design should notpresent a visibility problem to a driver, pedestrian or bicyclist.

b. Façade Articulation and Modulation

Façade articulation and modulation in the Greenwood/Phinney Ridge Planning Area aremost critical in multi-family residential buildings. Use of façade articulation and archi-tectural elements is encouraged to make new construction compatible with the sur-rounding architectural context. Architectural features such as those listed below canadd further interest to a building, and lend buildings a human scale:

• Pitched roof

• Covered front porch

• Vertically proportioned windows

• Window trim and eave boards

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ArchitecturalElements andMaterials

architectural context

C



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ArchitecturalElements and

Materials

architectural context

C

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Similar roof, window treatment,proportional massing and setbacks

provide a level of continuity betweenthese structures despite the size

difference.

Façade modulation and articulation are less critical in commercial or mixed-use struc-tures as long as appropriate levels of detail are present to break up the façade. Manyof these structures are simple boxes that are well-fenestrated and contain a numberof details that add interest at the ground level and lend buildings a human scale.Modulation of commercial and mixed-use structures at the street level is discouragedunless the space or spaces created by the modulation are large enough to be usableby pedestrians.

C-2 Architectural Concept and ConsistencyC-2 Architectural Concept and ConsistencyC-2 Architectural Concept and ConsistencyC-2 Architectural Concept and ConsistencyC-2 Architectural Concept and Consistencya. Architectural Styles

The Greenwood Avenue North/Phinney Avenue North and North/Northwest 85th Streetcorridors are characterized by their utilitarian, non-flamboyant, traditional architecturalstyles (except for churches). Some important points to consider in making new devel-opment consistent and compatible with existing development include:

• small-scale architectural details at the ground level, including color, texture/patterns, materials, window treatment, sculptural elements, etc;

• landscaping is an important component of the overall character, particularly forresidential development; and

• personalization of individual businesses is a key feature of both corridors.

Personalization of businesses is a keyfeature along Phinney /Greenwood

Avenue N and N 85th Street



Proposed May 2005

b. Building Entrances

Almost all of the existing buildings located at corners along the Greenwood AvenueNorth/Phinney Avenue North and North/Northwest 85th Street corridors have en-trances at the corner. Even when the principal off-street parking areas are locatedon the side of the building, a primary building entrance should be located at thecorner. This concept is consistent with traditional neighborhood commercial designsand important in facilitating pedestrian activity at the street corners.

Figure 6: Corner building entries are encouraged.

C-3 Human ScaleC-3 Human ScaleC-3 Human ScaleC-3 Human ScaleC-3 Human ScaleNew multi-story developments should consider methods to coordinate a building’supper and lower stories. The parts should function as a composition — not necessar-ily requiring the top and bottom to be the same or similar.

C-4 Exterior Finish MaterialsC-4 Exterior Finish MaterialsC-4 Exterior Finish MaterialsC-4 Exterior Finish MaterialsC-4 Exterior Finish MaterialsNew buildings should feature durable, attractive and well-detailed finish materials.Examples of structures in the neighborhood that feature desirable exterior finishmaterials are provided in the Appendix.

a. Building Materials in the Greenwood Avenue North/Phinney AvenueNorth and North/Northwest 85th Street Corridors

Again, buildings within these corridors are characterized by their utilitarian, non-flamboyant, traditional architectural styles. Brick is the most common surface treat-ment in the commercial areas and should be encouraged. Plastic awnings should bestrongly discouraged. As an alternative, architectural canopies are encouraged toprovide weather protection and a place for business signage.

Entry

Entry

Entry

Entry

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ArchitecturalElements andMaterials

architecturalconcept andconsistency

human scale

exterior finishmaterials

C



Proposed May 2005

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D. Pedestrian Environment

D-1 Pedestrian Open Spaces and EntrancesD-1 Pedestrian Open Spaces and EntrancesD-1 Pedestrian Open Spaces and EntrancesD-1 Pedestrian Open Spaces and EntrancesD-1 Pedestrian Open Spaces and Entrancesa. Pedestrian Open Spaces

Small, usable open spaces are an important design objective. Open spaces incorpo-rating the following features are encouraged with new commercial and mixed-usedevelopment:

• Good sun exposure during most of the year

• Located in areas with significant pedestrian traffic

• Storefront and/or residential windows face onto open space, at or above theground level

• There are a variety of places to sit

• Pedestrians have something to look at, whether it is a view of the street, land-scaping, a mural, etc.

b. North/Northwest 85th Street Corridor and Greenwood Avenue North Corri-dor, North of North 87th Street

New development should enhance the pedestrian environment and encourage pedes-trian activity along the North/Northwest 85th Street corridor and the GreenwoodAvenue North corridor, north of North 87th Street. The following measures should beencouraged:

• Building entries facing the street

• Pedestrian-oriented facades

• Weather protection

• Below-grade parking, when possible

Figure 7: A good site design example for North/Northwest 85th Street.

Building entry from streetand parking areas

Pedestrian-oriented facadeor landscaping

by street

Goodpedestriancirculation

from streetthrough site

Screen parking lotfrom adjacent

residences

Pedestrian paths andlandscaping through

parking lot

Provide landscapingto screen parking lot

from street

Orient parking areas to the side of thebuilding where they are available for

joint use by neighboring uses

Accentuatedentrances

DPedestrian

Environment

pedestrian openspaces and

entrances



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c. Pedestrian Amenities

When possible, new development should integrate pedestrian amenities including butnot limited to street trees, pedestrian lighting, benches, newspaper racks, public artand bike racks to maintain and strengthen pedestrian activity.

D-2 Blank WD-2 Blank WD-2 Blank WD-2 Blank WD-2 Blank WallsallsallsallsallsStorefronts are encouraged to be located at the sidewalk edge, particularly in neigh-borhood commercial districts, and should be continuous, minimizing blank walls. Whereunavoidable consider treating blank walls with one or more of the methods suggestedin the Citywide Design Guidelines, including:

• installing vertical trellis in front of the wall with climbing vines or plant material;

• employing small setbacks;

• employing different texture, colors, or materials;

• providing art or murals.

Note: Successful murals typically require a clear vision, a strong theme(historical,cultural, etc.), some flair or whimsy, and exemplary execution.

PedestrianEnvironment

blank walls

D

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Proposed May 2005

Town Center Specific GuidelinesThe following Town Center Specific Design Guidelines were developed from the urbandesign recommendations contained in the 2002 Greenwood Town Center Plan. TheTown Center Plan provides significant additional detail regarding each of the urbandesign concepts dis-cussed below. Theplan also containsrecommendations thataddress other redevel-opment conceptsincluding the potentialuse of contract re-zones, traffic improve-ments and streetscapeimprovements. For acopy of the TownCenter Plan, contactthe Seattle Departmentof Neighborhoods at(206) 615-0950 orwww.seattle.gov/neighborhoods.

This mid-block connection offers apedestrian corridor activated by entrances

onto the space and movable seating.

Town Center

compatibility

mid-blockconnections

TC

1313131313

CompatibilityCompatibilityCompatibilityCompatibilityCompatibilityConsider using the human-scale historical pattern ofstorefronts on Greenwood Avenue North as a guide indeveloping new structures abutting Town Centerstreets. New development should respond toGreenwood’s existing context by matching windowand opening proportions, entryway patterns, scaleand location of building cornices, proportion anddegree of trim work and other decorative details, andemploying a variety of appropriate finish materials.

Mid-Block ConnectionsMid-Block ConnectionsMid-Block ConnectionsMid-Block ConnectionsMid-Block ConnectionsWhere relevant, consider incorporating and enhancingthe mid-block connection concept. Mid-block connec-tions should be visually open and activated by pedes-trian lighting, landscaping and human scaled, pedes-trian-oriented architectural features and details.Inclusion of public art and neighborhood signage isencouraged. These connections should align with themid-block crosswalk and may vary in width.

Greenwood Town Center



Proposed May 2005

Open SpaceOpen SpaceOpen SpaceOpen SpaceOpen SpaceEncourage a publicly accessible urban plaza, potentially incorporated into one of thenorth-south streets and any proposed mid-block connection. This adjoining streetcould be temporarily closed to traffic for special public gatherings. The plaza couldinclude seasonal landscaping and year-round green, seating walls, benches or otherstreet furniture, and public art.

With its extensive landscaping, this plazafeels like a protected, relaxing park.

Movable seating creates small gatheringspaces, but can be removed for special

public gatherings.

Street PatternStreet PatternStreet PatternStreet PatternStreet PatternNew development should respond to the existing street pattern to create pedestrianand visual continuity.

LandscapingLandscapingLandscapingLandscapingLandscapingUse of plants that are native to the Pacific Northwest is encouraged. In parkingareas consider using architectural raised planters, earth berms, terraced planters andtrellises. New development should include streetscape improvements to the publicstreet and private internal drives where possible. Coordinate landscaping and treelocation to maintain visibility of business signage.

Plantings enhance the street’s vitality whilemaintaining visibility of business signage.

Town Center

open space

street pattern

landscaping

TC

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Town Center

pedestrian lighting

street elements

structureorientation

TC

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Pedestrian LightingPedestrian LightingPedestrian LightingPedestrian LightingPedestrian LightingProvide lighting that enhances pedestrian safety and comfort. Pedestrian street lightsshould conform to the existing Greenwood lighting design plan (Lumec Z-14 Greenfinish GN8TX). New buildings are encouraged to incorporate custom lighting fixturesalong sidewalks and public pathways. Special care should be made to not over-illuminate.

Street ElementsStreet ElementsStreet ElementsStreet ElementsStreet ElementsIntegrate public art into buildings and landscaping. Small signs — especially bladesigns that hang over sidewalks — should be incorporated. Signage for way-finding,especially parking, is encouraged. Coordinate signage plans with the Greenwood/Phinney Main Street Plan.

Figure 11: Small signs that hang over the sidewalkcreate a pedestrian friendly shopping atmosphere.

Structure OrientationStructure OrientationStructure OrientationStructure OrientationStructure OrientationBuildings should generally be built to the edge of sidewalks without setbacks so thatground floor uses are visible and accessible from the pedestrian circulation system.The impacts of new structures on solar exposure should be considered. Buildingslocated on corners should be oriented to the corner and include entries, windows,canopies or other special architectural treatment. Automobile access, circulation orparking should not be located at the intersections of public streets. Blank wallsshould be avoided where possible and mitigated with architectural treatment wherethey are unavoidable. Mitigation might include small setbacks with planters and otherlandscaping, wall-hung trellises, indentations and modulation, and integration of artpieces.



Proposed May 2005

PPPPParararararking and Vking and Vking and Vking and Vking and Vehicular Cirehicular Cirehicular Cirehicular Cirehicular CirculationculationculationculationculationWhere it is necessary to include parking adjacent to a public street, consider mitigat-ing the visual impacts with street trees, landscaping or other design features.

• Curb cuts along North/Northwest 85th Street should be consolidated where fea-sible.

• Entrances to parking could include special paving and other sidewalk treatmentsand amenities, such as additional landscaping, signage or art.

• Access to off-street parking around Palatine Avenue North, First Avenue Northand Third Avenue North should be consolidated where feasible.

• Access at Second Avenue Northwest’s alignment is also acceptable to reinforcethe grid pattern.

Mass and ScaleMass and ScaleMass and ScaleMass and ScaleMass and ScaleConsider reducing the impact or perceived mass and scale of large structures bymodulating upper floors; varying roof forms and cornice lines; varying materials, colorsand textures; and providing vertical articulation of building facades in proportions thatare similar to surrounding plat patterns.

Town Center

parking andvehicularcirculation

mass and scale

TC

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Appendix: Positive Design Examples



Proposed May 2005

Figure A-1: Starbucks/Red Mill Burger site(North 67th Street and Phinney Avenue

North). This building’s human scale,storefront windows, traditional materials,weather protection, wide sidewalks, and

seating areas, in addition to its uniquelocation and views, make it one of the

most popular sites in the neighborhood.

Figure A-2: Apartment building(Greenwood Avenue North andNorth 76th Street). Streetfront

setbacks, landscaping, and buildingmodulation make this one of the

better multifamily buidlingexamples in the neighborhood.

Figure A-3: 74th Street Ale House(Greenwood Avenue North and North74th Street). This building’s modestscale, traditional storefront features,

and surrounding landscapingtreatments make it a positive feature

of the neighborhood.

Figure A-4: Cobblestone Used Furniture(Greenwood Avenue North between North

84th and North 85th Streets). Again, amodest scale and traditional storefront

features make this a good example. Thedecorative tile use, inset entry, and displaywindows add interest. Although the sign is

large, its detailing and execution make itappropriate in its context.

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Proposed May 2005

Figure A-5: Greenwood Avenue North and North73rd Street. Human scale elements, traditional

materials and a pedestrian-oriented facademake this building one of the neighborhood’s

favorites. The decorative tile and facade detailsadd interest from the sidewalk and the street.

Figure A-6: Pig and Whistle(Greenwood Avenue North near

North 85th Street). Another popularsite, this building features attractivefacade details, storefront windows,

traditional building materials,weather protection and a unique and

appropriately-scaled sign.

Figure A-7: Victoria Townhouses(Comstock Street, Queen Anne).

The use of traditional pitchedroofs, gables, and bays achieves a

scale and character consistentwith the neighborhood.

Figure A-8: Carmelita’s (GreenwoodAvenue North between North 70th and

North 75th Streets). Streetfront windowshighlighted with awnings and planter boxes

make this simple building attractive fromthe sidewalk and street.

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