NORTHGATE
URBAN DESIGN FRAMEWORK
City of Seattle December 2013 Department of Planning & Development Acknowledgements
The Seattle Department of Planning and Development thanks the following for their thoughtful work and participation in planning and design efforts at Northgate.
SEATTLE DEPARTMENT OF PLANNING AND DEVELOPMENT SEATTLE PUBLIC UTILITIES Diane Sugimura Shannon Kelleher Marshall Foster Tom Hauger SEATTLE DEPARTMENT OF NEIGHBORHOODS Gordon Clowers Thomas Whittemore Lyle Bicknell Lisa Uemoto Ryan Moore PUBLIC HEALTH - KING COUNTY AND SEATTLE KING COUNTY TRANSPORTATION Julie West Kevin Desmond Randy Witt PUGET SOUND REGIONAL COUNCIL Gary Prince Sara Maxana Sally Turner Ben Bakkenta Ron Posthuma NORTH SEATTLE COMMUNITY COLLEGE SEATTLE DEPARTMENT OF TRANSPORTATION Mark Mitsui Peter Hahn Orestes Monterecy Michael James Dongho Chang PUBLIC OUTREACH CONSULTANTS Reiner Blanco Trang Tu Luke Korpi Judy DeBarros Cynthia Robinson Barbara Lee URBAN DESIGN CONSULTANTS -- VIA ARCHITECTURE Alan Hart SOUND TRANSIT Mahlon Clements Ron Endlich Matt Roewe Fred Wilhelm Alex Sandoval Rachel Smith Table of Contents
PAGE PAGE PAGE I. EXECUTIVE SUMMARY iv Urban Center: Land Use Recommendations 18 5. IMPLEMENTATION 78
Urban Center: Mobility Recommendations 19 1. INTRODUCTION 3. NORTHGATE SUBAREAS 26 APPENDICES 80 Findings 1 1. TOD Site Design Alternatives Planning Purpose, Process and North Subarea Guiding Principles 2 Urban Design Analysis 28 Conceptual Framework 3 Urban Design Principles 30 Urban Design Concept 35 Superblock Recommendations 37
2. NORTHGATE URBAN CENTER 5 West Subarea How Northgate Relates to Seattle and Urban Design Analysis 38 the Region 5 Urban Design Principles 40 Northgate’s Existing Assets and Urban Design Concept 43 Neighborhood Features 7 Superblock Recommendations 45 Physical Setting 7 Gateways, Hearts, and Edges 7 Views 8 South Subarea Parks, Recreation, Open Space 8 Urban Design Analysis 46 Urban Design Principles 48 Urban Design Concept 52 Area Circulation and the “Superblock” Superblock Recommendations 54 Land Use Pattern 10 Streetscape Concept Plan 55
Existing Pedestrian Facilities 11 Existing and Planned Bicycle Facilities 12 4. TRANSIT ORIENTED Transit Circulation 12 DEVELOPMENT STRATEGY 60
Context 60 The Urban Center’s Development Overall Development Goals 62 Potential 14 Preferred Site Development Concept 63
Development Guidelines 64 Conclusions of the Land Use/Design Defining Blocks and Major Pathways Analysis of Existing Conditions 15 Within the Site 65 Parks and Public Amenities 67 Recommendations for Healthy, Livable, Land Uses and Building Design 69 Equitable Neighborhood Development 16 Other Supporting Features and Qualities 71 Development Concept Using the UDF Guidance 72 i. EXECUTIVE SUMMARY
The future vision for Northgate is as expressed This Urban Design Framework (UDF) defnes a Contributes to energy conservaton and in its 1993 neighborhood plan: to “transform a road map of strategies and recommendatons for climate initatves thriving, but underutlized auto-oriented ofce/ contnued progress toward the Urban Center’s Lower transportaton cost burdens on retail area into a vital, mixed-use center of transformaton. It evaluates the top priorites for households concentrated development surrounded by healthy future growth and recommends several urban single family neighborhoods.” The neighborhood design improvements that will be great amenites This UDF will be used to express the preferred vision plan encompasses all facets of Northgate’s future, promotng livability, a beter environment and and design priorites for the future development foreseeing: a well-functoning community. All of these of the Link transit staton subarea. As well, further a denser community with many residents actons will directly support the accomplishing of discussion and coordinaton with King County, and diverse housing opportunites Northgate’s neighborhood plan vision, especially Sound Transit and other agencies will inform how in: the vision can be realized, by infuencing designs for a network of parks and recreatonal future development and balancing transportaton amenites creatng a denser and vibrant mixed-use, mixed-income transit-oriented community operatonal needs. more community services near the Sound Transit (ST) Link and Metro more small local-serving businesses Transit staton; a healthy and sustainable setng improving mobility and quality of facilites emphasizing natural environmental for pedestrians, transit riders, and values; and bicyclists; and a transportaton system that ideally serves aiding the transformaton from an users of all kinds — walkers, bicyclists, automobile-oriented district to a beter transit riders and motorists. living environment throughout the Urban Center By gaining several new amenites in the last decade – library, community center, parks, streetscape Among the numerous benefts of a transit-oriented improvements, drainage channel, and improved development approach will be: transit service frequency — Northgate has become Increased transit system ridership and a more livable and atractve place for residents improved personal mobility and businesses. The City has contnued to assist Healthier, more walkable and livable through a number of planning eforts that have communites supported by focused defned design guidelines, future transportaton investments investments, and other initatves supportng future growth and realizaton of the vision.
iv | NORTHGATE URBAN DESIGN FRAMEWORK INTRODUCTION 1
Findings
This Urban Design Framework (UDF) guides future actons that will help realize the vision identfed in Northgate’s 1993 neighborhood plan, calling for dramatc growth and transformaton of the commercial core into a livable, walkable, dense urban center.
The UDF recommends both general and specifc actons that the City will seek to implement, to achieve goals of the City’s Comprehensive Plan, the neighborhood plan, and related objectves to improve Northgate as a livable and well-served Urban Center.
These include actons that support: future transit- oriented development (TOD) with high-quality public places, next to the Link transit staton; enhanced transit services and operatons; and investments to improve pedestrian and bicycling mobility and safety.
These can transform the Urban Center to a beter living environment, enhance transit accessibility, and overcome difcultes posed by the presence of Interstate 5 as a barrier within the neighborhood, and the large “superblock” road confguratons.
NORTHGATE URBAN DESIGN FRAMEWORK | 1 Introduction Planning Purpose, Process, and Guiding Principles 1
In the last 20 years since the Northgate Plan was Land Use Planning and Growth Principles Urban Design Principles adopted, much has happened – including a series of investments in public parks, facilites, streets The most important “big themes” and priorites The most important urban design principles that and sidewalks, transit service, and a number of that have been identfed for achieving Northgate’s will help improve the urban environment are: newer commercial investments and residental vision, refected in this UDF, are: Providing landscaping, amenity and developments that are gradually transforming the Defning a compelling vision for the accessibility enhancements along key Urban Center. Also, Link light rail is now under development of the Link staton area corridors to improve mobility and constructon and service will begin in 2021. district with a dense and atractve aesthetc quality. combinaton of residental and commercial Incorporatng generous public spaces, This UDF provides a chance to review the land uses, and amenites and public spaces amenites and art in future development. neighborhood planning objectves as they that are safe, actve and successful. relate to today’s circumstances, and beter Accomplishing a network of pedestrian- Accomplishing a socially diverse defne and illustrate strategies for contnuing oriented connectons across the Urban community with afordable housing, and the transformaton. Topics such as how Center that will help to break up amenites and services that beter serve “superblocks.” neighborhood environments support public residents’ needs and make a livable place. health, livability and social equity – all referenced Sitng and designing buildings to reinforce by the original Northgate planning – are now Accomplishing a targeted set of the pedestrian realm. even more prominent in present-day city planning pedestrian, bicycle-oriented and transit improvements that will enhance mobility, Including environmental sustainable perspectves. Regional planning eforts and federal design features in future development. funding have helped motvate this current efort, comfort and safety for all users across the Urban Center. to ensure that everyone is doing as much as we Ensuring and enhancing transit service frequency and reliability. can to achieve high-quality neighborhoods in Ensuring transportaton mobility optons places that are designated growth centers and will and transit services are well-integrated be well-served by major transit systems. and efciently available to serve the neighborhood. To those ends, the City has conducted a preliminary Enhancing the main corridors (Northgate Urban Design Study in 2011/12, and conducted Way, 5th Ave NE and Meridian Ave N), and expanded public outreach in 2012/13 to study transforming Northgate’s “superblocks” optons and gain feedback about how future throughout the Urban Center to become growth can best be shaped. healthier, human-scaled and livable mixed-use districts.
2 | NORTHGATE URBAN DESIGN FRAMEWORK Introudction
Conceptual Framework 1
The UDF design recommendatons are organized according to a hierarchy of three geographic scales: 1. Northgate Urban Center: 2. Northgate Subareas: 3. Northgate Superblocks:
The Urban Center scale captures area-wide The Subarea scale explores Northgate’s Urban The Superblock discussions illustrate existng issues, including strategies for linkages between Center in three parts, which allows a closer look issues and the future potental within several Northgate’s subareas, housing and livability. at the roles and development paterns in each of superblocks across the Urban Center. Similarly, a these districts. case study examines the future redevelopment potental within King County’s Park and Ride lot south of the mall.
NORTHWEST NORTHWEST HOSPITAL HOSPITAL
01 02 03 04 01 NG_NORTH 05 Northgate Way 02 NG_WEST 07 06
MALL 05 MALL
03 5th Ave NE 5th Ave
04 N Meridian Ave
NE 103rd St 01 02 NG_SOUTH NE 100th St
03 04 NSCC NSCC
Figure 1.1 - Hierarchy of three scales of analysis
NORTHGATE URBAN DESIGN FRAMEWORK | 3 Festvites at the Hubbard Homestead Park NORTHGATE URBAN CENTER 2
How Northgate Relates to Seattle and the Region NORTHWEST HOSPITAL Located six miles north of downtown, Northgate is one of six Urban Centers designated in Seatle’s Comprehensive Plan, and one of 27 regional growth centers designated in Puget Sound Regional Council’s (PSRC) Vision 2040 regional growth management plan. The Urban Center includes 410 acres on both sides of Interstate 5. The Urban Center is at the conjuncton of several surrounding residental neighborhoods, including Licton Springs, Haller Lake, Pinehurst, and Maple NE Northgate Way
Leaf, with others such as Victory Heights, Lake City NE Way Roosevelt and Green Lake nearby.
Northgate is one of the City’s largest retail, medical and ofce centers outside of downtown and home MALL to one of the City’s largest hospital complexes Meridian Ave N Meridian Ave NE 5th Ave outside of central Seatle. This refects its locaton NE Ave 1st near Interstate 5 and its history as a traditonal automobile-oriented commercial shopping district that also provides a variety of medical NE 103rd Street and educatonal services to all of North Seatle. The adjacent North Seatle Community College is a key asset with a mission to provide 21st Century educaton, training and services to elevate residents’ compettveness in the job market and aid Seatle’s economic vitality. NSCC
NE 92nd Street NORTH
Figure 2.1 - Northgate Aerial Photo
NORTHGATE URBAN DESIGN FRAMEWORK | 5 Urban Center Employment Growth Source: DPD Urban Center/Village Employment Growth Report
% of Total jobs Target Added since Urban Center 2004 2005 2006 2007 2008 2009 2010 2011 Target Met 2004 Downtown 143,288 142,757 143,287 145,756 150,995 141,501 136,381 139,956 29,015 ‐11% (3,332) First Hill/Capitol Hill 40,015 40,425 40,910 40,699 41,538 42,181 41,637 42,696 4,600 58% 2,681 University 32,724 34,375 34,196 34,088 33,489 32,972 32,972 33,469 6,140 12% 745 Northgate 11,022 10,605 10,394 10,439 11,065 11,123 11,430 11,827 4,220 19% 805 South Lake Union 17,863 19,017 20,340 21,645 22,880 21,427 19,644 26,756 16,000 56% 8,893 Uptown 13,740 14,355 14,256 14,558 15,180 13,862 13,911 14,801 1,150 92% 1,061
Urban Center Residential Growth Source: DPD Urban Center/Village Residential Growth Report
URBAN CENTERURBAN The area includes the Northgate Transit Center, % of Target the largest in King County Metro’s system, served
2 Urban Center 2004 2005 2006 2007 2008 2009 2010 2011 2012 Growth Target Met by thirteen Metro bus routes and two Sound Downtown 214 277 749 652 508 1,638 541 3 37 4,331 10,000 43% Transit Express bus routes, and providing 1,500 First Hill/Capitol Hill 74 67 451 127 239 484 682 (8) 1050 3,092 3,500 88% University 5 135 18 139 62 456 (3) 319 205 1,331 2,450 54% park-and-ride spaces. The new Sound Transit Link Northgate 5 22 (1) 1 699 8 3 2 739 2,500 30% staton and service, to open in 2021, will increase South Lake Union 162 151 614 97 735 89 1,686 8,000 21% Uptown 111 8 212 94 173 320 46 207 105 1,165 1,000 117% Northgate’s signifcance to regional and local transit by improving transit service connectvity, Table 2.1 - Northgate Urban Center Housing Growth speed, frequency and reliability, and is one of the Urban Center Employment Growth best opportunites to enhance a transit-oriented Source: DPD Urban Center/Village Employment Growth Report community near a light rail staton that fully
leverages this transit investment. For this reason, % of Total jobs it was selected as a “catalyst project” site for the Target Added since Urban Center 2004 2005 2006 2007 2008 2009 2010 2011 Target Met 2004 PSRC’s Growing Transit Communites Partnership, Downtown 143,288 142,757 143,287 145,756 150,995 141,501 136,381 139,956 29,015 ‐11% (3,332) funded through a grant from the federal First Hill/Capitol Hill 40,015 40,425 40,910 40,699 41,538 42,181 41,637 42,696 4,600 58% 2,681 University 32,724 34,375 34,196 34,088 33,489 32,972 32,972 33,469 6,140 12% 745 Partnership for Sustainable Communites. Northgate 11,022 10,605 10,394 10,439 11,065 11,123 11,430 11,827 4,220 19% 805 South Lake Union 17,863 19,017 20,340 21,645 22,880 21,427 19,644 26,756 16,000 56% 8,893 Seatle’s Comprehensive Plan set 20-year growth Uptown 13,740 14,355 14,256 14,558 15,180 13,862 13,911 14,801 1,150 92% 1,061 targets for the Urban Center of 2,500 new housing Table 2.2 - Northgate Urban Center Employment Growth units and 4,220 net added jobs through 2024. Urban Center Residential Growth Compared to the other Seatle urban centers, Source: DPD Urban Center/Village Residential Growth Report growth has occurred relatvely slowly in Northgate:
only 30% toward its housing growth target and % of Target 19% toward its employment growth target. This Urban Center 2004 2005 2006 2007 2008 2009 2010 2011 2012 Growth Target Met Downtown 214 277 749 652 508 1,638 541 3 37 4,331 10,000 43% amounts to a net gain of 740 dwelling units and First Hill/Capitol Hill 74 67 451 127 239 484 682 (8) 1050 3,092 3,500 88% 800 jobs since 2004. University 5 135 18 139 62 456 (3) 319 205 1,331 2,450 54% Northgate 5 22 (1) 1 699 8 3 2 739 2,500 30% South Lake Union 162 151 614 97 735 89 1,686 8,000 21% Uptown 111 8 212 94 173 320 46 207 105 1,165 1,000 117%
6 | NORTHGATE URBAN DESIGN FRAMEWORK URBAN CENTER 2 400 7 |
NORTH
0 Grocery Store NE Way Roosevelt 200
Area
ce
f
Drug Store LEGEND
Beaver Pond Natural Natural Beaver Pond
Post O Post Community HeartsCommunity Neighborhood Gateways Corridor Commercial Road Barrier Barrier Topographic Views Hearts, Gateways, Edges Hearts, Gateways,
Center 5th Ave NE Ave 5th FRAMEWORK DESIGN URBAN
and Community
Northgate LibraryNorthgate
* Park
ornton Creek ornton
T
Hubbard Homestead Homestead Hubbard NORTHGATE NORTHGATE
MALL
NE 100th St.
NE 103rd St.
NE Northgate Way
NE 92nd St.
LRT Station LRT
Northgate Transit Transit Northgate
Center and future
Meridian Ave N Ave Meridian NSCC
Licton
Springs Springs Park HOSPITAL Figure 2.2 - Neighborhood Features Map Figure 2.2 - Neighborhood Features NORTHWEST Northgate’s rolling topography and district, provide a sense of entry. sense of entry. a provide district, north-south street corridors that, combined with the experience of leaving primarily single-family residental areas and entering the commercial gateways gateways on streets including Pinehurst Way NE, Northgate 5th Way, Ave NE and The 1st Ave area’s NE. slopes create vistas primarily along whole neighborhood. Gateways: street paterns combine to defne the area’s of the neighborhood, “hearts” are the centers of community life, and “edges” are the and subareas of boundaries linear physical as act that features Gateways, Hearts, and Edges Gateways, “Gateways” are notable passages into and out have have been flled in the past, covering peat soils in parking lots. portons of the existng areas areas west of I-5 via the wetland complex at the college. Areas such as the mall the parking blocks between lot NE and 100th and 103rd Streets Urban Center land slopes gently down toward the south. Thornton Creek provides natural drainage including from Washington, Lake in toward ravines The Urban Center is located in a valley bounded by the hillsides of Maple south, and Licton Springs to the Much west. of Leaf the to the east and Physical Setng Physical Northgate’s Existing Assets and Assets Existing Northgate’s Neighborhood Features URBAN CENTERURBAN 2 A similar experience occurs when street users pass Thornton Place is a newer kind of place that Views under I-5 on Northgate Way, or exit Interstate 5 at accommodates driving patrons, and has a movie 1st Ave NE and enter the densest shopping district. theater complex but also a variety of residental Views in Northgate consist mainly of territorial The existng Transit Center also provides a portal opportunites as well as pedestrian-oriented plazas views north-south along 1st Ave NE, 5th and 8th for entry and exit to Northgate, a functon that will and open spaces. Avenues NE and Roosevelt Way NE, infuenced by be emphasized even more greatly when light rail the rolling topography. From Maple Leaf, views service begins. Edges: Interstate 5 is the most important edge/ westward are also possible. On Meridian Ave N., barrier because it divides the western and a Downtown skyline view may be seen toward the Hearts: Heart locatons are the centers of eastern portons of the neighborhood with only south. Motorists also experience Northgate from commercial and social actvity within the a few streets that bridge the divide (N 92nd St., Interstate 5 both northbound and southbound, neighborhood. They provide anchors for Northgate Way, NE 117th St.). The efects of this seeing Thornton Place, the mall, the Transit Center, the community and help give form to the edge are signifcant upon overall trafc congeston the college and multfamily buildings as they pass. neighborhood. and pedestrian accessibility – many Licton Springs A southbound view toward Mount Rainier is also residents, though physically close, must choose possible from Interstate 5. The Northgate Mall, North Seatle Community between only two routes that can be congested, to College, Thornton Place and the commercial reach the heart of Northgate. On Northgate Way, Parks, Recreaton, Open Space district near 5th Ave NE and Northgate Way the congested trafc itself and the wide street also The relatvely recent additons of Hubbard are the most actve centers. Yet most of these create a sort of barrier or edge within the core. places are either internally focused (such as the Homestead Park, library, community center, indoor actvites at the mall) or are experienced Along the south and southeastern edges of the and Thornton Creek water quality channel have as primarily automobile-oriented places due to Northgate core, the steep topography of hills in improved the range of amenites serving the their functon as traditonal postwar commercial Maple Leaf, and the Thornton Creek drainage, Northgate core. shopping districts. So, lesser overall sidewalk defne edges that efectvely limit the extent of the qualites tend to limit the atracton of pedestrians, Northgate commercial core. although certain segments have newer sidewalks, and places such as the library/community center and Hubbard Homestead Park are linked by improved facilites on 5th Avenue NE.
8 | NORTHGATE URBAN DESIGN FRAMEWORK URBAN URBAN CENTER 2
Actve recreaton features are sparse, but they include the community center, an outdoor basketball court at Hubbard Homestead Park and a Frisbee golf facility at Mineral Springs Park (west of I-5). There is also a P-Patch created by the community on NE 103rd Street, and other open space such as the Thornton Creek stream ravine with an associated beaver pond marsh that provide unique features with natural values.
The college’s periphery also contains several natural tracts that include wetlands that have habitat and educatonal value. Licton Springs Park and Northacres Park are also located nearby.
Hubbard Homestead Park
Community Center and Library on Figure 2.3 - Examples of neighborhood assets 5th Avenue NE Thornton Drainage Channel near 3rd Ave NE
NORTHGATE URBAN DESIGN FRAMEWORK | 9 2 URBAN CENTER 10 blocks. smaller but more many and circulaton for streets havethat neighborhoods Seatlemany other more This pedestrians. to to compared and right the to illustrated is patern bicycles to vehicles modes, travel from all for mobility constrict to tends that confguraton “superblock” a creates streets of number limited and blocks of combinaton This to 650 from 1,300 feet inlength. ranging typically large, are blocks Northgate’s its orientaton, Given Center. commercial Urban historically the of east and north at the aimed to neighborhoods in controls trafc through trafcreducing dead-end with most streets, local of number small relatvely a include streets east-west Other neighborhoods. connectng other to Street) 92nd N and and NE, Way arterials (Northgate Aves east-west two 5th with NE) and Way Roosevelt 1st N., Ave (Meridian consists patern mainly of a limited number of north-south arterials circulaton street Northgate’s Area Circulation andthe “Superblock” LandUse Pattern |
NORTHGATE URBAN DESIGN FRAMEWORK
Date: 3/20/2013 Date: User Name: asandoval Document Name: Northgate-UDF ConnectivityMap Northgate-UDF Name: Document asandoval Name: User Table 2.3SeatleUrbanCenters Connectvity Figure 2.4-ComparisonofSeatleUrbanCenters Street Density Northgate Northgate South Capitol University
Lake
Hill
District
Union
Date: 3/20/2013 Date: ce Block Acres User Name: asandoval Document Name: Northgate-UDF ConnectivityMap Northgate-UDF Name: Document asandoval Name: User 410 324 913 773 1 = feet400 inch Feet 100 South Lake UnionSouth Lake N
Density 25 33 12 8
Date: 3/20/2013 Date: Intersection 1 = feet400 inch Feet 100 User Name: asandoval Document Name: Northgate-UDF ConnectivityMap Northgate-UDF Name: Document asandoval Name: User Density N U- District 0 1280 330 10 29 8 330 240 28 17
Typical Length
Date: 3/20/2013 Date:
Block 420 420 460 User Name: asandoval Document Name: Northgate-UDF ConnectivityMap Northgate-UDF Name: Document asandoval Name: User 600 1 = feet400 inch Feet 100 Capitol Hill
N 1 = feet400 inch Feet 100 N URBAN CENTER 2 11 |
Figure 2.5 - Seatle Pedestrian Master Plan Master Figure 2.5 - Seatle Pedestrian URBAN DESIGN FRAMEWORK DESIGN URBAN NORTHGATE NORTHGATE The City has identified Northgate as a High Priority Area as illustrated in the City’s PedestrianMaster Plan. The High Priority Areas Map identifies locations in Seattle where people needto be able to walk the most. These locations are shown as the darker orange areas on the Figure below. The I-5 right-of- I-5, including the underpass, is due uncomfortable to the combinaton of sidewalk quality, quality, nearby vehicles, lightng and the need to cross a streets. number of busy Of-street Of-street Pedestrian Facilites: a shortage of defned Center, pedestrian pathways In the through Urban large connectvity lots through the area’s superblocks. The limits Mall property, overall however, does have a pedestrian number of pedestrian paths on its sides. Given this western shortage and a lack and of mid-block southern to have pass connectons, walkers through parking lots and otherwise feel secondary to automobile movements. Interstate 5 Pedestrian Barrier: that pedestrians to barrier signifcant a creates way hampers connectvity between Licton Springs, the college, and the main core of Northgate, including the transit center. This contnues to pedestrian trips. discourage However, existng transit service helps extend the range of carry pedestrians and them can past the routes provide I-5 eight barrier. trips per Three Springs via N 92nd Street, Licton to weekday both directons transit hour in and another route travels via Northgate Way with three trips per hour in each directon. pedestrian Also, environment the along Northgate Way at Within the Urban Walkable sidewalk widths sidewalk vary Walkable there there remain either no sidewalks on most streets or limited older isolated segments 95th Street. north of NE complete complete walking opportunites across the Urban for However, the Center. adjacent Maple Leaf and Pinehurst neighborhoods to the east and north, of improvements in recent years, such as 1st Ave NE other and 8th Ave NE have improved streets or extended facilites that provide relatvely Center, only Center, 3rd Ave NE south of NE 100th Street lacks sidewalks entrely, employees which in this inconveniences ofce district. Due to a series comfort and reliability. comfort Network completeness: than 6 feet. Older surfaces, sidewalks and intruding landscaping, can cracking, and have uneven adjacency to vehicle trafc lanes can afect overall widely and sometmes are narrowed by utlity by pole narrowed widely and are sometmes placements. Typical widths range to as narrow as wider are although sidewalks newer 3-6 most feet, shortage of of-street pedestrian routes, and in the routes, pedestrian of of-street shortage 5. such as Interstate of barriers presence conditon: Physical existng existng sidewalks, gaps in network completeness, shortall in landscaping and street furniture, the the overall quality of the pedestrian is experience afected by limitatons of in conditons physical and width the pedestrian to relate These facilites. Existng Pedestrian Facilites Pedestrian Existng have Center Urban the in streets most though Even sidewalks and some have atractve treatments, 2 URBAN CENTER 12 cycle track by crossing thestreet at NE103rd St. the from reached NE, Ave 1st of side east the on planned is path mult-use a north, the to Further St. 103rd NE to Street 92nd N from NE Ave 1st of two-way a ‘cycle but track’ is proposed to be built facilites,on the west side bicycle lacks thatcurrently Street NE Ave First 117th north. the N to/from connectons aids at crossing I-5 an toward northward routng logical a provides NE Ave First and connecton, east-west an as St. 92nd N. use may Lake Green to/from routes bicycling Typical Way N. streets College and Street of103rd NE NE, Ave 5th including portons on Center, “sharrows” Urban of the consistng for ofer coverage litle routes relatvely bicycle designated Existng travel. pedestrian afect that impediments same the by Bicycle connectons in Northgate are compromised Existng andPlannedBicycle Facilites |
NORTHGATE URBAN DESIGN FRAMEWORK ult o pdsra ad iyl connectons. bicycle the and pedestrian on of limitatons quality and topography, network, street arterial limited 5, Interstate impediments by the presented to of due degree challenge a accessibility reported have riders transit Some and speed. frequency reliability, rail’s given U-District the to connecton the improve signifcantly also will Link 2021. in connecton Northgate-to-Downtown the replace will service Link directon. peak periods’ peak the in trips extra I-5 with reliability, and good the speed providing uses available, It when I-5. lanes reversible and Center Transit the via Downtown to City Lake connects route frequent A Center withFirst Hill,Overlake andBellevue. Also, one-way peak-only routes connect the Transit Shoreline. Wallingford,Lake,and Green U-District, Roosevelt, Leaf, Park, Maple Heights, (including Victory Jackson City, Lake Lake, Springs Biter Licton Hospital), Fremont, Northwest Hill, connectng Crown routes Ballard, all-day two-way the north, east and west of Northgate. This includes several on to places serving Transitroutes, Sound and optons Metro service transit regional and local robustproviding Shoreline, and Seatle north in service for point focal the is CenterTransit The Transit Circulaton transfer between routes. who those especially riders, atractng to critcal are tmes wait minimized and frequency transit service fostering because important is functons purposes acknowledgesthattransit bicyclists.balancing This accessibility and pedestrians for needs safety transit and access with and fow trafc choices for Northgate’s streets will need to balance future arterial street network improvements. These in choices good making agencies contnue upon depend will to service transit future in Reliability adjustments alsocould occurinthefuture. occur largely along existng routes. However, route staton and surrounding neighborhoods. This might rail light the between frequency service increase may choices but set, not are routngbegins service rail light afer and funding transit Long-term college community the even thoughparkingisnotfree onthecampus. to drive to choose may example,studentsfor travel optons; of choice the diferencein makea that impediments various are there confrms This trip. bus a to tme extra add Transitalso Centerthe from routeswestbound for transfertmes bus that suggestedfeedback Citzen
URBAN CENTER 2
13 |
NORTH
Pinehurst Way NE Way Pinehurst Roosevelt Way NE Way Roosevelt
LEGEND 8th Ave NE Ave 8th Route Bike City Arterial Crossing Freeway Streets Green *Bike Plan Recommends *Bike
URBAN DESIGN FRAMEWORK DESIGN URBAN
5th Ave NE Ave 5th
NORTHGATE NORTHGATE
3rd Ave NE Ave 3rd
MALL
ve NE & Roosevelt Way), as future improvements. Way), ve NE & Roosevelt
1st Ave NE Ave 1st
NE Northgate Way NE 103rd St. NE 100th St. NE 92nd St.
s (1st A s (1st
NSCC
Meridian Ave N Ave Meridian
College Way N Way College HOSPITAL NORTHWEST Figure 2.6 - Northgate Mobility Map *Proposed Bicycle Master Plan recommends local connectons, neighborhood greenways, connectons, local Plan recommends Mobility Map *Proposed Bicycle Master Figure 2.6 - Northgate and cycle track 2 URBAN CENTER 14 development future likely trends: inform may made, been which have investments where in trends Past development has followed a couple of general The Center’s Urban Development Potential 3. 2. 1.
| NORTHGATE and contnuing aninfll trend. fnancing receiving development of prospects future the help will movie This and theater. uses retail of concentraton small a with along subarea, this residental in center multfamily a demonstrated of viability has the Place Thornton Ave NE. 1st on proposal hotel a by recently followed been has “pioneering” which Center, Urban a the of part southern was the in development Place Thornton west ofI-5. which corridor, this center local this strengthof reinforcesthe along and uses service ofce medical of consolidaton a along clustered AveMeridian paternThis N. likely refects also has Development of theUrbanCenter. heart forthe is that locaton mall central surrounding the viability immediately perceived development a refect may This NE. Ave the 5th along so in or decade last occurred have Apartments, Park Homestead Northgate Hubbard Northgate and Center, Library/Community 507 Place, Thornton North, The Ave 5th public NE. along and clustered have private facilites of Developments URBAN DESIGN FRAMEWORK h ae’ dvlpet oetl lo eae to relates also potental development area’s The operatons. mall the on focusing is priority main its indicates ownership mall long-term the although for development, atractve infll be also could corners) Northgate property’ssoutheast and eastern(northeastedges 507 mall the the as such Places complex. as apartment Way such developments by infll see initated trends contnue would that also development could itself, Way Northgate from the of removed slightly subarea propertes, Other Center. south Urban the in south more further and be Way Northgate along to west and east further likely areas redevelopment in subsequent property, frst and mall and grow staton Link to the surrounding be infll future will in trend development likely the sites, certain on developments probable about knowledge current on based and trends, development past to Similar site” adjacent to thelight rail staton. “TOD the including mall, the of south tracts large certain located in and corridor, Way is Northgate the along potental development future south much and north suggests patern overall the The I-5. of east subareas, in larger are propertes redevelopable Potentally subareas. Center’s the of each in term, long the redevelopover toCenter Urban the in propertes several for potental high analysis to moderate is there “propensity” fnds UDF this for prepared development A existng by zoning. ofered potental the existng and of buildings, conditon the propertes, of size the help transform that subarea. would which prospects development future term locatonal the long- aid should which lightrail beneftsof service, experience directly subarea most south the would staton, rail light the to nearest area the As occur. to infll such for prospects signifcantfactor long-termincreasecouldthatthe a be to appears 2021 in beginning service rail light future The center. mixed-use denser a to district shopping automobile-oriented traditonal a from the use contnue land Center’s Urban the will in transiton gradual that redevelopment infll of trends contnue to potental is there summary, In Figure 2.7-Development Propensity
Meridian Ave N
NE 100th St. 100th NE
NE Northgate Way Northgate NE 5th Ave NE
NORTH URBAN CENTER 2 15 |
NORTH
Roosevelt Way NE Way Roosevelt
5th Ave NE Ave 5th URBAN DESIGN FRAMEWORK DESIGN URBAN
MALL NORTHGATE NORTHGATE
NE 92nd St.
NE Northgate Way
NE 103rd St.
Figure 2.12 - Urban Center Urban Design Framework Concepts Urban Design Framework Figure 2.12 - Urban Center
Meridian Ave N Ave Meridian NSCC HOSPITAL NORTHWEST Figure 2.8 - Neighborhood Land-use Analysis Map vision, and mobility improvements that will help Northgate a cohesive into the subareas reintegrate Urban Center. are are targeted to enhance three the subareas character through of encouraging the that will land be supportve of uses the neighborhood plan subareas subareas contributes to districts. separated the sense of The three following Urban Design recommendatons adjacent adjacent diagram) that are relatvely independent from one Also, another. the scarcity of optons to walk pleasantly within each subarea and between subareas. subareas. Each subarea has clusters of single-use automobile-oriented ofce, and residental, academic (NSCC) buildings retail (shown on the Although designated as a single the Urban Center, Northgate area actually comprises three separate Analysis for Existing Conditions Existing for Analysis Conclusions of the Land Use/Design Use/Design of the Land Conclusions 2 URBAN CENTER 16 healthy and that relate to livable allofthefollowing: beter characteristcs neighborhood a on rely communites that is discussions these understanding of product was The providers care health gathered. and developers, also were representatves, councils business from input and updated, Community Natve. Alaska Indian/ American and communites Somali Eritrean, cultural including faith- and Muslim communites, and based Christan Seatle, newly in households arrived housing, apartment in living children and parents seniors, students, included Groups discussions. planning neighborhood past in partcipated of spectrum residentsstakeholders,and most not had whom of broad that meetngs a 20 covered nearly in future Northgate’s improving for priorites on input sought staf City neighborhood developmentneighborhood URBAN CENTER:Recommendations for healthy, livable, equitable
| NORTHGATE Afordable housing Excellent transportaton Quality physical environment personal improving health for Opportunites and facilitesGood community services Maintaining publicsafety for all URBAN DESIGN FRAMEWORK ht qial sre is residents. its Public Safety serves equitably neighborhood a that and and livability improved growth health, pursue public efectvely future can eforts how City about guidance advisory provides This follows. as summarized is development neighborhood Northgate’s and design urban to topics these of relatonship The 3. 2. 1.
conditons. safe ensure to operated and designed crosswalks, are facilites bicycle sidewalks, and signals, trafc that Ensure crime in design assist preventon. will that environmental techniques Encourage behavior. uncivil discouraging thereby encourage and day,of tmes mostpresenceat peoples’ street” the on public “eyes provide of will that buildings sitng and spaces and design Pursue such asemergency call boxes. features providing and in spaces, public behavior civil good enforcement enforcing presence, law through sufcient Center, lightng, Urban the throughout parks and site, TOD the in I-5 pedestrian/bicycle center,bridge, public spaces maintained transit staton, is Link the at safety public Ensure
Community Services andFacilitesCommunity Services 3. 2. 1.
of thisarea’s identty. expresswouldelements scholars,and and tourists for atractons become also could centerseducaton such cultural or museums as Places needs. community support help would and areas, mix growth in the uses of to vitality add actvites, would actvites creatve services of social support and opportunites, cultural Provision to area. space staton including the development, within future Center in Urban facilites arts/cultural other and studios artst of provision Encourage of use make public facilites. and ensure aford to can cost, everyone low or meetng free for community rooms, as such facilites, community more of provision Encourage existng at parks. picnicking as such actvites and recreaton actve support to facilites recreatonal more of provision Encourage URBAN CENTER 2 17 |
URBAN DESIGN FRAMEWORK DESIGN URBAN the Draf UDF was published, an online NORTHGATE nline Survey Results: Summer 2013 Summer Results: Survey nline and achieving an greened landscape atractvely strategies. green using sustainable atractve an for recommendatons UDF’s The --- public realm, Ave park on 3rd and street corridors, movement including park/plaza, majority support. NE received public Opinion was more divided buildings should on be encouraged, whether with a tall majority slight in favor. But most recommended agreed strategies such with as the tower width and controls of preservaton solar access on key public spaces. O Afer survey yielded more than 200 responses. This input. writen opportunites for included The results: --- The highest expressed priority is to achieve safe, enhanced conditons pedestrian between neighborhoods. the surrounding and staton bicycling area and --- Ensuring sufcient afordable amounts of commuter housing parking, and a well-designed staton presence, area core that is safe, and comfortable an engaging ‘people place’ are priorites. also among the highest supportng in interest signifcant also is There --- local-based small businesses, a grocery store, and 18% serving households 50- between median income. 80% of area Encourage provision amenites of that services ability of will and households of all income levels complement to choose to the live in the Northgate Urban Center. managed, managed, to the Urban Center. mobility across maintain and Provide improve a diverse range of improvements that will improve of facilites safety for and including walking quality an and emphasis bicycling, and on improving flling substandard gaps in locatons conditons serving the within and near the Urban Center. neighborhoods The City preferences) encourages setng defnite (supported performance levels by afordable in housing citzens’ that support provision will the equitably of populaton presence in of vicinites statons and frequent transit near service. a Set light diverse performance rail levels likely to meet Urban Center goals of: 13% units serving households at 0-30% of of area new dwelling median income; 12% serving households median income; area of 30-50% between Ensure Ensure easy transit connectons, frequent and reliable bus infrastructure, good service, parking accessibility, good transit and sufcient park-and-ride capacity are staton. rail the light at available Ensure trafc operatons are sufciently
2. 3. 1. 1. 2. Afordable Housing Afordable Excellent Transportaton Excellent and character, such as: natve American cultural heritage, 19th and 20th Century cultural heritage, natural vegetaton. history and atractve, atractve, support healthy social actvity, great a provide and actvites, arts/cultural sense of place. Encourage inclusion of themes physical in design future development that will refect elements of this area’s identty sustainable development features that will that features development sustainable enhance the quality of public spaces and performance. protectve environmental Encourage development facilites of and buildings, public spaces that are and passable. Encourage development excessive exposure of residents to air and that noise avoids polluton that living. threatens healthy Encourage inclusion of green and Ensure Ensure sidewalks are clean, maintained and entrepreneurship, including manner. businesses, in an equitable small spaces and facilites that support physical actvity and greater social through connectons, more walkable places. socially engaging features and Encourage development that support of new economic places actvity Encourage Encourage future food. fresh access to greater provides development that future and development Encourage public
5. 4. 2. 3. 1. 3. 1. 2. Quality Physical Environment Quality Physical Improving Personal Health Personal Improving 2 URBAN CENTER s n xin, epeoine pae n a key a transit hub. and place people-oriented excitng, an as enhanced be will area this Street, 100th of south development infll potental with and Place together the Thornton Working to staton. adjacent Link center Northgate vibrant a with district development transit-oriented a establish to opportunity area signifcant a as South Northgate 3. multfamily North by by complemented Seatle CommunityCollege. and surrounded uses residental center commercial actvity and ofce an as West Northgate 2. uses and improved pedestrian characteristcs. residental retail more dense with a augmented as corridor subarea North Northgate 1. Center: Urban the in role its fulfll subarea each help will recommendatonsThe improvementssupport that ongoing Subareas the guide and redevelopment are oftheurbancenter. inform to neighborhood designed the for Recommendatons URBAN CENTER:LandUse Recommendations 18 | NORTHGATE URBAN DESIGN FRAMEWORK needs to be broken into more human-scale blocks human-scale more intobroken be to needs patern street and development large-block The Break uptheSuperblocks area. staton the in livability enhancing to important be will propertes underdeveloped or lots parking denser in opportunites of residental introducton new with subarea, development South the In more encourage also walking withintheneighborhood. will that subareas south and at north the between linkage physical development closer a with accomplish to begin also would Street corner” 5th/103rd the “Turning and southsubareas oftheUrbanCenter. north the beter-realizedboth a forformcore that the east parking lots), this would createof new blocks parts other as well (as Street 103rd 5th/NE of areas near 5th/Northgate Way and near the corner in occur Center.can development infll that degree To Urban the the of scale oriented automobile the to greatly contribute Mall the of side inflleast the as on lots Parking lot. parking Mall Northgate the of corners enhanced southeast and locatons, northeast key the be partcularly in accomplished will is development subarea Each to Lots Expand andCreate Vital Cores inEach Subarea Parking in Development Infll Promote actually into more actve, walkable andlivable places. will subareas sidewalksNorthgate the of character the redefne and streets The including walkability. spaces, public improved and buildings new an of combinaton foster will that street system. larger the to complementary and network pleasant is a that defning by Center Urban the of part greatly will improve the perceived quality and livability of each corridors movement and amenites of network This superblock. each within realized be will that parks and plazas public of series a by provided benefts the be will important as just But superblocks the will enhanceoverall mobility. the within up streets small breaking and routes of pedestrian more beneft of introducton the superblocks, the with Along and Routes Pedestrian Linked PublicOpenSpaces of Network a Realize URBAN CENTER 2 19 |
NORTH
Roosevelt Way NE Way Roosevelt
8th Ave NE Ave 8th
NE Northgate Way
5th Ave NE Ave 5th URBAN DESIGN FRAMEWORK DESIGN URBAN
Figure 2.9 -Neighborhood Mobility Recommendatons NORTHGATE NORTHGATE
NE 103rd St.
1st Ave NE Ave 1st
Interstate 5 Interstate
Meridian Ave N Ave Meridian - reliability. 4. Maintain connectvity throughout the and Urban Center short with improve headways and transit good transit service speed and connectons connectons between Roosevelt Way NE and 3rd the Link staton. enhance accessibility to NE to Ave and transit use. and transit 3. Improved quality of east-west pedestrian Center. Center. These would improvements allow to improve distnctve linkages subareas, design among to encourage the more walking, bicycling are are a handful of places key along a main loop with shortcomings that need improvement in order to support the best movements through the Urban provide provide a contnuity and visibility that is routes. in sidewalk today lacking 2. The “Bridges” concept that recognizes there of the subareas. Key streets in this Northgate Meridian Way, Ave concept N., 5th are Avenue NE, and NE 103rd Street. Improvements there would 1. The “Loop” concept to improve the contnuity of access routes for pedestrians by connectng all This UDF proposes improving four accessibility primary throughout Center: themes the for Urban West Connections and Transit Connections and West mendations East- Bridges, Northgate Loop, URBAN CENTER: MobilityURBAN Recom The Northgate Loop concept
The four streets of the Northgate Loop should be improved to establish a conspicuous and identfable route that will assist and prioritze pedestrians, bicycles and transit. Wherever possible, these improvements should share consistent design elements to provide visual indicatons of contnuity and improve wayfnding. The following traditonal urban “elements of contnuity” are recommended: Sidewalk improvements with related Wayfnding elements Street Furniture reallocatons of space devoted to other street functons, within the 5th Ave NE and Meridian Ave N rights-of-way Pedestrian lightng Sidewalk paving features Moving utlity poles where they are sidewalk impediments Benches and trash receptacles Informaton and “wayfnding” signage Northgate Way Consistent improvements to transit stop elements
Crosswalk design and safety features (e.g. NE 5th Ave lightng) Public art N Meridian Ave NE 103rd St.
Figure 2.10 - Northgate Loop Diagram URBAN CENTER MOBILITY: The Northgate Loop
Public space with pedestrian lightng integrated
20 | NORTHGATE URBAN DESIGN FRAMEWORK URBAN CENTER MOBILITY: THE Northgate Loop Northgate THE MOBILITY: CENTER URBAN
LED lightng pavers integrated in a pathway Weather Protecton Crosswalk design
Sidewalk Paving Wayfnding Elements
NORTHGATE URBAN DESIGN FRAMEWORK | 21 2 URBAN CENTER 22 litle ornopedestrian andnobenches. lightng, is pathway.There pedestrian the of middle the in poles utlity and narrow lanes, travel by adjacent sidewalks, constrained is side east The actvity. bank on the west side, without storefronts or other foliage heavy adjacent an also is There buses. and a on feet)trucks cars, to 1,000 next immediately (over sidewalk narrow walk long a presents It pedestrian invitng an and environment. public not is North primary it subareas, the the South between is connecton NE sidewalk Ave 5th Although Fifh Avenue “Bridge” three The area. locatons are: each between “bridges”) as of to thought be could opportunity (which linkages improvedcreate unique a present they subareas three the of each between Center occur locatons these Urban the Since travel. pedestrian easy to in obstacles present locatons specifc Three The Northgate “Bridges”: Elements ofDistinction 3. 2. 1.
|
rde cos - na N 13d St 103rd NE near (connectng the South and West I-5 Subareas) bicycle across and bridge pedestrian proposed The underpass (connectng the North and West Subareas) freeway Way Northgate The South Subareas) and North NE the and (connectng Streets 103rd 105th NE between NE Ave 5th
NORTHGATE URBAN DESIGN FRAMEWORK 5th Avenue NEstreetscape improvements: identfed previously the completng of spirit the followingThe improvements arerecommended, in area’s overall pedestrian comfort andaccessibility. Ave5th areof importantNE) side toimproving the 105th and east the on Streets 103rd 103rd - 100th NE NE (and Streets between blocks two The
mrv lnsaig n landscape and maintenance onadjacent propertes landscaping Improve project lightng/art special a 103rdStreetstowith Mark the entre secton between NE 105th Streets 105th and 104th NE at crosswalks Install access discussion future with adjacent property owners to initate increase with and sidewalks redevelopment wider Require Reduce obstructons insidewalks Add pedestrian-scale lightng strips plantng as such bufers sidewalk Provide and busmovements) truck accommodatng stll (while speeds trafc reduce to lanes travel the Narrow Figure 2.11-Northgate BridgesDiagram Ped/bike Bridge Proposed I-5 Northgate Way Underpass,
103rd -105thSt. 5th Ave NEfrom URBAN CENTER MOBILITY: THE Northgate Bridges Bridges Northgate THE MOBILITY: CENTER URBAN URBAN CENTER 2 23 |
3rd Ave NE Ave 3rd Northgate Way Freeway Underpass Freeway Way Northgate Source: Urban Design Workshop - Dec 2006 Urban Design Workshop Source: URBAN DESIGN FRAMEWORK DESIGN URBAN Figure 2.13 - Early Concept Drawing for Northgate Way Northgate Drawing for Concept Figure 2.13 - Early NORTHGATE Source: Northgate Open Space & Pedestrian Connectons Plan & Pedestrian Open Space Northgate Source: Figure 2.12 - Pedestrian Improvements concept for I-5 Underpass for concept Improvements Figure 2.12 - Pedestrian
NORTH
1st Ave NE Ave 1st
Interstate 5 Interstate Corliss Ave N Ave Corliss Northgate Way Northgate throughout throughout the Urban Center and to the Center should considered be Transit understood, carefully and evaluated before making only further improvements. vehicular A safe, connecton convenient through the underpass Northgate Way bicycle component important partcularly a become would track cycle planned the afer network bicycle the of completed. NE is Ave on 1st Way Way to turn southbound This UDF recommends onto that the City Corliss not consider Ave adding N. more vehicular capacity the but space rather behind use the bridge columns in-street space (or if desirable) for other bicycle lanes. The benefts of improving non-motorized connectvity lightng, landscape special treatment, ornamental slope improvements under paving, bridge, decorated columns gateway for for beter pedestrian safety, appropriate the at including setng, center urban an to eastbound right turn lane from Northgate Way to 1st Ave NE to crossing pedestrian eliminate double Aesthetc treatments such as pedestrian Eliminate Eliminate unused center lane and widen sidewalks Grade-separated sidewalks (3-4’ railing with decoratve roadway) above Reconfgure lane/intersecton geometry
recommended recommended numerous improvements to underpass including: the walking or cycling and transit fow is also degraded fow is also and degraded or transit cycling walking by trafc congeston. The City’s 2004 Open Northgate Space and Pedestrian Connectons Report to to be, the only connecton under I-5 between the north and west subareas of It the is Urban currently Center. difcult to comfortably travel by Northgate Way Freeway Underpass Underpass Freeway Way Northgate contnue may and is, underpass Way Northgate The lane under the bridge for westbound Northgate Transportaton Transportaton recommended Investment locatng the the bridge columns to sidewalks allow Plan for a behind new lef turn (CTIP) of-way. One opton that the City should consider is of-way. columns. the space behind the bridge utlize to The City’s 2006 Northgate Coordinated UDF. UDF. Missing from the however, 2004 was recommendatons a bicycle presumably due to the limited width connecton. of the right- This was All of the above recommendatons are stll relevant relevant stll are recommendatons above the of All today and contnue to be recommended by this URBAN CENTER MOBILITY: The Northgate BRIDGES Northgate The MOBILITY: CENTER URBAN 2 URBAN CENTER 24 found Report The bridge. a estmated for costs of and range a issues opportunites, identfed which Report, Study Feasibility Bridge Pedestrian In 2012, King County DOT completed the Northgate and neighborhoods, others.” owners, property private College, Community Seatle North Transit, Sound collaboraton WSDOT,County, through King Seatle, of City about the between come might million and $7–10 cost could project The Northgate. for envisioned Civic developments Lot South and Northgate Center new the partcularly I-5, of east neighborhoods and area commercial the to I-5 of west neighborhoods connect would It trips. vehicle single-occupant reducing rail, light future the and easier transit bus use to it students and faculty makeCollege for would Light crossing The Link Staton. Northgate Rail Transit Sound future and Community College to the Northgate Transit Center bicycle Seatle North and from freeway pedestrian the crossing overpass a for support strong its “ Northgate 2006 CTIP, whichstated thefollowing: the including previous eforts, multple planning in infrastructure identfed been has bridge a for need connectvity The Center. Urban the for investment important most non-motorized single the is I-5 across bridge A Northgate Pedestrian/Bicycle Bridge h Nrhae tkhles ru expressed Group Stakeholders Northgate The | NORTHGATE URBAN DESIGN FRAMEWORK the neighborhoodsbeyond. and Center Urban the of south the to connectvity improve could NE Ave 1st on track cycle planned the from bridge the a to freeway,entrance second the potental destnatons of side east the of on example, For range NSCC. and staton rail light widest the just not possible, the to convenient for access allow to confgured carefully be freewaythe of sides both on entrances bridge the that recommends UDF this provide, could bridge To fully leverage the potental connectvity that the by theCityandSound Transit. pursued be improvementsrecommendedto of list Sound a to 2013’s led has which Study, by Access TransitTransit’s reached were results Similar alignments. and types bridge pedestrian/bicycle potental of a issued analysis an Seatle complete to qualifcatons of for request City the 2013, additonal 3,000 In than buildings. more to miles) (3.0 bike and shed buildings 150 than more to miles) (0.5 shed walk area the expand efectvely Staton, would and Rail Light and Center Transit Northgate the to tme walkingaverage in reducton 30% a in a citesprevious study indicatng that a Reportbridge would result The miles. miles 0.25 1.2 approximately from to NSCC to center transit the from distance walking the reduce would bridge a that
rvd cnein acs t bt NC and Street. NSCC both current to and future development north of NE 103rd access convenient provide freeway,the of westside the On should bridge the (currently understudy) Source: SDOT Figure 2.14-Potental Northgate Interstate 5Crossing URBAN CENTER MOBILITY: The Northgate Bridges Bridges Northgate The MOBILITY: CENTER URBAN Improve east-west pedestrian connectons between Roosevelt Way CENTER URBAN NE and 3rd Ave NE
To provide beter and safer pedestrian connectons between Maple Leaf areas to the east and the Link staton, a number of pedestrian-oriented improvements are desirable. These should extend between at least Roosevelt Way NE to the east and
the South Subarea core property at 3rd Ave NE. 2
Based on a study by City staf and Sound Transit, the recommended streets for these improvements are NE 103rd Street and NE 98th Street. However, these are not the only streets where improvements should be considered. Residents’ input also suggests improvements should be considered for NE 105th Street (and residents have already drafed a design concept). Other streets that should also be considered for pedestrian improvements include 8th Ave NE and NE 100th St. Maintain and improve transit service, connectons, speed and reliability
Urban Center-wide mobility should be beter served by: antcipated long-term improvements in transit service; the ability to make connectons NORTH between transit routes; and maintaining and improving transit movement efciency and reliability. Given these elements’ importance in maintaining transportaton system efectveness, capacity and residents’ mobility, they should be a primary consideraton when evaluatng possible changes in the street environment of the Urban Center. Haller Lake Lake City,
Pinehurst URBAN CENTER MOBILITY: East-West Connections, Transit T Figure 2.15 - Transit Access Study Findings: Priority Improvements
Maple Leaf Licton Springs NORTHGATE URBAN DESIGN FRAMEWORK | 25 NORTHWEST
HOSPITAL
RooseveltNE Way
5th NE Ave
Northgate Way NG_NORTH
NG_WEST
MALL
1st NE Ave
NE 103rd St
NG_SOUTH RooseveltNE Way NE 100th St
NSCC
NORTH
5th NE Ave Figure 3.1 - Northgate Subareas Map
26 | NORTHGATE URBAN DESIGN FRAMEWORK 3 Northgate Subareas
The Northgate Urban Center essentally functons The Northgate mall structure and the west side as three adjacent and separate subareas: North, of its property near I-5 are central to the Urban South and West. Each subarea contains unique and Center, providing retail sales atractons, indoor regionally important functons, but none contain recreaton space, and direct north-south walking all the elements of a complete Urban Center connectons. The Mall has a large structure environment. surrounded by extensive parking lots. Given the Mall’s interest in maintaining line-of-sight between For the purposes of this UDF, the Urban Center the Mall and I-5, as well as its parking needs, is divided into the following three Subareas, as these parts of the property are unlikely to change illustrated in Figure 2.2: substantally over tme. Thus, the Mall structure Northgate North (NGN): north and east and its west side parking lots are excluded from of I-5 and the Northgate mall structure, this UDF’s priority recommendatons. generally between NE 105th and NE 114th Streets, with the eastern edge established However, parking lots east of the mall structure by Thornton Creek. This also encompasses are included in the North and South subareas the Northgate mall parking lot that because future infll development there would borders on 5th Ave NE add much to core concentratons of uses in both of these subareas. Especially in the northeast and Northgate South (NGS): south and east of southeast corner portons, there is clear potental I-5 and the Northgate Mall, between NE 95th and NE 105th Streets and extending for future development that would actvate the east of 5th Ave NE subareas. Northgate West (NGW): west of I-5 As well, other UDF recommendatons address from NE 100th to NE 113th Streets, the edges of the mall property’s adjacent public and extending west to approximately streets. Wallingford Ave N Format of this Chapter Northwest Hospital and North Seatle Community College (NSCC) are each large and distnct parts Subarea recommendatons are provided in a of the community that are functonally and consistent format. An overall analysis of both the geographically separated from the heart of the land use and mobility issues is provided frst. This is Urban Center. Northwest Hospital is beyond easy followed by several specifc urban design principles pedestrian access. Accessibility to NSCC and any meant to guide future urban design improvements functonal connecton to the greater Urban Center primarily related to streets and mobility. Lastly, is hindered by the barrier of the Interstate 5 specifc development and midblock connectvity corridor. recommendatons are summarized for each super- block within the subarea.
NORTHGATE URBAN DESIGN FRAMEWORK | 27 3 SUBAREAS 28 (NGN) Subarea North n t Ae E evs s lcl ii cne and center actvity hub. civic local a Center as serves NE Community Ave 5th on and Library Northgate The path. walking “circuit” a of lack a also is there and more trees to be planted for shaded restng places, preferresidents nearby some example, For space. recreatonal actve beter a be to improvements needs park the that out point Residents the Subarea. for space open community an new exceptonal provides Park Homestead Hubbard new The store, adrugstore, andsmallrestaurants. grocery a as residentssuch community serves that retail including uses, retail auto-related primarily The eastern part of the Subarea is characterized by destnatons andmuchparking. retail central regional containing Subarea, the the of features are complex retail North Northgate the and Mall The Hill. Capitol size or Ballard central same as the approximately is It Northgate. of heart identfed commonly most the is NE Ave and 5th Way Northgate NE near Subarea North The Urban DesignAnalysis |
NORTHGATE URBAN DESIGN FRAMEWORK Northgate Northgate 3rd Ave NE Mall Homestead Park Homestead North Mall North Northgate
Hubbard Hubbard NE Northgate Way Northgate NE
5th Avenue NE
Community Community
Northgate Northgate Library + Library Center Northaven
8th Ave NE Northgate Northgate Village NGW NGS NGN
Roosevelt Way NE NORTH SUBAREAS 3 29 |
URBAN DESIGN FRAMEWORK DESIGN URBAN North side of between Northgate Way 1st NE Ave NE and 3rd Ave Park Homestead North of Hubbard NE and south of 5th of Ave Northgate East Way
NORTHGATE NORTHGATE Development Opportunites Development Of the three Subareas, the North has the greatest including: redevelopment, opportunites for There There are also propensity in areas the northeast porton with of the Mall’s high property. development Park, Maple Leaf, and the University District. and the University Maple Leaf, Park, Most Most of the superblocks, North with lengths Subarea ranging is 1,300 from feet. The I-5 650 composed freeway ramps at the to western of edge of the Subarea and beyond, and City the of provide rest the to connectons the primary auto high trafc volumes create frequent at congeston the Northgate Way/1st Ave Three NE arterials intersecton. (1st and Roosevelt 5th Way Avenues NE) NE provide to and good neighborhoods connectvity to those the (5th Ave north, NE and and Roosevelt provide connectvity Way to the NE) south. two Northgate Way also of contnues east, connectng to Lake City, Kenmore, Bothell and beyond. but adequate is Subarea North the in access Transit somewhat less frequent than is typical of Seatle’s Center Transit The Northgate other Urban Centers. is over a one-half mile walk from the core of this Subarea along of routes limited pedestrian quality. all- two-way fve by served currently is subarea The per hour per trips 14 to 12 providing routes bus day directon and connectons with Lake City, Jackson Mobility and Access Mobility Pedestrian Amenites Pedestrian I-5 crossing to the south is at N 92nd St, almost a Way. mile south of Northgate Within the main part of pedestrian connecton to the this east across I-5 is the Subarea the only Northgate Way underpass. The nearest alternate Ave NE south of the community center has notable notable has center community the of south NE Ave impediments of utlity poles sidewalks between in NE 103rd the and 105th center Streets. of basic amenites but mixed evenness. Also, some side streets have received recent curb sidewalk improvements. and However, a porton of 5th is mixed in quality. Some 5th Ave NE and Northgate Northgate and NE Ave 5th Some quality. in mixed is Way sectons have modern improvement levels, and other portons are at least six feet wide with The pedestrian environment in the North Subarea North Subarea Principle #1
Provide Generous and Extensive Pedestrian Amenites The CTIP identfed several sidewalk and pedestrian oriented improvements to the street network. These were generally modest in scope and more extensive improvements are required to support
the level of pedestrian actvity required in an Urban Weather Protecton Devices Center. The priority locatons for the following improvements are along NE Northgate Way and on 5th Ave NE. Other north-south arterials should also be evaluated for similar needs.
General improvements include: Provide a 5-foot minimum width landscaped bufer for sidewalks where immediately adjacent vehicular travel lanes. Where this would result in too narrow sidewalks, a raised bufer should be considered. 8-foot sidewalk widths adjacent any arterial or retail uses Sidewalk Design Landscape Bufer Pedestrian lightng, benches, trash receptacles and other amenites Weather-protectve canopies at building edges
Temporary street furnishings Street Furnishings
NORTH SUBAREA URBAN DESIGN PRINCIPLES 30 | NORTHGATE URBAN DESIGN FRAMEWORK North Subarea Principle #2
Establish new mid-block complete streets and pedestrian connections Because Northgate has substantally fewer public streets than other Urban Centers in Seatle, a combinaton of new “complete” street connectons, along with public and semi-public (limited public hours) pedestrian and bicycle connectons are suggested to improve overall NORTH SUBAREA URBAN DESIGN PRINCIPLES DESIGN URBAN SUBAREA NORTH access.
Mid-block crossings may be associated with redeveloping sites. Mid-block connectons may be designed as partcularly atractve urban design interventons to increase pedestrian actvity, as well as multply the number of actvity nodes located at corners and intersectons.
Example of a commercial oriented mid-block connecton
NORTHGATE URBAN DESIGN FRAMEWORK | 31 NORTH SUBAREA URBAN DESIGN PRINCIPLES 3 SUBAREAS 32 #3 Principle Subarea North Staton designgoals include: Way. Northgate NE and NE Ave 5th of corner the near A central and primary bus stop staton is proposed enhanced busstops ure” staton withcomplementary Create acentral bustransit “signat-
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hs eta sao my be may of staton versions smaller butdistnctve busstops. ‘mini’ by central complemented This abundant and needed, lightng. Metro as the standard with coordinated concept design North’ ‘Northgate unique a Ofer NORTHGATE URBAN DESIGN FRAMEWORK
Examples ofsignaturebusstatons SUBAREAS 3 NORTH SUBAREA URBAN DESIGN PRINCIPLES 33 |
URBAN DESIGN FRAMEWORK DESIGN URBAN NORTHGATE NORTHGATE frontages, frontages, such development may not occur the mall on perimeter for many years. Consequently, it is important to more clearly defne Another the fences. landscape by defned be can edges. Edges opportunity to defne establish the incubator businesses edge in temporary, but would high quality smaller buildings. be to improvements future in should mall also strive The to provide designated pedestrian pathways from the sidewalk through the parking lot into the mall. Ideally the entrances to these pathways would be coordinated and aligned with the current orientaton. reinforce to grid patern street Defne and actvate the edges of the the edges and actvate Defne mall parking lots An important friendly characteristc urban environment of is the edges a between defniton public of and pedestrian private space. Where retail storefronts or residental frontages are not possible, landscape “fences” can also provide this defniton. Since over one third of faces along NE and Northgate Way 5th all Ave NE are the block immediately adjacent surface mall parking, there is an opportunity to beter defne the pedestrian spaces. Although the ultmate goal is storefront to retail realize and ground related residental North Subarea Principle #4 Examples of surface parking treated with landscape features with landscape parking treated of surface Examples NORTH SUBAREA URBAN DESIGN PRINCIPLES 3 SUBAREAS 34 standards shouldrefect thefollowing: design minimum, a Center.At Urban the of parts all links that a loop the of as part and street retail key qualites its toward contributng atractve elements an design atractve as has that street retail improved pedestrian and envisioned be neighborhood’sthe streets,Northgate Way should throughout actvity pedestrian support to order In complex. shopping NGN the and mall the within focused internally is actvity pedestrian Currently, street retail pedestrian-oriented major a regional as Way Northgate Design #5 Principle Subarea North
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o a iiu o 8% f h street the of 80% of frontage. minimum a for canopies weather-protectve transparent or translucent include developments new ensure to standards development Update with retailNE to Roosevelt Way NE. to Ave 1st from level entries storefront frequent standards ground encourage development Update the curblanetrafc andpedestrian areas between bufer landscape low a Provide NORTHGATE URBAN DESIGN FRAMEWORK provides generouspedestrian amenitesandretail frontng uses. Cambie Street inVancouver BCis amajorhigh-densityarterial similarinscale to Northgate Way. It 3rd Ave NE3rd Ave
5th Ave NE5th Ave NE8th Ave Pinehurst Way NE
SHA Hubbard Homestead Park Post Office Merrill Northaven Gardens
Northgate North Northgate QFC * *Mall Village Northgate Way * T
* DIAGRAM CONCEPT SUBAREA NORTH Wallace Walgreens * Northgate Mall Properties
N *
1st Ave NE 1st Ave * * Kindred Hospital LEGEND Beaver Pond Active Street Level Retail Natural Area (Ofce or Residential) NE8th Ave Ofce Priority (Residential Allowed) Northgate Library + Community Residential Priority Center (Ofce Allowed)
* NE Roosevelt Way Existing Streets New Streets *
New Ped/Bike Connections NE5th Ave
Corridor & Amenity recomms. Figure 3.2 - North Subarea Concept Diagram Parking edge improvements Plaza/park spaces * NORTHGATE URBAN DESIGN FRAMEWORK | 35 NORTH SUBAREA URBAN FORM DIAGRAM 3 SUBAREAS 36
| 1st Ave NE
NORTHGATE N 1 URBAN DESIGN FRAMEWORK Northgate Mall Northgate
Northgate North North Northgate NE Northgate Way Northgate NE Homestead Park Homestead Mall Hubbard Hubbard 2 8
Northgate Library Library Northgate 5th Ave NE Gardens + Community Community + Merrill Merrill Kindred Hospital Kindred Center Properties Wallace Wallace 3
Northaven NE 105th St St 105th NE 7
8th Ave NE 8th Ave NE Post Office Post Natural Area Natural Beaver Pond Pond Beaver Blue-dashed linesshow wherepossible future pedestrian improvements mayoccur. Northgate Northgate Village 6 4 SHA
Roosevelt Way NE Figure 3.3-North SubareaUrbanForm Diagram QFC 5 SUBAREAS
NORTHGATE NORTH SUPERBLOCK RECOMMENDATIONS 3
1. Superblock NGN # 1. redevelopment of an automobile- 5th Ave NE and 8th Ave NE. Potental use: A mult-block site with oriented shopping center with mixed Connecton & amenity opportunites: freeway access, for a mix of regional uses; potental to explore mixed-income East-west connectng pedestrian ways retail, ofce and residental uses. housing concepts for Seatle Housing and/or local street between 5th and 8th Residental uses could be integrated with Authority propertes. Ave NE, with adjoining plaza/park space. other uses throughout multple blocks or Connecton & amenity opportunites: Would connect to north-south connecton focused in certain blocks. East-west street and adjoining park/ being built. Connecton & amenity opportunites: plaza space one block north of Northgate 8. Superblock NGN #8. DEVELOPMENT CHARACTER SUBAREA NORTH Local street connectng 1st Ave NE and Way between 8th Ave NE and Roosevelt Potental use: Infll commercial, retail 3rd Ave NE; and other local pedestrian Way NE; potental to evaluate other and/or mixed use development, adding ways, local plazas, and streets within the connectng street concepts two blocks new blocks to the NGN core. property. north of Northgate Way. Connecton & amenity opportunites: An 2. Superblock NGN #2. 5. Superblock NGN #5. improved private or public street at the Potental use: Infll residental Potental use: Infll mixed use, mid-scale perimeter, with street-facing commercial development adding to existng development on parcels frontng NE uses on at least the arterial block faces. multfamily buildings; potentally facing Northgate Way, next to QFC. Hubbard Homestead Park. Connecton & amenity opportunites: A Connecton & amenity opportunites: north-south street at the east edge of the A potental new local street connecton site, connectng to NE 112th Street. between 3rd and 5th Avenues NE. 6. Superblock NGN #6 3. Superblock NGN #3. Potental use: Long-term potental for Potental use: Expansion of the infll multfamily development with retail Northaven Senior Living complex, and or mixed uses frontng Northgate Way. an enlarged commercial/services hub Connecton & amenity opportunites: also serving seniors at adjacent Merrill Explore new pedestrian connectons Gardens. between 8th Ave NE and Roosevelt Way Connecton & amenity opportunites: NE, perhaps feasible at the southern edge Could incorporate urban plaza and of the main multfamily propertes. other recreaton spaces and amenites, 7. Superblock NGN #7 along with local connector street routed Potental use: Following 507 Northgate carefully through the block. Way multfamily (two phases) with 4. Superblock NGN #4. additonal mixed use residental buildings Potental use: Long-term infll or in the propertes just south, bordering on
NORTHGATE URBAN DESIGN FRAMEWORK | 37 West Subarea (NGW)
Urban Design Analysis Washelli The West Subarea covers approximately 83 acres Cemetery and encompasses six superblocks. Isolated from Polyclinic Hotel Nexus the rest of the Urban Center by I-5, the Subarea has NE Northgate Way generally lower development intensity and actvity levels compared to the east side of I-5. There are numerous multfamily developments, ofces, and commercial buildings, and surface parking
lots mostly clustered around Northgate Way and Meridian N Ave Corliss N Ave Meridian Ave N, but there is no established “Main Street” or community “heart” locaton. There are a King County few auto-oriented restaurants on Northgate Way, Public Health but no grocery or drug stores within the Subarea. N 105th St North Seatle Community College (NSCC) is located UW immediately to the south and outside of the Medical ofcial Northgate Urban Center boundary, but is Center an important complementary major use near the West Subarea. A Seatle Police staton, which will N 103rd St relocate in the future, is located on N 103rd St just south of the Urban Center boundary.
N 100th St
NG_N NG_W
North Seattle NG_S Community NORTH College N Way College
38 | NORTHGATE URBAN DESIGN FRAMEWORK SUBAREAS 3 39 |
URBAN DESIGN FRAMEWORK DESIGN URBAN opportunites There for are development propensity three and redevelopment. two where consolidaton sites sites would produce precinct police the When site. opportunity an with high operatons relocate, the police as well. site be a candidate may precinct staton The West subarea presents several
NORTHGATE NORTHGATE Development Opportunites Development Other than a handful of been townhouses litle there recent residental has development in the West Subarea. Recent commercial development includes the Northgate Polyclinic (2007) and includes the development Planned Union. Credit Verity a new building at the Public Health property Meridian Ave N. on Given the presence of Northwest Hospital and other facilites, for there further medical is ofce potental expansion in Way. Northgate the around area There There are also two development signifcant propensity sites located with Urban south high Center of on the the North College Seatle Community campus. the Potental NSCC expansion campus opportunites for could new within campus buildings, create student housing, development and services community, to which support are the currently Subarea. lacking College in the Mobility and Access Mobility connecton connecton quality underpass is poor. via the Northgate Way Transit Transit service in the the presence Subarea of benefts served the by fve from Metro NSCC bus routes. Aurora campus, Avenue with which Metro Rapid is Ride service mile is walk from about the a west 0.4- Community edge of commenters the have Subarea. for expressed a high capacity favor transit connecton from NSCC to UW (which will be satsfed by light rail service beginning in 2021). The I-5 exit at regional vehicular Northgate access to Way the Subarea, but provides I-5 also good limits travel to the east, the only connecton being Northgate Way, which is ofen congested. The bulk of the Subarea’s vehicular connectvity is provided to the north and south Ave by N, Meridian and to the east Way. Most and of the west local streets by are Northgate spaced at the superblock scale, reducing Subarea. the of porton eastern the afects I-5 from connectvity. Noise A striped bike College lane Way leads into the on NSCC campus. Bicycle Meridian Ave N and a mile south of Northgate Way. Way. a mile south of Northgate along main arterials. only Within connectons to the the Subarea east almost St, 92nd N at and underpass Way across Northgate the I-5 are the The pedestrian environment in generally the limited Subarea in is quality, and coverage lacks sidewalk in many residental blocks except Pedestrian Amenites Pedestrian WEST SUBAREA URBAN DESIGN PRINCIPLES 3 SUBAREAS 40 natural landscape. while areas integratedthe design naturalwith quality high a providing to the on designed impact be its minimize should connecton This areas. wetlandtorelaton taken in be haveto wouldcare Special west. the would to connecton seamless bridge a create the and N Ave Meridian between connecton street complete A N. Ave Meridian of east developed fully not is it currently and bridge, the of alignment landing possible a is St 103rd NE the west. not only to NSCC, but also to the neighborhoods to connectons good leveragedwith beter be will I-5 over bridge pedestrian a of beneft potental The future I-5pedestrian bridge the to connect to St 103rd N Develop #2 Principle Subarea West mrv pdsra cnetn along connecton pedestrian Improve #1 Principle Subarea West Consider incorporatng itasaGreenway. Street character.residental 100th its maintaining on focus a with N for plan concept street a Develop considered for improvements.) be also should street that Street, 103rd N to closer up ends alignment bridge pedestrian the rail (If staton. light the to way the all commercial N Ave Aurora the on areas from link direct connecton a this provide built, would is bridge crossing cycling I-5 the If and beter a pedestrian provide connecton withAurora Ave N. to St 100th N on generous improvements Create N 100thSt.to Aurora Ave N |
NORTHGATE URBAN DESIGN FRAMEWORK with pedestrian amenitesto enhance thecharacte Examples ofatypical residental sidewalk Treatment desiredfor thenaturalareas northoftheNSCC Examples ofbike and pedestrian routes alonganaturalsetng. r WEST SUBAREA URBAN DESIGN PRINCIPLES
West Subarea Principle #3 West Subarea Principle #4 Establish gathering space along Meridian a The new West Subarea lacks locaton a that public community open point. serves Ideally space the as public located open a centrally so space as would to community best be serve and both focal the NSCC residents of the developments. The of intersecton Meridian Ave N numerous multfamily and N 105th St would be an appropriate locaton -- relatng to or within the Public Health property, which may be feasible with future development there. modes. Upgrade Meridian Ave N N Ave Meridian Upgrade Meridian Ave N is a key Northgate and corridor Hospital NW the from connectng subarea NGW the NSCC in the south. in the north to Way Meridian is a generous (90’+) ROW, with a vehicular wide roadway (66’) but narrow sidewalks (6’) volumes trafc the Since (6’). zones landscape and are relatvely low (4,000 average daily vehicles), the street could be considered for reconfguraton use. pedestrian help support increased to A street design concept plan should be developed to identfy the most street’ balance serve of all uses travel to ‘complete appropriate and practcal Example of a high density street to illustrate the character desired for Meridian Ave N Ave Meridian desired for the character illustrate to of a high density street Example WEST SUBAREA URBAN DESIGN PRINCIPLES oae bten eiin v N Cris v N, Ave Corliss N, Ave Meridian between located are Subarea West the in superblocks largest The superblocks Pedestrian connectons through #5 Principle Subarea West neighborhood’s designguidelines. the in embodied already is This redeveloped. are through- promote propertes when superblocks in connectons to block contnue should City The and non-motorized connectons. vehicular as well as public, and semi-private both including connectons, mid-block new for optons explore should City the redevelop, blocks these of any when and If St. 103rd N Way,and Northgate 42 |
NORTHGATE URBAN DESIGN FRAMEWORK Examples ofpedestrian connectons atmid-blocks
Meridian Ave N SUBAREAS 3 WEST SUBAREA CONCEPT DIAGRAM 43 |
Figure 3.4 - West Subarea Concept Diagram Subarea Concept Figure 3.4 - West URBAN DESIGN FRAMEWORK DESIGN URBAN
NORTHGATE NORTHGATE Corliss Ave N Ave Corliss
* Hotel Nexus College Community North Seattle Center
UW Medical N Northgate Way N Ave Meridian N 106th St.
N 107th St.
* Polyclinic King County Public Health Public
N 103rd St.
N 105th St. Washelli Cemetery
N 100th St.
N LEGEND ce or Residential) ce Allowed) ce ce Priority ce f f f
Corridor & Amenity recomms. Plaza/park spaces Existing Streets New Streets Connections New Ped/Bike Active Street Level Retail Level Street Active (O O (Residential Allowed) Residential Priority (O
* WEST SUBAREA URBAN FORM DIAGRAM 3 SUBAREAS 44 |
NORTHGATE N
URBAN DESIGN FRAMEWORK N 105th St. St. 105th N Cemetery Washelli Washelli
Public Health N 103rd St. St. 103rd N
King County County King N 107th St. St. 107th N
Polyclinic N 100th St. St. 100th N 5
Meridian Ave N N 106th St. St. 106th N
UW Medical Medical UW N Northgate Way Northgate N Center Hotel Nexus Hotel North Seattle Seattle North Community Community 2 College 1 4 3 P
Corliss Ave N P Figure 3.5-West SubareaUrbanForm Diagram SUPERBLOCKS NORTHGATE WEST SUPERBLOCK RECOMMENDATIONS
1. Superblock NGW #1. Connecton & amenity opportunites: Potental use: Long-term infll or redevelopment Encourage new east-west pedestrian linkages
with commercial or mixed uses. to/from the I-5 pedestrian/bicycle bridge with 3 Connecton & amenity opportunites: adjoining plazas and civic open space feature(s). Encourage pedestrian oriented features and Also, encourage or require an extension of streetront retail uses. Corliss Ave N between N 106th Street and N 2. Superblock NGW #2. 103rd Street. Potental use: Long-term infll commercial or 5. Superblock NGW #5. residental development; possible enhanced Potental use: Rebuild the public health campus qualites. building, and consider additon of other mixed- Connecton & amenity opportunites: uses at the site. Encourage north-south pedestrian way or street Connecton & amenity opportunites: Retain enhancement with adjoining plaza/public square a green open space area as a public amenity, space. and/or other public spaces incorportated in 3. Superblock NGW #3. future development phases. Consider providing Potental use: Conversion of low-density as much afordable housing in mixed-use residental uses to higher-density residental development as is practcal and feasible. uses. “P” Parking Resources. Connecton & amenity opportunites: Potental strategy: Consider a district wide Encourage or require a public extension of public parking resource strategy, which could be Corliss Ave N to connect N 107th Street with N parking at garage facilites as mapped. 106th Street. 4. Superblock NGW #4. Potental use: Encourage master planning to add medical/commercial buildings near I-5 and other infll of mixed uses, to make use of this area closely linked to the light rail staton if the I-5 pedestrian/bicycle bridge crossing is built.
NORTHGATE URBAN DESIGN FRAMEWORK | 45 South Subarea (NGS)
Urban Design Analysis Beaver Pond Natural The South Subarea encompasses approximately Northgate Area six superblocks, as shown in the adjacent photo. Mall The two most identfable elements of the South Subarea are the Northgate Transit Center
and the Thornton Place mixed-use and cinema NE5th Ave complex. This area is and will contnue to serve NE 103rd St as a transit hub, where buses and rail service will Thornton come together. This combinaton means that Place maintaining trafc circulaton to support efectve bus operatons will contnue to be an important Current factor in this area’s future. Northgate Transit Center The Subarea also contains multple ofce buildings, Aljoya NE 100th St
strip retail facing I-5 along 1st Ave NE, and large NE3rd Ave
Interstate 5 Interstate NE 1st Ave areas of surface parking. The Northgate Library and Community Center are located at the northeast edge of the Subarea, about a 0.4-mile walk from the Transit Center. There are no grocery, drug or hardware stores, and only a few restaurants (within the Thornton Place internal circulaton space). The Thornton Creek channel at Thornton Place provides an interestng and atractve open space amenity, with a greened drainage corridor NG_N and pedestrian amenites between 5th Ave NE and NG_W the Northgate Transit Center. The Olympic View Elementary school is a 15 minute walk (0.6 mile) from the Transit Center, just outside the southeast NG_S Olympic View edge of the Subarea. NORTH Elem. School
46 | NORTHGATE URBAN DESIGN FRAMEWORK SUBAREAS 3
Pedestrian Amenites Mobility and Access Development Opportunites
Pedestrian connectons within the South Subarea The service focused at the Metro Transit Center, The South Subarea is dominated by large surface are available in most places, but are limited by including 13 Metro and two Sound Transit routes, parking lots, including the commuter parking next gaps in sidewalk contnuity and varying physical provides excellent transit access for the Subarea, to the Northgate Transit Center, the Mall perimeter conditon. The extent of surface parking lots and Link light rail will further improve it in 2021. lots, and multple lots surrounding ofce buildings compromises walking comfort in much of the Although the Subarea is immediately adjacent in the southern porton of the Subarea. Four vacant commercial area south of the Mall. There is no I-5, access to and from the freeway is relatvely mall block ‘edges’ exist along NE 103rd St. and 5th sidewalk on 3rd Ave NE south of NE 100th Street. challenging. There is a reversible ramp at NE 103rd Ave NE. The corner of NE 103rd St. and 5th Ave NE Connectons to the south are restricted by a grade St. connectng with the I-5 express lanes and a is a potental future development site. change aligned with NE 96th St, where a stairway northbound general purpose ramp at NE 107th St., The propertes east of 1st Ave NE south of NE 100th connects up to 4th Ave NE. Between NE 100th but access to the I-5 southbound general purpose St. are a group of large and consolidated parcels St and NE 95th St a steep slope on the west side lanes requires traveling up to Northgate Way and with ample surface parking lots surrounding ofce of 5th Ave NE is a barrier to pedestrian travel. crossing below the freeway through frequently buildings and strip retail. These are potental Pedestrian comfort along parts of 5th Ave NE is congested intersectons. redevelopment opportunites due to property compromised by higher speeds of trafc near size and the aging conditons of the existng narrow sidewalks, limited visibility and frequent Community vehicular connectons to/from the improvements. turning vehicles. Most blocks have no sidewalks South Subarea are reasonably accessible to and from the north and south (via 1st and 5th Avenues past one-third of a block east of 5th Ave NE. Higher The King County Metro transit center and surface NE) but relatvely limited to/from the west (N 92nd quality sidewalks are included as part of the Transit park and ride lots have been identfed as a catalyst St. via 1st Ave NE), and east (certain local streets Center and Thornton Place. project site, and with the arrival of the Link staton only, with steep grades and several trafc calming and redevelopment of the bus transit island, prime As noted in the Urban Center mobility revisions in Maple Leaf -- primarily the prohibiton property will be available for redevelopment. This recommendatons, there are shortalls in of certain travel directons by automobiles). site is presented in Chapter 4 of this UDF as a case pedestrian connectons to/from Maple Leaf to the study for the character and type of development east of this Subarea. Recommended improvements and adjacent public amenites desired in the urban between Roosevelt Way NE and 3rd Ave NE would center. improve mobility to/from the South Subarea.
NORTHGATE URBAN DESIGN FRAMEWORK | 47 South Subarea Principle #1
Create two great neighborhood- scale public open spaces The South subarea lacks a civic/community gathering space. In order to encourage private investment, establish two distnct and complementary public spaces to support the growth of an urban residental neighborhood. A “Town Square” public open space is recommended to be located between 3rd Ave NE and the new Northgate Transit Center. A preferred locaton for the park is adjacent to or visible from 3rd Ave NE. It should also be close to, but not immediately adjacent to the future light rail staton. See the recommendatons for the Metro TOD property in Chapter 4. A small “Village Green” that includes spaces designed for both young and older surrounding residents. This space should be located south of NE 100th St, and could be integrated/coordinated with adjacent mixed-use residental development. SOUTH SUBAREA URBAN DESIGN PRINCIPLES DESIGN URBAN SUBAREA SOUTH South Subarea Principle #2
Establish Third Avenue NE as a central linear park street Third Avenue NE is located between Thornton Place and the King County Metro Transit Center. The City should consider actons to create a central neighborhood promenade street that provides orientaton as an organizing feature for the
subarea. The design of this street should include: SOUTH SUBAREA URBAN DESIGN PRINCIPLES Generous 15-20-foot linear park space on the west side of the street, plus complementary 8-foot sidewalks. Where feasible, expand the public realm into the curb parking zone for special street furnishings, art and other pedestrian features such as water features. Incorporaton of complementary aesthetc street features demonstratng sustainable landscaping qualites appropriate for an urban “main street.” Encourage adjacent building frontages as ground-related residental. Encourage a landscaped bufer ‘fence’ where the linear park street will be adjacent to surface parking lots. Encourage retail storefronts north of NE 102nd Street (e.g., the recommended E-W pedestrian connecton), and allow such uses anywhere along the street. Update development standards to include blank wall restrictons.
Example of a linear park located at a street median
NORTHGATE URBAN DESIGN FRAMEWORK | 49 SOUTH SUBAREA URBAN DESIGN PRINCIPLES 3 SUBAREAS 50 Locaton ofpotental infll locatons atparking lots inthesouthsubarea NORTH |
NORTHGATE
1st Ave NE URBAN DESIGN FRAMEWORK Transit Center NE 100thSt NE 103rdSt
3rd Ave NE Thornton Place
4th Ave NE
5th Ave NE NORTH locatons: surface priority of following the on focus a with lots, parking redevelopment infll the Encourage development Convert surface parkinglotsinto infll #3 Principle Subarea South
Several locatons southofNE100thStreet 5th Ave NE and Street 103rd NE along edge Mall The The Metro Transit Center TOD Site à à à
use ismost likely commercial – NE Ave 1st of side East – NE need incentves Ave may but desirable, 4th is use multfamily and 3rd Between is use ofce most likely – NE Ave 3rd of West SUBAREAS 3 SOUTH SUBAREA URBAN DESIGN PRINCIPLES 51 |
URBAN DESIGN FRAMEWORK DESIGN URBAN NORTHGATE NORTHGATE Examples of commercial/ofce buildings adjacent to transit or high trafc arterials to buildings adjacent of commercial/ofce Examples bufering. bufering. in the western porton of the TOD site – this type of development. encourage Other structures, such as the future light rail staton structure, and Sound Transit parking garage north of NE 103rd Street noise freeway of degree a provide also will Between Between NE 97th ofce and and hotel uses are 100th the most likely Streets, development opportunites that be would tall enough to create a good bufer
South Subarea Principle #4 sensitve sensitve to noise can help block from penetratng freeway the noise Urban Center and reducing users. area for comfort commercial buildings commercial Large buildings with uses that are not overly Bufer freeway noise with ofce/ freeway Bufer SOUTH SUBAREA CONCEPT DIAGRAM 3 SUBAREAS
52 *
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New Ped/Bike Connections New Streets Existing Streets (O Residential Priority (Residential Allowed) O (O Active Street Level Retail
Plaza/park spaces Plaza/park Corridor & Amenity recomms. Amenity & Corridor f f f NORTHGATE ce Priority ce Allowed) ce orResidential) LEGEND N
URBAN DESIGN FRAMEWORK
1st Ave NE Northgate Northgate Station Station
(2021)
NE 100th St St 100th NE NE 103rd St St 103rd NE Northgate Northgate (present) Station Station * Northgate Northgate * Thornton Creek Creek Thornton Mall Water Quality Quality Water
3rd Ave NE Thornton Channel Place
4th Ave NE Health Group Group Aljoya
5th Ave NE
NE 98th St St 98th NE
NE 100th St St 100th NE NE 102nd St St 102nd NE
NE 95th St St 95th NE NE 97th St St 97th NE Olympic View View Olympic Elementary Elementary School
Figure 3.6-South SubareaConcept Diagram 8th Ave NE SUBAREAS 3 SOUTH SUBAREA URBAN FORM DIAGRAM 53 |
URBAN DESIGN FRAMEWORK DESIGN URBAN
Figure 3.7 - South Subarea Urban Form Diagram 8th Ave NE NE Ave 8th NE 95th St NORTHGATE NORTHGATE School Elementary Olympic View
NE Ave 5th Blue-dashed lines show where possible future pedestrian improvements may occur. may improvements pedestrian future possible where show lines Blue-dashed
NE 98th St NE 97th St Aljoya
NE 100th St
NE 102nd St
Group Health
NE 103rd St 4th Ave NE NE Ave 4th 6 5 Place Channel Thornton
Water Quality Thornton Creek NE Ave 3rd
Mall Northgate NE Ave 3rd B C 4 2 A 1 3
(2021) Station Station NE Ave 1st Northgate Northgate N NORTHGATE SOUTH SUPERBLOCK RECOMMENDATIONS SUBAREAS 3
1. Superblock NGS #1. 3. Superblocks NGS #3 and NGS#4. Connecton & amenity opportunites: A Potental use: A parking garage adjacent Potental use: As the nearest propertes public park space amenity is encouraged to the north end of the light rail staton to the rail staton, south of NE 100th near 3rd Ave NE to provide breathing will accommodate parking that replaces Street, these existng retail and ofce space and amenites for future residents. stalls to be lost during rail constructon. use blocks have potental for denser A recommended new street between 3rd Connecton opportunites: Based on redevelopment or infll development that and 4th Ave NE would also provide for analyses in 2013, a garage connecton to/ could include denser ofce buildings, beter vehicle and pedestrian circulaton. from 1st Ave NE was included in planning, perhaps most likely near I-5. Additonal 5. Superblock NGS #6. as well as vehicle access to/from NE 103rd residental development could be added Potental use: The broad southeast St. opportunistcally in some propertes that vicinity of the Northgate Mall property 2. Superblock NGS #2. have large underused surface parking lots. (including at the intersecton of NE 103rd Potental use: A major opportunity to Connecton & amenity opportunites: St and 5th Ave NE) could accommodate establish a dense mixed-use core for this Green street improvements on NE 100th a diverse mix of infll development over South subarea with a signifcant presence St. and 3rd Ave NE will require setbacks the long term that may include retail, of residental and commercial uses in or acquisitons on certain edges of ofce and residental uses. This would a future transit-oriented development these propertes. Also, design concepts help round out the South Subarea and (TOD). See Chapter 4 of this UDF for should include public plaza spaces, and bring a denser urban character closer more informaton about recommended additonal north-south and east-west toward the library and community center guidance for future TOD development. pedestrian ways and/or local streets Redevelopment should be encouraged to The west edge of this block will serve as (between 1st and 3rd Avenues NE) to include a large-scale mixed-use building a key transit hub for rail and feeder bus redefne more walkable block paterns or complex with enough space to include routes linking to several North Seatle in these parcels as they are inflled or large retail and commercial development. neighborhoods. redeveloped. This may also need a parking garage to Connectons & Amenity Opportunites: 4. Superblock NGS #5. provide sufcient parking for overall Numerous opportunites to provide Potental use: This superblock between needs, but this should be designed using complementary streets, pedestrian ways, 3rd and 4th Avenues NE could be “right-size parking” principles. town square/open space, and encouraged redeveloped with high-density residental Connecton & amenity opportunites: indoor amenites. See Chapter 4 of this or mixed uses. If property consolidaton is Plazas and pedestrian ways in future UDF for more informaton. possible, these parcels could provide sites development will enhance north-south large enough to establish a meaningful walking connectons, and outdoor new residental presence. amenites will add a more livable and human-scaled setng.
54 | NORTHGATE URBAN DESIGN FRAMEWORK SUBAREAS
NORTHGATE SOUTH STREETSCAPE CONCEPT PLAN
NE 100th St.: A Great Green 3
Street
The existng and new proposed streets in the NE 100th St. will serve as one of the subarea’s On the south side of NE 100th St., the pedestrian Northgate South Subarea will share some principal Green Streets with “complete street” zone will consist of a six-foot wide sidewalk, commonalites but also have varying distnct elements including landscaping and possible bufered from the automobile lanes by a six-foot functons. Some streets need to accommodate drainage features, pedestrian and bicycle wide landscaped swale and 12-foot wide, two-way broad uses including regional through access, infrastructure while contnuing to functon cycle track. There will be no curb parking on the transit, trucks, autos, bicycles and pedestrians. as one of the neighborhood’s transit streets south side of this street. Other streets should be limited to local access (including contnuing bus layover functons). only, with only minor and occasional use by In contrast to NE 103rd St., which is fed by Bus layover will contnue to be accommodated on lighter service trucks and buses. This street the I-5 oframps and busier in terms of au- NE 100th St. as well as a porton of WSDOT right-of- design concept plan outlines and illustrates tomobile trafc, NE 100th St. will provide an way between 1st Ave NE and I-5. This layover will recommended designatons for two key streets in east-west connecton that is focused on mixed help maintain the area’s functon as a large transit the South Subarea: modes of transportaton. hub, improving service reliability while maintaining operatonal cost efciencies. If built, a bicycle lane NE 100th St. A new cycle track on the south side of the street on the south side of NE 100th St. would displace 3rd Ave NE will be a local bicycling connecton between 1st one layover space just west of 5th Ave NE. and 5th Avenues NE, with prioritzed pedestrian/ bicycle paving over general street paving at 3rd and 4th Avenues NE.
The NE 100th St. roadway secton will be rechannelized to three automobile travel lanes: two general purpose travel lanes and one curbside lane (north side) for bus layover. A retained sidewalk on the north side of the street will accommodate the majority of pedestrian trips to and from the light rail staton. A greened landscaping edge is also recommended on the north side of this sidewalk.
NORTHGATE URBAN DESIGN FRAMEWORK | 55 KC Metro 3 SUBAREAS 56 TOD site KC Metro TOD site |
0 20’ 10’ 0 NE 100thStGreen Street Section 8’ to14’ NORTHGATE stoops Section A - 0 20’ 10’ 0 NE 100thStGreen Street Section 8’ to14’ stoops side- walk URBAN DESIGN FRAMEWORK 8’ plant- ing side- walk 6’ 8’ plant- travel lane ing 11’ 6’ NE 100th StNE 100th west of 3rd Ave NE travel lane 11’ travel 66’ ROW lane 11’ travel 66’ ROW lane 11’ travel lane 11’ travel lane 11’ swale 6’ cycle track swale 6’ 12’ NORTH cycle track 12’ side- walk 6’ Looking east setback required 8’ development 8’ to14’ side- stoops walk 6’ Looking east setback required 8’ development 8’ to14’ stoops Future Residential Ground-Related Development -
Future Residential Ground-Related Development -
A ‘cycle track’ with in-street green bufer green in-street with ‘cycle A track’ A greened residental sidewalk edge sidewalk residental greened A SUBAREAS 3 57 |
Thornton Place
Thornton Place 8’ existing curb to remain existing e is ng sidewalk 8’ existing curb to remain existing e is ng sidewalk 4’ ext land- scap 4’ ext land- scap 8’ NORTH lane 8’ parking lane parking URBAN DESIGN FRAMEWORK DESIGN URBAN 11’ lane travel 11’ lane travel NORTHGATE NORTHGATE 11’ lane travel 73’ ROW 11’ lane travel 73’ ROW 8’ pkg & plan ng 8’ pkg & plan ng Third Ave NE north of 100th St of NE north Ave Third Looking north (north of NE 100th St) 15-20’ Looking north (north of NE 100th St) linear park 15-20’ linear park 8’ 8’ sidewalk Section B - - B Section sidewalk setback required setback 5’ development development 5’ stoops 8’ to 14’ setback required setback 5’ development development 5’ 3rd Avenue NE Green Street Section Street NE Green 3rd Avenue stoops 0 10’ 20’ 8’ to 14’ 3rd Avenue NE Green Street Section Street NE Green 3rd Avenue 0 10’ 20’ TOD site TOD KC Metro KC TOD site TOD KC Metro KC efciencies. 3rd 3rd Ave NE. A right-turn pocket on and 3rd adding a trafc signal Ave at NE 100th NE, St./3rd Ave NE will help maintain vehicle trafc movement of-way of-way without overlapping private property, a lef-turn if lane through the middle of this is block eliminated south of Thornton Place’s entry to South subarea. South subarea. North of NE 100th St., this design width) (if could 15 feet be in accomplished within the right- this corridor will pathway that serves create and connects the Northgate a strong pedestrian do not exist. Confgured in the form of a linear park 15-20 feet wide plus an additonal 8 feet given to sidewalks, complete complete the neighborhood pedestrian network, will sidewalks be added to the NE 3rd Ave right-of- currently they where Street, 100th NE of south way will reinforce and unify the neighborhood street character of 3rd Ave NE while providing a bufer to adjacent parking surface areas. In order to help and south of NE 100th St. and south of NE 100th Generous sidewalks and green street features Street” and a linear park street, providing an important pedestrian connecton and greened space to link the neighborhood subareas north Third Ave NE: A Linear Park Street Street Park A Linear NE: Ave Third Third Ave NE will be both a central “Main
3 SUBAREAS A linear park street with commercial uses at its edge its at uses commercial with street park linear A 58 h pbi ram n ncptn f adjacent of antcipaton in redevelopment withstreet-related realm uses. public the enhance future to used in be right-of-way, would or acquired property private in retained either overlap, This street. the of sides both on feet 8-9 approximately by propertes private would with secton overlap street this St., 100th NE of South also keeping theexistng vegetated median. of the street would enable a linear park corridor side while sidewalk. one on the parking to eliminatng Alternatvely, adjacent directly space public green usable for exchange in median vegetated existng the eliminate 100th to reconfgured NE be of may south St. way of right NE Ave 3rd The Third Ave NEsouthof100thStreet |
NORTHGATE URBAN DESIGN FRAMEWORK Development - Development - Residential or Residential or Commercial Commercial Future Future 0 20’ 10’ 0 3rd Avenue NEGreen Street Section 0 20’ 10’ 0 3rd Avenue NEGreen Street Section 8’ to14’ stoops 8’ to14’ stoops setback required 12’ development sidewalk setback required 12’ development 8’ sidewalk Section C - 8’ linear park linear 15-20’ Looking north(southofNE100thSt) linear park linear 15-20’ Looking north(southofNE100thSt) plan ng pkg& Third Ave NEsouth of St 100th 8’ plan ng pkg& 8’ 60’ ROW travel lane 11’ 60’ ROW travel lane 11’ travel lane 11’ plan ng travel pkg& lane 11’ NORTH 8’ plan ng land- scape pkg& 6’ 8’ existing curbtoremain sidewalk setback required 8’ development 8’ land- scape 6’ 06.21.2013 8’ to14’ existing curbtoremain stoops sidewalk setback required 8’ development 8’ 06.21.2013 Residential Ground-Related Development - Future 8’ to14’ stoops Residential Ground-Related Development - Future SUBAREAS 3 59 |
URBAN DESIGN FRAMEWORK DESIGN URBAN NORTHGATE NORTHGATE TRANSIT ORIENTED DEVELOPMENT STRATEGY 4
NE 103rd St
1st Ave NE 1st Ave NE5th Ave
3rd Ave NE3rd Ave
NE 100th St NORTH
4th Ave NE4th Ave
NORTHWEST HOSPITAL Context A transit-oriented development (TOD) is encouraged to occur between 1st and 3rd Avenues NE at the core
01 02 03 04 01 of the South Subarea next to the future Link staton (shown above). The South Subarea currently consists 05 of a few superblocks with: the Thornton Place mixed use complex; Aljoya senior housing; several low- 02 07 06 to-moderate scaled medical-dental ofce and clinic buildings; a few larger mult-tenant ofce buildings; 05 MALL limited presence of retail uses; and a dominatng presence of surface-parking lots refectng a suburban 03
04 approach for commercial ofce development.
01 02 FIVE ASSETS: There are fve assets of the South Subarea that will help support TOD goals:
03 04 NSCC 1. Actvity generated by transit riders Transit riders will use local services and patronize restaurants, and some will choose to live in this subarea. South Subarea The future TOD will facilitate pedestrians passing through the heart of the site on their way to and from the core east.
60 | NORTHGATE URBAN DESIGN FRAMEWORK TOD STRATEGY 4 4 STRATEGY TOD 2. The Northgate Mall as an adjacent draw 5. North Seatle Community College as a for customers and actvity potental draw with improved accessibility.
Northgate Mall is a major regional shopping The 7,000+ college populaton of students and destnaton with over one million square feet staf bring actvity through the day to the campus of retail, atractng thousands of shoppers and west of I-5. With more convenient pedestrian/ hundreds of employees to the area every day. The bicycle connectons to the staton area via a South Subarea and the King County property can be pedestrian/bicycle bridge across I-5, there is great expected to atract future customers from the mall, potental to increase overall economic actvity in due to proximity, transit ridership, good pedestrian the South Subarea, and increase the convenience connectons, opportunites for complementary and frequency of mass transit ridership for school retail uses, and the provision of other welcoming commutng. This will also help “reunify” the place-making urban design amenites. Northgate Urban Center’s two parts on either side of I-5, which will also beneft local residents west 3. The nearby ofce district’s potental to of I-5. support future infll development and as a source of local service customers and town square users.
The subarea south of NE 100th Street has substantal medical and ofce employment and other nearby residental base. It also has a substantal potental to support future infll development that may occur in response to transit staton proximity. The area lacks sufcient public gathering spaces, and so the King County property would ofer a place for local services and a central community ‘town square’ gathering place for these users.
4. Thornton Place as an established resident Northgate Mall Thornton Place base with complementary retail & public places.
Thornton Place’s residental base of 530 apartments, movie and retail businesses, nearly 1,000 parking stalls, and green space provide an existng resident and visitor populaton. This helps lower risks for future development, and provides an opportunity to strengthen overall actvity levels for the whole subarea. Ensuring there are direct pedestrian connectons between the Link staton and Thornton Place’s amenites will naturally improve local circulaton and benefcial levels of actvity in public places. Northgate Washington Dental Service North Seatle Community College
NORTHGATE URBAN DESIGN FRAMEWORK | 61 Overall Development Goals Developing the King County Site
The City’s goal for development of the King The King County Metro Northgate site has been At the same tme, this UDF encourages a broader County property and the South Subarea is to North Seatle’s primary bus transit center and transformaton of the South Subarea to be a ensure that a future development will result commuter park and ride lot for decades. The mixed-use district that will also take advantage of in a publicly accessible urban community that constructon of the Link staton by 2021 provides proximity to mass transit service.
4 TOD STRATEGY fully realizes its potental as a transit-oriented an opportunity to redevelop this site with higher- community. This goal synthesizes the objectves density land uses that will be transit-supportve of regional and city planning policies as well as and important to the creaton of a more walkable, What qualites do we want to see in the TOD site the preferences and priorites expressed in many vibrant and environmentally sustainable actvity development? community comments. center in this part of the Urban Center. This will build upon the populaton base at the adjacent -A combinaton of public places and amenites that The King County property provides a signifcant Thornton Place. become an actve “heart” of Northgate, atractng opportunity to build upon the precedent daily actvity as a popular gathering place established by Thornton Place to create an Benefts of TOD: Transit-oriented development atractve and safe environment that is accessible promotes cleaner ways to travel than driving --A walkable environment and invitng to the surrounding community. King alone. By redeveloping the Northgate parking lot --A safe place that is well-lit, secure, populated and County’s large publicly owned site provides a into a transit village, we will preserve precious supports healthy actvites unique opportunity to realize a broad range farmland and open space elsewhere in the county, of community development, environmental and will reduce air polluton. Households who live --Efcient development to maximize its potental sustainability, livability, public health and social in this transit village will be more income-diverse as a transit-oriented actvity center while stll being equity objectves. than households in other multfamily housing a pleasant, livable setng communites, and will own fewer cars, and drive less ofen. They will generate fewer greenhouse --Ground-level uses in key locatons on the site that gas emissions than other residents of the region. create an engaging and actvated atmosphere
This UDF explores ways to realize its full --Uses that support, integrate and blend well with development potental while also adhering to the transit functons on the site and in the vicinity strategies promotng public health, an excellent natural and built environment, and community --Uses that support an equitable mixed-income economic growth. community with community amenites and economic opportunites that support the Northgate neighborhood
62 | NORTHGATE URBAN DESIGN FRAMEWORK TOD STRATEGY 4 4 STRATEGY TOD PREFERRED SITE DEVELOPMENT CONCEPT
The preferred site development concept emphasizes pedestrian connectons, greened public spaces, actvated streetronts NE 103rd St. through the center of the site, and extensive presence of residental uses to accomplish a transit-oriented community.
Key features include:
A primary pedestrian-oriented east-west corridor through the center of the property, linking the transit staton with Thornton 3rd Ave NE3rd Ave Place;
Generous public greened town square and plaza open spaces
1st Ave NE 1st Ave located along the east-west corridor;
Block sizes and future mix of uses that are fexible for devel- opment in phases
Transit Island Transit North-south access for vehicles and pedestrians
New Transit StreetNew Transit Ground-foor commercial uses and a variety of housing types, including afordable housing NE 100th St. Transit island designed to ease transit connectons between URBAN FORM CONCEPT DIAGRAM bus and rail, and ft within the area’s street network
Building perimeter NORTH Ground-foor retail/services
Public plaza
Green open space
Parking and loading access
Primary circulation
Secondary circulation
NORTHGATE URBAN DESIGN FRAMEWORK | 63 Development Guidelines
The following guidelines artculate the most The guidelines are organized into four main categories: important and desirable characteristcs of future development at the Northgate Metro TOD site. 1. Defning Blocks and Major Pathways Within the Site
The guidelines will infuence future buildings, 2. Parks and Public Amenites streets and amenites in ways to meet the goals
4 TOD STRATEGY 3. Land Uses and Building Design discussed in this UDF. 4. Other Supportng Features and Qualites There is an intentonal fexibility in how these recommendatons can afect future development. There are many possibilites for the development of this TOD, and the City does not wish to prevent creatve and efcient arrangements that will result in a great transit-oriented community.
The illustraton above shows three buildings with roughly the same capacity (in foor area) distributed with diferent heights and massing. This suggests the benefts that taller tower forms can bring in allowing other portons to be lower-scaled.
64 | NORTHGATE URBAN DESIGN FRAMEWORK DEFINING BLOCKS AND MAJOR 4 STRATEGY TOD PATHWAYS WITHIN THE SITE
The recommended TOD concept is to divide the Other complementary indoor or outdoor pedes- The corridor should provide an approximate line- site into four rectangular blocks that will serve as trian connectons within the development blocks, of-sight between the transit staton and Thornton future building development blocks. This would to increase overall pedestrian circulaton and Place’s entry on 3rd Ave NE. occur through: achieve an urban form with a fner grain. Recommended features of the corridor: A central east-west corridor for predominantly pedestrian and bicycle movements between East-West Corridor An average corridor width of approximately 40 Thornton Place to the east and the transit staton feet, allowing for considerable fexibility in width in to the west; and The east-west corridor is recommended to include diferent parts of the corridor -- to accommodate an open space that will be a multpurpose ‘town the town square and other plazas. A north-south street or pedestrian corridor that square’ public gathering space. would provide access to parking and complemen- Prioritzing pedestrian movement over vehicles. tary public spaces; and The corridor may contain a one-way automobile access street if designed as a pedestrian prioritzed and curbless environment with special paving, and the ability to restrict vehicular access during Primary pedestrian circulaton special events. route, through the TOD property High quality pedestrian amenites and lightng along with engaging street-level uses and other design features that will create an atractve and
NE 103rd St. safe environment. transit street 3rd Ave NE Appropriate paving material and other street design features promotng safety and aesthetc quality at the major crossing of the transit street Other midblock (east edge of the transit island). pedestrian connectons 1st Ave NE transit island within blocks Weather protecton features such as canopies on adjacent buildings for at least 50% of the east-west Cycle track west of North-south connectons corridor. 1st Ave NE (streets and pedestrian pass-throughs)
NE 100th St. Other secondary pedestrian A desire to accommodate east-west major pedestrian routes circulaton, and north-south circulaton for vehicles and pedestrians within the TOD site. Other circulaton routes also recommended within each smaller block.
NORTHGATE URBAN DESIGN FRAMEWORK | 65 DEFINING BLOCKS AND MAJOR PATHWAYS WITHIN THE SITE (Contnued)
Blocks
There is no recommended fxed block size, but blockface lengths of at least 120 feet will provide for sufcient spacing of streets and intersectons 4 TOD STRATEGY and will provide building sites that are well sized for individual building and parking constructon.
North-South Corridor
The north-south corridor may consist of a two-way automobile street with accompanying sidewalks and parking lanes across the entre site, or may consist of a primarily pedestrian-oriented corridor along part or all of its length. On-street parking may be provided in this corridor. This corridor is expected to accommodate vehicle access to underground parking for at least some of the future building sites.
66 | NORTHGATE URBAN DESIGN FRAMEWORK TOD STRATEGY 4 4 STRATEGY TOD PARKS AND PUBLIC AMENITIES
Parks, public amenites and open space features Emphasize 3rd Ave NE as a greened “Main Locate a community town square park/plaza should complement and connect to the network of Street” helping unify the Northgate South sub- feature in proximity to 3rd Ave NE to be a comfort- open spaces around the site. This includes designs area; able, actvated and successful “people place.” that acknowledge and relate to the Thornton Drain- age Channel corridor just east of 3rd Ave NE at Reconfgure NE 100th St. with more green de- Include a plaza or other treatment at the junc- Thornton Place. Open space amenites also should: sign features ton of the transit-street pedestrian crossing and the beginning of the east-west connecton.
Recommended Features
Community Park/Plaza Space(s) and Open Space
A community park or plaza approximately East-west corridor and town 10,000 square feet in size as part of the east-west square may vary in width corridor that will functon as a town square and and types of features open space amenity for local residents and visi- tors.
NE 103rd St. The development should provide for a minimum transit street of 15% of the site’s area in outdoor open spaces. 3rd Ave NE This amount could be phased in over tme as the site develops.
crossing The park/plaza should be: 1st Ave NE 3rd Ave NE as a transit island “greened Main Street” Located on or near the east-west corridor.
A suitable community gathering place, with a Landscaped edge along NE combinaton of both hardscape and durable land- 100th Street sidewalks scaped areas to sofen and enhance the spaces.
NE 100th St. Designed to integrate public artworks, as well as green features such as raingardens or similar features, and sculptural water features.
Locate and link open spaces along the major east-west circulaton Confgured to provide a sense of an “outdoor route, including a large community ‘town square’ oriented closer to 3rd room” in an urban setng. Ave NE. Also, a linear street park recommended for part of 3rd Ave NE and greening of the NE 100th St. corridor.
NORTHGATE URBAN DESIGN FRAMEWORK | 67 PARKS AND PUBLIC AMENITIES (Contnued)
Located to complement and enhance viability of ground-level non-residental uses; for example, designed with edges and amenity features that will encourage restaurants with outdoor dining spaces.
4 TOD STRATEGY Designed to accommodate a single-level small building and/or multple kiosks for cafes or similar actvatng uses to stmulate actvity within the cor- ridor and help defne edges of the public space.
Confgured to gain most advantage from solar exposure, partcularly in afernoon hours.
Fully accessible to the general public for all daytme and evening hours, to provide gathering place(s) that are designed to accommodate mul- tple functons and uses, such as farmers markets, book fairs, and daytme concerts.
Sidewalks
Provide sidewalks and streetscape improve- ments at the site perimeter as shown in the street secton drawings included in this UDF.
Other Community Amenites
Encourage provision of indoor community amenity features, including community meetng rooms, space for recreatonal actvites, accessory spaces such as shopping atriums, and artst/cul- tural facilites as tenants.
68 | NORTHGATE URBAN DESIGN FRAMEWORK TOD STRATEGY 4 4 STRATEGY TOD LAND USES AND BUILDING DESIGN
The intent is to encourage efcient use of land on Possible Development Agreement Recommended Features this TOD site while providing public amenites and serving community needs with afordable housing, To allow fexibility in applicaton of development The TOD site should host a combinaton of services and community facilites. These recom- standards and to achieve high-quality design in uses that are built in response to market forces. mendatons provide guidance to shape the future the transit-oriented community, a development Expected uses will primarily be residental, retail, development and ensure that the arrangement, agreement is encouraged. and ofce development. sizing and combinatons of uses will lead to an ac- Site Density tve and vibrant urban community at the North- gate transit staton. This UDF recommends that future development Flexible for residental or use as much of the available development capacity non-residental uses at as possible, to most efciently use this key transit ground level center core property. The density limit is 6 FAR (to- tal foor area can equal 6 tmes the site’s total land Ground-level area). City zoning allows this density limit to be ex- commercial uses ceeded if it will enable more residental housing to occur.
A recommended minimum density of 2 FAR per building site or defned “block” on the TOD site. NE 103rd St. transit street 3rd Ave NE Height Limits
Structures that exceed the current 125-foot height limit could provide a distnct identty for this staton area and allow for sufcient develop- 1st Ave NE Ground-related housing is transit island ment potental to make this a successful TOD. recommended if the abutng building is a residental Strategies such as site coverage limits could help structure taller buildings make positve contributons to the functon and design of the area. NE 100th St. Transfer of Development Density
To provide fexibility for the most efcient devel- opment outcomes, allow the transfer of develop- A desire to concentrate ground foor commercial uses (in ment capacity among individual propertes across red) along the east-west circulaton corridor. Also, a desire the TOD site. to include ground-related housing with stoops (in brown) on north-south corridors where residental buildings are present.
NORTHGATE URBAN DESIGN FRAMEWORK | 69 LAND USES AND BUILDING DESIGN (Contnued)
Ground-Floor Commercial Uses related housing with stoops on block faces of ing the primary public spaces. predominantly residental buildings that border on the north-south streets, including 3rd Ave NE south Upper-Level Building Setbacks Ground-foor retail uses are encouraged along at of the east-west pedestrian corridor. Defne upper-level building setbacks for towers least one side of the east-west pedestrian corridor, in the range of 5-15 feet above a building’s base, and along the edges of the recommended town Afordable Housing 4 TOD STRATEGY square open space. Ground-level retail uses are to allow more light into sidewalk and pedestrian also encouraged along the west side of 3rd Ave corridors. NE, at a minimum to include locatons north of the The TOD site development will be required to Limits on Uses east-west pedestrian corridor. (See the illustraton include afordable housing targeted to provide new on page 69). afordable dwelling units serving a range of house- hold incomes. To encourage efcient use of the site: Convenience retail uses are encouraged to Prohibit surface parking on building sites or occur adjacent to or on the transit island’s main The TOD site development will contribute toward restrict it to accessory short-term spaces. pedestrian plaza, to provide visible and convenient achieving the Growing Transit Communites TOD Compact goals for afordable housing producton, goods and services for transit users. Limit individual ground-level retail/commercial which are: spaces located on the TOD site to approximately à 13% of dwelling units serving households from 25,000 square feet. Amount of Retail Uses 0-30% area median income Prohibit presence of drive-in businesses. For the whole TOD site, provision of an approxi- à 12% of dwelling units serving households be- mate minimum of 40,000 square feet of ground- tween 30-50% area median income level retail uses is recommended, to ensure à 18% of dwelling units serving households be- availability of services and actvaton of the main tween 50-80% area median income east-west corridor. The development agreement will specify levels of The development is encouraged to provide a afordability. medium sized grocery store or urban market and a drug store as resident-supportve uses and conve- Tower Size Limits nience uses to commuters. Defne a maximum size limit of 10,000-12,000 Residental Development square feet per foor for residental tower foors.
Residental uses will be permited throughout Locatons of Towers the TOD site, although ambient noise levels may Portons of the TOD site north of the east-west discourage locaton of residental uses facing the pedestrian corridor are preferred as locatons for light rail facilites and Interstate 5. the tallest building towers, in order to avoid shad- To establish an engaging residental presence along streets, encourage ground-level, ground-
70 | NORTHGATE URBAN DESIGN FRAMEWORK OTHER SUPPORTING FEATURES AND QUALITIES 4 STRATEGY TOD
Recommended Features Parking Green Performance Levels Encourage parking provision that will be “right- sized,” meaning that future development will Meet a high level of environmental performance avoid parking in excess of its needs. The recom- for buildings, to a minimum of LEED Gold or Built mended performance guideline is to achieve site- Green 4-Star standards. wide parking rates that are less than one parking space per dwelling unit and one space per 1,000 square feet of nonresidental foor area. However, Meet City Green Factor for landscaping at a for the non-residental uses’ parking guideline minimum performance level of 0.3. This will aford consider fexibility for retail-uses’ parking to ex- fexibility in the selecton of strategies for accom- ceed a rate of one space per 1,000 square feet. plishing greened conditons in future develop- ment. Recommended parking should be located un- derground and not on the surface of any building Encourage inclusion of raingardens and distnc- site. tve landscaping and water features.
Transit “Busway” Street Accommodate on-street parking for the site’s internal streets. Accommodate a vegetated median within the transit street that discourages jaywalking. Accommodate above-ground structured parking for up to 30 feet above grade, if intervening uses Ensure a well-marked crossing at the east-west or full screening of parking areas from view is ac- pedestrian corridor. complished.
Ensure sufcient safety for pedestrians and Vehicle Access bicyclists for the busway crossing locatons at the north and south ends of the transit island. Recommend parking accesses be located on the internal north-south street when possible.
Require that the northbound lane is available for general purpose trafc, and that two southbound Accommodate parking accesses from 3rd Ave lanes are reserved only for transit use. Require NE, NE 100th St., and the transit street; parking curbside parking spaces next to the northbound accesses may also occur from NE 103rd St. as long lane (east side of transit street). as the City concurs that safety and operatonal ef- fciencies can be maintained.
Accommodate street design fexibility and relief from code standards, if it will help avoid bus ser- Allow parking accesses at other locatons if nec- vice operatonal conficts. essary to meet other City design goals.
NORTHGATE URBAN DESIGN FRAMEWORK | 71 Development Concept Using the UDF Guidance NORTH
NE 103rd St The following illustratons show one conceptual site plan that would be consistent with the City’s proposed guidelines. However, this is not
4 TOD STRATEGY 7. meant to show the only acceptable development outcome. Also see Appendix 1 for other 3. alternatve sitng possibilites.
New Transit StreetNew Transit 7. 7. Development on the site should ft well within 7. 6. the recommended of-site improvements to the 5. 1 South subarea. These include the proposed street Staton 2. 1.
1st Ave NE Ave 1st entry parks and related streetscape improvements on 7. 3rd Ave NE and NE 100th Street. As well, the 7. TOD would help area pedestrian circulaton by 3. providing atractve pathways for transit users, to 4. 4. 4. and from Maple Leaf. TransitBus
island NE 3rd Ave
NE 100th St
CONCEPTUAL SITE PLAN
1. Town Square plaza 2. Primary pedestrian access from station to 3rd Ave NE 3. Access and service routes through site, becoming a textured woonerf at the town square 4. Townhomes or work lofs with ground-related entrances and landscaped stoops 5. Common green space for recreation, playgrounds, and/or rain gardens 6. One-story kiosk retail 7. Encouraged ground-foor commercial retail uses
72 | NORTHGATE URBAN DESIGN FRAMEWORK TOD STRATEGY 4 4 STRATEGY TOD NORTH
NE 103rd St
New Transit StreetNew Transit
Thornton Place
Transit Island Thornton Place
1st Ave NE 1st Ave
3rd Ave NE3rd Ave
Possible N-S connectng street
NE 100th St
Illustratve Site Plan
NORTHGATE URBAN DESIGN FRAMEWORK | 73 NORTH
NE 103rd St
Retail 4 TOD STRATEGY
New Transit StreetNew Transit Potental grocery store Retail Thornton Place Retail
Retail
Retail Retail
Thornton Place Retail Retail 1st Ave NE 1st Ave Retail
Possible N-S connectng street
3rd Ave NE3rd Ave
NE 100th St
Ground Level Plan to illustrate desired uses and actve edges
74 | NORTHGATE URBAN DESIGN FRAMEWORK TOD STRATEGY 4 4 STRATEGY TOD
Northgate Mall NORTH
Interstate 5
Proposed Garage Existng Garage
NE 103rd St Thornton Place
1st Avenue NE
Transit Island
Possible N-S connectng street 3rd Avenue NE
New Transit Street NE 100th St Perspectve looking north; high-rise building shown at 240 feet
NORTHGATE URBAN DESIGN FRAMEWORK | 75 NORTH
Northgate Mall Thornton Place 4 TOD STRATEGY
3rd Ave NE
Existng Garage
Proposed Garage
NE 103rd St New Transit St
NE 100th St
1st Avenue NE Transit Island New Transit St
Perspectve looking northeast
76 | NORTHGATE URBAN DESIGN FRAMEWORK NORTHGATE URBAN DESIGN FRAMEWORK | 76 This page lef blank.
NORTHGATE URBAN DESIGN FRAMEWORK | 77 5 IMPLEMENTATION
Transforming the Northgate Urban Center into Develop street concept plans for 5th Ave For the Metro TOD site, DPD should refne and a more livable and walkable community will NE, and NE Northgate Way. incorporate the proposed development guidelines require actons by multple departments of the As needed, assist appropriate community into a development agreement with King County City of Seatle in collaboraton with partner public organizatons to sponsor Neighborhood that allows it to solicit for development services. agencies such as Washington Department of Street Fund grant applicatons for street DPD and SDOT should coordinate commitment Transportaton, King County and Sound Transit. improvements on 5th Ave NE. of capital funding for infrastructure and right-of- More detailed evaluaton and recommendatons way improvements with a possible Request for Coordinate with King County Metro to will be required to resolve issues comprehensively. Proposals and as part of the future development determine how to further evaluate and However, several general implementaton steps agreement for the site. realize recommended improvements to are recommended below. These actons are the transit facilites. designed to leverage current investments and For all other development areas, DPD should general market development paterns. The City As part of ongoing transportaton meet with property owners to present and Departments of Planning and Development (DPD) planning, develop strategies (including discuss City intentons and objectves of the UDF. and Transportaton (SDOT) are suggested to lead mult-agency collaboratve strategies) to Both individual and group meetngs should be the relevant actons listed below related to each realize the recommended new street and considered to elicit the most useful informaton. subarea. pedestrian/bike connectons. Based upon meetngs, develop strategies and Facilitate community applicaton for tools to beter catalyze and coordinate future Northgate North Subarea Neighborhood Matching Funds for development opportunites consistent with UDF Hubbard Homestead Park improvements goals. DPD should lead eforts related to development and connectons to nearby senior housing. opportunites. Actons should include meetngs The design and funding for the new cross I-5 bridge with property owners to present and discuss City Also consider future funding such as the new at NE 103rd St. is a signifcant second catalyst for goals and objectves of the UDF. Both individual Parks Levy, Future Bridging the Gap transportaton change. SDOT should: and group meetngs should be considered to elicit improvements levy, and other collaboratve Contnue coordinaton of the proposed the most useful informaton. Based upon meetngs, funding strategies for all street improvements. pedestrian and bicycle bridge evaluaton develop strategies and tools to beter catalyze and across I-5, connectng the Transit Center coordinate future development opportunites Northgate South Subarea and surrounding Northgate South subarea consistent with UDF goals. to NSCC, the Northgate West subarea DPD should address development opportunites and the overall North Seatle bicycle SDOT should lead eforts to further evaluate on both the King County Metro TOD site as well as infrastructure network. recommendatons for improving streets and other development opportunites in the Northgate mobility connectons. Actons should include: South Subarea. Develop street concept plans for the green street and cycle track for NE 100th St. and The TOD site may be the frst catalyst for 3rd Ave NE in coordinaton with SPU. redevelopment and for street improvements.
78 | NORTHGATE URBAN DESIGN FRAMEWORK IMPLEMENTATION
The new bridge can catalyze funding for new pedestrian and bike connectons to the bridge along NE 100th St. and from NE Northgate Way. SDOT should include these pedestrian and bike connectons in their project descriptons as they pursue potental funding sources. Assist the appropriate community organizatons to sponsor Neighborhood Matching Fund grant applicatons for street improvements.
Northgate West Subarea
DPD should: Contnue to monitor opportunites that could arise with future development to include a new actve public space. Meet with property owners to present and discuss City intentons and objectves of the UDF. Both individual and group meetngs should be considered to elicit the most useful informaton. Based upon meetngs, develop strategies and tools to beter catalyze and coordinate future development opportunites consistent with UDF goals.
SDOT should: Develop a street concept plan for Meridian Ave N Develop strategies to realize recommen- ded new street and pedestrian/bike connectons.
NORTHGATE URBAN DESIGN FRAMEWORK | 79 APPENDICES
1. TOD Site Design Alternatves
80 | NORTHGATE URBAN DESIGN FRAMEWORK APPENDIX 1: TOD Site Design Alternatves A DEVELOPMENT OPTION
NE 103rd St
3.
Sta on 2.
1st Ave NE Ave 1st entry 6. 1. 4.3. 4. 5. Bus island NE 3rd Ave
NE 100th St
URBAN FORM CONCEPT DIAGRAM CONCEPTUAL SITE PLAN
Building perimeter 1. Town Square plaza framed by residen al por on of Thornton Place development; opens up to 3rd Avenue NE Ground- oor retail/services 2. Primary pedestrian access from sta on to 3rd Ave. NE Public plaza 3. Access and service lane divides the block into mul ple development sites; provides some short- Green open space term parking 4. Townhomes or work lo s with ground-related entrances and landscaped stoops Parking and loading access 5. Common green space for recrea on, playgrounds, and/or raingardens Primary circula on 6. One-story kiosk retail
Secondary circula on
NORTHGATE URBAN DESIGN FRAMEWORK | 81 1 | APPENDIX 2: NO RTHGATE URBAN DESIGN FRAMEWORK DEVELOPMENT OPTION B
NE 103rd St
3. 4. 1. 3. Sta on entry 2. 1st Ave NE Ave 1st 4. 4. Bus
island 5. NE 3rd Ave 6.
NE 100th St
URBAN FORM CONCEPT DIAGRAM CONCEPTUAL SITE PLAN
Building perimeter 1. Town Square plaza 2. Primary pedestrian access from sta on to 3rd Ave. NE Ground- oor retail/services 3. Access and service lane divides the block into mul ple development sites; provides some short- Public plaza term parking 4. Townhomes or work lo s with ground-related entrances and landscaped stoops Green open space 5. Common green space for recrea on, playgrounds, and/or rain gardens Parking and loading access 6. One-story kiosk retail
Primary circula on
Secondary circula on
NORTHGATE URBAN DESIGN FRAMEWORK 82 | APPENDIX 2: NORTHGATE URBAN DESIGN FRAMEWORK | 2 C DEVELOPMENT OPTION
NE 103rd St
6. 1. 5. Sta on 2. 3. entry 1st Ave NE Ave 1st
Bus 4. 4.
island NE 3rd Ave
NE 100th St
URBAN FORM CONCEPT DIAGRAM CONCEPTUAL SITE PLAN
Building perimeter 1. Town Square plaza 2. Primary pedestrian access from sta on to 3rd Ave. NE Ground- oor retail/services 3. Access and service lane divides the block into mul ple development sites; provides some short- Public plaza term parking 4. Townhomes or work lo s with ground-related entrances and landscaped stoops Green open space 5. Common green space for recrea on, playgrounds, and/or rain gardens Parking and loading access 6. One-story kiosk retail
Primary circula on
Secondary circula on
3 | ASPPENDIX 2: NORTHGATE URBAN DESIGN FRAMEWORK NORTHGATE URBAN DESIGN FRAMEWORK | 83 DEVELOPMENT OPTION D
NE 103rd St
6.
1. 5. Sta on
1st Ave NE Ave 1st entry 2.
Bus .4 .3 4. island NE 3rd Ave
NE 100th St
URBAN FORM CONCEPT DIAGRAM CONCEPTUAL SITE PLAN
Building perimeter 1. Town Square plaza 2. Primary pedestrian access from sta on to 3rd Ave. NE Ground- oor retail/services 3. Access and service lane loops through site and becomes a textured woonerf at the town square Public plaza 4. Townhomes or work lo s with ground-related entrances and landscaped stoops 5. Common green space for recrea on, playgrounds, and/or rain gardens Green open space 6. Dead-end service lane to access loading and parking Parking and loading access
Primary circula on
Secondary circula on
APPENDIX 2: NORTHGATE URBAN DESIGN FRAMEWORK | 4 84 | NORTHGATE URBAN DESIGN FRAMEWORK E DEVELOPMENT OPTION
NE 103rd St
3. 6. 2. 5. 5. Sta on 1.
1st Ave NE Ave 1st entry
4. 4. Bus
island NE 3rd Ave
NE 100th St
URBAN FORM CONCEPT DIAGRAM CONCEPTUAL SITE PLAN
Building perimeter 1. Town Square plaza 2. Primary pedestrian access from sta on to 3rd Ave. NE Ground- oor retail/services 3. Access and service lane divides the block into mul ple development sites; provides some short- Public plaza term parking 4. Townhomes or work lo s with ground-related entrances and landscaped stoops Green open space 5. Generous common green space for recrea on, playgrounds, and/or rain gardens creates a Parking and loading access con nuous public “mews” 6. One-story kiosk retail Primary circula on
Secondary circula on
5 | APPENDIX 2: NO RTHGATE URBAN DESIGN FRAMEWORK NORTHGATE URBAN DESIGN FRAMEWORK | 85 DEVELOPMENT OPTION F
NE 103rd St
5. 6. 1.
Sta on 2.
1st Ave NE Ave 1st entry
.4 .3 4. Bus island NE 3rd Ave
NE 100th St
URBAN FORM CONCEPT DIAGRAM CONCEPTUAL SITE PLAN
Building perimeter 1. Town Square plaza 2. Primary pedestrian access from sta on to 3rd Ave. NE Ground- oor retail/services 3. Access and service lane divides the block into mul ple development sites; provides some short- Public plaza term parking 4. Townhomes or work lo s with ground-related entrances and landscaped stoops Green open space 5. Common green space for recrea on, playgrounds, and/or rain gardens Parking and loading access 6. One-story kiosk retail
Primary circula on
Secondary circula on
APPENDIX 2: NORTHGATE URBAN DESIGN FRAMEWORK | 6 86 | NORTHGATE URBAN DESIGN FRAMEWORK