Sound Transit Combined - Redacted_Redacted - CROW

CAPITOL HILL PROPERTIES REDEVELOPMENT

November 3, 2014

Doug Haffie, Sr. Contracts SpecialistSound Transit Procurement and Contracts Division401 South Jackson StreetSeattle, WA 98104-2826

RE: Capitol Hill Properties Redevelopment Dear Mr. Haffie and Members of the Selection Committee:

Sound Transit recognized many years ago that a new station in Capitol Hill would be the foundation of a vibrant, transit-oriented community. The Agency has made significant investments in order to realize that vision. Over the past five years, our team has been engaged on numerous levels in the community dialogue about the goals and aspirations for what a new development could mean for the Capitol Hill community, and as such, believe we are uniquely positioned to address the priorities of both Sound Transit and the neighborhood in our proposal for the redevelopment of the Capitol Hill properties. We are excited by the prospect of working with the Capitol Hill Community to transform the parcels around the new light rail station into a vibrant mix of housing, retail, public open space, and a new community center. The enclosed response endeavors to be highly responsive to the requirements set out by Sound Transit in the RFP for each individual parcel. At the same time, we have tried to weave into our response a compelling case for awarding Gerding Edlen development rights on all of the parcels as a Master Developer. We feel strongly that both Sound Transit and the Capitol Hill Community will attain their goals in a richer and more diverse and dynamic project if a master developer approach is taken on this site. Some examples of the benefits of a master developer approach on this project could include:

Opportunities to achieve more favorable financing that could increase housing affordability Ability to maximize parking efficiency by taking a total site approach to parking needs Increased sustainability opportunities through shared water, energy, and mechanical strategies Better overall retail opportunities and diversity if retail could be curated across the entire site More diverse housing opportunities and less concern about market saturation Simplified coordination and less opportunity for disruption of station function during construction

Gerding Edlen will work with Sound Transit in the master developer role to enhance the entire neighborhood, not just a single parcel, and we have the capacity and knowledge to undertake multiple initiatives at the same time including infrastructure improvements, design, entitlements, financing, construction and leasing. We are well-versed in assembling a strong and appropriate mix of uses including retail, commercial and residential in pursuit of a vision of true mixed-use, transit-oriented design.

Why select the Gerding Edlen team? We offer the following reasons: 1. We have assembled a strong team that has a long track record of successful projects, and incorporates strong local partners. More than three years ago, Schemata Workshop approached Gerding Edlen

CAPITOL HILL PROPERTIES REDEVELOPMENTCAPITOL HILL PROPERTIES REDEVELOPMENT

about partnering to work together on the Capitol Hill properties opportunity. Since that time, Gerding Edlen and Schemata have spent numerous hours meeting with community members, assembling a team, and closely tracking Sound Transits process. The team we have assembled includes many members with deep roots in the Capitol Hill community, and all share a passion to celebrate and preserve the unique qualities of Capitol Hill throughout the development process. In addition to Schemata Workshop, we have partnered with Berger Partnership as landscape architect (both Schemata and Berger were part of the team introduced in Gerding Edlens statement of qualifications submittal) and are including two additional team members with this RFP response: Hewitt will join as an additional design architect, and weve selected Howard S Wright to be our general contractor. A resume and statement of relevant work from both Hewitt and Howard S Wright are included in the appendix of this response. 2. Grounded in our Principles of Place, Gerding Edlen is passionate about creating vibrant, sustainable communities where people want to work, live and learn. The opportunity to work with Sound Transit and the Capitol Hill community to bring innovative ideas to place-making in the community is what gets us excited. We set the standard for community-based design and look forward to the engagement that comes with that type of approach. Our proposal is intended to enrich the existing neighborhood by incorporating a diverse range of uses, incorporating leading edge sustainability innovations, integrating art and culture through connections to nearby uses, encouraging transit use and transit alternatives, and connecting people and buildings to nature. 3. We have the capacity and financial strength to deliver all parcels simultaneously in the manner Sound Transit seeks. Our ability to raise capital and deploy it on complex, multi-block parcels has been proven on several occasions, and strong financial support from capital partners and our own Green Cities equity fund positions us well for the Capitol Hill properties. 4. Our track record as Master Developer has resulted in the completion of several highly successful neighborhood developments, which in turn has encouraged and supported other opportunities. The completion of our 5-block Brewery Block project, which included six new buildings and created more than $300M in real estate value, was a catalyzing force for future development in the Pearl District of Portland, OR. Gerding Edlen went on to develop six additional buildings within a quarter mile of the Brewery Blocks, and this activity stimulated numerous other developments in the area. With thoughtful design and planning, the development of the Capitol Hill properties will stimulate additional growth and economic activity, further enhancing the neighborhood and increasing transit ridership.

Gerding Edlen has the proven capacity, financial strength and experience to partner with Sound Transit on this exciting opportunity. We are confident in our ability to help you realize your vision, and look forward to the opportunity to work with you to do so.

Respectfully submitted,

Jill Sherman, Vice President

5TABLE OF CONTENTSTRANSMITTAL LETTER

PROLOGUE

I. DEVELOPMENT PROGRAM

II. FINANCIAL CAPACITY AND PROJECT FINANCIALS

III. PROJECT APPROACH

IV. TRANSACTION STRUCTURE

APPENDIX

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4 CAPITOL HILL PROPERTIES REDEVELOPMENT

PROLOGUE

CAPITOL HILL PROPERTIES REDEVELOPMENT2

GERDING EDLEN VISION

Gerding Edlen exists to do one simple thing: create vibrant, inspiring and sustainable places where people can live, work and learn. We believe that people are increasingly interested in living more meaningful lives. We are, too. Creating places that offer fresh air, foster creativity and incorporate art and culture help us achieve this goal.

Gerding Edlen works collaboratively with the best and brightest partners in architecture, engineering, construction, design and marketing, ensuring that our projects create compelling spaces. We believe it is our unique commitment to building community, incorporating leading-edge sustainability innovations, integrating art and culture, encouraging transportation alternatives and connecting people and buildings to nature that allows us to successfully optimize our clients financial objectives.

Our vision for the future reflects our belief that creating vibrant communities and building livable and prosperous cities will be good for both the people that live in those cities and the broader economic health of our nation. Mark Edlen, CEO

For the Capitol Hill Properties redevelopment, Gerding Edlen is proud to have assembled a team that is unequalled in its knowledge of the transit station, the Capitol Hill community, and its cultural and built environment. Our design team includes three distinct urban design and place-making firms together, ensuring a diversity of design that reflects the Capitol Hill communitys diverse population and well as its expectation that the buildings and landscape will be best in class, reflecting the richness and diversity this landmark site deserves.

PRINCIPLES OF PLACE

BUILD COMMUNITYWe spend a great deal of time learning about peoples needs and the neighborhoods in which we build. We study modes of transportation, demographics and municipal objectives, and immerse ourselves in the physical, social and economic aspects of the community. We evaluate how we can serve people who will live and work in our buildings as well as the community at large.

CREATE INVITING SPACESWell-designed public spaces invite people to gather and connect with each other in meaningful ways. One of the most interesting facets of what we do is engineering the transition between public and private spaces, and weve created a rich toolbox to help make great spaces.

MINIMIZE CARBON FOOTPRINT AND ENERGY DEPENDENCETo reduce the carbon footprint and energy dependence in all of our buildings, we build with innovative water- and energy-conserving features: rainwater harvesting, daylighting, solar panels, energy-efficient appliances and more. We recycle the vastmajority of demolition and building materials, use recycled content (such as rapidly reusable steel and concrete) and provide residents with eco-friendly cleaning supplies, among other strategies.

PROLOGUE

CAPITOL HILL PROPERTIES REDEVELOPMENT 3

CONNECT PEOPLE AND BUILDINGS TO NATUREWe believe that bringing more nature into urban environments is essential to improving quality of life for people in the community. Ideally, everyone in our buildings would have access to a park or other green space within a 20-minute walk.

ENCOURAGE TRANSPORTATION ALTERNATIVESAs petroleum becomes more expensive, its even more important to create opportunities for people to commute without cars. We work closely with policy makers and organizations (government, neighboring and private parties, environmental organizations and others) to promote alternative transportation and smart growth strategies for cities and regions in which we develop.

CRAFT THE FIRST 30 FEETWe pay special attention to our buildings basesespecially the first few floors and the way the building is woven into the surrounding fabric. Creating an engaging first 30 feet makes the street interesting and appealing to people who live, visit and work there.

INSPIRE COMMUNITIES WITH ARTWe seek ways to increase access to the arts in all of our projects. Many of our buildings feature visual art elements in building facades, lobbies, landscape amenities and surrounding parks. In addition to the built environment, we support the arts in the communities in which we build.

MAKE 20-MINUTE LIVING REALOur goal is to make it possible to accomplish all the necessary and enjoyable things that make life great within 20 minutes of your home. Less time spent in transit means more time for family and friends, leisure activities and other meaningfulexperiences.

INTEGRATE SCHOOLS AND NEIGHBORHOODSSchools are the lifeblood of our communities, and education is a lifelong process. We believe in integrating schools (for all ages) and communities in a more effective way, approaching schools the way we approach commercial buildings.

PRESERVE SYMBOLS THAT MATTERHistorical elements, including distinctive buildings and symbols, are socially significant touchstones in communities. Theyre fundamental to the identity and character of a place; they make it unique and connect us with our past. They provide people with a sense of identity, history and context for their own role in their communitys story.


connect east/west

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PROLOGUE

DESIGN PRINCIPLES

Proposing on all four sites presents the unique responsibility of simultaneously considering all sites together while leveraging their unique attributes. Our team, led by a Master Developer and supported by three design voices has established the following Design Principles that allow us to achieve a unified vision while leveraging the diverse qualities of each site and its program.

THE PLAZAThe success of the plaza is critical to the success of the project. Programming, not only for the Farmers Market but other formal and informal activities, ensures its daily vibrancy. The Plaza and its surrounding landscape will feel comfortable to individuals, large crowds, or clusters of small groups.

While the Plaza acts as the home for the Farmers Market, it also reaches out and engages the Denny Festival Street.

Spill over activity from adjacent uses enlivens the Plaza dance lessons or exercise classes in the Community Center, children from the child care center playing with their parents, dining at local restaurants.

Adjacent residential uses provide eyes on the Plaza to promote a sense of public safety.

EAST WEST CONNECTIONSStrong, pedestrian-focused east-west connections leverage Broadways vitality, drawing activity into the heart of the Plaza.

East-west connections help break down the scale and mass of the buildings for pedestrian use.

Locating both building entries and the childrens play area along the east-west connections make these short cuts active and safe.

BUILDING FORM Building forms convey a civic quality and highlight the important investment Sound Transit has made in this transit oriented community.

Dynamic forms invite people into the buildings, the east-west pass-throughs, and the Plaza.

Building forms acknowledge the importance of Cal Anderson Park as the living room of Capitol Hill.

Building articulation integrates with the scale of neighboring buildings.

SUSTAINABILITYAs a world leader in sustainable development, Gerding Edlen has set aggressive - but achievable - sustainable metrics.

Tremendous opportunity for a district wide approach to energy and water strategies.

scale to context

denny

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north view

open corners to park

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raise b + c

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east west connections

connections to Plaza and Festival Street

importance of Cal Anderson Park

scale of neighboring buildings


MENDING THE FABRICBroadway was once Seattles best neighborhood shopping street and this development reconnects the emerging success of North Broadway retailers with the established success of the Pike|Pine corridor to the south.

The project creates an exciting retail experience that serves the local community, yet is a regional draw for visitors.

A PLACE FOR ALLLight rail service to Capitol Hill will be transformative.

The University of Washington and downtown are both a 3-minute train ride away.

Travelers arriving from SeaTac Airport have easy and direct access to Capitol Hill.

A full spectrum of housing and retail choices allow people of all ages and backgrounds to find a place in the heart of Capitol Hill.

Our proposal provides places for people to fully experience, and feel safe in the public realm.

AUTHENTICITYCreate a world class project that is steeped in the cultural history and fabric of Capitol Hill.

Curate a retail environment that is of the scale and quality relevant to the businesses who define Capitol Hill.

Provide a quality urban environment that reflects the hip urban character that attractive creative businesses to Capitol Hill.


PROLOGUE


A3

recess reduces bulk and creats balcony zone

step-back opens plaza to park

balcony zone fosters strong park connection

bay distinguishes pass-through

low-roof creats amenity with views to park

massing shift marks entrance to denny

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South Station Entry

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recess reduces bulk and creats balcony zone

step-back opens plaza to park

balcony zone fosters strong park connection

bay distinguishes pass-through

large pass-through houses play area

low-roof creats amenity with views to park

step-back marks passageway

two-story mass relates to station entry

slot reveals residential entry

massing shift marks entrance to denny

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North Station Entry

Our team is made up of three distinctive design voices, but we share a unified vision. To better understand the narrative and visual responses to the Development Program, we include the following urban design and landscape diagrams which address larger neighborhood goals and place our detailed responses in the broader context from which they are derived.

URBAN DESIGN GOALSARCHITECTURE

As master developer, Gerding Edlen proposes a unified vision for all four sites. In order to better understand the responses to the Evalaution Criteria for the sites, it is helpful to understand how the buildings work together to achieve the the project vision.

A1 Scale of the first two floors complements the station entry

A2 Building mass recedes to the pass-through

A3 Building steps down at Denny to create an intimate roof garden

B1 Playground activates the eastern edge of the plaza and opens up to the pass-through

B2 The stair tower provides eyes on the plaza and locates the pass-through.

B3 Continuous balconies animate the Plaza and Park edges

B4 Bays and balconies break down building mass adjacent to L3 zone

B5 Building angles open the Plaza to the Park

C1 The shift in mass addresses the Plaza

C2 Notch reveals the residential entrance

C3 Building mass steps down to the Park and reveals the transit entrance

isometric site view from northwest

isometric site view from southeast


PROLOGUE

LANDSCAPE AND GREEN FACTOR

Thoughtful consideration of all the sites holistically enables a coordinated landscape approach, helping to unify the site and contributes to the activation and success of the public spaces Landscape reinforces connections from each site to the transit station entries and sensitively weaves the new development into the broader neighborhood context. Successfully executed, the landscape is a major contributing factor to how sensitively the development increases density, creates a successful mixed-use environment while knitting into the existing community The proximity of the project to Cal Anderson Park is embraced fully and neighborhood connections are strengthened through a robust and durable urban landscape Landscape has the unique opportunity to support adjacent uses while at the same time enhancing the pedestrian realm by providing a welcoming streetscape experience In addition to the street and plaza levels, the roofscape is being fully utilized with green roof areas and tenant amenity spaces, along with the associated environmental benefits Site A = Green Factor (GF) .393 Site B-North GF .679 Site B-South GF .691 Site C GF .543

green roof

landscape in food cultivationvegetated wall

landscape at grade


PAVING AND BICYCLE PARKING

A hierarchy of paving is developed across the project to clearly identify circulation corridors, building entries, places for gathering, seating, and the composite approach enables a coordinated approach to the public realm Bicycle parking is integral to the overall approach and provides both large concentrated parking in high-demand areas like the plaza, as well as small decentralized parking areas throughout the site to support the entire development All paving is a highly durable and easily maintained surface enabling a range of activities. Integral color and surface texturing is used in strategic areas to provide interest, a sense of scale, and signify gathering places. Accent paving is proposed adjacent to seating areas to provide a finer grain and higher level of detail where pedestrians are most likely to be sitting and experiencing a higher level of finish.

festival street

mid-block / plinthplaza

entries / accentssidewalksbike parking

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PROLOGUE

WAYFINDING AND LIGHTING

Site lighting is carefully integrated with architectural and landscape architectural elements to support a cohesive nighttime environment The overall lighting design strategy provides a safe, secure, illuminated environment that invites the public into the dynamic space while balanced with the needs of tenants and permanent residents Building massing is articulated to help facilitate wayfinding in a larger context by opening up the apertures along the Plaza and Denny Way enabling broader views to/from Broadway and Cal Anderson Park Weatherproof electrical receptacles at the base of each tree on both sides of Denny enable seasonal lighting on the Festival Street A combination of poles, in-grade fixtures and catenary lights above the Plaza help establish a pedestrian scale to the space and contribute to the dynamic festive atmosphere Horizontal accent lighting beneath seating elements and seating steps is used to provide low-level illumination of the ground plane, enlivening the public realm, and minimizing light spill beyond the site

lightingwayfinding

SITE A

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I. DEVELOPMENT PROGRAM


OVERALL PROGRAM APPROACH

A MASTER DEVELOPER APPROACH

Gerding Edlens vision for the Sound Transit Capitol Hill Transit Oriented Development sites creates a rich, pedestrian-oriented, interconnected and engaging environment for a multitude of uses and users. In the development program response that follows, Gerding Edlen has examined each site on its own as required by the RFP, but our response to each individual site has been informed by the other sites and potential synergies among the sites. We envision an epicenter for transit, a place for shopping, dining, meeting, connecting, living and learning, where the programming, look and feel of the four new buildings will be distinct, yet connected. The project features a rich mix of retail, community spaces and services, safe pedestrian movement and bike mobility, inviting public gathering spaces, a diverse mix of housing including rents at a wide range of income levels, all encompassed by highly sustainable, high-quality design.

SITE ASite A of the Capitol Hill Properties is the most outwardly visible of the four parcels and as such, demands exceptional design and careful attention to the interplay of the various program elements: housing, retail, and the public plaza, as well as the buildings relationship to Broadway, Denny and the Sound Transit station entry.

A 7 story, 85 foot tall building is planned for the Site A footprint. This includes 3 levels of below grade parking, 2 levels of post-tensioned concrete podium, and 5 stories of wood frame construction. The project includes 136 units of housing, with a mix of studios, 1-bedroom, 2-bedroom and 3-bedroom units. Residential amenities for the project include a shared common room with a lounge and a kitchen that opens onto a shared amenity deck. This common space will be programmed with activities to create and enhance community within the building. It will also be available for residents to lease for special events. Facing south, the deck takes advantage of excellent

We create vibrant, sustainable and inspiring places where people can live, work and learn.

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sun exposure and expansive views over Cal Anderson Park towards Mt. Rainier, and includes a barbecue, a fire pit and plenty of outdoor seating and gathering spaces for residents to enjoy. Other amenities include a fitness center, a large bicycle room with repair station, and a pet wash and area for pets to relieve themselves. Additionally, the roof includes an accessible rooftop deck, and a large green roof feature.

The design and tenant mix of the ground floor retail at Site A is critical to the success of the project. Approach to the retail faade design is carefully described in the development program criteria to follow, but Gerding Edlen is thrilled that we are working with a successful and respected Northwest community grocer who would lease the retail space north of the pass through. The grocer, which is typically open from 7am-11pm 7 days per week, will provide an active retail presence on the critical Broadway frontage and also provide the project with an anchor tenant, which will facilitate the ability to lease the rest of the Site A retail to smaller, local established and new retailers. The pass-through to the south of Site A North, is a wide, open, inviting walkway that will draw pedestrians from Broadway into the retail and plaza area. South of the pass-through is a retail Hub or Market Hall concept that is flexible and accommodates a diverse and carefully curated mix of local and regional retailers.

Our team, with a long history of work in the vicinity, has diligently created a strong, linked relationship between the building, the plaza and the surrounding streets. We are very excited that this project will include a year-round Farmers Market and have worked to ensure that the plaza design will accommodate the needs of the market while also remaining flexible for other uses during non-market days. Gerding Edlen envisions the plaza as an outdoor hub of activity and plans to hire a Plaza and Community Center Coordinator to curate plaza events and activities throughout the year. From art shows to dance performance to outdoor movies to pop up shopping and other community-focused events, we envision a lively plaza that will serve as the Capitol Hills living room. The Plaza brings together residents of the new development, Capitol Hill and other neighborhood throughout the City, as well as visitors to Seattle throughout the year.

SITE B-NORTHSite B-North is also a mixed-use building, containing 86 units of affordable housing. 50% of the units in Site B-North will be restricted to households earning no more than 30% of AMI, and the remaining 50% of units will be restricted to households at or below 60% AMI. The affordable housing building includes high quality, durable finishes and several amenity spaces including a common room with a kitchen, meeting space and computer lab; a rooftop deck; common laundry facilities on each floor, and bicycle parking. We anticipate that the Site B-North housing will be owned and operated by a nonprofit housing organization, with Gerding Edlen owning the ground floor commercial space and serving as the developer of the entire building.

B-North is a 7-story building, with one level of below grade parking, 2 levels of post-tensioned concrete podium, and 5 stories of wood frame construction. On the ground floor of Site B-North, space is provided specifically for a community center and for a daycare center. The community center is a flexible space available to the Capitol Hill Community to hold and attend neighborhood meetings and functions; to provide rentable space for workshops, lectures, art exhibits, private celebrations, and community-based functions. Additionally, the community center includes space that designed and managed as a co-working space and available to rent by the day, week or month.

The community space will include a small catering kitchen allowing groups to bring in their own food and beverages; and the space will be managed by the Plaza and Community Center coordinator. The daycare center will be leased and operated by a third party, Bright Horizons (see letter of interest in the Appendix). Bright Horizons intends to serve 100-120 children between the ages of 0-5 on the site, and they will work with the city or the YWCA with the intent to make spaces available to low income families at reduced cost.

SITE B-SOUTHSite B-South provides the southern anchor with a connection to the plaza and also boasts the most direct access and views onto Cal Anderson Park. This building, comprised of 100 units of apartment homes, is a 7-story building with one level of below grade parking, 2 levels of post-tensioned concrete, and 5 stories of wood frame construction. The ground level of the building will encompass the pass-through; to the north of the pass-through the ground level provides an open area that will be used by the B-North daycare for a childrens outdoor play area during daycare hours and will be open to all other residents and the public during hours the daycare is not in operation.

SITE CSite C is a mixed-use building with ground level retail on the Broadway and Denny frontages. Like Site A, the design and tenant mix for the ground floor retail on Site C will be critical to the success of the project and will activate street frontage on Broadway and Denny. The retail spaces in Site C are designed to accommodate several small-to-mid sized retailers, providing a complement to the large anchor grocer on Site A and to the Market Hall concept on Site A-south.

Site C is also a 7-story building, with one level of below grade parking, 2 levels of post-tensioned concrete, and 5 stories of wood frame construction above. Across all of the sites, residential units will be thoughtfully laid out to maximize the livability of the space and high quality finishes will be used throughout. We engaged Red Propeller to complete an initial study and survey of the sub-market (see the report from Red Propeller in the appendix) and would expect to take a much deeper dive as part of the development process to ensure that the design, finishes, amenities and brand are driven by a deep understanding of our likely residents. Each building on the site will have its own unique character, not only from an architectural standpoint but from a branding standpoint. Gerding Edlen takes special pride in its ability to produce a distinctive and market-sensitive look and feel for its projects. Our projects are consistently viewed as highly differentiated in the market, commanding strong demand and competitive leasing rates.

PARKING While each site provides vehicular parking, Gerding Edlen used a blended approach to the overall parking on the 4 sites. Site A contains the majority of the parking in 3 below-grade parking levels, in order to meet residential parking needs for both Site A and some for Site C, while containing additional parking stalls that will be designated as short-term parking for visitors and retail customers. The parking under B-North and B-South will also meet the residential parking requirement on a blended basis. This approach allows Gerding Edlen to provide parking in an efficient and cost-effective manner, and could be deployed in the case of more than one developer working on the site.

EXPLANATION AND NARRATIVE TEXT


SITE A

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SITE A


SITE ARETAIL APPROACH - BROADWAY AND DENNY

An innovative retail window approach balances maximum transparency with visual and sensual variety currently absent from the standard aluminum storefront systems that have begun to dominate recent Capitol Hill development. Color, profile, warm materials, and hand-scaled detail add richness and variety. Dynamic elements such as pivoting doors allow for greater interaction between customer and retailer, as well as seasonal variety in the appearance of the building. Large expanses of glass will be balanced with a finer level of detail, allowing retailers to individually express their brand. Unconventional material such as wood framing and subtly colored glass -- will result in a unique storefront design, contributing to a vibrant pedestrian realm. The storefront palette transfers to the ground plane as well, with complementary paving and landscape design that marks this stretch of Broadway as the beginning of a locally grounded vibrant retail street.The retail along Broadway is divided into two sections, with the pass-through delineating the two. North of the pass-through is a two-story, ground floor experience the so-called first thirty feet. This expression at the retail space north of the pass-through as different from the retail space south of the pass-through and also steps up to the scale and importance of the Sound Transit Station and the 100% corner at the intersection of Broadway and John Street. Site A South, on the other hand, relies on a twenty-foot high retail expression, to better reflect the intimacy of its Market Hall concept, where local retailers will be in 600 to 800 square foot retail stalls in an open, bustling environment. These smaller retail footprints have been consistently requested by Captiol Hill retailers as the ideal balance of size and affordability. The retail on both A North and A South is accessible from the pass-through.

A1.1 BROADWAY RETAIL WINDOW CONTRIBUTION TO ACTIVATION OF THE PEDESTRIAN ENVIRONMENT

A1.0 NARRATIVE OF RETAIL LEASING STRATEGY/RETAIL MIX

Capitol Hill is a neighborhood that reveres local and independent businesses, and one that has not traditionally embraced national chains and franchises. In keeping with the desire of the neighborhood, our retail strategy includes spaces that are specifically designed to attract smaller businesses: local retailers opening a second location; entrepreneurs seeking a first retail location, maker spaces and other smaller, regional concepts seeking a presence on Capitol Hill. At the same time, we also believe that smaller, local retailers will benefit from a stable anchor tenant and as such, we have had discussions with a northwest-based neighborhood grocer interested in expanding operations to Seattle. This grocer will anchor the ground floor space at the prime retail corner adjacent to the station head at Broadway and John. While this grocer has not yet officially announced its intention to expand to the Seattle market, Gerding Edlen has shared the plans and concept with the grocer and the grocer has indicated that the retail space in Site A would meet their requirements, and believes this is a prime opportunity to join the Capitol Hill community and is eager to work with Gerding Edlen on Site A.

The Market Hall at Broadway and John (Site A South) will be a mix of local retailers, served by booths of varying sizes to accommodate the start-up entrepreneur as well as more established specialty retailers. This bazaar-type setting will reflect the eclectic nature of the Hill but also provide high quality, locally produced goods that are expected by its residents. In addition, the intimacy of transactions with this scale of vendor reflects that of the adjacent Farmers Market which extends across the Plaza as well as terraces up to Denny Way. The ground level of the Market Hall is a permeable facade with large glass doors that open up and allow shoppers to meander the stalls, as in a European market.

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A1.3 RETAIL BAY SPACE DIMENSIONS (WIDTH AND DEPTH) TO ENCOURAGE LOCAL NON-FORMULA RETAIL USES North of the pass-through is a level floor surface, with major entries adjacent to the transit entry and from the pass-through. There are no walls or landscape elements that would prohibit the placement of a retail entry anywhere along Broadway. The building structure is held back from the facade, to allow continuous storefront, and for retail entries to occur virtually anywhere along the street frontage.

Site A South the Market Hall is a large, single volume space defined by a structurally expressive ceiling plane. Within a prescribed module, retail booths are arrayed to form pedestrian aisles that have a direct link to the outside via the pivot doors. The market stalls will be compact enough to be affordable to local, start-up retailers. Grouping them in the hall capitalizes on the vibrancy of the crowds wandering amongst the stalls, similar to traditional markets, such as Pike Place or the recent Melrose Market. Furnishings within the Market Hall will allow patrons to enjoy food or their new retail purchase. On busy days, patrons can seamlessly move through any of the four perimeter walls to Broadway, Denny, the Plaza, or the pass-through.

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RETAIL APPROACH - BROADWAY AND DENNY

The programming of the retail south of the pass-through to be the Market Hall leverages its location as the only part of the site that links Broadway, Denny Way, and the Plaza. The ground floor retail has the most transparent enclosure possible doors and partitions that can be fully opened for direct and unencumbered flow between Broadway, Denny, and the Plaza. This extraordinary transparency and permeability takes great advantage of the plinths along Denny and the Plaza by allowing retailers to display outdoors, as in traditional markets.

A1.2 DENNY WAY RETAIL WINDOW CONTRIBUTION TO ACTIVATION OF THE PEDESTRIAN ENVIRONMENT


SITE A

The Broadway corridor of Capitol Hill currently lacks cohesiveness and an overall sense of place. Development of the Capitol Hill Properties provides an opportunity to create a hub of activity for this area, and retail is a key element that anchors and defines the area surrounding the new transit station. The development proposal for an architecturally significant, environmentally sustainable, mixed-use site provides the backdrop for unique retail leasing opportunities, in addition to the proposed grocery anchor. The proximity to Seattle Central College adds additional opportunity for creating leasing that fills the needs of students, faculty and staff. Gerding Edlen has a proven performance record in bringing high-quality, neighborhood appropriate tenants to development sites in both established and emerging markets. While we identified a proposed brokerage firm partner as part of our initial Statement of Qualifications, we are proposing that we now partner with the community. In particular the Capitol Hill Chamber of Commerce, to create a selection committee to interview and select a retail brokerage firm partner to create and execute on the leasing strategy for both Site A and Site C.

We envision the retail at Capitol Hill Properties to be a unique and eclectic mix of uses, reflecting the character and diversity of Capitol Hill. The leasing strategy will rely on an aggressive marketing and outreach program to potential tenants, as well as on the established relationships of the retail broker (strong existing retail relationships will be a key part of any selection process). The Market Hall concept is a hub of activity with a range of tenants and the merchandising mix will need to be carefully curated in order to complement the other retailers in the market hall and in the other adjacent retail spaces on Site A and C. After reading the retail study commissioned by the Chamber of Commerce, some of the initial ideas for leasing in the Market Hall may include:

Specialty food purveyors (cheese, chocolate, wine, butcher) Unique gifts and home goods Local Bakery Flowers and Garden supplies Food counters or small, unique quick food concepts such as a ramen or bento counter, a raw seafood bar, a coffee and pastry counter, a taco stand A local coffee shop such as Vivace, who has indicated an interest in locating on this site

A1.5 LEASING STRATEGY

The floor to ceiling height in A North and A South will be twenty feet.

A1.4 RETAIL FLOOR TO CEILING HEIGHT


A retail concept offering cooking classes such as Hip Cooks Local childrens clothing or toy store Wine bar

In the past, Gerding Edlen has worked with retail brokerage firms to successfully implement the following strategy:

1. Tell the Story: Where else would you rather be? The opportunity to locate in hip, growing, Capitol Hill near a newly completed transit station is a tremendous opportunity for a retailer looking for growth in an ever-expanding market. 2. Analyze the current retail market/competitive analysis: The selected retail broker and Gerding Edlen will do a comprehensive analysis of the market to fully understand the current retail environment and success stories in the market; uncover local or regional retailers looking to penetrate or expand throughout the market; population demographics for Capitol Hill (who are your customers?); transit ridership and pedestrian flow; and competitive analysis. 3. Create a merchandising strategy: Analyze other markets to seek out the best-of-the-best to recruit for the market needs of the Capitol Hill property. 4. Marketing Campaign: Create marketing materials that convey to prospective tenants the retail story of Capitol Hill and how this particular site fits into the mix. The proposed retail broker will conduct a large outreach campaign by contacting specific retailers. We will create a buzz in the industry via social media and public relations opportunities. We also expect to spend time canvassing the local market, display and market the project at select regional ISCS events and the annual ISCS convention. 5. Evaluate prospects and conduct negotiations: Gerding Edlen and the retail broker will evaluate prospects to better understand their financial condition, retail segment, operating history (if applicable) and business plan. After a prospect is qualified, the retail broker leads the negotiation process, including drafting letters of intent, reviewing landlord and tenant construction work and proposed design, drafting leases, assisting in lease negotiations with Landlord and Tenant counsel.

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The proposed grocer has engaged LRS Architects to help them design the interior of their space at Site A. LRS is a large, well-established firm that has deep experience working with retail tenants. LRS will be involved from the early planning stages to help shape the storefront orientation, look and feel for the anchor tenant on Site A, in close collaboration with the building architect. We expect to take a similar approach on the A-South and Site C retail, where we expect to do early pre-leasing on all retail to facilitate collaboration early in the design process of the core and shell with a tenants selected architect. In this way, we are able to develop a diverse and interesting mix of storefront experiences and create an authentic neighborhood feel and scale to the retail spaces. In the event that the Market Hall tenants do not wish to retain their own architect, our design team has experience in creating boutique retail spaces and will work with individual retailers on the design.

A1.6 USE OF RETAIL ARCHITECT

Schemata Workshop, a Capitol Hill business, has been a Chamber member since 2007. Grace Kim, Schemata co-founder, is on the Chambers board of directors. Schemata staff have been active participants in many of the Chambers signature events, including Hilloween and the Capitol Hill Clean-Up. Schemata was hired by the Chamber in 2009 to engage the community and write the TOD Recommendations Report, which is the basis for the Urban Design Framework and subsequent Coordinated Development Plan. Schemata principal John Feit, as chair of the Pike Pine Urban Neighborhood Council (PPUNC), frequently collaborates with Executive Director Michael Wells on issues of importance to Capitol Hill businesses and residents. Gerding Edlen has been an annual sponsor of Hilloween, one of the Chambers signature events, since 2012, and has actively engaged with the Chamber leading up to the release of the RFP. Over the past several years Gerding Edlen has met with Michael Wells on three separate occasions to discuss and review Sound Transit progress on the development agreement and the coordinated development plan, as well as to discuss the Chambers priorities for the development. Gerding Edlen also recently participated in the Chamber-sponsored brown bag lunch on retail on Capitol Hill.

We propose to work directly with the Chamber to form and participate in a selection committee to help identify and hire a retail broker for the project. After the retail broker is identified, we will continue to actively engage the Chamber as we develop and execute on the retail leasing strategy to curate the retail environment that is desired by the community. We will ask the Chamber to participate in discussions about retail uses and help us connect directly with local Capitol Hill retailers who may have an interest in locating onto the site.

A1.7 RELATIONSHIP TO/WITH THE CAPITOL HILL CHAMBER OF COMMERCE



RETAIL APPROACH - BROADWAY

Site A North: Signage occurs within a designated zone of the faade to aid in clarity composition, and way-finding Maximum and minimum signage dimensions are prescribed Retailers are encouraged to have signage suggestive of their business Materials are of high quality (wood, metal, or glass, for example) Signs are only illuminated from the outside or from high quality, evenly-distributed, integral illumination such as neon or LED The sidewalk will be illuminated by integrated canopy lighting

Site A South (Market Hall): For the Market Hall, signage is aggregated into an iconic totem to reflect the shared nature of the retail environment and assist with wayfinding

Pass-through The north and south frontages of the passthrough reflect the different concepts of A North and A South in their access to retail and facade treatment

A1.10 RETAIL FACADE: TRANSPARENCY, STORE FRONT DESIGN INTEGRATION WITH GROUND FLOOR SETBACKS

A1.9 WEATHER PROTECTION

Continuous retail frontage is provided along Broadway between the station entry to the north and Denny Way to the south

A1.8 CONTINUOUS RETAIL/COMMERCIAL FRONTAGE

The Canopy height is no greater than 12 feet to effectively shelter passing pedestrians Canopies are between 6 and 8 feet wide Canopies are constructed of glass with steel supports Canopies are continuous along Broadway

A1.11 SIGNAGE CONCEPTS AND LIGHTING SOLUTIONS - INTEGRATION WITH FACADE

Site A North: The maximum area and transparency of storefront glazing permissible by Seattle Energy Code is provided Subtle variation in color but not transparency of individual glazing units within the storefront is provided The Storefront system is comprised of aluminum, steel, and wood framing elements for a rich, tactile experience

Site A South (Market Hall): Glazed pivot doors comprise the perimeter wall, with regular frequency and the greatest porosity permissible by Seattle Energy Code Pivot doors maintain the interior climate while allowing for the greatest possible interaction between pedestrians and retailers

Pass-through The north and south frontages of the pass-through reflect the different concepts of A North and A South in their retail and facade treatments

A1.10 Wood Storefront

A1.10 Pivot Doors

A1.11 Totem Sign

SITE A

A1.11 Local retail signage

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SITE A NORTH

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SITE A SOUTH

A1.9

A1.11

A1.10

A1.10

A1.9

A1.8

A1.12

A1.12


The corner opens up to clearly reveal the Station entrance The north building faade contributes positively to the spatial experience of accessing the Station The height of the retail matches that of the Station entrance The transit plaza at the NW corner will be a bustling zone of activity. Wrapping a portion of the Broadway retail activity around the north face of Site A to maximizes visibility/exposure to the ebb and flow of transit commuters and activates the plaza A retail entry occurs along the diagonal setback

A1.13 TREATMENT OF NORTHWEST CORNER DIAGONAL SETBACK AND RELATIONSHIP TO STATION ENTRANCE

There is interplay between interior/exterior spaces and one can easily move between the retail and streetscape A variety of seating opportunities along the building side of the sidewalk and along the street side of the sidewalk create an engaging and dynamic pedestrian experience A generous mid-block connection -- the pass-through -- invites pedestrians to and through the public plaza space

A1.12 RETAIL RELATIONSHIP TO SIDEWALK TREATMENT, ACTIVATION FOR PEDESTRIAN INTEREST

As master developer, Gerding Edlen proposes a unified, complete street corridor approach to Denny, that treats Site A and C in a holistic manner The height of the fixed canopy varies, but is no greater than 12 feet above adjacent grade in order to effectively shelter pedestrians On a seasonal basis, retractable weather protection is provided within the prescribed 12 foot setback to accommodate additional sidewalk uses and provide additional stall capacity for the Farmers Market The fixed canopy width varies between 4 and 8 feet; the reduced width maximizes daylight while allowing the deployment of the seasonal canopy during inclement weather. The permanent canopies will be constructed of tempered, laminated glass. The seasonal canopies will be highly translucent, tensile fabric

A1.14 WEATHER PROTECTION

Glazed pivot doors are provided with the greatest frequency and porosity permissible by Seattle Energy Code The doors temper the interior environment and allow for the greatest possible interaction between pedestrians and retailers

A1.15 RETAIL FACADE: TRANSPARENCY, STORE FRONT DESIGN INTEGRATION WITH GROUND FLOOR SETBACKS

A1.11 Seating Options

A1.11 Landscape Benches

A1.15 Interior/Exterior Connection

A1.14 Tensile Fabric

SITE ARETAIL APPROACH - BROADWAY

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A1.14

A1.15

A1.16

A1.17

A1.19

A1.20

A1.13


SITE A

The plinth allows pedestrians to circulate along an accessible route on the south side of the Market Hall and into the Plaza The grade change enables an elevated view over and above the Plaza space, across the Festival Street and into Cal Anderson Park The Plaza is an activated multi-level space The retail spaces open their doors and spill out onto the elevated plinth to take advantage of the southern exposure and activate the space throughout the year

A1.18 USE OF PLINTH FOR RETAIL ENVIRONMENT, INCLUDING SOUTH AND EAST FACADES; I.E., RESTAURANT

RETAIL APPROACH - DENNY

For the Market Hall, individual retailer signage is aggregated into an iconic totem to reflect the shared nature of the retail environment and assist with wayfinding Maximum and minimum dimensions are prescribed Retailers are encouraged to have signage suggestive of their business Materials are of high quality (wood, metal, or glass, for example) Signs are only illuminated from the outside or from high quality, evenly-distributed, integrate illumination such as neon or LED Sidewalk will be lit with integrated canopy lighting and facade mounted lighting The retail facade will be very transparent so the activity within is highlighted throughout the day and night At the preference of a retailer, vibrant lighting can be used in branding

A1.16 SIGNAGE CONCEPTS AND LIGHTING SOLUTIONS - INTEGRATION WITH FACADE

Two iconic pieces of public art that have been part of the Broadway streetscape for many years will be preserved The Dance Steps on Broadway by Jack Mackie is a series of bronze footprints depicting dance steps cast into the sidewalk in eight locations The Tango, is located mid-block adjacent to Site A. Care will be taken at the start of construction to remove this piece, store it for the duration of construction, and re-install in the new sidewalk when the project is complete The 12 wide mosaic tile band with mosaic address numbers has been a unifying piece of public art on the Broadway streetscape for many years. It is a common element in the sidewalk on both sides of Broadway from Pine Street to Roy Street. When the sidewalk along Broadway at Sites A & C is rebuilt the tile band will be recreated to maintain continuity of this key element The pedestrian experience is further enhanced by drawing pedestrians to and through the public plaza space The storefront options provide maximum flexibility so that a facade can be completely opened to the sidewalk at tenant request, using sliding, folding, or pivot doors. No permanent structure will be located within the plane of the storefront, so that flexibility is preserved as tenants change Ample opportunities will be created to use the sidewalk for outdoor caf seating, under the protective canopy Terraced seating areas provide slightly raised prospects adjacent to the

A1.17 RETAIL RELATIONSHIP TO SIDEWALK TREATMENT, ACTIVATION FOR PEDESTRIAN INTEREST

A1.16 Vibrant Facade Lighting

A1.17 Engaging Sidewalk Pattern

A1.18 Protective Canopies

A1.18 Elevated View Point

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The plinth is a dynamic edge for seating and viewing to and from Denny Festival Street Ramps and stairs puncture the southern edge of the plinth to enable free-flowing circulation between plinth and street Street trees and plantings provide spatial definition between plinth and street During the Farmers Market the plinth provides numerous level nooks and edges for market stall tents

A1.19 RELATIONSHIP TO/INTEGRATION WITH DENNY FESTIVAL STREET

Barrier-free, synchronous movement for visitors of all levels of mobility The plinth provides an accessible grade along the south side of the Market Hall, into the Plaza, the mid-block connection and continues through the Nagle Place Extension The southern edge of Site A also provides barrier-free access south of the plinth with numerous level landings for respite as well as a filtered connection between the street planting connecting to Denny

A1.20 ADA RELATIONSHIP TO/INTEGRATION WITH DENNY FESTIVAL STREET

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RETAIL APPROACH - DENNY

A1.18 Dynamic Edge

A1.20 Barrier Free

A1.17

A1.18

A1.19

A1.20


SITE A

The grade change between the Plaza and Site A provides a great opportunity to locate utilities in a lockable wall-mounted panel that supports a range of program activities in the space. Services include water, electrical and audio/visual Water service for the Plaza and Farmers Market include a domestic service with meter Sanitary sewer drains are provided in covered areas adjacent to the grocer back of house area Gas service is provided by Puget Sound Energy Electric service is provided by Seattle City Light Telecommunications service will be provided by at least one of multiple telecommunication companies If all sites are developed by GED, a district energy approach will be used, refer to narrative for sustainability elements at the end of the Site A section

A2.3 PROVISION OF UTILITIES

Hierarchy of pedestrian circulation and directs pedestrians intuitively to and through public spaces throughout the development Building entries are enhanced and distinguished from scored or saw-cut cast-in-place concrete that is proposed pedestrian areas that need to be highly durable and minimize maintenance Pedestrian paving at the Plaza is envisioned to have integral color in strategic areas to provide visual interest, a sense of scale, and signify the area as a gathering place

A2.2 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION JOINTS, IN-PAVEMENT LIGHTING, ETC.

Stormwater strategies include both stormwater management and a reduction in potable water consumption Stormwater runoff generated over the tunnel is intercepted and prevented from infiltrating down to the tunnel. If the City of Seattle accepts the interpretation of the area over the tunnel as roof, stormwater runoff generated from the plaza and farmers market will be captured and stored in an onsite cistern before being treated and reused for flush fixtures and irrigation

A2.1 CONCEPTS FOR STORM WATER COLLECTION AND DRAINAGE

AMENITY AREA APPROACH

Flexible open space with dynamic edges to accommodate activities ranging from a Farmers Market to day-to-day life of the community Wider aperture at south end to invite public into plaza and expanding views to/from Cal Anderson Park

A2.0 PUBLIC PLAZA CONCEPT

A1.18 Varitey in Spaces and Finishes

A2.1 Rain Garden

A2.2 Surface Distinctions

A2.2 Inlays

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AMENTITY AREA APPROACH

A2.5 FEATURES THAT FACILITATE WAYFINDING WITHIN THE PROJECT AND TO THE LARGER CONTEXT

Site lighting is carefully integrated with architectural and landscape architectural elements to support a cohesive nighttime environment The overall lighting design strategy is to provide a safe, secure illuminated environment that invites the public into a dynamic space while also balanced with the needs of tenants and permanent residents A combination of poles, in-grade fixtures, overhead catenary lights and linear lighting elements is deployed in the Plaza to support a range of activities Horizontal accent lighting beneath seating elements and seating steps is used to provide low-level light that illuminates the ground plane, enlivens the Plaza, and minimizes spill into adjacent residences Overhead catenary lights at the Plaza help provide a pedestrian scale to the space and contribute to the dynamic festive atmosphere

A2.4 LIGHTING CONCEPT AND FEATURES

A Plaza Manager will be hired to manage year-round programming of the plaza. The expectation is that the Plaza Manager position will be supported in part through a grant from the Seattle Office of Arts and Culture, with the remainder from operating funds provided by each of the buildings In addition to special programs many adjacent resources retail, community center and child care center - activates the plaza A large outside play area at the Site B South mid-block pass-through provides a draw for families throughout the neighborhood Program draws upon the Capitol Hill Arts District the expectation is to have programming provided in the plaza by Velocity, Three Dollar Bill Cinema, Blitz Art Walk, and independent artists Plaza design can accommodate live performances of theater, dance, music, and art

A2.6 ACTIVATION PLAN FOR PUBLIC PLAZA (NON-FARMERS MARKET)

Street name signage is embedded into sidewalks at intersections for a classic Seattle touch Paving and lighting strategies contributes significantly to wayfinding, while additional measures in the Plaza include public art and informational kiosks Building massing is articulated to help facilitate wayfinding in a larger context by opening up the apertures along Broadway and 10th Avenue and inviting pedestrians into the Plaza

A2.7 ACTIVATION PLAN FOR PUBLIC PLAZA (FARMERS MARKET)

A2.4 Building Lighting in Landscape

A2.5 Wayfinding and Lighting

a2.6 Dancing in the Plaza

A2.7 Broadway Farmers Market

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Farmers Market has a permanent home on site with access to restrooms, a storage space and indoor and outdoor utility hook connections Farmers Market has priority during Market days, but will coordinate Plaza usage and maintenance with the Plaza Manager Some Market vendors have permanent stalls in the Market Hall that face onto the Plaza (much like the high stalls in the Pike Place Market) During Market times, Denny is closed to through traffic and the market stalls will climb up Denny Way drawing pedestrians from Broadway into the Plaza The plinth at the vent shaft becomes a stage for buskers and other street performers. Farmers Market can have permanent signage

SITE A

Gerding Edlen has signed a Letter of Intent for a 24 year lease with the Neighborhood Farmers Market Alliance (NFMA) who operates the Broadway Farmers Market and/or the Capitol Hill Farmers Market (see attached Letter in Appendix) 16 options for extending lease; 3 years each term. LOI describes rent and deposit NFMA will operate a twice weekly market in the Plaza. LOI outlines hours of operation. Parking is provided to the farmers during Market hours Water and utilities are provided for farmers/vendors Restrooms are provided for farmers, vendors and customers

A2.8 ACTIVATION AGREEMENT WITH THE FARMERS MARKET

A2.9 PLAZA PAVEMENT DESIGN & FINISH AT HIGHER QUALITY THAN FESTIVAL STREET FINISH

Pedestrian paving at the Plaza is a highly durable and easily maintained surface enabling a range of activities The majority of the space is scored and cast-in-place concrete capable of handling vehicular traffic Integral color and surface texturing (tining) is used in strategic areas to provide interest, a sense of scale, and signify the area as a gathering place Precast concrete pavers are adjacent to seating areas and provide a finer grain and level of detail where pedestrians are most likely to be sitting and in contact with a higher level of finish Festival street and the Plaza employ similar materials so they feel related but the Plaza has a greater proportion of mortar-set precast pavers, bands, and steps, whereas the Festival street has a greater proportion of cast-in-place concrete

A2.8 Childrens Play Area

A2.9 Integral Color and Texture

A2.9 Pre-Cast Concrete Steps

A2.9 Integral Color Paving


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PLAZA PLAN FROM BERGER

PLAN MARKET STALL LAYOUT

AERIAL PERSPECTIVE MARKET STALL LAYOUT

Market Stall


AMENITY AREA APPROACH SITE A

A2.11 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION JOINTS, IN-PAVEMENT LIGHTING, ETC

Water service for the Denny Way plinth and Farmers Market connects to the water service for the plaza Gas service for the Denny Way plinth and Farmers Market connects to the gas service for the plaza for use in cooking demonstrations and for radiant heaters Electric service for the Denny Way plinth and Farmers Market connects to the electric service for the plaza Telecommunications services for the Denny Way plinth and Farmers Market connects to the telecommunications services for the plaza The tapered grade change along the plinth and Denny provides a vertical surface to locate utilities in a lockable wall-mounted panel that supports a range of program activities in the space, including water for wash-down of surfaces, and electrical needs Weatherproof outlets at the base of each tree on both sides of Denny enable seasonal lighting to be provided on the Festival Street

A2.12 PROVISION OF UTILITIES

Site lighting is carefully integrated with architectural and landscape architectural elements to support a cohesive nighttime environment The overall lighting design strategy is to provide a safe, secure illuminated environment that invites the public into the dynamic space while also balanced with the needs of tenants and permanent residents Pedestrian scaled light poles are provided on both sides of Denny to illuminate the ground plane and minimize spill into adjacent residences

A2.13 LIGHTING CONCEPT AND FACILITIES

Pedestrian-scaled paving along each building frontage will seamlessly blends into the Denny Festival Street so that pedestrians have priority over vehicles Accents are provided at intersections with steps and ramps to signify change in material and promote circulation to and from plinth and Festival Street. Expansion joints are located along all vertical transitions, building edges and grade breaks Score joints run perpendicular to the primary path of travel In-pavement lighting is not proposed for Denny

Stormwater runoff generated from the Denny Way plinth is captured and conveyed to rain gardens in the stepped areas on the north side of the street

A2.10 CONCEPTS FOR STORM WATER COLLECTION AND DRAINAGE

A2.14 Wayfinding Signage

A2.13 Bench Lighting

A2.13 Planting Bed Lighting

A2.11 Pedestrian Scaled Paving

The plinth provides a unique opportunity for pedestrians to circulate along an accessible grade along the south side of the Market Hall and into the Plaza The grade change enables an elevated view over and above the Plaza space, across the Festival Street and into Cal Anderson Park. When looking toward the plinth from adjacent spaces, the Plaza reads as an activated multi-level space

DEPICTION OF PLINTH ALONG DENNY WAY

34



Stairs are cast-in-place concrete with sandblasted strips along top of nosing to provide tactile warning texture Railings are painted steel angle and bar stock with fabric mesh where guardrails are needed Planting beds are generally located at-grade and flush with adjacent paving Planting beds needed to mitigate grade transitions will be constructed of weathered plate steel

A2.15 STAIRS RAILING, PLANTING BEDS, LANDSCAPE MATERIALS

The plinth provides an accessible grade along the south side of the Market Hall, the mid-block connection and into the Plaza The southern edge of Site A also provides barrier-free access south of the plinth with numerous level landings for respite as well as a filtered connection between the street planting connecting to the Festival Street

A2.16 ADA ACCESS BETWEEN THE PLINTH AND THE PUBLIC SIDEWALK ALONG DENNY SOUTH

A2.15

A2.14

A2.16

Paving and lighting strategies contribute significantly to wayfinding, while additional measures in Denny include an informational kiosk at the intersection with Broadway Building massing is articulated to help facilitate wayfinding in a larger context by opening up the apertures along the Plaza and Denny Way (at Site B-South) enabling broader views to/from Broadway and Cal Anderson Park

A2.14 FEATURES THAT FACILITATE WAYFINDING WITHIN THE PROJECT AND TO THE LARGER CONTEXT

A2.15 Weathered Steel Planter

A2.16 Integral Stair and Ramp


SITE AAMENTITY AREA APPROACH

A2.17 TYPE, COLORS, PATTERNS AND LOCATIONS OFPAVEMENT MATERIALS

Accents are provided at intersections with building entries to signify change in material and promote circulation between interior and exterior spaces Expansion joints are located along all vertical transitions, building edges and grade breaks (located every 100 SF max.) In-pavement lighting is not proposed for Broadway Bicycle racks are provided amongt the planting between the sidewalk and the cycle track in Broadway and along Denny Weahtered steel planters complement the pivot doors

Pedestrian paving at Broadway will be a highly durable and easily maintained surface enabling a range of activities The majority of the space will be scored and cast-in-place concrete with joints running perpendicular to the path of travel Tighter spaced scoring and surface texturing (tining) is proposed adjacent to seating areas to provide a finer grain and higher level of detail where pedestrians are most likely to be sitting and seeing a higher level of finish

A2.18 PAVEMENT ACCENTS, INCLUDING SCORING EXPANSION JOINTS IN PAVEMENT LIGHTING

A2.19 COORDINATION WITH RETAIL CONCEPTS AND STRATEGIES

The variety of paving and finishes along the sidewalk are aligned with the major bays of the storefront spacing The benches will allow retail patrons to linger in front of stores, perfect for enjoying coffee, ice cream, or simply for resting The street lighing and exterior building lighting will be at minimum levels so that the interior retail lighitng predominates, allowing interaction with retail spaces and pedestrains

A2.17 Tining

A2.18 Expansion Joint

A2.20 Concrete Color and Texture

A2.21 Pavement Accents

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A2.17

A2.18

A2.18

A2.17

A2.19

A2.19

37


SITE AAMENTITY AREA APPROACH

Accents are provided at intersections with building entries to signify change in material and promote circulation between interior and exterior spaces Expansion joints are located along all vertical transitions, building edges and grade breaks (located every 100 SF max.) In-pavement lighting is not proposed for Broadway Bicycle racks are provided amongst the planting between the sidewalk and the cycle track in Broadway

A2.21 PAVEMENT ACCENTS INCLUDING SCORING EXPANSION JOINTS INPAVING LIGHTING, ETC

Pedestrian paving at Broadway is a highly durable and easily maintained surface enabling a range of activities The majority of the space will be scored and cast-in-place concrete with joints running perpendicular to the path of travel Tighter spaced scoring and surface texturing (tining) is proposed adjacent to seating areas to provide a finer grain and higher level of detail where pedestrians are most likely to be sitting and seeing a higher level of finish

A2.20 TYPE, COLORS, PATTERNS AND LOCATIONS OF PAVEMENT MATERIALS

A2.22 COORDINATION WITH RETAIL CONCEPTS AND STRATEGIES

Ample space will be provided in front of the retail so that there is no conflict with the transit station entry The retailer in this location is an anchor, and the larger set-back area in front will help distiguish it from the smaller retailers Site drains will be discreatly integrated into the paving so as not to detract from the retail entrances or retail windows

A2.21 Expansion Joints

A2.21Accented Paving

A2.20 Pedestrian Paving

A2.22 Site Drain

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A2.21

A2.20

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A2.23 CONCEPTS FOR PROVIDING PEDESTRIAN INTEREST OR ACTIVATION OF THE PASSAGE FACADES The pass-through is open air, and open to the public The residential and parking lobby is accessed through the pass-through, ensuring 24/7 activity A strong programmatic draw such as outdoor dining anchors the space where the passage overlaps with the Plaza at the northwest corner The lobby entrance to the residential is off the passageway to ensure pedestrian use The retail on both the north and south side of the passageway is accessible through the passageway The passageway opens greatly -- about 16 feet -- on its eastern edge along the Plaza, at an angle that relates to the Plinth

NARRATIVE & VISUAL DEPICTION OF THE PEDESTRIAN PASS-THROUGH BETWEEN BROADWAY & THE PUBLIC PLAZA INCLUDING:

Retail is accessible from the western half of the pass-through The north facade of the pass-through changes from retail entries at the west to the residential entries along the east The Market Hall pivot doors open onto the pass-through The paving treatment used on Broadway is carried through the pass-through and onto the plinth

A2.24 COORDINATION WITH BROADWAY RETAIL CONCEPTS AND STRATEGIES

Informal, bench seating within the pass-through creates an outside, covered waiting area for the residents visitors, and retail, and Market Hall patrons Building lobbies are open during business hours when property management staff is on site, otherwise resident access is by card key The residential building lobby faces the Plaza and is accessible from the pass-through so that there continues to be activity in those areas even when the retail is closed The residential lobby is the same 20 foot height as the retail, with a large glazed portion for high visibility The interior finishes for the lobby are based upon those of the pass-through but suitable for a residential installation

A2.25 TREATMENT OF BUILDING LOBBIES

Pedestrian paving is a highly durable and easily maintained surface enabling a range of activities The majority of the space will be scored and cast-in-place concrete with joints running perpendicular to the path of travel

A2.26 TYPE, COLORS, PATTERNS AND LOCATIONS OF PAVEMENT MATERIALS

A2.22 Retail Sidewalk

A2.23 Open and Accessible Plaza

A2.24 Passageway Transparancy

A2.24 Plaza Seating and Paving



The passageway is 20 feet wide along Broadway, and expands to 35 feet at the Plaza The wood ceiling is 20 feet high, and similar to the soffit treatments on the main building facades The floor plane of the passageway is level, to provide accessibility to the entire A North and A South frontage along the passageway Providing furniture encourages people to linger in the passageway, attracting more people to the plaza

A2.28 PASSAGE WIDTH AND CEILING FEATURES

Accents are provided at intersections with building entries and lobbies to signify change in material and promote circulation between interior and exterior spaces Small areas of precast concrete pavers are proposed adjacent to seating areas to provide a finer grain and higher level of detail where pedestrians are most likely to be sitting and seeing a higher level of finish

A2.27 PAVEMENT ACCENTS

Site lighting is carefully integrated with architectural and landscape architectural elements to support a cohesive nighttime environment A combination of in-grade and ceiling mounted lighting fixtures illuminate the architectural volume and provide a warm, inviting space that can be occupied throughout the seasons Light levels do not compete with the adjacent retail and lobby area, so that those areas can have their own identity The pass-through is lit 24 hours a day Reference Lighting and Wayfiding diagram in the Pologue for additional detail


A2.27 Pre-Cast Conscrete Pavers

A2.22 Pass-Through


A wider-than-required terrace provides numerous opportunities for retail spill out and seating along the top of the plinth Bar-style seating along the eastern edge provides a prospect overlooking the plaza Steps and ADA ramps punctuate the plinth along the eastern edge to promote seamless transitions between levels

NARRATIVE AND VISUAL DEPICTION OF THE PEDESTRIAN LINK ALONG THE EAST FACADE

The dynamic nature of the Market Hall faades pivot doors supports numerous activities on the Plaza The pivot doors can be turned for a variety of Market Hall and plaza events: partitions for displaying art work on open gallery nights, a wall to project films or staged events, or a means to help temper air-flow into and out of the Market Hall. Covered bicycle parking is located between the east faade and the vent structure and is accessible at-grade with the garage entry The concentration of bike parking in this area will bring constant activity to the pass-through area and north end of the plaza The bicycle park design enables the bicycle parking green roof to be viewed from the top of plinth along the east faade The passageway opens to 35 feet, with the larger opening providing a visual link to the Plaza and Cal Anderson Park The residential building lobby faces the Plaza and is accessible form the pass-through so that there continues to be activity those areas even when the retail is closed

A2.30 CONCEPTS FOR PROVIDING INTEREST OR ACTIVATION OF THE ADJACENT FACADE

Accents are provided at intersections with steps and ramps to signify change in material and promote circulation to and from plinth and Festival Street. The majority of score joints will run perpendicular to the path of travel. Expansion joints will be located along all vertical transitions, building edges and grade breaks (located every 100 SF max.). In-pavement lighting is not proposed in this area.

A2.32 PAVEMENT ACCENTS INCLUDING SCORING EXPANSION JOINTS, INPAVEMENT LIGHTING, ETC.

Pedestrian paving will be a highly durable and easily maintained surface enabling a range of activities The majority of the space will be scored and cast-in-place concrete with joints running perpendicular to the path of travel Tighter spaced scoring and surface texturing (tining) is proposed adjacent to seating areas to provide a finer grain and higher level of detail where pedestrians are most likely to be sitting and seeing a higher level of finish Reference Paving diagram in Prologue for additional detail

A2.31 TYPE COLORS PATTERNS AND LOCATIONS OF PAVEMENT MATERIALS

The soffits are the most visible portion of the faade as viewed by pedestrians The soffit material is wood, to match similar soffit treatments on the main building facades and the passageway

A2.33 SOFFIT FORM

A2.30 Green Roof at Bicycle Parking

A2.30 Bicycle Rack as Furniture

A2.31 Scored Concrete

A2.33 Wood Soffit




Stairs are cast-in-place concrete with sandblasted strips along top of nosing to provide tactile warning texture. Railings are painted steel angle and bar stock with fabric mesh where guardrails are needed.

A2.35 RAILING STAIRS AND OTHER DETAIL

Site lighting is carefully integrated with architectural and landscape architectural elements to support a cohesive nighttime environment. The overall lighting design strategy provides a safe, secure, illuminated environment that invites the public into the dynamic space while also balanced with the needs of tenants and permanent residents. Building mounted light fixtures will be provided to illuminate the space and provide a warm, inviting space that can be occupied throughout the seasons To promote a unified lighting concept, fixtures within the passageway will be of the same family of those on the main retail elevations and the passageway Light levels will not compete with the adjacent retail and lobby area, so that those areas can have their own identity


A2.34 Integrated Lighting

A2.35 Mesh Railing

A2.23

A2.30

A2.30

A2.31



NARRATIVE AND VISUAL DEPICTION OF THE PEDESTRIAN LINK ALONG THE EAST FACADE

A2.37 TYPE, COLORS, PATTERNS, AND LOCATIONS OF MATERIALS

The east faade has a great number of balconies The balconies are individually expressed, to give a greater impression of eyes-on-the-street The individual expression promotes greater shadow-plan and a more intense visual texture to the faade, strengthening its relationship to the texture of the plinth and Plaza

A2.36 CONCEPTS FOR PROVIDING INTEREST OR ACTIVATION OF THE ADJACENT FACADE

Light-permeable balconies allow daylight to penetrate and animate the facades The fascia of the balconies are painted aluminum, to contrast with the balcony surface and provide greater visual texture The guardrails are a patterned, perforated metal, with a unique design that reinforces larger project design themes

A2.39 ACCENTS

Wood panels add variety and interest to the window openings Sliding wood panels provide solar control and a dynamic element

A2.38 ACCENTS

Wood panels add variety and interest to the window openings Sliding wood panels provide solar control and a dynamic element

A2.42 RELATIONSHIP TO FACADE DESIGN

A2.41 RELATIONSHIP TO INTERIOR FLOOR PLAN

A2.40 DIMENSIONS AND CONFIGURATION

The minimum size of the balconies is 6 feet by 10 feet, with guardrails at 42 high The balconies are accessed through doors that that extend from floor to ceiling The space between the balconies is such that each balcony reads individually, and fine shadow-play is retained

Each residential unit has a balcony that is accessible from the living room There are two roof decks -- one is primarily for gathering and social occasions (the low roof deck), and the other for intense planting, including urban agriculture (the high roof deck)

The space between the balconies is such that each balcony reads individually, but not so great that the fine shadow play is lost The fascia of the balconies is a painted aluminum, to contrast with the balcony surface and provide greater texture

A2.36 Wood Panel Accents

A2.37 Light-Permeable Balconies

A2.36 Eyes-on-the-Street

A2.41 Social Roof

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A2.41

A2.38

A2.42

A2.37

A2.40

A2.36


A2.43 Roof Planters

A2.45 4 Topsoil Mix

A2.45 Wood and Concrete Deck


Extensive Green Roof with 4 deep lightweight topsoil mix Urban Agriculture Roof with 12 deep 50/50 topsoil mix Rooftop Planters with 24 deep 50/50 topsoil mix

A2.45 TYPE AND QUANTITIES OF PLANTING MEDIA

Extensive Green Roof with 6 wide ballast perimeter Urban Agriculture Roof with minimum 3-0 wide planter with 4-0 access path between rows Rooftop Planters, continuous, at 3-0 wide

A2.44 DIMENSIONS AND LAYOUT OF GARDENS

Stormwater runoff generated over the tunnel will be intercepted and prevented from infiltrating down to the tunnel If the City of Seattle accepts the interpretation of the area over the tunnel as roof, stormwater runoff over the tunnel will be captured and stored in an onsite cistern before being treated and reused for flush fixtures and irrigation

A2.43 DESCRIPTION OF STORM WATER COLLECTION & DRAINAGE

Composed of a combination of a large, extensive green roof, a food cultivation area (urban agriculture), and gathering spaces for tenants, with planters providing wind and privacy buffers along roof edges Reference Green Factor diagram in Prologue for additional detail

NARRATIVE AND VISUAL DEPICTION OF THE ROOF TOP GARDEN

A2.44 Urban Agriculture

Plantings are fully irrigated and the system incorporates high efficiency irrigation equipment operated by an automatic controller In small planting areas around the building subsurface drip tubing, operating at 92.5% efficiency.The tubing is installed in a grid pattern at a depth of 4 inches. Subsurface tubing or drip tape provides precise application of water at low precipitation rates and is easier to maintain than single emission drip components Larger planting areas are irrigated with nozzles which operate at a minimum 70% efficiency Trees are irrigated with high efficiency root zone watering systems The rain sensor will shut the system down automatically if effective rainfall exceeds the set limit on the gauge. Reduction in water consumption for the landscape is a cumulative effect based on

A2.47 IRRIGATION

A2.46 TYPES AND QUANTITIES OF VEGETATION MATERIAL

Green Roof (extensive): Mix of drought-tolerant sedum species, 12 varieties, minimum Green Roof for Food Cultivation (Urban Agriculture): Mix of perennial and annual vegetables, hebs, and shrubs as selected by tenants and advised by urban farmer (lettuce, tomatoes, carrots, spices) Rooftop Planters: A mix of evergreen and deciduous shrubs, grasses, ferns, groundcover, perennials and vines (e.g., Dogwood, Lonicera, Salal, Viburnum, Mexican Feather Grass, Miscanthus, Liriope, Beach Strawberry, etc.) is chosen to respond to exposure to sun, shade, wind and moisture. Overall approach is to provide a mix of native and adapted plant material that provides some seasonal interest and is low-maintenance.

SITE A

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Pedestrian paving is a highly durable and easily maintained surface enabling a range of activities The majority of the space is comprised of narrow (12x24) precast concrete pavers on pedestals. Color will be a 75/25 mix of dark gray and light gray pavers Ipe wood decking is adjacent to seating areas to provide a finer grain and higher level of detail where pedestrians are most likely to be sitting and experiencing a higher level of finish Reference Paving Diagram in prologue for additional details

A2.48 TYPE, COLORS, PATTERNS AND LOCATIONS OF PAVEMENT/WALKWAY MATERIALS

A2.44

A2.49

A2.48

A2.50

well-chosen plant selection, soil amendments and the use of higher efficiency irrigation technology The irrigation system is proposed for the first two growing seasons


All existing street trees, ten total, are preserved. The existing trees are estimated at an average of 10 DBH Approximately eight street trees are provided in addition to the existing street trees, which are preserved. The street trees are large with an approximate mature canopy spread of 26-30 and spaced at approximately 30 on center Approximately 1,000 SF of rooftop space is provided as landscape in cultivation with an approximate growing media depth of 12 A minimum of 650 SF of the available site area between the parcel lines and the buildings is landscape area A minimum of 3,360 SF of the right of way site area between the parcel lines and the curb lines is landscape area All landscape areas at street level are drought tolerant/native species, have greater than 2 of soil depth, and are 100% visible to passersby. The plant selection for these areas is approximately 1/3 groundcover and other plants less than 2 tall at maturity and 2/3 shrubs or perennials 2 height or greater at maturity The landscape described in the Site A Green Factor narrative is anticpated to achieve a Green Factor score of .393

NARRATIVE AND VISUAL DEPICTION FOR LANDSCAPE ELEMENTS, PLANTINGS, GREEN ROOF, VEGETATIVE WALLS


A range of seating options is provided including fixed and moveable seating including built-in planter seatwalls, tables and chairs Small overhead canopies or trellises provide weather protection (both sun and rain) over some gathering spaces Grilling areas, work surfaces, and trash/recycling receptacles are located to minimize wind effects and enable regular maintenance

A2.50 USER AMENITIES SUCH AS SEATING, SHADE, TRASH RECEPTACLES

Rooftop lighting is carefully integrated with architectural and landscape elements to support a cohesive nighttime environment The overall lighting design strategy provides a safe, secure, illuminated environment that invites the public into the dynamic space, while also balanced with the needs of tenants and permanent residents A combination of linear lighting elements is deployed in the rooftop gardens to support a range of activities Horizontal accent lighting beneath seating elements and seating steps is used to provide low-level light that illuminates the ground plane and minimizes spill into adjacent residences Overhead catenary lights in small zones of the rooftop provide spatial definition to the space (e.g., dining areas from seating areas) and contribute to a dynamic festive atmosphere


A2.49 Movable Wood Block Seating

A2.49 Catenary Lights

A2.50 Fixed Wood Slat Seating

A2.50 Cushioned Furniture

A planting strip approximately 6-10 wide occurring entirely within the ROW is provided along the majority of the Broadway street frontage Approximately nine existing trees with an average DBH of 10 are preserved This landscape area features drought tolerant/native species, has greater than 2 of soil depth, and is 100% visible to passersby The

Sound Transit Combined - Redacted_Redacted - CROW

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