Othello Design Guidelines - Seattleclerk.seattle.gov/~ordpics/117619at11.pdfOthello Design Guidelines CS2. Urban Pattern and Form Othello Supplemental Guidance Streetscape Compatibility

Mike PodowskiDPD Design Guidelines Ordinance ATT 11August 13, 2012Version #1

Attachment 11 to the DPD Design Guidelines Ordinance

OthelloDesign Guidelines


Attachment 11 to the DPD Design Guidelines Ordinance 2

O t h e l l o D e s i g n G u i d e l i n e s

No warranties of any sort, including accuracy, fitness, or merchantability accompany this product.

Copyright 2012, All Rights Reserved, City of Seattle, Prepared August 21, 2012 by DPD-GIS

Brighton Playfield

The Othello Neighborhood Design Guidelines apply within the Urban Village

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Neighborhood Commercial

O t h e l l o D e s i g n G u i d e l i n e sMike PodowskiDPD Design Guidelines Ordinance ATT 11August 13, 2012Version #1


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Attachment 11 to the DPD Design Guidelines OrdinanceC S 1 . N at u ra l Syste m s a n d S i te Fe at u re s 5


C S 2 . U r b a n Patte r n a n d Fo r m 5

Othello Supplemental Guidance

Streetscape Compatibility A strong relationship between the building and the street adds character and quality to the Othello business district.

■ Building spaces for commercial use at or near the edge of the side-walk and limiting vertical grade separations is encouraged where commercial uses occupy the street-level fl oor.

■ Shallow setbacks and a minor grade separation are encouraged between the fi rst fl oor and the sidewalk where residential uses occupy the ground fl oor; this will promote privacy and also accommo-date entry porches and stoops.

Citywide Guideline:

Strengthen the most desirable characteristics and patterns of the streets, block faces, and open spaces in the surrounding area.

CS2Urban Pattern and Form

A strong building form that serves as visual anchor.

Minor grade separations create residential privacy and provide opportunities for front porches and stoops.

At-grade, street-level commercial uses promote an active business district.

Residential

Commercial

Residential

Commercial




to be avoided

C S 2 . U r b a n Patte r n a n d Fo r m 6

Respect for Adjacent SitesSeveral zone edges between commercial (C1) and single family-zoned properties exist in the neighborhood. This could result in visual impacts, as well as traffi c and noise confl icts between these properties. To help prevent these situations, consider:

■ preventing service, loading and storage areas from directly facing single family residential areas; and

■ buffering single family areas from the undesirable impacts of com-mercial-related service facilities; use landscaping or cohesive archi-tectural treatment to screen service areas and facilities.

preferred

Sensitive Infill Development

Public art and other focal elements help focus activ-ity on public places.

Corner Lots1. Consider siting and designing structures on corner lots to take advan-

tage of their role as gateways and activity nodes in the community. Locating open spaces such as plazas for public use can promote a physical and visual connection to the street.

■ Consider adding a focal element, for instance, a sculpture or civic art piece to outdoor space. Consider building on current public art themes in the neighborhood, including a kiosk for the use of the community.

■ Employ strong building forms to demarcate important gateways, intersections, and street corners. Strong corner massing can function as a visual anchor for a block.


Attachment 11 to the DPD Design Guidelines OrdinanceC S 2 . U r b a n Patte r n a n d Fo r m 7

Height, Bulk and Scale CompatabilityMuch of the MLK@Holly business district is zoned for large, 65’ tall build-ings. Careful siting, building design and building massing at the upper levels is encouraged to achieve a sensitive transition between the 65’ com-mercial zone and adjacent residential zones. Large, monolithic buildings are discouraged. Consider the following:

■ Design building volumes to maintain a compatible scale with smaller buildings nearby.

■ Rely on building massing and orientation to place strong visual emphasis on the street in activating public space.

■ Use smaller sub-volumes in the massing of a building to create a tran-sition in size to adjacent residential structures that are smaller in scale.

smaller sub-volumes in the

massing of a mixed-use

buildings as a good transition

in scale to an adjacent

residential area

emphasis placed on the street to promote active,

pedestrian-oriented uses




P L 2 . Wa l ka b i l i t y 8

Citywide Guideline:

Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.

Othello Supplemental Guidance

Personal Safety and SecurityAddress specifi c principles of Crime Prevention Through Environmen-tal Design (CPTED). The goal of CPTED is the reduction of crime, and it is achieved by giving security concerns a high priority in the building process. To fully understand how CPTED is used, one must examine its components and the philosophy behind them. The following is a brief summary of techniques applicable to the design review process.

1. Defensible Space: “Defensible space” is the term used to describe an area that has been made a “zone of defense” by the design characteris-tics that create it. Under the defensible space guidelines, areas associ-ated with a development site are categorized as either public, semi-pub-lic, semi-private or private. This designation helps defi ne the appropriate activity and use for each area.Public Zones. These areas are generally open to anyone, such as the public sidewalk. Semi-public, Semi-private Zones. These areas create a buf-fer between public and private zones, and serve as common use spaces, such as plazas or courtyards on private property. They are accessible to the public, but are set off from the public zone of the right-of-way. This separation is accomplished with design features that establish defi nite transitional boundaries between the zones. Private Zones. These are areas of restricted entry on a building site, such as interior open spaces, residential entries, and on-site parking areas. Access is controlled and limited.

■ Consider the type of “zone of defense” most appropriate for specifi c spaces and entries included in the development pro-posal. Private open spaces and entrances should include physi-cal barriers, such as fencing, some forms of landscaping and locked doors. Symbolic barriers are appropriate for semi-private spaces, and require only a visual perception that a transition has occurred. Nearly anything could serve as a symbolic barrier, and examples include: bollards, fl ower beds, changes in sidewalk pat-terns or materials, and signs.

PL2Walkability




P L 2 . Wa l ka b i l i t y 9

2. Lighting: Good lighting is one of the most effective crime deterrents. When used properly, light discourages criminal activity, enhances natural surveillance opportunities, and reduces fear. Lighting can infl uence an individual’s feelings about his environment from an aes-thetic as well as a safety standpoint. A bright, cheerful environment is much more pleasing than one that appears dark and lifeless.

■ New developments are encouraged to provide lighting on build-ings and in open spaces. This includes: exterior lighting fi xtures above entries; lighting in parking areas and open spaces; and pedestrian street lights near sidewalks. To the degree possible, a constant level of light providing reasonably good visibility should be maintained at night. Bright spots and shadows should be avoided. Highly vulnerable areas and those that could conceal a potential attacker should be illuminated more brightly than areas designed for normal activity.

3. Landscaping: Landscaping, like architectural design, plays a sig-nifi cant role in CPTED. One function of landscaping in crime preven-tion is aesthetics, as an attractive environment generates a sense of pride and ownership. Landscaping can be used to perform a variety of design functions, as outlined below.

■ As a symbolic barrier, landscaping can mark the transition between zones. Consider employing features such as decorative fencing, fl ower beds, ground cover, and varied patterns in cement work to clearly show separation between zones. If more substan-tial barriers are needed, shrubbery such as evergreen hedges can be used to create more formidable edges.

Exterior lighting fi xtures and street lamps are sized to the scale of the building and sidewalk, directing light to the sidewalk and building entrance, thus increasing personal safety.




P L 3 . S t re e t- L e ve l I n te ra c t i o n 1 0

Citywide Guideline:

Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.Othello Supplemental Guidance

Human Activity The life of the neighborhood should be closely tied to the character of its public space. It is especially important to recognize streets as public space. The design of buildings can help determine the level of activity on the street. Where storefronts meet the sidewalk, social interaction can be intensifi ed adding vitality. New development is encouraged to support the area’s pedestrian designated streets and the Station Area Overlay District by contributing to a consistent building line at or near the sidewalk. Con-sideration of the following design features is encouraged:

■ Recessed building or individual shop entrances to help create a tradi-tional “main street” feel;

■ Stoops or landscaping to help provide privacy for residential use at street level;

■ Large developments are encouraged to include plazas or gracious entry forecourts along the street edge, provided street continuity is not unduly interrupted along the majority of the block.(This guidance addresses a potential unintended consequence of NC zoning and the P1 designation that when applied to a very large, full-block develop-ment, could create a long, uninterrupted street wall not conducive to pedestrian comfort;

■ Overhead weather protection along the sidewalk for pedestrian com-fort; canopies and awnings are encouraged.

PL3Street-Level Interaction

An example of well-designed overhead weather protection in New Holly.

An example of a well-marked, articulated build-ing entrance that is oriented to the sidewalk and provides overhead cover.

An example of public open space including street-level retail space with direct access from the adjacent open space or street.


Attachment 11 to the DPD Design Guidelines OrdinanceP L 3 . S t re e t- L e ve l I n te ra c t i o n 1 1


Pedestrian Open Spaces and EntrancesActivate the Street EdgeProviding space for intermingling of pedestrians and shoppers at the street-level on Martin Luther King Jr. Way South will help create a socially and visually stimulating MLK@Holly business district. Multiple store-fronts, shop entrances and activities enliven the street and provide a safe pedestrian environment. Generous windows placed at the ground fl oor give people inside an awareness of activity on the street. This is com-monly referred to as “eyes on the street,” and supports an active day and night street environment.

■ Buildings that are designed for multi-tenant occupancy and walk-in pedestrian traffi c at the street level are encouraged.

Transition Between Residence and Street Ground-related residential development, such as townhouses, is encour-aged at locations along public open spaces such as Othello Park to create human activity along the park and provide for social interaction among residents and neighbors.

Design elements such as separate storefronts, display windows, shop entrances, pedestrian-scaled signs, ownings, overhangs and landscaping add interest and give a human dimension to this street-level building facade.

Dense landscape buff er, architectural screening and setback from the property line

Single Family Commercial




D C 4 . E x te r i o r E l e m e nt s a n d F i n i s h e s 1 2

Citywide Guideline:

Use appropriate and high quality elements and fi nishes for the building and its open spaces.

Othello Supplemental Guidance Exterior Finish Materials Encourage High-Quality Construction: All new buildings are en-couraged to be constructed as long-term additions to the urban fabric.

Residential Development1. Use exterior building materials that are typically residential in char-

acter. The most commonly-found traditional cladding material in the Othello Neighborhood is wood: shingle, horizontal or vertical. Stone, or other masonry with human-scale texture, is also encouraged—particularly as accent materials.

2. Creative combinations of the above are encouraged; other materials can also be considered, such as stucco and vinyl shaped to refl ect natural textures, so long as they meet the overall objective of convey-ing a sense of permanence, human scale and proportion.

DC4Exterior Elements and Finishes

A limited number of materials and colors used on the exterior of a new building creates visual simplicity and harmony.

Variation in window design is encouraged

Horizontal Wooden Siding

Vertical Wooden Siding

Shingle Stucco

Stone Brick

An example of high-quality and variegated use of residential exterior materials in New Holly.


Attachment 11 to the DPD Design Guidelines OrdinanceD C 4 . E x te r i o r E l e m e nt s a n d F i n i s h e s 1 3

Commercial and Mixed-Use Development1. Use exterior building materials typically found in traditional storefront

design. This includes brick, masonry and metal on the ground fl oor. Mixed-use developments could use a combination of materials, such as brick, masonry, metal, wood and stucco in a manner that creates a coherent overall building design.

2. Consider window design as an opportunity to provide variation and defi nition along building facades. Avoid monotonous repetition of window types.

A street-facing commercial facade containing ele-ments of traditional storefront design, including large, transparent display windows, metal framing for storefronts, and a combination of brick and masonry with channel reveals. Th is type of treat-ment is encouraged for commercial facades in new development proposals.


Attachment 11 to the DPD Design Guidelines OrdinanceS i te S p e c i f i c D e s i g n G u i d a n c e 1 4

Site Specifi c Design Guidance1. Northwest Corner of Martin Luther King Jr. Way South and South Othello Street

Consideration of the following neighborhood recommendations is encouraged: ■ Consider adding a focal element, for instance, a sculpture or civic art piece to outdoor space. Consider

building on current public art themes in the neighborhood, including the community kiosk. ■ Employ strong building forms to demarcate important gateways, intersections, and street corners. Strong

corner massing can function as a visual anchor for a block. ■ Create a mid-block pedestrian plaza adjacent to the sidewalk and enclose the plaza with active retail uses.

This could also aid in reducing the bulk of a large development on Martin Luther King Jr. Way South. ■ Modulate the facade into “human scale” sub volumes on both street frontages. ■ Locate small storefronts along Martin Luther King Jr. Way South, possibly with roll-up windows to provide

“open-air” retail spaces. ■ Provide overhead weather protection along Martin Luther King Jr. Way South and retail portions of South

Othello Street. ■ Preserve the privacy of residential neighbors to the west with an appropriate transition in height, bulk and scale.

2. Northeast and Southeast Corners of Martin Luther King Jr. Way South and South Othello Street Consideration of the following neighborhood recommendations is encouraged:

■ Consider orienting buildings around a community kiosk, and create a public open area using the kiosk as a focal point.

■ Employ a highly visible and accessible entrances to ground level commercial uses, particularly around a public open space plaza.

■ Create a mid-block pedestrian plaza adjacent to the sidewalk and enclose the plaza with active retail uses. This could also aid in reducing the bulk of a large development on Martin Luther King Jr. Way South.

■ Avoid a “monolithic” building mass at this location; rather, break up the development site into multiple buildings.

Documents

Othello Design Guidelines - Seattleclerk.seattle.gov/~ordpics/117619at11.pdfOthello Design Guidelines CS2. Urban Pattern and Form Othello Supplemental Guidance Streetscape Compatibility