RES 217ProjectEXAMPLE
Exercise 2: Program Definition and Market Analysis
Name: Sheldon O’dahl______
Site Address: 10049 College Way North, Seattle, WA.
Parcel Number 5464300080
(There are many online tools available at the Dept. of Planning and Development web page,
Part 1 (worth up to 8.5 points)
Having selected your development site in the preceding exercise, you should now set forth the parameters of your development program as follows:
- Determine zoning (permitted use).(1.5 points)
Use City of Seattle Zoning designation (e.g., NC, C1-40, etc.)
SF 7200: Single Family 7200
- Measure site. (0.5 points)
Lot = 121,821 Sq Ft (about 382 ft wide along N 103rd Street
[Note: Provide Parcel Number in the form at Seattle Department of Planning Parcel Data Website (Lot size is under King Co. Assessor Data. Please summarize the data from this website and do not provide a screen shot of the information as your answer]
- Examine applicable planning restrictions (height, bulk, floor area ratio[FAR], setbacks etc.). (3 points)
Instructions on how to complete this section.
A. Establish the Base Code or Zoning Code, such as C1-40
You can click on the magnifier to get a full name for the codes, such as Commercial 1-40.
B. Next enter the code into a Google search
C. Next choose the Land Use Code link
D. Scroll down the page – a table of contents - until you find the link for Commercial
E. In the Table of Contents,click on the links to find the info you are looking for. Note that you are able to download part of the Code as a Word Doc for easy reference.
Below is the table for the Floor Area Ratio for C1-40
So for this example:
Height – 30 feet
Floor area ratio – 2.25, unless other restrictions apply – see table
Setbacks – 10 feet, unless there are other restrictions for your particular parcel – see the link.
For SF 7200: Single Family 7200,
Height – maximum permitted height for any structure not located in a required yard is 30 feet.
As this example is a residential zone, the other aspects are not provided. If the lot is converted to a Neighborhood Commercial (NC3), the following would apply:
Neighborhood Commercial 3 (NC3)
A larger pedestrian-oriented shopping district serving the surrounding neighborhood and a larger community, citywide or regional clientele; allowing comparison shopping among a range of retail businesses. Land uses include supermarkets, restaurants, offices, hotels, clothing shops, business support services, and residences that are compatible with the area’s mixed-use character. Building types are single-purpose commercial structures, multi-story mixed use and residential structures. Non-residential uses typically occupy the street front. 25,000 square feet is the maximum size for some commercial uses.
Answer:
Height – Assuming the 30 foot height limit is still in effect;nonresidential uses at street level shall have a floor-to-floor height of at least 13 feet.
In zones with mapped height limits of 30 or 40 feet, solar collectors may extend up to 4 feet above the otherwise applicable height limit, with unlimited rooftop coverage
Maximum Floor area ratio – 3 for 30’ height restriction.
(Note: Floor area ratio = [Total covered area on all floors of all buildings on a certain plot]/[Area of the plot])
Setbacks – 10 feet from the intersection of the residentially zoned lot's front lot line and the side lot line abutting the residentially zoned lot.
Nonresidential uses shall extend an average of at least 30 feet and a minimum of 15 feet in depth from the street-level street-facing facade.
Bulk – With 30 foot height limit and 13 foot floor to floor height requirements, the total number of floors above ground is limited to two (2). If we include one (1) floor below ground and 15 foot setbacks, our three-floor building on a 121,000 sq ft lot space is reduced to 110,789 sq ft. Our building would have a bulk limit of 332,368 sq ft or 110,789 sq ft per floor.
(Note: On estimating Bulk:
Bulk limitations can be derived by considering the lot coverage allowed as derived from the imposition of site coverage restrictions (side lines and setbacks) and constrained by height limitations and stipulated FAR. For example, a 100' x 100' foot lot with a 20/1 FAR and a 22 floor height limit would provide for a 20 floor building of 200,000 square feet (10,000 square feet per floor). If however, if a 30' foot setback were required, this would limit the floor size (bulk) to 7,000 square feet and, given the height limit at 22 floors of 144,000 square feet.)
- Conclude project type, e.g., office, retail, apartment, etc. (0.5 Points)
I plan to build Mixed-use Retail/Apartments on this site.
- Establish program – height, bulk, lot coverage, building footage etc. (3.0 points)
Height – Assuming the 30 foot height limit still is in effect; the building will be two floors. The first floor will be commercial and the second floor will be apartments.
Building Footage – The mixed-use building will maintain the footprint of the existing building. As there is a wetlands component on the site, expansion of the building would not be environmentally sound (or easily permitable), and by maintaining the original footprint of 16,434 sq ft, additionaldisruption to the site will not be necessary.
Bulk – With two additional floors added to the existing structure (one underground and one above ground), the bulk of the building will be 49,029 sq ft.
LotCoverage – The 3-story building will consume 13.4% of the lot. The existing parking area currently holds 80 vehicles with some off-street parking available. The building and parking area consumes approximately ¾ of the lot or about 91,365 sq ft. The remaining 30,455 sq ft remains in a natural state, which I plan to maintain for residential and visitor use as a park-like area, replanted as SmartScape, using native plants.
Part2 (worth up to 3.5 points)
Now, assess your market area.
First, chooseone of the three following options. (Check one.) (0.5 points)
Then paste an aerial image with appropriate dimensions for the selected option to circle your market area. (3 points)
My project site is in an area with good pedestrian connectivity and a high Walkscore. So, my primary market area will be all businesses and residences within a ½-mile walk.
If selected: Use a map and identify your primary market area by drawing circle with a ½-mile radius around your project site.
Part3 (worth up to 7.0 points – up to 0.5 points for each Place of Interest Type in the list of facilities, plus up to1.0 point for following directions)
Use get a list of the amenities around your location and to assess your market area.
Compile a list of each typeof “Place of Interest” within your market areausing the following divisions by adding bullets to make your detailed specific lists, i.e., name(s) of each facility, beneath the headers below: If none, indicate “none.”
Project Exercise 2: Program Definition and Market AnalysisPage 1
- Bars/ Clubs
Red Robin, 0.4 miles
Ram Restaurant, 0.46 miles
Van’s 105 Tavern, 0.81miles
Twelve Bar Brews, 0.97miles
The Ould Triangle, 0.99miles
Old 5th Avenue Tavern, 0.99miles
The Pub at Pipers Creek, 1.04miles
Seattle Goldmine, 1.07miles - Coffee Shops
Starbucks, 0.38miles and 0.46 miles
Blue Saucer, 0.9miles
Cloud City Coffee, 1.05miles - Dining
Romano’s Macaroni, 0.3 miles
Saffron Grill, 0.4 miles
Red Robin, 0.4 miles
W Seattle, .43 miles
Stanford’s, 0.46 miles
Ram Restaurant, 0.46 miles
Burgermaster, 0.46 miles
California Pizza, 0.5 miles - Lodging
Hotel Nexus and W Seattle, 0.43 miles
Columbus Motor Inn, 0.57miles
Crown Inn, 0.6miles
Days Inn, 0.72miles
Oaktree Motel, 0.8miles - Banks/ATMs
Bank of America, 0.26miles and 0.5miles, and 0.58miles
Seattle Metropolitan CU, 0.27miles
US Bank, 0.28miles and 0.75miles
Citibank, Verity, Wachovia, Thrivent Financial, and Washington First, all around 0.4miles
Keybank, 0.56miles
Washington Mutual, 0.68miles - Grocery Stores
HT Oaktree Market, 0.41miles
EZ Smoke & Market, 0.51miles
Target, 0.59miles
QFC, 0.9miles and 1.38miles
BECU, 1.19miles
PCC, 1.42miles - Major Retail
Northgate Mall, 0.4 miles
Target, 0.59miles - Movie/DVD Rental
Regal Thornton Place 14, 0.37miles
Northwest Puppet Theater, 1.12miles
Taproot Theater, 1.34miles - Pharmacy
Lowry’s Prescriptions, 0.12miles
Caremark Pharmacy, 0.31miles - Shopping Malls
Northgate Mall, 0.4miles
OaktreeCenter, 0.4miles - Golf/Parks and Recreation Areas / Sports Venues / Skiing
Curves (fitness), 0.33miles
Mineral Springs Park, 0.23 miles
GNC (fitness), 0.35
SpawZ Doggie Daycare and Fitness, 0.5miles
Lichton Springs Park, 0.38miles
Seattle Athletic Club, 0.5miles
Northgate Park, 0.57miles
24 Hour Fitness, 0.64miles
Trikke Seattle (Bike Shop), 0.9miles
Victory Creek Park, 0.96miles
Haller Lake Public Access, 1.15miles - Schools
North Seattle Community College, less than 0.25 miles
North Christian Academy, 0.41miles
Education Advancement Academy, 0.43miles
Middle College High School, .58miles
Olympic View Elementary School, 0.63miles
Northgate Elementary School, 0.88miles
Perkins School, 0.98miles
Bishop Blanchet High School, 0.99m - Places of Worship
Blue Heron Zen Community, 0.17miles
St Nectarios American Orthodox, 0.22m
Jehovah’s Witnesses, 0.28miles
Hope Christian Church, 0.29miles
Oak Lake Baptist, 0.67miles
Project Exercise 2: Program Definition and Market AnalysisPage 1
Part4 (worth up to 6.0 points)
Ask yourself, what is underrepresented or missing from your market area.
Below, in one short paragraph, describe a basic service that is underrepresented or missing from your market area for which you would like to explore developing the real estate and why.
This will be the project type – it must match the project type you identified in Part 1.
There is very little that is missing from the 0.5 mile radius since the site is so close to the Northgate Mall to the east and the OaktreeVillage to the west, however, since the Northgate Mall is across I-5, and therefore not directly walkable, many of the amenities provided by the mall can be considered unavailable for pedestrians. Likewise, Oaktree is on the far side of the residential neighborhood, and not convenient for pedestrians at the nearby college or hospital. Considering the closest commercial buildings to this site are the North Seattle Community College and the Northwest Outpatient Medical Center, as well as several apartment/condominium complexes, the best service for this site would be fast food dining/restaurants and bars/clubs – similar to a food court, along with a commons area for small groups to gather or individuals to relax and read or study. The apartments would be single or two room apartments. These services would be productive sources for both the community college population that needs additional sources of dining and drinking options, and the medical center staff would benefit from the convenient location of convenient dining as well. The apartments could be easily rented to community college students or hospital employees providing convenient access by foot to classes.
RES 217 Project 2 – Resources
The web address for KingCounty that shows development conditions for parcels is
Publications on design guidelines
Enter your P# and you get zoning overlay maps
Project Exercise 2: Program Definition and Market AnalysisPage 1