Project Handbook

Consultant selection for a CIP project can be crucial to its success. City departments developing a Request for Qualifications (RFQ) or Request for Proposal (RFP) for projects subject to our review should involve at least one Commissioner at these initial stages of project development and design.

During the selection process, we will recommend that you:

• Include preliminary design goals and objectives for buildings and site in the project scope
• Include sufficient design budget with schedule for implementation
• Review applicable City of Seattle policies affecting the program and site development including Seattle's Sustainable Buildings and Site policy, Seattle's Race and Social Justice Initiative (RSJI) and require a specific response in both the RFQ and RFP on meeting or exceeding the thresholds established in these policies
• Review of SDC policies including Equity in the Design of Public Space and Places
• Detail how City WMBE requirements will be met or exceeded

For projects that seek a street or alley vacation, we recommend the participation of a consultant with expertise in Seattle's street and alley vacation review process. Seattle's review process for street and alley vacations is discussed in greater detail below.

A pre-design review occurs when we provide input on the multiple alternatives under consideration for programming and siting. We review the project goals, a roadmap for achieving them, and any opportunities and challenges you have identified. When presenting to us, you should include a thorough analysis of the project site, the goals for the project, program alternatives, and other relevant information that is being considered as part of the project.

A pre-design (15%) review is required for CIP before submitting a petition to vacate a right of way. At this initial phase we will do a concurrent review of the pre-design alternatives and on the vacation request including the feasibility of a no-vacation alternative. Please review the Council vacation policies in Resolution 31809 for more information.

At the pre-design stage, we evaluate and make recommendations on:

• The project scope, budget, and schedule
• The project vision, goals, and objectives
• Alternative design concepts for the project expressed in building, site, landscape, lighting, and other program elements
• How the project addresses site conditions, constraints, and opportunities
• How the project reflects the nearby urban context that is expressed in urban form, land use patterns, transportation options, and open space networks, etc.
• How demographics of the adjacent community is reflected in the program, building, siting, landscape, or other project elements
• The sustainability goals established for the project, including any assessment of the challenges and opportunities to achieve those goals, including options to implement Seattle's Sustainable Building and Site Policy,
• The community engagement strategies adopted for the project that reflect Seattle's RSJI program, including initial findings from the RSJI Toolkit evaluation.
• The goals established to advance equity in the design of the building, site, landscape or other project features that meet the SDC policy on equity in the design of public space
• For project seeking a street or alley vacation, any initial guidance related to the proposed vacation 

See the October 15, 2015 Portage Bay Park materials for a good example of a pre-design presentation.

We will evaluate CIP at the concept phase (30%) to provide initial input on the preferred alternative for the program, site, and building. The goal of this initial review is to provide input that will influence or guide the project early in program development and project design phase. As the project progresses through the schematic design and design development phases, the initial concept presented at this review provides a reference point to evaluate later decisions and solutions.

At the concept design phase, we evaluate and make recommendations on:

• The project scope, budget, and schedule
• The project vision, goals, and objectives
• Key project elements that include buildings or structures, landscape areas, site improvements, lighting, parking, circulation, and access
• How the project addresses site conditions, constraints, and opportunities
• How the project reflects the nearby urban context that is expressed in urban form, land use patterns, transportation options, and open space networks, etc.
• How demographics of the adjacent community is reflected in the program, building, siting, landscape, or other project elements
• The sustainability goals established for the project, including any assessment of the challenges and opportunities to achieve those goals, including options to implement Seattle's Sustainable Building and Site Policy. 
• The community engagement strategies adopted for the project that reflect Seattle's RSJI program, including initial findings from the RSJI Toolkit evaluation.
• The goals established to advance equity in the design of the building, site, landscape or other project features that meet the SDC policy on equity in the design of public space

For project seeking a street or alley vacation, we will include our recommendation on the Public Trust analysis phase of the vacation request.

See the October 4, 2018 Green Lake Community Boathouse materials for a good example of concept design presentation.

At the schematic design (60%) phase, we will evaluate how the CIP program and design has evolved from the initial concept, including program, site, building, landscape, and other project elements. Our review occurs for this phase when project and program elements have been refined and only minor changes to the program and project elements are anticipated. The goal of this phase of review is for us to evaluate the progress of design and program features and to provide input that will continue to influence or guide the project.

At the schematic design phase, we evaluate and make recommendations on:

• Progress toward achieving the vision, goals, and objectives for the project.
• Response to previous recommendations or conditions
• Shifts and refinements to the overarching design concept
• Any changes to scope, program, or budget that have resulted in changes to the concept, program, or project elements.
• Resolution of issues with, and refined design response to, site conditions, constraints, and opportunities
• How the project has advanced or refined the sustainability elements of the project.
• Refinements to sizing and configuration of site program elements, circulation, building uses, scale, massing, and orientation
• How Art integration into the building, site, landscape, or program has been advanced including ongoing work from City's Public Art Advisory Committee How the overall lighting concept has been advanced, including strategies for building and site.
• How ongoing community engagement has influenced program or design details consistent with the SDC equity policy or the City's RSJI program, including any refinements due to the RSJI Racial Equity Toolkit analysis

For projects seeking a street or alley vacation, we will include our recommendations on the Public Benefit analysis phase of the vacation process.

See the March 5, 2020 Overlook Walk & Ocean Pavilion for a good example of a schematic design presentation.

In the design development (90%) phase, we review the integration of all CIP project elements that will be delivered with the final designs and project construction. We will evaluate and provide final direction on project details including program, building and site details including materials and finishes, plant selections, furnishings, and lighting choices. During this phase we will hear details about implementation of the sustainability strategy presented at previous reviews, an update on how the art is integrated into the project, and any remaining efforts to reflect community engagement strategies in the site, building or program.

At the design development phase, we evaluate and makes recommendation on:

• A summary of how the design achieves the vision and concept for the project
• Response to previous recommendations Shifts and refinements since the review of the schematic design.
• How ongoing community engagement has influenced program or design details consistent with the SDC equity policy or the City's RSJI program, including any refinements due to the RSJI Racial Equity Toolkit analysis
• Final design details of all project elements and spaces including specifics about materials, plantings, site furniture, lighting, signage, and Art integration.
• Final approach and implementation of sustainability measures in building and site design Any refinements to elements of the public benefit package developed as part of the street and alley vacation process.

See the August 1, 2019 South Park Pump Station materials for a good example of a design development presentation.

Resolution 31809 requires us to provide early input to a project proponent before a petition is submitted to SDOT (Council vacation policy V.C). This initial review provides the project proponent with an early evaluation of the project prior to submitting a petition for review, including any recommendations about potential public realm impacts due to the loss of the street or alley or public benefit strategies.

In the case of projects subject to Seattle Department of Construction and Inspection (SDCI) Design Review program (23.41.022), we will provide written recommendations to SDCI on the proposed vacation before an application for early design guidance is submitted.

For CIP, we will provide these recommendations concurrent with a pre-design (15%) review of the proposal. For additional information on the pre-design phase of CIP review, see the section above related to CIP.

After a valid petition is submitted to SDOT and has been circulated to City agencies for comment, we will hold a meeting to evaluate the impacts of the vacation on the rights of way and public realm at or near the project site and how those impacts have been adequately addressed. We will analyze the following public trust functions of the right of way to be vacated, as detailed in Council vacation policies:

• Circulation
• Access
• Utilities
• Free Speech
• Public Assembly
• Open Space
• Light and Air
• Views
• Land use and Urban Form

Information provided to us shall include all items outlined in Section 1 - Getting Start of the Seattle Design Commission Handbook as well as any additional information developed in conjunction with City staff or the applicant team. We will evaluate and then make recommendations on the impacts to the public trust functions of the rights of way impacted by the vacation request. We will vote on this phase of the project and will include recommendations and any conditions of approval.

See the January 18, 2018 Trailside Vacation materials for a good example of a public trust analysis presentation.

We will evaluate a public benefit proposal that provides public benefits that offset the public loss of the street or alley. A successful public benefit package should adequately address the impacts related to the loss of the right of way, reflect community expectations based on your approved public engagement plan, reflect the demographics of nearby neighborhoods, and include a long-term or permanent commitment to the public. Council policy IV.A in Resolution 31809 sets forth these expectations in greater detail while Council policy IV.B of Resolution 31809 indicates what qualifies as public benefits. The public benefits may occur on the right-of-way surrounding the project, or nearby the vacation site, and may include:

• Physical public benefits including:
  • Publicly accessible plazas or open spaces that are created or enhanced
  • Streetscape enhancements beyond code requirements including widened sidewalks, stairway, additional vegetation, lighting, etc.
  • Public Art
  • Spaces that support City goals for race and social equity like affordable housing or job creation
  • Preserving landmark buildings
  • Implementing an element from ad Adopted neighborhood plan of City plan affecting development or transportation
• Programmatic public benefits that provide long-term funding commitments addressing systemic inequities experienced by the public
• Accepting real property
• Payment of funds when it is not practicable to provide tangible physical public benefits

We will also evaluate how the proposed public benefit package meets our policy on Equity in the design of public space.

When public benefit packages include the funding of wage or social equity programs, OPCD Directors' Rule 1-2019 provides details on formation of a subcommittee to evaluate such proposals. We will vote on whether the public benefit package sufficiently addresses the implications of the loss of the street or alley and may add conditions of approval.

See the July 6, 2017 1101 8th Ave Alley Vacation materials for a good example of a public benefit presentation.

When a request for a new skybridge is proposed, we  evaluate whether the proposed skybridge's urban design impacts on the public realm have been adequately addressed. To do that, we will assess factors that include:

• Availability of reasonable alternatives to the skybridge;
• Visual impacts of the skybridge from locations within the right-of-way, including any view corridors;
• The extent to which the skybridge reduces light and air on the public realm;
• Changes and effect on pedestrian patterns both at the street level and within any buildings connected because of the skybridge;
• Implications on existing and proposed landscape;
• Use of materials in context with surrounding development; and
• Context of the surrounding built environment.

When the proposal is to re-permit an existing skybridge, we will assess factors related to the context of public realm since the installation of the skybridge that includes:

• Visual impacts of the structure due to change in the quality of materials or their maintenance and upkeep
• Changes in the urban context resulting in changes to pedestrian movement or volumes at or near the skybridge.
• Impacts on the extent and health of landscape at or near the skybridge.  
• How current standards for accessibility, life safety, and structural integrity affect the use of the skybridge
• Use of materials in context with surrounding development. 
• Modifications to the skybridge since its installation that create additional visual impacts.

Once we have completed this phase of the review, we will vote on our recommendation and may add clarifying comments or conditions of approval in its final report to SDOT and City Council.

A public benefit mitigation package is required to offset the impacts to the public realm from either a new skybridge or ongoing impacts from re-permitting an existing skybridge. A public benefit mitigation package must include features that exceed any project elements required by City codes or required to mitigate environmental impacts.

The public benefits should generally be designed to enhance the adjacent and nearby public realm  that are impacted, or continue to be impacted, by the skybridge. Examples of public benefits include:

• Creation or enhancement of publicly accessible plazas or open spaces
• Sidewalks wider than required by regulations
• Pedestrian connections
• Enhanced landscaping
• Street elements including seating, lighting, or art
• View easements or corridors
• Wayfinding improvements

We will also require you to provide a summary of the approach towards equity, as reflected in the Commission's October 2021 policy on equity in the design of public places or spaces.

We will vote on its recommendation and may add clarifying comments or conditions of approval.